HomeMy WebLinkAboutReport 1CITY OF RENTON
SHORT PLAT
RENTON, WASHINGTON
APPROVALS:
CITY OF RENTON
AGnnlotrot ... of Publk: _
Eoomlned .... d ""p"",," 1M. _ day of lO_
DEPARTMENT OF ASSESSMENTS
E''''''~'''' and ""p~ I~I. _ dOy 01 20_ -
RECORDING NO. I VOL/PAGE
_____ • .J '.' ':'
SCALE: --SCALE I" '" 30'
DECLARATION OF COVENANT c.put, -334390-J602 PORTION OF
~~2~f~~EL:~~E~~R:§E2c~T1N~~S~~~~~~~,BY atylo",,,,lon4dmflllotnl,,,,,o.pootm,,,loIPutll!o;'llctlco AccoUIIINu_ SW 1/4 OF Tl-IE NE 1/4' OF SEC 5, ~ 23 N. RG 5 E. W.M,
~~~~~THf:E~ ~~~~~~M~~OTSA~~~OO~O~_;~YSH"6~TB~~~Ci~L AQUIFER PROTECTION NOTICE lUA-11-066-SHPL
ANY ~ND AU 'l.ITURE "URQ-IASERS Of" THE LOTS. OR or -'NY "". ' THE LOTS CREAlED HEREIN FALl. WITHIN Z(JIIE 2 Of RENTON'S AQUIFER PROTECllON LND-2o-0565
SUBDIVISIONS THEREOf. n.ns COVENANT SffAll HUN WITH -;HE LAND AREA AND AA£ SUB.£CT TO THE REQUIREIoIENlS OF THE ON Of RENTON ClROINANCE
AS Sf10~ ON THIS SHORT PLAT ,.367 -'NO AS .oJoIENDED BY OROIN.o.NCE NO. 4740. TMIS alY'S 5(U sruReE Of SURVEY NOTES
OWNER'S DECLARA nON
KNOW m. P[0PLr BY HS( M"SEHTS llIAT ~ f.IIIIO(J!9CHD O'MERS or IN1ER£S1" IN 11-£ LNlI HEREBY 9-IMT ~AP"fIj ~ IEREBY WN<E ... ~~~SIQoI(f"~J~JArsMtf~lrr~.l'Ii
1)£ FREE CONSENT .IHl ~Na P 11-£ t£SIR[ (f" 1)£ O"IIIEIIS
IN ~ThlESS MiEREOf ~ SET OUR HANDS AND SEALS.
WH HUGHES JR CO., INC., A WASHINGTON CORPORA-nON
ACKNOWLEDGMEN"TS
Stote of Wo .... lnQton
County of' _____ _
On ttlis _ doy of ____ 20_ p..-.onolly
oppeored to me kno.m to btl
'" of ttle limited UClbllty Compony that e~ecuted Iot"IqOOIjI
inltrum.,t, ond ocknowtedljled the soid ..,.trum .... t to b.
the free ond voluntary oet ond deed of soid eompony, for
the u,," ond purposel therein mention. ond on oath
Itated thot h./th, wOI duly outhorized to uecut, the
,old instrument
Wltn ... my hond ond offlelol .. aI h.eto IIffixed the doy
cmd l"'or rnt above written
Notory Public: in ond lor the State of
WO"Bhlnljlton
Notory (Prlntr===
Wy Appointment E..,lr ...
Oot, __ _
NA nVE GROWTH PROTECllON EASEMENT
TRACT "A.'. "TI-;E NATIVE GROWTH PROTECTION EASE~ENT
(NGPEl ON Tl-;IS SHORT PLA. T IDENTIFIES THE REQUIRED
WETL .... NO BUFfER AREA. FOR THE I'I£TLANOS ON. THE CRrA. TlON
OF THE NATIVE GROWTH PROTECTION EA.SEMENT (NOPE)
CONVEYS TO THE PUBUC fl.. BENEflCIfl..L INTEREST IN THE LAND
'MTHIN THE E .... S£~ENT ARE ..... THIS INTEREST SHilLL BE fOR
THE PURPOSE Of PRESERVING NATIVE vrGETATION FOR THE
CONTROl OF SURFACE wilTER AND EROSION. MAINTEN .... NCE OF
SLOPE STABIUTY, VlSU .... L .... NO .... URAL BUfFERING, AND
PROTEC-nON OF PLANT .... ND ANIMAL HABIT .... T. THE N .... Tlvr
GROWTH PROTECtiON EASEMENT IMPOSES UPON All. PRrSENT
AND FUTURE OWNERS AND OCCUPIERS O~ THE EASEMENT
AREA ENFORCEABL£ ON BEHAlf OF THE PUBUC 8Y THE OW
OF RENTON, TO U .... ve: UNDISTlJRBED ALL "TREES AND OTHER
VEGETATION WITHIN THE E .... SEMENT AREA. Tl-;E VEGn .... TlON
'MTHIN THE NOPE ~AY NOT BE CUT. PRUNED. COVERED B"
FILL. REMOvrD OR DAM .... GED. 'MTHOUl THE EXPRESSED
I'IRITTEN PER~ISSION FROM THE CITY OF RENTON. THE RIGHT
OF WAY ENTRY QRA.NTED HEREIN SHALL APPLY TO THE
.... GENTS, REPRESENTA.TlVE .... 1'10 EMPLOI'EES OF THE OWNER OR
SUBSEQUENT OWNERS OF THE UNDERLYING PROPERTY.
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DRINKING WATER IS SUPl'UED FROW It SHAllOW AQUIFER UNDER THE CITY'S SURFACE. INSTRUWENT; TCFCCN OPT JOOOW TOTAL STATlON
THERE IS NO NAMAL BARRIER BETIIItEN THE WATER TASlE AND GROUND SURrAa:. t./ETHoo USED: fiELD lRA'w£RS( v.1TH ACnJAL
CITY ~ RENTON wCN fJJ4
INTERSECTION JONES AVE NE .t
NE 24th SlREET, !'NO 1/8' BR
PIN IN CONCR£lE WON
EXTREWE CARE SHOULD BE DERClsm MiEN HANOUNG ANY UQUID SUBSTANa: OTHEFI FIElD r./U.SUREWENTS ANO ANGlES
THAN WATER TO PRDTtCT fROIoI CONTACT v.1l'1i THE GROUND SURfACE. IT IS THE WAC 332-130-090
HOIoIED'NNERS RESPONSIBIUTY TO PROTtCT l'IiE CITY'S DRINKING WATER. DAn:. ~ SUR\'£f; JJLY 2011
BASS ~ BEARING; JONES AVE NE (00'J3'23' E)
t;:~!\_l:l_~_~_Eo_i _ '''"12~ ~ -:;.-t------r
-NE 24th STREET INTERSECTION A8ERtlEEN A\{ ~
1
NE a: NE 24th STllEET, !'NO 3G60-3601 fDUND 1/2" R~BA.R &: PIN IN CONCRElE WON IN CASE n.JJ4
C>.P LSI 17559 2.0 orFSn (07/2011)
LEGAL DESCRIPTlON
TliE SOUl'li HALf ~ TRACT N4, co IiIU...IoIANS
LAKE WASHNGlt)l G.I.ROEN ~ EDEN DIVISION NO
4, ACCORDING TO THE PLAT THEREOf RECORDED
IN Ya..UWE 11 Of PLATS. P .... GE 82. RECORDS Of
KING COONTY, WASHINGTON.
EXCEPT THE NORl'Ii 150 fEET l'IiEREOf:
SlruATt IN lHE COUNTY ~ KING, STAlE ~
W .... SHNGTON. (7/2011) , r.RE rENCE
I N 8910'36" E 254.96' /! . _ ~I JO.OO 11 . .3" 116.48 TO ./-
~ Ti I I SHED I I i-'
138,48' '.~I\ FOUND 1/2' REBAR & I "-CAP LSI 17659
(7/20!1)
'" I ~ LOT 1 I ... " I [O<~ "? il t! oe,,""",'" 1'1 a 7fi70sqlt ~ ,.., " I WATERMARK ~I" ¢ ~:t I ";~J -I 452----' eo, "350 :
-L.-1, ., ; TRACT "A"
... lL~N...!8~9,:!1"-3,,,58~"_E~10!]'2=.5:,0'=-:-lI"'--'1 i-. (NGPE)
t ._0---,-. wooo rENCE !2: 2Z.10B sq ft ~ <0,' LOTSla:2~THIS~Cln "h SET 1/2" REB .... R a: ."¥" \ PLAT HAVE A NON-SERVABLE, t'll CA.P LSI3B992 • :: : EQUAL ANO UNDIViDED INTEREST
g I -"! 1-5 / STRE.I..M IN "TRACT ......
zit-.. LOl2 ' ro: 7.069 "~.It ..
li~ ~,~
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~i-
" ~~~~'~~ 67.67' 16.7~7'
3D.0\" N
.-fOUND l' IRON RE FENCE
I ~ PIPE (7/Z011j" iUJ43960-320J SClJT1i UNE ~ TRACT 294
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ADDRESS
LOT 1 2208 JONES AVE NE
LOT 2 2202 JONES AVE NE
REFERENCE DOCUMEN"TS
RECORD OF" SURVEY REC NO 20110213900006
n.3J43G6D-JI62
Z RE f£NCE
FOUND I" IRON
PIPE (7/2011)
LEGEND
.. EX PK NAIL •
° + ;;;: '"W 2658.72 (CR) \ CITY OF" RENTON Wa.! IJ6G
555'2237 A lB5±N ~ INTERSECTION EDWONDS .... \IE NE a: !<IE 200. SlREET, FNO 3"BRASS WON VI •
EX WON IN CASE
EX REBAR / PIPE
AS NOTED
SET 1/2' REBAR '" CAP 138992
CALCULATED
S 89"20'24" W nZ; ~E 20th STREV
CITY ~ RENTON WON 11839
INlIRSECl1a.! XlNES AVE NE a: INTERSECTION ABERDEEN AVE NE a:
NE 200. StREET. FNO PIN IN NE 201n StREET, FND PIN IN
CONCRrTE WON IN CASE (07/2011) CONCR£lE Wa.! IN C .... SE (07/2011) N_ 188,877.739
E .. 1,JOJ,!Iti!i.237 EI.. _ 279.17
Pl.\'IIQj WAR!( IN CONCR[l[ iliON IN CASE (07/2011)
N_189.0SI2.OJ3
E_l,3Q6,215.JD8
(e)
(OJ
(CR)
(ROS)
MEASURED
CITY (:£ RENTON
SURVEY REC 2011021J900008
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RECORDER'S -CERTlFjCATEN~~ lLANO SURVEYOR'S CERnFICATE lift TOUMA ENGINEERS
LAND SURVEYORS,PLLC
JOEY SHORT PLAT
Filed for record thi,_doy of __ 0 20_ 01_ '"
In book. __ of __ ot poge __ at the request
of Dar> M IQqma
Mgr. Supt. of Records
This mop correctly represents 0 survey made
by me or under my direction in conformance
with the requiremenJ..s of the Survey Recording
Act ot the request/of WH Hughes Jr. Co., Inc.
in july 2011 { ." c=.--: __ .. ----"'
(;"'444 \" Certificate No. 38992
2208 JONES AVE NE
RENTON. WA 980~
WEST VAllEY txtcu-n..-t PARI< DI'otl. BY DA"!( JOB NO
6632 SOJTH 1!11ST PI...oOCE. SUITE [_107 "KOIl. WA NOl2 DAN T. JULY 2011 ~25-245-01l
~OOE (4z:J) 2~1_0\I65 rAJ( (4~) z:Jl-0\I25 CHKO. BY SCALE SHE(;
""' l--JO' ,~,
"
CITY OF RENTON
SHORT PLAT
RENTON, WASHINGTON
APPROVALS:
CITY OF RENTON __ <11 c-Jty .. <I £concmk: O' ........ ont
u-.~ocI _ oppt'O"Od Ih. __ N, • ____ _ ~-
DEPARTMENT OF ASSESSMENTS RECORDING NO. VOL./PAGE
~<WI<I~ __ Ooryol 20 __
-SCALE'
~_.1'~':" f T'
L_ -SCALE 1" ~ 3{l'
DECLARATION OF COVENANT o.rty,,-PORTlON OF
Tl-jE O\\IIJERS or LAND EMBRAC[Q WITHIN THIS SHORT PLAT, IN -'<Im~_ """""nt N"",_ JJ43g0~3602 SW 1/4 OF THE NE 1/4 OF SEC 5 1WN 23 N RG 5 E WM
RETIJRN FOR mE BENEFITS TO ACCRUE FROIoI THIS SUBDMSlON, BY , , " •
~~~~~THf:E-: ~~';i~~~~~'h~~~°cJ~~\:C:HB~~C~~L AQUIFER PROTECTION NOTICE LUA-ll-066-SHPL
ANY AND ALL ruTUR( PIjRCHASERS OF THE LOTS. OR OF ANY TlIE LOTS CREATED HEREIN FALl 'MTHIN ZONE 2 OF RENTON'S AQUIFER PROTEcnQN LNO-XX-XXXX
SURVEY NOTES
SUB01",SlONS THEREOF. THIS CO'l[NANT SHALL RUN WITH THE L~NO AREA AND ARE SUB.ECT TO THE REOOIREMENTS OF THE CIT'!' OF RENTON ORDINANCE
AS SHO'oIN ~ THIS SHORT PLAT. f4,l67 AND AS ..wHIlED BY ORDINANCE NO. 4740. T'rlIS ClrfS SOlE SOURCE OF
OI'MER'S DECLARA 1l0N
r~PE2"'tl[.:F~~r'~~~~ ~ORT 9B)I\ISl~ 'lI£REF0'lE DECl..AAE lHIS NfJI fd BE !HE (JIAPtfC ~T~r .J:~AN~T.~OR~~~ \kW~
IN WInlESS ~EREOF WE SET OUR HANDS AND SEALS.
WH HUGHES .1'1. CO., INC., A WASHINGTON CORPORATION
ACKNOWLEDGMENTS
State of WcsI1ington
County 01 _____ _
CN\ this _ day of ____ 20_ p .... sonally
OPPe<lred to me known to be ", of the limited Liooilly Company that ""eo;uted lore9oing
Instrum..,t, ond acknowledged th" said instrument to b.
the free and voluntary ect and dn<! of IIOld compgny, for
th .. uses and purpo:ees therein mention, and on oath
,toted thot he/she wOI duly authorized to execute the
said instrument
W1tnOllS my hand on4 officlol s8<l1 heretc offl~ed the day
ond ~r fnt above written
Notary Public in Qnd for the Stotfl of
Washington
Notory (PTuilL-
loll Appointment Explrell 00'. __ _
NA Tl-..t: GROWTH PROTECllQN EASDlENT
TRACT "A·, "THE NATIVE GRO~ PROTECnON EA$£IoI[NT
(NGPE) ON THIS SHORT PLAT IDENTIFIES ~E REQUIRED
WE1LAND SUFITR AREA FOR THE WETI..ANDS ON, ~E CREATION
OF 11-'E NAnVE GROWTH PROTECTION (AS(IoIENT (NGPE)
CON\I£YS TO THE PUBlIC A BENE:FlCIAL INITREST IN THE LANa
'MTHIN THE EASEIdENT AREA. THIS INTEREST SHALL BE FOR
THE PURPOSE OF PRESERViNG NATIVE IJ£GETATION FOR -mE
CONTROL OF SURFACE WATER ANa EROSION, MAINTENANCE OF
SLOPE ST,o,sIUTY, \IISU.o.L AND AURAL BUf'fERING, AND
PROTECTION OF PLANT AND ANI~AL HABITA,_ THE NATIVE
GROWT1-i PROTECTION EASEMEN, IMPOSES UPON ALL PRESENT
AND fUTURE OWNERS AND OCCUPIERS OF THE EASEMENT
AREA ENFORCEABLE ON BEHALF" Of mE PUBLIC BY THE CITY
OF RENTON. TO LEAVE UNDISTURBED ALL TREES AND OTHER
VEGETATION W.TH:N THE EASEMENT AREA. THE VEGETATION
'MTtfIN T'rlE NGPE ~AY NOT BE CUT. PRUNED. COVERED BY
FILL. REMOVED OR DAMAGED. WITHOUT THE EXPRESSED
WRITTEN PERMISSION FROM THE CITY OF RENTON, THE RIGHT
OF WAY ENTRY GRANTED HEREIN SHALL APPLY TO THE
AGENTS. REPRESENTATIVE AND EIoIPlOruS OF THE O~ER OR
SUBSEDUENT OWNERS OF THE UND£RL '(ING PROPERTY.
RECORDER'S CERTlFlCAITNo.
riled for record this_day of __ .20_ ot_
in book __ ol __ ot poge __ ot the request
of Dgn M Ioqrog
Mgr. Supt. of Records
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ORINIONG WATER IS SUPPUED fROIoI A SHALLOW AQUIFUI UNDER THE an's SURfACE.
lliERf IS NO NATURAL BARRlER EET'IIEEN THE WATER TABtE ANI) GROUNO SURFACE.
EXTROIE CARE SHOOLD BE EXERCISED 't\1-1EN HANOUNG ANY UQUll SUBSTANCE OTHEll
lHAN WATER TO PROTECT FROM CONTACT \IIITH THE GROOND SURFACE. IT IS THE
HOWEO'M-IERS R[SP<:JjSlBlUrr 10 PROTECT TH£ aTYs DRINKING 'MAlm.
INSlRUW(NT, TtPCON GPT JOOOW lUTAL STATION
ILTHOO USED: FlELD 1RA..e!SE 'IIITH ACTUAL
CITY OF RENTON IoION fJJ4
IN'TERSEC'lION JONES A\£ HE 51:
FlELD MEASUREWENTS AND ANGLES
WAC JJ2~lJO-090
DATE OF SURVEY: JJl Y 2011 HE 24th SlRffT. FND 1/8" 8R
PIN IN CONCRETE WON BASIS OF BEARlNG: JOOES A\£ HE (OO"JS23" E)
1l3MJ960-~ f "· ",':,.f~(:;l
E .. l.3{l3,Sn.104{)
-----NN~~T;~:~J2;~EEr+------::r
IN'TERSEC'lION ABERDEEN A\£
• NE 51: NE 24th STREET. FND I fOOND 1/2 REBAR 51: PIN IN CONCRETE IoION IN CASE
CAP LSI 17659 2.0 OFl'Sn (07/2011)
I (7/2011) , r-WlRE rENCE "I 30.00 N,8910'36" E 254.96'1/ _, __ ._.-= ,
g 113'116.48 ; 138.48
o " -, : .... I J J r-2 Ii ~~ d fir -" , -" ~ -
'hI
"cnlg LOT 1 1 "'I ! "! d 7.670 sq,l\. ,l' ORDINARY HIGI-t
: 1 r-... ¢ WATER MARK
46.2·~B_0~
W N 8913'58" E 102.50' / ~ 1~4 '0 ,-.-.-.-.-. WOOD FENCE ",,-'-' :
~ I SO 1/2" REBAR & i :'
TRACT "A"
(NGPE)
22.10B sq ft
LEGAL DESCRIPTION
lK£ SOUTH HALF Of TRACT 294. CD Im.UiANS
LAKE WASHNGTON GARDEN OF EDEN DI'oISION NO
4, ACCORDING TO THE PLAT THEREOF RECORDED
IN VOlUI.tE 11 OF PLATS, PAGE 62. RECORDS OF
KING COUNTY, WASHHGTOO.
EXCEPT THE NORTH 150 FEET lliERfOF;
SITUATE N THE COUNTY OF KING, STATE OF
WASHINGTON.
-.~ FOUND 1/2" REBAR & I '---CAP LS* 17659
(7/2011)
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'.\FI.'.'N .)1'
ADDRESS
~'.\:"'.' ';/':'::
V;,, .:
LOT 1 2208 JONES AV£ NE
LOT 2 2202 JONES AV£ NE
REFERENCE DOCUMENTS
RECORD 0, SUR~Y REC NO 20110213900006
~I n CAP LSI38992 :... '~ 81 -.: z
I" T 2 1~5 I STREAM RE fENCE
~ 1UJ4.J96O-J\62
Z I") LO .'
I ..;. 7.069 Sq.f\.' FOUND 1" IRON
r-... " PIPE (7/2011)
f
sml'5,20W 87,67' :' 16L1'T
\" 3O~01; --
RE FENCE u FOLINO I" IRON
1:--PIPE (7/2011) SOOTH UNE OF TRACT 294 • •
-Jr 0; ,..,,,,.. 2658" Ie" \ orr C< REN"" .ON 1'''
lB5±N OF ItflERSECllON EQUOODS A\£ NE _ ___ _ ___ _ a: NE 20th STREET. FNO 3"BRASS I.tON W
S 8970'24" W lJ257S' ;& PUNO! WAR!( ~ CONCRETE WON IN CASE (07/2011)
NE 20th STREE N"'189.092.OJJ
arr OF RENTON IoI(J,' IlB39 E"1,J06.215.3Q8
INTERSEC1lON .IlN£S AVE HE a: INTERSECilON ABERDEEN A\£ HE a:
HE 20th SmffT. FND PIN IN HE 2Otro STRfET, FND PIN IN ~cr~~~~3r CASE (07/2011) CONCRETE WON IN CASE (07/2011)
E .. I,303,565.2J7 n. 279.17
LEGEND
-+-EX PK NAIL • • •
(0'
(0'
(OR'
(ROS)
EX WON IN CASE
EX REBAR / PIPE
AS NOlED
SET 1/2" REBAR &: CAP p8992
CA!.CiJLAlED
I.4EASURED
an Of' RENTON
SUR~Y REC 20110213900006
~
W
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~
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LAND SURVEYOR'S CERTIFICA IT
This mop correctly represents a survey mode
by me or under my direction in conformance
with the requirement of the Survey Recording
Act at the request WH Hu hes Jr. Co" Inc.
in july 2011
g TOUMA ENGINEERS
LAND SURVEYORS,PLlC
JOEY SHORT PLAT
2208 JONES AVE NE
RENTON, WA 98058
WEST vAll£'( EXEaJllVl:: PARK DWN. BY DATE JOB NO.
MJ2 SQU1lH lWiST ~ sum: E~'O~ • !(£NT •• ~ M032 DAN T. JULY 2011 525-245-011
PHONE (42:1) 2:ll~D665 F~ (.2:1) 2:ll--oG2:! I--::o""~"~.",",'::"-'---I~,,,;;:;,C,,;:.:,-,c...--+.,~";,~,,'::";"':"'---I
"eo 1"_30' 1 or 1
Cln' OF RENTON
SHORT PLAT
RENTON, WASHINGTON
OECLARA Tl~ Of CO'o(NANT
1I~[ O'M/tR~ r.-L.o.H(I E"BR~Cfn "",.D< lH1~; «iORl rt ... " lU
RETURN rop. Tef: BEN£Fl1S TO ACCRtJ( FRCIoI THIS SUBOIIIISlON, 81
SICHING IiERE~ COI'ENIINl AND ACREE TC, co"lvn T\f[ BENEFICIAL
IWT!f\EST ~ 1J1[ NEW EJ,SEWENTS $fiOVIN ON .HIS 5H(JlT PLAl Tn
ANT AHO AU fllllJlll PUIlDiA$!:R<; (J' lHt l0l5. or; ~ ANY
SUSOlvtSlONS 1II£REIJ", THIS CO'iENAlil $tim FlUtl Willi THE lAh'O
AS SHQIIOi ON THIS SHOfIl ptA 1
OVINER'S DECLARATION
W~~mfl£r~1ilLoo~~JW,~~~
SH(Wll SL6JIVl~ THEREf'(J!E 1ELAA£ 'MS ~IJ' 10 BE THE GR.of\IIC
REPRESENTATION or n£ SAUL JJ.Il) THAT !ilOO1 SU8Ol\l5lON IS w.oE ~l\j
THE fIIU COtlSM ANO IN ~CC(JWAHcr \11TH !Ii[ OBIRE IX" THE OWNERS
IN WlTNtS5 ML~Ea-WE SEO OUP. HilNDS AND SCALS.
LDRRAlNE TAYLDR
ACKNOWL£DGM~NTS
sr.,....,. ... _n:w } -.---
~~'~f~~~""-':'-":;i-~-_-~,~~_i';;;;;;';;i-~_;;'_~~~
m:I"", ... r_.~ 1D1E1>I,ullC'TlIt>IaIll!"WIl".t5 M;lll1II£r _, .. ,.<:1_ .....
• "'=~r""""_"'"""'_I>E""r_~,....''''''''''_
--.-,-;;;;-;;;c~---r,.1-:"a-",,:!,~::' ~
~r_"'l>'I'OtPF/£Z-
J 51; "l~mm ~ ~
~
:1 ~NE 20TH SlIlEE'I
,
~
~
NE 16TH S'TREET
VICINITY MAP
RECORDER'S CERTIFICA TENo.
'iled For record this_doy (11 ___ ,70._ 01 _ N
in bc,ol, __ ", __ cd pO(l~ __ 01 the reQl"=\si
01 Dgn k! TQ!!mg
"'9", su"Dt. ",,-Rec"rds
APPROVALS: DEPARTMENT Of ;\5SESSMHlTc, RECORDINr. l~fJ I VOL /PAGE
CiTy or RENTON
_ .. tnI .... ~, C-..mity .... ~ ~e_'
~ _____ IIOy~r 20 _
<f
E."",,,,e. en" ~ '~'. _""y 01 ZIl_ SCALE: ,----. ---, SCr,lE ," _ J[r
0""'1""'·'_ PORTION or J3.3~[O 350:' ._--,-SW 1/4 or THE NE 1/.! or SEC 5, T'NN 23 N, RG 5 £. W,M,
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AQUIFER PROTECTION NOTICE lUA-XX-XXX-SHPL
1l-1( lOr.; CREATED HERElN F~LL 'MWN ZONE 2 or REtlTON'S MIUIF(R PROTECl1!lN LND-XX-XXXX
SURVEY NOTES
AREA <V'IO ARE SUBJECl TO THE REOOTREWENTS or THE CITY Dr RENTON ORDtNANCt
'~~7 .-.NO AS .l.WENOCD ElY 0Il01toll.,NC( NO. ~740. THiS ClTYS sou: SOURCE: l:I"
DRINKING W~TER IS StlP"UED fROU ~ S!-V.u.OW MXJIFB< UNom TrIE OTYS SURfACE.
1l-101E 15 NO NAM"'-aARRtER Bt1'IIEEH '\HI WATER ToI8l...E A.tJ0 GROUND SllRFA~.
INS1R\NEHT: rDPCON Gl'T X'OOW TOT"'-STAl1CH
METHOD US<D-. flEll) TRA'oU!S£ "/11TH ACTUAL
CITY ()' ROlTtlN Io4ON ~)' EXTREWE CARE SHOULD BE EXERCISED YItt[N "ANooNG ANY UQU[) SY:ISTANCE OMR
INTERSEClION JONES AVE ~ &. "!HAN WA1£R TO PROTECT mOl.! COWT,t,Cl 'MTH 'THE GRt\.IND S!JRF"AC(. IT 15 ll-lE
FIElD loIE.lSt.IRDlENTS AND ANG1..E5
w~c JJ2-IJO-[)!)O
NE 2(11) STREET, FND 1/B' BR HOIo4EOWNERS RESJ>ONSIEIIUn" TO PROTECT TH£ CiTYS DRINKING WArn.
~~ C~:~rZ;~ >ION f\/
~ N: 191.115.,971 ."'"
\ E-I.J!1l.577.1040 ;,;.
~. --~~
(> C{l I\J f'Q.
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r(11J rl ~ ;"'.\1 I I !NV [L ~ 2~5.9"-'2·W
I Fo,INlI 1/2' RER.r.Ii .t
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DATE or SURVEY. ..tJl Y 20\ 1
BASIS Of BE.>.RING: JONES AVE NE (OO'JJ'z.:l' E)
LEGAL DE:SCRIPTION
THE SOUTH HAlf r:J" TRACT 294. CO HlU>lANS
LAKE WASHINGTON GAROCN OF E()[/I DI~SJON NO
4. ACCORDING TO ntt: PL~T THEREOF RtCORDED
IN \lCUJM( 11 or PV.TS. F'AG[ B2. RECGlDS Of
KlNG CClJNTl, WAS!INCTON.
EXCEl'1 TH[ NORTH 1:;0 rEU TI-lEREOf';
SllUAre: IN THE COONTY OF I(1NG. STATE: or
WASHNCTON
froND 'F!' RrnAR 01<
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(,/2011)
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INY Cl " SII5 '--3, --1 '85:1:H or IN"JERSCCnON ~2SWmllW9B116
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/
CITY rr RENTON >ION {1!IJ! [ .. 1.306.2'5.308
\lflrp.~Cl1ON ..oI(S AYE: fI'E & INlERS[CTlCII ABO!OE'-j,/ AVE NE <I<
/ If[ 20th SlR([;. fHtJ PIN IN Nt: 20Ih SIREE"l FtIO -PIN tI fRf~ ," ---CONaIEl!: IoION IH C.0.5r (m/zoll) COt.'C!lETE 10101( IH CASE (07/2011) ~I\ " ' -~ ~~~ [_UOJ,5!l5.2J7 ~LO
EL ·279.17 t' ______ . __ ._ ' _ "
LAND SURVEYOR'S CERTIFICATE
This mop correctly represents a suryey made
tw m'O' "I under n,v directiDn in c:onIDrmrmr;:e
... ith th~ ,.eQuireme~ls af the-SurV<J\' Recording
Ao:-.I ol ihp request ot Lorraine l'ly1C1r
in i,J1)' 2011
Cl'rtifi'c11!' I..JL'. :,89~17
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g TOUMA ENGINEERS
LAND SURVEYORS,PLLC
JOEY SHORT PLA 1
2208 JONES AVE NE
RENTON. WA 98056
\YES! VAlLn DTCUnv.: PARK OWN. !l~ JOe NO
ilill SOU'1l1 ,V"lS"l P\AIX. Sl.r.E [-'02 ''<DfI. w~ gl103l iJlltj I. 52~24!r-O"
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~-----------------------------~-------------------------------~
pin -334390-3602
2208 Jones Ave NE
Renton , WA 98056
255.14' 5830 13'58" W
N L A~-D s~~mento~LAJ
Plaid til I§ Oi ... ; isieA
AUG - 8 'l011
[R1~CC~~~~lD)
" ,
CITY OF RENTON
SHORT PLAT
RENTON, WASHINGTON
OEctA.R" TlON or COVENANT
THE OIllNERS or L.o.NO [t.lBRACED WllHlN THIS SHORT PLAT. IN
RHURN fOR THE: BtN£nTS TO ACCRUE fl/OI.I THIS SU801VlSlCfl, 6¥
SIGNING HEREON COVEtoI .... NT AND "GRIT to CONVEY T~E e<"-NmClAl
INTEREST IN THE NEW EjI,SEI.I(NTS SHOWN ON THIS SHORt PLAT TO
ANY .v.IO "ll FutURE PU~ASERS or lfjE LOTS. OR or ANY
SU8D1'I!$lONS TKEREor. THts COVENANT SHALL RUN 'II1n1 THE LAND
AS SHOlltl ON lHfS SHORT f'UlT.
OWNER'S DECLARA liON
rr~PE:''ii,ltJ1~WERE?~r~~ ~.J:?S
9GlT SIJI.I)f~ lHEREFtRE tlEc:t.ARt 111$ IMP 10 II( It{ CRAPHIC
REPRESENTWCfI (f" mE SAME. ~ lHAT SHCRI SUBIlI~ IS III« NTH
THE FREE CO'Isan AND IN ACCCfIDANCl: V1H \HE DESIRE cr THE O'IINERS
IN WlThlES5 'MiERE()" WE SET OUR HANDS -'NO Sl:A.LS.
LORRAINE TA'I1...OR
ACKNOWLEDGMENTS
ml1£OF __ J
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VICINITY MAP
APPROVALS: D[PARTM~Nl or ASSESSMENTS RECORDING NO I'0CIPAGE
CITY or RENTON
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AQUIFER PROTECTION NOTICE LUA-XX-XXX-SHPL
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SURVEY NOTES
THE LOTS CREATTII H£REIN r.o.u. '/IITHf,' ZON:E 2 or REHTctrS ,o,OOFER PRoTtcm;JI
AAEA .o.NO liRE SUB,,(CT TO THE REOOIREMENTS or THE orr or RENTON ORDINANCE
~367 AND AS AWENOED BY OROINAHCE NO. HW. THIS alY'S sc:u: SOURCE or
DRINKING WAm IS SUl'PUEO FROIo! II SI1AUOW A,OUIFER UNDER 1HE: errs SURF"'CE.
1HERE IS NO NAtuRAL BARRIER SET'IIITN THE WATER T.t.SLE AND GROUND SlJRFA.CE
EX1RENE CARE SHOULD BE E:)(ERCtSro M.cEN HANOUNC ANY lJQ(ID SU8STANCE OTHER
THAN WAlEl TO PROTECT FROIoI CONT"'CT WITH THE GROUND SURFACE. IT IS mE
HOWEOYmERS RESPCiHSlBlUTY TO PROTECT THE OlY'S cn-IKiNG WAtER.
INSlRUWtNT: lOPCQ<I CPT 3000W TOTAl STATION
l.IETHOO USED: FIELD TRA\£RSE WITH ACTUAL orr or RENTON MOO f3:H
INTERSECTION JONES .0.'0£ HE '"
HE 2~th STREET. FmJ 1/8" 9R
PIN IN CONCRETr WON
FIElD 1oI£...slJROIENTS AHD ANGLES
WAC ~2-13o-ostl
DATI: OF" Sl/ft'-£Y: AlLY 2011
BA9S Of BE.\RING: JONES "''0£ HE (00"33'2J" E)
IN CASE (tl6/Q.4)
N", Ig1.11S.1971
E"'I.~J.577.I04O
______ ~'2~ E m4.95· _ ~ _____ ~
EX CB NE 24th STREET 1N~CT1Otl ABERDEEN AVi.
'11.1 (l -24B.11 NE &: NE 24th STREET, fND
• 2.5.91'-12"W PJN IN CONCRETE 1.1{J11 IN c.
rOUND 1/2" REB.o.R lI-(07/2011) RE fENCE
I I ;: (7/2011) N 89"10'36H E 25 /
LEGAL DESCRIPTION
THE SCUTH HAlF or: TRACT 294, tV HIlllIANS
lAKE WASHINGTON CARDEN or ED~ OMS/ON NO
~. ACCORDING TO THE PLAT THEREOF' RECORDfD
IN VOLUWE 11 Of' PLATS. PAGE 82, RECORDS Of'
KI'o'G COUNTY, W.o..srtNGTC ...
EXCEPT 'tHE NORTH ISO FEET THEREOF;
SIlUATE IN n£ truNTY OF lONG, STATE OF'
WASftNGTON.
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eN' LSI 17659 2.0 OfTsn
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I\.. FOUND 1/2" REBAR lI-
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(7/2011)
t; : -: ~ : ~ '.' ~ -, SHrD: I ~ _ : :_l o:ffi [ ~:.. ORDlNARYI-lI(;H c:i ~ I ,. : :0'111'-,m ¢ LOT 2 ;~DAAl W~TER I.1ARK r----.t
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ENGINEER / SURVEYOR
TOUMA ENGINEERS &: LAND SURVEYORS
66J2 S 19ht PL .... CE SUITE E -102
KENT, WASHINGTON 90032
j : : ---' LOl/'2 ;!.. z OWNER
..., ,oIl , • 2208 JONES AVE NE
• : ,OUNO I IRON RENTON, WA 98D58
I
;!: j PRoPOSEO SS PIPE (7/2011) 425--44+-J,367
"'1 'I'-: til le.g6~ Sq It iRE FENCE LORRAINE TAYLOR
: BSBl SHORT PLAT DATA
• -,,' TOTAL SHORT P1.AT ARtA 36.&47 SCI-tt.
N 89'13 52j" E 255.14 ---;-a""'. OE..LOTS PROPOSED - 2 ------r--fzO'i!l'CCr<;;-'II' "
fOUND I" IRON Ki C lit D 'Y PERMIT'JE[) d .. 4~ PER ACflE
PIP[ (7/2011) SCUTH ~E or '!RACi 294 P DENSlTY.-~~ .DUjACRt larn~9f'9@O~5H!9rtG( Of' THE LOTS
1 -"7.M2 IIQ_ ft, r--
S85'22'J7"W 26SB.-72 CR ~~ r:~'Wk~cf6&.[J!!j~ 2 -18,965 sq. ft .
___ -'" Nt 200\ STREET. FHO J"BR,I,SS IotON W
----S 89~325.79· PUNOi WARK ~ CCHCRETE M{JII IN CASE: (07/2011)
NE 20th STREET N-l!9.()92.0JJ AUG - 8 Zull
CITY ex-RENTON IIai 11839 E=t,lOS.2t5..306
INTERSECTION JONES AVE NE & INltRSECTlON A6ERDEEN AVE NE '"
N£ 201ll SlREET, flII) PIN 1N M: 20th STREET, F}lll PIN IN
CONCRETE WON IN CASE (07/2011) CONt:R£'!t liON IN CASE (07/2011) N_ 188.811.739
EKI,J03.565.237
EL _ 279.17 [RH~CC~~W~[Q)
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RECORDER'S CERTIFICATE No. lLANO SURVEYOR'S CERnFICATE lIt TOUMA ENGINEERS
LAND SURVEYORS,PLLC
JOEY SHORT PLAT
UTILITY PLAN
RENTON, WA 98058
Filed for record this_doy of __ ,20_ ot_
in book_ .o' __ ot poge __ ot the request
of Rpn M Toump
Mgr:-----Supt. of Records
·This mop correctly represents 0 survey mode
by me or under my direction in conformonce
with the requirements of the Survey Recording
Act ot the request af Lorroir.e Taylor
in j,Jly 2011
Certificate No. 38992
1 ""'0\.).11'0 ~~<+,
g a i
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WEST VAlUY EXECUTIVE PARK OWN. BY OATS JOB NO.
HJ2 SOJll< 19l5T PlACE. sum: E-l02 '~ENT. WA ;8032 . DAN T JULY 2011 525-2.5-011
PH!H: (.~) ~!--(16&5 ro:t (.~) Z51--05~ 1-;,""~",-;,c,,-----lo,~,~,,:;-,-----f,,O",,",,;------j
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PW TECH~ICAl SERVICES
PRINlED ON 11/13/09
--.~ ... , ...... ---"", _ ......... -..,. ......... ...
...... " ............. _ .... 10 ... ' ......... ",_ ""' ..... _ ... ""-_ ... _ .. -
---,.,.,'-"0"
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5305
• Hearing Examiner Hear.
SIGN IN SHEET
Joey Short Plat
December 6, 2011
1"11; ;·'t>;;"i!:;: i ',;ii,:i/,';~ I' .. "";i:,:!,b:,;,' ,'Name,:;Ji". '::,,::: ,,:J ~;,,';',: .. ,Represeittiit2"",:::r11'L ,', .. /:Ph~ri~#·';i~-'-:'.· ,.;::i'~"""~;;::L·"'_ ;~~"
'-JeCJI') :::de3 rt7.5 {td;. prtJpprlv rJtVf)er-42q-2r:;L/-/2Stf
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/1' a I1sfrc/f'I1..ft! I'c>r/,
Wilford Hughes
W.H. Hughes Co.
!
14401 Issaquah Hobart Road
Issaquah, WA 98027
tel: (425) 444-3367
(applicant / contact)
Fritz Brendemihl
1203 N 38th Street
Renton, WA 98056
tel: (425) 228-4682
(party of record)
Karen Walter
-f
PARTIES OF R~:CORD
JOEY'S SHORT PLAT
LUAll-066, EGF, SHPL-A
Lorraine Taylor
2208 Jones Avenue NE
Renton, WA 98056
(owner)
Deanna Dobak
1700 NE 20th Street
Renton, WA 98056
(party of record)
Susan Rider
Jean Stearns
2216 Jones Avneue NE
Renton, WA 98056
tel: (425) 254-1254
(party of record)
William O'Connor
921 S Washington Street
Port Angeles, WA 98362
(party of record)
Watersheds & Land Use Team
Leader
1835 NE 20th Street
Renton, WA 98056
(party of record) Muckleshoot Indian Tribe
Fisheries Division
39015 172nd Avenue SE
Auburn, WA 98092
(party of record)
Updated: 09/15/11 (Page 10f1)
DTft~"ftIT OF COMMU "
1f\1~'LI ECONOMIC DEVELOPMENT
AMENDED ENVIRONMENTAL REVIEW COMMITTE~, REPORT AND
ADMINISTRATIVE SHORT PLAT REPORT & DECISION
ERC MEETING DA TE:
Project Name:
Owner:
Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area:
STAFF
RECOMMENDATION:
October 24, 2011
Joey's Short Plat
lorraine Taylor
2208 Jones Avenue NE
Renton, WA 98056
Wilford Hughes
W.H. Hughes Co.
14401 Issaquah, WA 98027
Same as applicant
lUA11-066, ECF, SHPl-A
Gerald Wasser, Associate Planner
Applicant requests to subdivide a 36,847 square foot parcel into two lots. The
two resulting lots would be 17,882 s.f. (lot 1) and 18,965 s.f. (lot 2). Kennydale
Creek, a Class 4 stream, is present and bisects the site. A Category 2 or 3
wetland (3,500 sJ.) is present on the northeast portion of the site. Both
proposed lots would gain access from Jones Avenue NE. An existing house and
two sheds are located on what would be lot 1. The existing buildings are
proposed to be retained. Once the wetland and stream area is deducted the
resulting net developable area is 0.73 acres. A two-lot short plat would yield a
density of 2.74 du/net acre. The site is generally flat. The project requires SEPA
environmental review and short plat approval.
2208 Jones Avenue NE
1,230
36,847 SF
(0.85 acre)
Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
Total Building Area GSF:
N/A
N/A
1,230 S.F.
Staff Recommends that the Environmental Review Committee issue a
Determinationof Non-Significance -Mitigated (DNS-M).
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community .• )miC Development
JOEY'S SHORT PlAT
• •
. ERe c .lnistrat;ve Short Plat Report & Decision 'f
LUAll-D55, fCF, SHPL-A
Report of October 24, 2011
PROJECT LOCATION MAP
I PART ONE: PROJECT DESCRIPTION / BACKGROUND
A_ EXHIBITS:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit S:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Ex. 10:
Ex. 11:
Project file ("yellow file")
Zoning Map, Sheet D4
Site Plan (received August 8, 2011)
. Landscape Plan
Aerial Photo
Letter from William O'Connor (received September 7,2011)
Email from Karen Walter, Muckleshoot Tribe (received September 21, 2011)
Letter from Susan Rider (received September 9, 2011)
Technical Memorandum from Otak, Inc. (dated October 14, 2011)
Revised Critical Areas Review For Joey's Short Plat (dated August 4, 2011) by
Altmann Oliver Associates, LLC
Geotechnical Infiltration Letter (dated July 26, 2011) by GeoResources, LLC
Amended ERe & Short Plat Report l1-066.doc
Page 2 of 15
r .. ';ity of Renton Deportment of com=unity & Economic :eve/opment ERC and Administrative Short Plat Report & Decision
• JOEY'SSHORTPLAT 81-----------"'--SHPL-A
Report of October 24, 2011 Page 3 of 15
B. GENERAL INFORMATION:
1. Owner(s) of Record: Lorraine Taylor
2208 Jones Avenue NE
Renton, WA 98056
2. Zoning Designation: Residential-4 dwelling units per acre (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (RLD)
4. Existing Site Use: Single Family Residence
5. Neighborhood Characteristics:
a_ North:
b. East:
c. South:
d. West:
6. Access: .
7. Site Area:
Single Fomily Residences (R-4 zoning)
Single Family Residences and Vacant (R-4 zaning)
Single Family Residences (R-4 zoning)
Single Family Residences (R-4 zaning)
Jones Avenue NE
36,847 S.F. (0.85 acres)
C. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Annexation
Kennydale Blueberry
Farm CPA & Rezone
D. ·PROJECT NARRATIVE:
Land Use File No.
N/A
N/A
LUA05-159
Ordinance No.
4924
1818
5265
Date
12/05/2001
03/09/1960
09/20/2005
The applicant is proposing a short plat for two single-family residential lots on a 36,847 square foot parcel
in the Residential 4 Dwelling Units per Acre (R-4) zone (Exhibit 2). Proposed Lot 1 would have 17,882
square feet and proposed Lot 2 would have 18,965 square feet. The net density for the proposed project
is 2.74 dwelling units per acre. An existing single family home and two sheds are located on the northwest
portion of the site and are proposed to remain.
The project site is primarily flat with less than a 10-foot change across the parcel from west to east. Soils
on the property are described in the Geotechnical Infiltration letter, dated July 26, 2011, by GeoResources,
LLC (Exhibit 11). Kennydale Creek, a Class 4 stream, bisects the site from north to south and the majority
of a wetland (Category 2 or 3) exists in the eastern portion of the property beyond Kennydale Creek and its
buffer. Development of a new detached single family house on the site would take place outside the 35-
foot stream buffer (Exhibit 3).
Amended ERC & Short Plat Report 11-066.doc
City of Renton Department of Community (. .miC Development
JOEY'S SHORT PLAT
ERe or ainistrative Short Plat Report & Decisio~
. WAll-D66, ECF, SHPL·A
Report of October 24. 2011 Page 4 of 15
Access to proposed Lot 1 would continue to be via an existing driveway from Jones Avenue NE; and access
to proposed Lot 2would be via a new driveway cut from Jones Avenue NE.
E. PUBLIC SERVICES:
1. Utilities
a. Water: Water service would be provided by the City of Renton. There is an 8-inch water main
in Jones Avenue NE. The existing home at 2208 Jones Avenue NE is served by a o/.-inch water
meter connected to the water main in Jones Avenue NE.
b. Sewer: Sewer service would be provided by the City of Renton. There is an 8-inch sewer main
in Jones Avenue NE. The existing home at 2208 Jones avenue NE is connected to the sewer
main.
e. Surface/Storm Water: There are existing storm drainage facilities in Jones Avenue NE-
2. Streets: There are existing sidewalk, curb, and gutter along Jones Avenue NE. No further
improvements are required.
3. Fire Protection: The Oty of Renton provides fire protection services to this area.
I PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
A. ENVIRONMENTAL THRESHOLD RECOMMENDATION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. MITIGATION MEASURES
1. The applicant shall install a split rail fence with appropriate signage along the westernmost 35-foot
stream buffer boundary of Kennydale Creek. Such split rail fence and signage shall be installed
prior to recording of the short plat.
2. A Native Growth Protection Easement (NGPE) shall be established between the western most 35-
foot stream buffer boundary and the eastern property line. The NGPE shall be indicated on the
short plat and a note describing the NGPE shall be placed on the face ofthe short plat.
3. The existing easternmost shed on Proposed lot 1 shall be removed or relocated outside ofthe
NGPE prior to installation of the split rail fence. .
C. ENVIRONMENTAL IMPACTS
The Proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
Amended ERC & Short Plat Report 11-066. doc
.11
City of Renton Department of Community,
JOEY'S SHORT PLAT . .
Report of October 24, 2011
··.IC Development ERCo! ertrotive Short Plat Report & Decision
LUAll-056, ECF, SHPL-A
Page 5 of 15
occur in conjunction with the proposed development. Staff reviewers have identified that the proposal
is likely to have the following probable impacts:
L Water
a_ Stream and Wetland
Impacts: Kennydale Creek crosses the central portion of the subject property in a north/south
orientation. Per RMC 4-3-0500. Kennydale Creek is a Class 4 stream in this vicinity. Class 4 streams
require a minimum buffer area of 35 feet. To the east of Kennydale Creek is a wetland which is either a
Category 2 or Category 3 Wetland. Category 2 wetlands require a buffer area of 50 feet and Category 3
wetlands require a buffer area of 25 feet. The applicant submitted a Revised Critical Areas Review
(Exhibit 10) for Joey's Short Plat (File No. lUAll-066), 2208 Jones Ave. NE, Renton, WA (Parcel 334390-
3602), dated August 4, 2011, prepared by Altmann Oliver Associates, LLC. The Critical Areas Review
states that Kennydale Creek on the project site is a Class 4 stream which appears to have been
historically ditched. Vegetation along the stream banks is mowed to the edge of the channel and plant
species within and adjacent to the channel at the time ofthe field investigation consisted almost
entirely of reed canary grass. The Critical Areas Review also identifies a disturbed wetland in the
northeastern portion ofthe site (Exhibit 3). The wetland consists of a shallow topographic depression
that appears to extend off-site to the north. Vegetation within the wetland includes Pacific willow,
Himalayan blackberry, reed canary grass, creeping buttercup, giant horsetail, Watson's willow-herb,
watercress, and scattered skunk cabbage. Hydrology within the wetland was based on the presence of
disturbed hydric soils.
The Critical Areas. Review also notes that the wetland is more than 15 feet from the eastern Ordinary
High Water.Mark of Kennydale Creek and the maximum required buffer for the wetland would be SO
feet, therefore, the stream buffer is more restrictive. The report notes that the 50-foot buffer shown
on the plans is based on the unlikely possibility that the wetland is a Category 2, rather than a more
likely Category 3 wetland which would require a 2s-foot buffer. The Critical Areas Review concludes
that because the Washington Department of Fish and Wildlife Priority Habitats and Species database
does not indicate any priority habitats or species on or adjacent to the subject property and the fact
that future development would take place outside the 3s-foot stream buffer area, there would be no
critical area impacts as result of the project.
Three letters commenting on the classification of Kennydale Creek were received by staff. Two of the
letters commented on a previous project in the vicinity and questioned the Class 4 stream designation
of Kennydale Creek (Exhibits 6 and 8). Exhibit 8 also included attachments, one being a stream
assessment survey on Kennydale Creek, prepared by Wild Fish Conservancy (dated September 23,
2009). The third letter was received from Karen Walter, Muckleshoot Indian Tribe Fisheries Division
(Exhibit 7), asking about the classification of Kennydale Creek and providing suggestions for buffer area
enhancement. Staff responded to these letters and stated that this two-lot short plat does not affect
the classification of the creek. Furthermore, the future development on the project site would occur
outside of the 3s-foot stream buffer. Therefore, there is no essential nexus for requiring buffer area
enhancement. However, by requiring the NGPE and not allowing removal of vegetation without the
express written permiSSion of the City of Renton, the buffer area would be enhanced.
However, based on concerns raised in the comment letters, and to evaluate the Wild Fish Conservancy
stream assessment, the City requested an independent evaluation of Kennydale Creek at the subject
location by Otak, Inc. Field work was conducted by Otak staff and a report was prepared (dated
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community eom;c Develop'!"ent
JOEY'S SHORT PLAT
Report of October 24, 2011
ERe Df ,.inistra't;ve Short Plat Report & Decisio~ .
LUA1HJ55, ECF, SHPL·A
Page 6 of 15
October 14, 2011 and contained herein as Exhibit 9). The report concludes that the portion of
Kennydale Creek on the subject property meets the definition of a Class 4 stream.
As the short plat would allow the for development of one additional detached single family home, and
in order to prevent degradation ofthe onsite stream and wetland, staff recommends as a mitiga"tion
measure that the applicant install a split-rail fence with appropriate sensitive area signage along the
western 35-foot stream buffer boundary. The split rail fence and signage would need to be installed
prior to recording of the short plat. Also, in order to protect the creek, buffer and wetlal)d area and
buffer on the east portion of the site, staff recommends as a condition of approval that a Native
Growth Protection Easement (NGPE) be established. This NGPE would include the site area from the
westernmost 3S-foot stream buffer boundary to the eastern property line. The NGPE would need to
be indicated on the short plat and a note describing the NGPE shall be placed on the face ofthe short
plat. In addition, to improve the function and value of the stream buffer, staff recommends that a
shed that is presently located within the stream buffer (on Proposed Lot 1) be removed or relocated
outside of the NGPE prior to installation of the split rail fence and before the short plat recording.
Mitigation Measures:
1. The applicant shall install a split rail fence with appropriate signage along the westernmost 35-foot
stream buffer boundary of Kennydale Creek. Such split rail fence and signage shall be installed prior to
recording of the short plat.
2. A Native Growth Protection Easement (NGPE) shall be established between the western most 35-
foot stream buffer boundary and the eastern property line. The NGPE shall be indicated on the short
plat and a note describing the NGPE shall be placed on the face ofthe short plat.
3. The existing easternmost shed on Proposed Lot 1 shall be removed or relocated outside of the NGPE
prior to installation of the split rail fence.
Nexus: SEPA Environmental Regulations; RMC 4-3-050E
D. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text ofthis report and/or "Advisory Notes to Applicant."
.,/ Copies of all Review Comments are contained in the Official File and may be attached to this
report.
PART THREE: ADMINISTRATIVE SHORT PLAT REVIEW
A. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
Amended ERe & Short Plat Report ll-D66.doc
'City oj R~nton Department of Community· .iC Development
JOEY'S SHORT PIA T
ERC a "trative Short Plat Report & Decision
LUAIHJ66, ECF, SHPL·A
Report of October 24, 2011
d. Section 4-2-115: Residential Design and Open Space Standards
z. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050L: Streams and Lakes
b. Section 40-3-050M: Wetlands
3. Chapter 4 Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
S. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
Page 7 of 15
b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and
Minimum Standards
c. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
d. Section 4-7-130: Environmental Consideration -General Requirements and Minimum
Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
B. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
L Land Use Element: Residential Policies
2. Community Design Element: Established Residential Neighborhoods
3. Environmental Element Critical Areas
Co DEPARTMENT ANALYSIS:
1. Project Description/Background
See Project Narrative, above.
z. Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from
SEPA Environmental Review pursuant to WAC 197-11-800(6)(al. Since this site contains both
Kennydale Creek and a wetland, SEPA Environmental Review is required.
3. Compliance with ERC Conditions
See Mitigation Measures in Part 2 B, above.
4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
Amended ERe & Short Plat Report 11-066.doc
-----------,
City of Renton Department of Community / ".' omic Development
JOEY'S SHORT PIA T
Report of October 24, 2011
ERe ar "." inistrative Short Plat Report & Decisio'n '
. LUAll-066, ECF, SHPL-A
Page 8 of 15
official file, and the essence ofthe comments has been incorporated into the appropriate sections
of this report and the Departmental Recommendation at the end of this report.
5. Consistency with Short Plat Criteria
Approval of a plat is based upon several factors. The following short plat criteria have been
established to assist decision-makers in the review of the plat:
aJ Compliance with the Comprehensive Designation
The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map.
Lands in the RLD designation are intended to guide development on land appropriate for a
range of low intensity residential where land is either constrained by sensitive areas or where
the City has the opportunity to add larger-lot housing stock, at urban densities of 4 du/net acre,
to its inventory. Lands that either do not have significant sensitive areas, or can be adequately
protected by the critical areas ordinance, are zoned R-4. The proposal is consistent with the
following Comprehensive Plan Land Use, Community Design and Environmental Element
objectives and policies.
Policy LU-157. Within the Residentiol4 dulac zoned area a maximum density of 4 units per acre
is allowed to encourage larger lot development ond increase the supply of upper income
housing consistent with the City's Housing Element.
Policy Objective Met o Not Met
Policy CO-12. Infill development, defined as new short plats of nine or fewer lots, should be
encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods.
Policy Objective Met o Not Met
Objective EN-A. Protect and enhance water quality of sUrface water resources including the
City's lakes, rivers, major and minor creeks, and intermittent stream courses.
Policy Objective Met o Not Met
Objective EN-B. Preserve and protect wetlands for overoll system functioning.
Policy Objective Met o Not Met
bJ Compliance with the Underlying Zoning Designation
The subject site is designated R-4 on the City of Renton Zoning Map. The proposed
development would allow for the future construction of one new single-family dwelling unit.
Density: There is no minimum density in the R-4 zone and the maximum density is 4 units per
acre. The area of the criticai areas (wetland and stream) onsite (5,150 square feet) is deducted
from the gross square footage of the site. Therefore, the net square footage would be 31,627
square feet (0.73 acre). The net density for the two proposed lots would be 2.74 dwelling units
per net acre which falls within the permitted density range for the R-4 zone.
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community l e;c Development
JOEY'S SHORTP/AT
Report of October 24, 2011
ERC ar Qrrrative Short Plat Report & Decision
WAII-066, ECF, SHPL·A
Page 9 of 15
Lot Dimensions: As demonstrated in the table below, all lots meet the requirements for
minimum lot size, depth, and width.
As Proeosed Lot Size Width Deeth
8,000 SF minimum 70 feet required 80 feet required
Lotl 17,882 SF 70 feet 255 feet
Lot 2 18,965 SF 74 feet 255 feet
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet; interior
side yard is 5 feet; and the rear yard is 25 feet. The proposed lots are oriented so that the front
yards of both lots face west. The proposed lots appear to contain adequate area· to provide all
the required setbacks.
Building Standards: The R-4 zone permits one residential structure per lot. Each of the
proposed lots would support one detached unit. Accessory structures are permitted at a
maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in
size. Building height in the R-4 zone is limited to 30 feet for primary structures and 15 feet for
detached accessory structures. The allowed building lot coverage for lots over 5,000 square
feet in size in the R-4 zone is 35 percent or 2,500 square feet, whichever is greater. Impervious
surface area coverage may be a maximum of 55 percent. The existing house on proposed Lot 1
complies with these standards and the building standards for proposed Lot 2 would be verified
at the time of building permit review.
c) Community Assets
The site (outSide of the wetland area) is vegetated primarily with lawn. There are 7 trees on the
project site (2 cedars and 5 alders) all of which would be retained. In addition to the trees, the
site also contains Pacific willow, Himalayan blackberry, reed canary grass, creeping buttercup,
giant horsetail, Watson's willow-herb, watercress, and scattered skunk cabbage.
The applicant would be required to plant two ornamental trees, a minimum caliper of 1 )f,
inches (deciduous) or 6 -8 feet in height (conifer), within the 3D-foot front yard setback area
for the proposed lots (Exhibit 4). The submitted landscape plan indicates that two 1 )f,-inch
caliper flowering cherry trees would be planted in the front yard of each ·Iot. Existing
landscaping may be used to augment the required landscaping.
In order to protect the onsite stream and wetland, staff has recommended mitigation measures
which are discussed in Part Two of this report.
d) Compliance with Subdivision Regulations
Streets: There is existing sidewalk, curb, and gutter fronting the project site along Jones Avenue
NE. No additional street improvements are required. The proposal would result in an increase
in traffic trips to the City's street system. The new residence is expected to generate 9.57 trips
at a rate of $75.00 per additional average daily vehicle trip; credit is given for the existing
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community I .omiC Development
JOEY'S SHORT PLA T
ERe or .inistrative Short Plat Report & Dedsi;n .
WAI1-066, ECF, SHPL-A
Report of October 24, 2011 Page 10 of 15
residence on the subject'property. The Transportation Mitigation Fee is estimated to be
$717.75 (1 new lot x 9.57 trips x $75.00 = $717.75) and would be payable prior to recording the
short plat. Therefore, staff recommends as a condition of approval that the applicant pay a
Transportation Mitigation Fee, estimated to be $717.75, prior to recording the short plat.
Blocks: No new blocks would be created as part of the proposed short plat.
lots: The shape, orientation, and arrangement of the proposed lots comply with the
requirements of the Subdivision Regulations and the Development Standards of the R-4, zone.
Proposed Lots 1 and 2 would be rectangular in shape. Access to both lots would be via Jones
Avenue NE. Both lots meet the requirements for minimum lot size, depth, and width as
demonstrated in the table above. The lots are oriented to the west; the front yards would be
along Jones Avenue NE. Lot 1 contains an existing house to be retained and Lot 2 appears to
have sufficient building area for the development of a detached single-family residence
provided the applicant complies with the conditions of approval.
e) Reasanableness of Proposed Boundaries
Access: Access to both lots would be via Jones Avenue NE.
Topography: The site is primarily flat.
Relationship to Existing Uses: All properties surrounding the subject site are designated R-4 on
the City's Zoning Map. The proposal is similar to existing development patterns in the area and
is compatible with that development. In addition, the proposed development is consistent with
the Comprehensive Plan and the Zoning Code.
f) Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to
furnish services to the proposed development, subject to Code required improvements and
fees. Staff recommends as a condition of approval that a Fire Mitigation Fee, estimated to be
$488.00, be paid prior to recording the short plat.
Schools: According to the Draft Environmental Impact Statement for the City of Renton Land
Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44
students per single-family residential dwelling. Based on the student generation factor, the
proposed short plat would result in 0.44 additional students (0.44 X 1 new lot = 0.44) to the
Renton School District. The Renton School District Impact Fee is currently $6,310.00 per each
new Single-family unit and is payable prior to the issuance of building permits. It is anticipated
that the Renton School District can accommodate any additional students generated by this
project at Kennydale Elementary School, McKnight Middle School, and Hazen High School.
Parks: There would be no anticipated impacts to parks.
Storm Water: The project will comply with Appendix C ofthe 2009 King County Surface Water
Design Manual and the City of Renton Amendments to the KCSWDM, Chapters 1 and 2. Based
on the City's flow control map, this site falls within the Flow Control Duration Standard,
Forested Conditions.
Amended ERe & Short Plat Report 11-o66.doc
, ,
City of Renton Department oj Community:. i.,_ Development
JOEY'S SHORT PLA T .
ERe at IrOrative Short Plat Report & Decision
, WAII-066, Eel', SHPL-A
Report of October 24, 2011 Page 11 of 15
Water and Sanitary Sewer Utilities: The site is served by the City of Renton water and sewer
services. All plats are required by City Code to provide one hydrant within 300 feet of any
proposed single-family structure. In addition, separate water service is required to be provided
to each building lot prior to recording the plat. All short plats shall provide a separate side
sewer to each building lot prior to recording.
D, FINDINGS:
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The applicant is requesting an Administrative Short plat approval for the subdivision of
one parcel (36,847 square feet) into two lots,for the future construction of one single-family
residence on Lot 2. The existing single-family residence on Lot 1 would remain.
2, Application: The applicant's short plat application complies with the requirements for information
for short plat review. The applicant's short plat plan and other project drawings are contained
within the official land use file (Exhibits 2 -5).
3, Comprehensive Plan: The subject proposal is designated Residential Low Density (RLDjin the
Comprehensive Plan.
4, Zoning: The proposal is zoned R-4.
S. Subdivision Regulations: The proposal is subject to the requirements established by the City's
Subdivision Regulations.
6. Existing Land Uses: Single-family residences in R-4 zoning surround the project site to the north,
south, east, and west.
7. System Development Charges: Water System Development Charges and Sewer System
Development Charges, at the current rates, will be required for each new single-family residence as
part ofthe construction permit.
8. Public Utilities: The applicant will be required to install individual sewer and water stubs to serve
the new lot.
E. CONCLUSIONS:
1. The subject site is located in the Residential Low Density comprehensive plan designation and
complies with the goals and policies established with this designation.
2. The subject site is located in the R-4 zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City
Code and conditions of approval.
3. The proposed Joey's Short Plat complies with the subdivision regulations as established by City
Code and state law provided all advisory notes and conditions are complied with.
4. The proposed Joey's Short Plat complies with the street standards as established by City Code,
provided the project complies with all adVisory notes and conditions of approval contained herein.
5. Staff recommends measures to protect the onsite stream and wetland.
F. DECISION:
Amended ERe & Short Plat Report 1l-066,doc
City oj Renton Department of Community, ,Anomie Development
JOEY'S SHORT PLA T ...
.• nmental Review Committee Repo'rt
• . LUAll-D66, EeF, SHPL-A
Report of October 24, 2011 Page 12 of 15
The Joey's Short Plat, File No. LUAll-066, ECF, SHPL-A, is approved and is subject to the following
conditions:
1. The applicant shall comply with the environmental mitigation measures specified for Joey's Short
Plat, LUAll-066, ECF, SHPL-A as adopted in the Environmental Threshold Determination.
2. The applicant shall pay a Transportation Mitigation Fee, estimated to be $717.75, prior to recording
the short plat.
3. The applicant shall pay a Fire Mitigation Fee, estimated to be $488.00, prior to recording the short
plat.
DATE OF DECISION ON LAND USE ACTION:
C.E. "Chip" Vincent, Planning Director
Planning Division
TRANSMITTED this 24th day of Octoberr, 2011 to the Contact/Applicant/Owner(s):
Contact/Applicant:
Wilford Hughes
14401 Issaquah Hobart Road
Issaquah, WA 98027
Owner:
Lorraine Taylor
2208 Jones Avenue NE
Renton, WA 98056
TRANSMITTED this 24th day of October, 2011 to the Party(ies) of Record:
Jean Stearns
2216 Jones Avenue NE
Renton, WA 98056
William O'Connor
921 S Washington Street
Port Angeles, WA 98362
Fritz Brendemihi
1203 N 38'" Street
Renton, WA 9056
Karen Walter
Muckleshoot Indian Tribe
Fisheries Division
39015172"d Avenue SE
Auburn, WA 98092
TRANSMITTED this 24th day of October, 2011 to the following:
Neil Watts, Development Services Director
Larry Meckling, Building Official
Kayren Kittrick, Development Services
Jan Conklin, Development Services
Carrie Olson, Development Services
Amended ERC & Short Plat Report 1HJ66.doc
Deanna Dobak
1700 NE 20'" Street
Renton, WA 98056
Susan Rider
1835 NE 20'" Street
Renton, WA 98056
,------------------~---~------------------------------~
City of Renton Department of Community l ' •.. Development
JOEY'S SHORT PLAT
Report of October 24, 2011
Fire Marshal
Jennifer Henning, Current Planning Manager
Renton Reporter
ERe 01 ;.4Iitrative Short Plat ~eport & Decision .~ WAll-D66, ECF, SHPL-A
Page 13 of 15
G. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before S:OO PM on November 7, 2011. An appeal of the decision(s) must be filed within
the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-
1l0.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the
required fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional
information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -
7th Floor,(425) 430-6510.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not
readily discoverable prior to the original decision is found or if he finds there was misrepresentation of
fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend
the original decision, there will be no further extension of the appeal period. Any person wishing to take
further action must file a formal appeal within the 14-day appeal time frame.
EXPIRATION: The Administrative Short Plat decision will expire two (2) years from the date of decision. A
single one (1) year extension may be requested pursuant to RMC 4-7-070.M.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and
this permits all interested parties to know the contents of the communication and would allow them to
openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation ofthe
appeal by the Court.
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for the
land use actions.
Planning:
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division. The Development Services Division reserves
the right to rescind the approved extended haul hours at any time if complaints are received.
2. The applicant will be required to comply with protection measures for retained trees as set forth in
RMC 4-4-130HS.
3. The applicant will be required to comply with Environmental Regulations concerning Native Growth
Protection Areas, streams, and wetlands contained in RMC 4-3-050.
4. Language for the NGPE is: "The Native Growth Protection Easement (NGPE) identifies the stream,
wetland and buffer areas. The creation of the Native Growth Protection Easement (NGPE) conveys to
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community & ~r:onomic Development
JOEY'S SHORT PlAT
ERe andAdministrative Short Plat Report & Decision
Report of October 24,2011 Page 14 of 15
the public a beneficial interest in the land within the easement area. This interest shall be for the
purpose of preserving native vegetation for the control of surface water and erosion, maintenance of
slope stability, visual and aural buffering, and protection of plant and animal habitat. The Native
Growth Protection Easement imposes upon all present and future owners and occupiers of the
easement area enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees
and other vegetation within the easement area. The vegetation within the NGPE may not be cut,
pruned, covered by fill, removed or damaged without express written permission fram the City of
Renton. The right of entry granted herein shall apply to the agents, representatives and employees of
the owners or subsequent owners of the underlying property. "
5. The Renton School District Impact Fee is currently $6,310.00 and is payable prior to issuance of building
permits for Lot 2.
'Plan Review -Water:
1. The project will need to provide domestic service, and fire service to serve the proposed development.
2. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling
exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one
fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes
up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street
intersections.
3. The fee for a Yo-inch water meter installed by the City is $2,260.00.
Plan Review -Surface Water:
1. The Surface Water System Development fee is $1,012.00 per new lot.
2. Small project drainage review is required for any single-family residential project that will result in
2,000 square feet or more of new impervious surface, replaced impervious surface, new plus replaced
impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds anyone of
these thresholds, a drainage plan and drainage report will; be required with the site plan application.
The report shall comply with Appendix C of the 2009 King County Surface Water Design Manual and the
City of Renton amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow control map,
this site falls with ion the Flow Control Duration Standard, Forested Conditions.
3. A geotechnical report for the site is required. Information on the water table and soil permeability,
with recommendations of appropriate flow control BMP options with typical designs for the site from·
the geotechnical engineer, shall be submitted with the building permit application.
Plan Review -Sewer:
1. The Sanitary Sewer System Development Charges are based on the size of the domestic water meter.
These fees are collected at the time a construction permit is issued. The sewer fee for a Yo-inch water
meter is $1,591.00
Plan Review -Transportation:
1. Traffic mitigation fees will apply. Traffic mitigation fees of $717.75 will be required prior to recording of
the short plat as a condition of the plat.
2. The maximum driveway width for a single loaded garage is 9 feet and 16 feet for a double loaded
garage.
Plan Review -Fire:
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures.
Available fire low is limited to 1,2S0 gpm.
2. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to
1,500 GPM and requires two hydrants within 300 feet of the structures.
3. Buildings shall have approved address numbers placed in a position that is plainly legible and visible
from the street or road fronting the property.
Amended ERe & Short Plat Report ll-D66.doc
qty of ~en,ton Department of Community & Fr(mo.mj·c Development
JOEY'S SHORT PLA T
Report of October 24,2011
Property Services:
Please see attached for memo from Property Services.
Amended ERe & Short Plat Report 11-066.doc
ERe and Administrative Short Plat Report & Decision
• LUAI1-D66, ECF, SHPL-A
Page IS of IS
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2208 Jones Ave NE
Renton, WA 98056
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11 for reference only. Data layer. that app .. r on thl. map may or may not be
acctJrate , current, or otherwise reliable.
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Lakes and RIvers
Water Courses
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EXHIBIT 6
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, ---rh~c s-~ I'~ ft.+-" Ct.. .. ~ 4, J,,-/-1'1 C<. c.(p."r 3 CLr J.k ..... .",J. ! ' _.
~'( 0< s-l,· .... , "5f.vJ r q~eJ 'y 'l--i't ~r JI<* Cu-4",,/ ~ ,Atl/>J,l.ce
'
I C{tAi pert.r><e-cJ hy +t-. 0-Jll ~ f-t'dt CO"-S-et"4KC>, /yW orf OV".,{(,4J!1.. II '. . _ I,' 7h( s~Jy WO>I f~-f6.-..J. .:tr 0. ~rcllf. ~f --I-N. ~~ IJ-t~(-<!/~bc-!/'J;
I h th ... Cd-., ..... J '" copy of fi,... s/.>J" /..>or: 7".'" ~ )!Ii'; CA",
V1t<.cM-t. c,. L, 01 j!..,.J,..r, s~e~1 't fa.., <;'0-
:t. 1.>-' .... $ Y''''1 S<»f;t'c~J uJ~'" -1. :::J"'<.V -f+..... ixj.. . ........4.. ;, -It..
P"'i-"~ .J.~c..":I'Jia~ ~( -:t t...J o.c)()U~1 ff-t G'L; Wd.JU hN{ Cow"":."'! .
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Denis 1:.aw'
Mayor"
Sept,ember 21, 2011
WilJiam E. O'Connor
921 South Washington Street
Port Angeles;WA 98362
, : DepartTnent of CO[T1munity and Ec~nomic Development':"
, Alex pietsch, Administrator '
, ,
,"SUBJECT: "JOEY'S SHORTPLAT, WAll-066, EC~, SHPL-A'
Dear'Mr. O'Connor:'
Thank you,foY your letter regarding Joeys Short Piat, LUA11-066, ECF, SHPLcA th,at we
received on September 7, 2011. Yo'u; comments have been added to the fiii for'the . ..".' . .' . .'
decision-maker to consider,
, , '
,Your commentsa;emuch ~ppr~ciated, I~ your letter you stated that youwe~~ c~rtai~
'that Susari·Rider would be contactingme regarding this matter: ,In fact, Ms. Ri.der d!d
i:onta~t me by mail and provided b.ackgro~nd and history, including some supplemental
, 'materials regardingKennyCiale Creek" This pr'oject is for the subdivisi~n of land to creat~,
:;one <idditionallot in the Resid,ential-4 dweliing units per acre (RA) zone. Tlie
classification of Kenny dale Creek is not at'issue. The project would maintain the"
,minimum35-foot buffe'r are~ ;equired for'a,Class'4 stream,' , '
I will include you as a Party of Record for JoeY's Short Plat, 'LUAllc066, ECF, SHPL~A" . . . . .' '. .
'You may c~~tactrne at (425) 4~0-73g2 or gwasser@rentoi,wa,gov.
'. . ' .' .'
'," Sincerely,
';;;;~~
Gfrald C. wasslr' ,
. ~sociate'pla~n,er
Renton Gty H.all • 1055 South Grady Way • Renton, Washington 98057 • rentDnwa.gov
" ,"
Gerald Wasser
From:
Sent
To:
--------.
Karen Walter [KWalter@muckleshoDtnsn.usJ
Wednesday, September 07,2011 11:14 AM
Gerald Wasser
EXHIBIT 7
Subject: JDey's ShDrt Pla~ LUA 11-066, ECF, SHPL-A, Notice of Application and Proposed
Determination of Non-Significance, Mitigated
Jeny,
The MuckleshoDt Indian Tribe Fisheries Division has reviewed the Notice of A,pplicatiDn materials for the above
referenced project We have a questiDn and initial comment abDut this prDject as nDted belDW:
1. Per the Critical Areas Review for this site (Altmann Oliver Associates Aug 2011), Kennydale Creek thrDugh this
site is considered a Class 4 stream by Renton.' What is the basis for this classificatiDn? According tD the
surveyors configuration of the stream and wetland Dnsite, the stream is 10 feet wide. If the stream is this wide,
then it suggests that the stream is capable of suppDrting salmon. Please provide the data that Renton has to
support the classification of Kennydale Creek at this location.
2. The Critical Areas Review also notes that the stream is currently ditched and mDwed tD the edge Df the channel.
As part of the short pla~ the stream buffer should be enhanced with native trees and shrubs to improve habitat
and water quality and shade out the existing reed canarygrass.
We appreciate the opportunity to review this proposal and look forward to the City's responses. We may have comments
subsequently.
Thank you,
Karen Walter
Watersheds and Land Use Team Leade"r
Muckleshoot Indian Tribe Fisharies Division
39015172"d Ave SE
Auburn, WA 98092
253--876--3116
1
De'ni, law'
Mayor
· September 21, '20ll .. Department ofComnJUnity and Economic DeVE,lopment
.. . : Alex Pietsch, Administrator .
Ka[en Walter
Muckleshoot Indian Tribe Fisheries Di&ision
~9015 172:°d Avenue 56'
Auburn,WA~8092
SUBJECT: JOEY'S SHORT PtA T, LUAll-066, ECF, ~HP(-A
Dear Ms. Walter:
. '"'.
<'-.
Thank youJor. your email of September 7,201i regarding Joey's Short' Plat, LUAll~066,
ECF~ SH PL,A. In that IOmaii you askwhat the basis is for classifying Kerinydale.Creek <,5 a
i::loss 4. Strea'rin in this area and you prov.ide ·suggesti.ons·f~r stream buffer en'hancement.
Renton Municipal Cod~ (RMC) 4-H50Q, Fig~re 4-3-050Q4 icopyatta~hed) identifies
· Kennydalecreek·as·.~ tlass4 stream in this viCinity'. RMC 4'3~056L.1:a.iv.identifies Class'
· 4 waters as 'non-salmonid-bea~ingduring years of normal rainfall. A checb:lam on .
Lower Kenhyda.1e .Creek would likelYrender.the Stream course.impassable to salmon .. . -" '. . .
The prqject is to subdivide the existing parcel whi~h woulrl create one additibnallot'.
B~th iots w6uid be oriented ea~tjwestand KennydaleCreek w~uid r~mai~uhtouched.
·the buffer. for Clilss 4 str~ams is a minim~m of 35 feet.. Th.e .applicant is proposing to
m'aint~inthat buffer and sfaffwill recomrri:endthat a 'splii:rail felice be·installerl alD'ng
the buffer· boundary. Because 'the 35~foot bu~er area will be maintairi~d,.there is' rio
essenti~1 nexus tQ,re.quirebuffer enhancement. . .
I'trust that. your 'co~cerris have been addressed i~ this lette~:
. .-' '.,
. Please contact me at (425) 430-7382 Dr gwasser@·rentortwa.'gov.ifyou have any .. . '. ' '.
questions. '. , . -
" .
Gerald C. Wasser
Associate Plimner .
Attachment
Renton City.Hall • 1 055'SoiJth Grady Way 0 Renton, Washington 98057 • Tentonwa.gov
..',
. Figure 4-3-050Q4'
STREAMS AND LAKES
• •
Water Classes
I.'>.: ::,~ GItyUmits ....:-.::.;\~~ r ---. \~ Claas_.3
r 1AV.~-=--·.~t~OaSfl2='Y~·CIa~4
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r
mo;;~ON
.. -"",It'\ • EXHIBIT 8 .' L-C<;;\ ('''' SEP 0,.920\\ ~~d.J~ ,~
Mr. Gerald Wasser-RECEIVED
CITY CLERK'S OFFICE
Shocking,. but not surprising-would best describe ,
our neighborhood's reaction to the' belated posting
for the proposed Joey's short pla~ ,
In spite of our submitting hundreds of photos and
letters, testimony from many longtime area
residents, letters froin both the Washington State
Departinent of Ecology and the Washington
Department of Fish and Game agencies, and a
stream study condltcted by the Wild Fish
COilServancy organjzationawhich has been in the
City's possession since 2008 .. the plat application is
referring to Kennydale Creek as a class 4
intermittent stream.
We have provided incontrovertible proof that this
creek NEVER dries up, even in the most protracted
dry weather at the end of summer (see. enclosed
photos, taken today) and we find it indefensible that
the City continues to maiDtain the fiction tbat this
creek is anything less than a Class, 3. The ,
classification should have been upgraded years ago,
especially after we had, hand-delivered the Wild
Fish Conservancy study to Chip VIDcent in December
012008.
Although we had submitted all of our documentation
prior to the. change in the City's process to upgrade
the stream classification, we still met the criteria '
establiShed in 2009.
• 2006 ..
Letter from Larry Fisher,
Habitat Biologist for
•
Washington Department of Fish and Game.
requesting classification he upgraded, due to the
presence of crayfish and other unidentified fish in
the creek.
2008 ..
Stream study from WIld Fish CODS.ervancy, accepted
by Ciiy of Renton Administrator Chip VIncent
We note that in spite of the re~classification of both
Honey and Maplewood Creeks, the City has failed in
its' stated goals of preserving and protecting our
critical areas where it.concerns KennydaIe Creek.
We are . urging· you to rectify this situation
immediately to prevent the cosdy appeals and
litigation we would all prefer to avoid. .
We are enclosing a number of supporting documents
to help you determine the facts of this case, and we
have many more boxes of documents available if you
should need them.
Thank you for your prompt consideration of this
matter.
Sincerely,
Susan Rider Kennydale Critical Areas AJJjance
1835 NE 20th St
Renton, WA (425)228.8711
.-'
, " . • •
State of Washington
DEPARTMENT OF FISH AND WILDLIFE
Region 4 Office: 16018 'MillCreek Boulevard -Mill Creek, Washington 98012 -(425) 775-1311
'October 12,2006
Erika Conkling, Senior Planner
City of Renton
Economic Development Neighborhoods and Strategic Planning Division
1055 South Grady Way
Renton, Washington 98055
Dear Ms. ,':onkling:
SUBJECT: Proposed Determin~tioJ;l of Non-significance; Kennydale Blueberry Farm
Rezon·e, File Number CPA 2006-M-O,2, Kenuydale Creek and Its Associated
Wetlands, Tributary to Lake Washington '\ ),
The Washington Department of Fish and Wildlife (WDFW) has reviewed the above-referenced
Proposed Determination of Non-significance, and offers the following co=ents at this time.
Other co=ents may be offered if the project progresses.
, A Hydraulic Project Approval (HP A; RCW 77.SS.021fW AC 220-110; to be issued by WDFW)
would be required for activity affecting the natura! bed or flow of the stream or its associated
wetlands.
The stream on the property is the upper end of Kennydale Creek and should be classified at least
, as a claSs 2 perennial stream. It supports crayfish and other unidentified fish species. The
wetlands are a rare peat soil based system of very high value, especially if restored and given
adequate buffering. WDFW believes it is'imperative to preserve and protect these wetlands, as
directed by the Growth Management Act (GMA), and it would be contradictory to the GMA to
rezone this property and allow dense residential development, particularly without a carefully
planned and implemented mitigation plan. Deveiopment of the property without such a plan
would result in disruption of the natural drainage and the degradation of the quality of the stream
and wetland system. WDFW also notes the buffers widths being considered are inadequate to
protect this very sensitive system.
Furthe=ore, WDFW believes it would be premature to evaluate the potential impacts of the
proposed rezone without a proper wetland delineation and a full biological evaluation. The
SEP A checklist is lacking key information concerning fish and wildlife use of the site and the '
area near the site. A variety of wildlife species (including great blue herons, osprey, pileated
woodpeckers, deer, ducks; and shorebirds) have been observed using this area for habitat, but
IVlJ:). LUillW..!.l!5,
October 12, 2006
Page 2 • •
that is not mentioned in'the SEP A checklist. Nor does the checklist even mention the existence
of the wetland. As it is, there is no scientific basis by which to evaluate the potential impacts
of the proposed rezone on the wetland or stream System or the fishlife and wildlife which
nse it for habitat. This proposal should not proceed without further study and a plan to
rfOStore the wetland and its buffers;
WDFW appreciates the cooperation of the City of Renton in our efforts to preserve, protec~
perpetua1:e, and manage the fish and wildlife resources of the' state of Washington.
Thank: you for the opportunity to provide these co=ents. If you have any questions, please
contact me at (425) 649-7042,or fisheldf@dfw.wagov.
Sincerely,
~~:"I
Larry FiEher
Area Habitat Biologist
LF:!f:CORBlueberryFarm.s.doc
cc: . WDFW SEP A Coordinator
"
•
STATEOFWASIDNGTON
DEPARTMENT OF ECOLOGY
•
NoHhwesf Regir,1U1l Office. 3190 16i1' Avenue SE. Bellevue, WasltiJ.gi{Jn-98008-5452. (425) 649-iOOO
October 16,2006
Ms_ Erika Conkling, Senior Planner
City of Renton
1055 S Grady Way
. Renton, WA 98055
Dear Ms Coulding:
. RE: Comments on SEPA DNS for K~nnydale Blneberry Farm Rezone, LUAOS-159
Thank you for the opportunity to co=ent on the proposed DNS dated October 2, 2006, for a
rezone of the KeIlIlyd.ale Blueberry Farm property from Resource Conservation (RC) to R-4.
The Department of Ecology believes that the proposed rezone will pose a significant risk-of
adverse impacts to wetlands on this property, and to the beneficial functions that the wetlands
provide to the watershed .. The DNS does not adequately evaluate this risk. .
The SEP A checklist attached to the DNS notes that the lower two-thirds of the parcel is covered
by 1 to 5 feet of "soft peat" The Soil Survey of King County Area (Snyderet al. 1973) maps
this soil as Shalcar muck, a hydric (wetland) soil. Evidence indicates that the site holds a large
remnant of an important wetland system maintained by shallow groundwater and by a spring that
flows out of the adjoining greenbelt on the east As the SEPA checklist notes, the surface water
from this spring flows north via a ditch just inside the parcel's eastern border and ultimately
through Kennyd.ale to Lake Washington.
A "Special Focus Issue Paper on the Kennydale Blueberry Farm" (Issue Paper) was included in
the information packet for the Renton Planning Commission meeting of November 2, 2005. This
Issue Paper noted that the "soft soils" co"ering about two-thirds of the parcel would have to be
"removed and replaced with suitable fill" in order to bl,lild homes on the site.
The Issue Paper states that "a wetland area mapped over a portion of the Blueberry farm" is the
basis for requesting a wetland evaluation. After discussing the site'.s potential for residential
development, the issue paper cautions: . '''Depending UpoD. the results of a wetland analysis, this
type of activity may not be allowed under current regulations." The paper cOncludes that
existing information on drainage or wetland Conditions is outdated and that updated information
is needed before a zoning decision can be made. We agree. . .
Ms. Erika Conkling
September 16, 2006
Page 2 • ••
Unfortunately, the proposed DNS says nothing about the updated infon:nation that the issue
paper sirid was needed.. The proposed action could very well lead to the destruction of wetlands;
including replacement of organic soils by fill. Muck and peat soils are extraordinru:ily effective
at improving water quality by removing toxins iIDd other pollutants. They also retain
disproportionate volumes of stormwater and release it slowly .. Such functions are vital to the
health of the wa:tershed., the municipal i.nfra:structure, and Lake Washington. A delineation,
rating, and functio,n assessment of wetlands on the parcel should be a prerequisite to any land-use
decision that coUld affect their fate.
The wetland study should also evaluate the effect of "improvements in drainage of the property,"
including "a major dewatering in 2004," which the issue paper said the property owner reported.
What v:.as the llature of the dewatering? Could it have resulted in adverse impacts to aquatic
resources or other sensitive areas? Did it involve work below the ordinary high water mark or
divert or change the natural flow?
Thank you for taking th~e concerns into account Please call or e-mail me witJ;t any· questions or
for further discussion. I can be reached at (425) 649-4447.
Sincerely,
Richard K. Robohm
Wetland Specialist
RKR:rc
cc: Anne Fritzel, Department of Community, Trade and Economic Development
Pam Erstad, Washington Department of.Fish & Wildlife
Jeff Davis, Washington Department of Fish & Wildlife
Donna Bunten, Ecology CAO Review Coorqinator
Erik Stockdale, Wetlands Specialist, Ecology Northwest Regional Office
i .
, ., .
I
I
• •
\Vild Fish Conservancy
Sep~er23,2008
The Wild Fish Conservancy (WFC) peiiormed a stream assessment survey Dn Kennydale Creek, at
tributary to Lake Washington in Renton. WA on September 18, 2008 (Figs.1-3). The objective of the
survey was to evaluate the s:u=er .low-flow characteristics of the watershed and tD deScribe the likely
impacts of continued degradation of the creek's watershed.
".,. ,., ..... , . ,. ,
, ,
....
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" .:."
"
:' .. . '.'.i. t .~ " ••
. ....
" '" + : \.':' __ '0" ~'. ~,:.':":' \ <.~.;: .. ~~<"" .. 0'
Figure 1. Kennydale Creek field assessment locations.
Fig.2. Upper Kennydale Creek study reach in Renton, W A. Field assessment locations are represented by·
the yellow stars.
2
Fig.3. Lower Kennydale Creek, study reach in Renton., W A. Field verification locations are represented by
the yellow stars.
Results
The channel was wetted and stream flow was easily discemable at !!11 fOUI locations (Table I, Figures 4-
5). The channel meets the physical criteria for. fish habitat established by the Washington State in WAC
222-16-031: at least 2.0 foot bankfull width and less than 16% gradient. The documented presence of
perennial aquatic invertebrates, including the relatively pollution-intolerant families Ephemeroptera and
Trichoptera:, indicates the stream channel has not gone dry in recent years.
Compromising the condition of Kennydale Creek through the addition of impervious area and the
associated stormwater runoff will further degrade the condition of the stream (Table 2). The South Puget
Sound Forum Indicators Report (TRPC, 2006) summarizes the local impacts of impervious area;
~ Among other variables, studies have found a strong relationship between the amount of
impervious snrface and forest cover in a basin or watershed, and the health. of streams
and other v.:arer resources. The greater the amount of .impervious area and the
corresponding loss of forest cover, the less water that is absorbed into the ground -being
filtered natora1ly and slowly returning to our ground water Dr stream systems. Increased
surface runoff leads to more )?Dilution in OUI'streams and inlets, to higher and increased
numbers of flood events, and to degradation of our streams and stream beds." (South
. Puget Sound Environmental Quality -Economic Vitality Indicators Report, July 2006).
KiIig County's May Creek Basin Plan (200 I), developed for the Lake Washingron tribUtaIy
immeiliately to the north of Kennydale Creek, states:
3
"Development ,-.ities within the basin have historical.gra~ ~eamand
wetland habitats. Filling of wetlands, increased stormwafer runoff and peak
stt:eam flows, addition of sediment and pollutants to the water, and removal of
coniferous forest cover have contributed to the degradation of local habitat in the
basin.'~
Table 1. WIld FISh Conservancy observations from field verification loq!l:ioiIs (Figures 1-3), September
182008. w_
_II
Slto lstItude La~ftude Width Width Su_. Flow No'" .
A N 47.50932 W 122.19424 21eet 41eet mud Yes
. Dhched ...." channoI, soft nwd ........,.. _ canary I><ISS
riparia.
Ditched stream c:hanneI. soft mud substra1& Mth OccaBsional
B N 47.5V961 W122..19462 ' .Ieet 4 feet mud and coI:bla Y .. cotbIe. Aquatic macroinvartetrates obsarved indudad mayfly
nymph., _y larvae, and ampt,;pods.
·C N 47.51287 W 122.19756 31eet <feet cobble and sand Yes Wan-shaded stream corridor. Walar is dear and cool. Aquatic
invertebrates observed, same as B.
D N 47.51308 W 122...19738 3 feet 6,feet cotbIe and sarx::I Yes Welk;haded stream corridor. Water is dear and cool. Aquatic
invertebrntes observed, same as B ..
Table 2. Impacts from Increases of Impervious Surfaces, from Thurston Regional Planning Council.,
2003.
:. '~' .. '.' ". '. -~ . ,'I: • -.. ~ R -'t:<:'tni :::£.-.~-. -:.:.~~~:. ~-::"~-..-.':-;;--~
-,ln~rp.a5L-'d ImpErviDusm~95:-'.;, . Hiibltilt· '-. . ~ Chanm:J . ·StrCi:im~ed ...
. lea-ds to: . .. FJootiina Loss Erasion '. widening-. alteratio~"
'> -'.. 0_' -. .. • •
Incseased \'olume X X X X x
Increased pook fbv.. x x x X x
lnaeased peak flow d",.tion X X X X X
Chanl/es in sediment loalfmg X x x X x
DecreaseO base flow x
IntmlSed siream lempmlure X
lnaeased steam acidity ·x
Incseased water pollu1ioo X
SODRCES: (GV21T. 2001); V1BAKIZAnOl1 k'<ll STIfE.'.J.l5: Sn;DIES OF h-rDROLOGIClMl'}.CIS. 1997).
Kennydale Creek mayor may not =tly support a fish population, but there is no doubt that it
contributes water and aquatic invertebrateS to Lake Washington and therefore affects the water qUality
and, in part, the integrity, of Lake Washington. Lake Washington supports chinook salmon and steelhead
listed as threatened under the Endangered Species Act:; as well as sockeye and coho salmon; kokanee;
resident and sea-run cutthroat trout; and a wide variety of native non-salmlmids. Bull trout, also listed as
tlrreatened nIider the ESA, have been docuniented in Lake Washington. Many of these fish, including
juvenile chinook salmon, spend a significant amount of time rearing and feeding in the lake Washington
littoral (nearsbore) babitats that are fed by small streams including Kennydale Creek. While the streams
themselves are small, they are D.llIIleIOUS and the cumulative effects of their degradation can have
significant implications for the health and prodnctivity of Lake Wasbington and the fish th.at live there.
4 . . , ,
Figure 4. outlet under NE 24 StIeet (Site C) on September
width was 3 feet, and stream flow was easily disc=able.
Figure 5. Stream channel at Site D on September 18,
downstream from the culvert outlet under NE 24'" Street
Flow Conditions:
5
Evidence that the survey 11;. .• from September 18, 2008 are represent;. .f summer low-flow
conditions can be found in adjacent watershed stream flow data Provisional stream flow data from
USGS National Water InfOllOatiOD System
(bttp:!!waterdat;.. usgs. gov!walnwi s!uv?cb 0006O=0n&format=gif stats&period-30&site no-12120000)
demonstrate that flows in the Mercer Creek watershed, a Lake Washington tributary north of KennydaIe
creek,· were 5.4 cfs atthe time of Wild Fish Conservancy's KennydaIe survey, well DelQW the median
flQWS experienced OD September 18 during the past 54 years (Figure 6) and the mean monthly flows
during the past 62 years.
3SII.B
~
298.B
c
8
" .. 100.8
'-.,
Q.
t:
" '-
"
I·
I ....
"" '" " • " '" '-.. 18.B .J:.
" .. .,.,
Q
4.8
!lug 39 Sep 86 Sep.1S Sep 21l
---PlO'lIisional Data SUbject to Revi~;ion
c,. Hedian daily statistic (54 years} -Ili"""ru-ge
STATlSncs Of MONTKlY MEAN DATA FOR WATER YEARS 1945 -2007. BY WATER YEAR IWYI
o.t Nov Dec Jon feli Mar Apr May Jon" .luI Aug Sep
Mean 16.~ }1~.1,l -lll.0 40$ ~~.7 295 ll.h 14.7 .12.4 R.73 K(-I2 11.2
Max 44.4-77;.1. 70.7 &4$ (,1.l h7.5 ~9.9 ", ~/ ... . B.& Ih5 ~.9 22.3
(WY) ( II)K21 (2007) i 11)97) C~OO6J fI\)9(i) 1197"} 119')1. ill,.1.t)t.1 (i9~5i 11997. 12004J , 197~,
Min 7A2 11.0 11>5 )5.9 ][12 1.5.4 9.911 8.45 534 3.~2 3.2.0; 5.05
(Wy] C2{){I:01 (1977, «977) (1977) U9')31 11965i <1W4) 1195"1 (19~8i 11958) 1I<l45i 1Il:l5,)
Figure 6_ August and September 2008 USGS Stream Flow Data for Mercer Creek, a Lake Washington
tributary north of KennydaIe Creek.
Please feel free to CQntact me with any questions about Wild FIsh Conservancy's surveyor this report.
Sin=ly,
Jamie Glasgow, M.Sci.
Director of Science and Research
Wild FIsh Conservancy
42Sn88-1167
www.wildfisbconservancy.org
6
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G·d
-"1. '. (\ '.
The Honorable Jay V. White
Tria! Date: Monday, Dec. 15, Z008
Trial Time: 9:00 fLin.
IN THE SUPERIOR COURT OF THE STATE OF WASHINGTON
IN AND FORKING COUNTY
KENNYDALE CRlTICAL AREAS
ALLIANCE, a Waslrin.gtonnon-profit
. oorporatian, and SUSAN RIDER.
PetitioneIS,
v.
CITY OJ:' RENTON, B. Washington
MunicipBi Corporation; and RICHARD
LAURALEE GORDLEY, husband and
wife.
.. NO.08-2-21823-6KNT
i.
IE,.,;'! ,,..(...-
tpmH !SED] ORDER Qfu'tlH W3
PEITTIONEru;' MOTION TO
SUPPLEMENT THE RECORD
Res ancients.
THIS MATTER having come VII for hearing pursuan.t to tre motion of Petitioners
.0Gx,.h-
[mlBP5iiID] ORDERQR:MlTING PETITIONERS'
MOTION TO SUPPLEMENT THE RECORD-1
OR\G'NAL
GENDLER & MANN, UP
t424-hal1b A,venut, SLlih-1015
Sezl~llr WA 9510'
Pbonr. (2.081 s;z,...aasa
Fe::: f2;06] EZt-tl512.
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c:. . ) ••
Datcdfuis ~ clayof N~ 2008.
THE LEJAYV. WillTE
KING COUNTY WPERIOR .cOURT JUDGE
Presented 1?y:
GENDLER & MANN, ILP
9 By:
10
11 ey for Petitioners
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[Her stmLl] ORDER G:!1 'Zli"f":JG PETITIQNERS'
MOTION TO SUPPLEMENT THE RECORD-2
xtJ.=I .l3r~3Stn dH
GENt>LEH II< MANN, UP
1424 FwnbAwnu .. Stltta '1.01;
s..l!ttIa. WA 9S,01
, Phone (ZOIij S21.aee:s
Fo:: 12:0e:) 821...a5'l2
~tJSE:D' BDD2 D2 ~O~
,
/LUA.U-056, ECF, 5 •.. _-It I{ ,.
PRDJECT
NUMBER:
I •
IPROJECT NAME: l~oey'S Short Plat I
EJ Application requesting Environmerrtal (SEPI'.) RevIew and Administrative Short
Plat approval to subdivide a 36,847 square foot partei Into two lots. The two
resulting 10Is would be 17,B82 sJ. (Lot: 1) and 1B,965 ,J. (Lot 2). Kennydale
Creek, a Qass 4 creek, is present and bisects the site. A category 2 or 3 wetland
(3,500 5.f.) is present on the nor1heast portion of the site. Both proposed lots
~ouJd gain acce;s from Jones Avenue NE. An existing house and two sheds are
locairo on what would be Lot 1. The existing buildings are pro(X1S8d to be
retained. Once the wetland and stream area is deducted the resulting net
developable area is 0.73 acres. A two-1ot short plat would Yield a density of 2.74
dufnet acre. The site is generally fiat. The project requires SEPA environmental
review and short plat appmval.
IGeneral Location: I Z20B Jones Avenue NE
IZone: I Residential -4 dwelnng lHlits per acre (R-4)
IPublic Approvals: I Environmental (SEPA) Review, AdministratiVe Shqrt Plat appJ1)Va1
!Ptoject Maneger.IlGerelld Wasserr te!: 425-430-7382.. e9llaI1: gvvasser®rentQn~ gQv I
Applicant/Project Wilford Hughes, WH Hug .. CO,; 144D1lssaquah Hobart Rood; !s:saquah, WA
Contact Person: 93027
IDate of
. Appl!cat:ion: IIAu9u;t B, 2011 I
Notice o.f ~ust262011 I Complete
!APpucation:
Comments may ~.,w,
I
be
SubmItted
through:
Map: The map below is for illustrative pur]XJSeS only. In the event of omissions, errors or dlfferences,
the documents in CED's files will oontn:>l. ate!< on map to be directed to the Oty's GIS Portal.
'I~~ ' .. ~.-:,-.~"-~...:.~.I""""
'.' .':'<~ ~'~\;?1~i
iJ:, ::It~~~} ,,,, "" ~ "~.<~~ V.-'."", 'f:1r~1 ::::~··:.~~Y~.~ ",~~., 1><"'-'f."R" ';:-0' ....... \:~.",,\" .~.:'.~~c;;:-~-.. I
" "iL "W'X,,'2\iC';:" . ~:"':~ ~~~~J1-~ ~ ~!.~1
'1"0.:" ,""",, '5~lIU~' , ·L ~_-:-':';;~£~:.,i:,""~.~..r-;~
IDeci~on(s): II I
Comments on the .b<We application must be sublnitred In writing to Gerald Wasser,
Projett Ma .... ger, CED -Planning Division by 5:00 p.m. on September 9, 2011. If you nave
questiDns about this prOp""a\, or wish to be made a party of reco.rd and ......,;y., additla.nal
notification bV mai~ contact the Project: t4anag .... at 425-430-T3S2..
Return to top of Rage,
• , ., .
9/9/2011 3:55:06 PM
'.
~-9/9/2011 3:51 :49 PM
Denis taw
MaYDr
September 21;2011
Susan Rider·
·1835 NE·i.o th Sttreet
. Renton, WA 98057
Department ofComtn:un.ity ard Economic Development
. :Alex Pietsch,AdminiStrator
SUBJECT: JOEY'S SHORT PU>.T, LUA1i-D66; EcF, SHPL-A
Dear Ms, 'Rider:
'.Thank you for your letter r.:garding Joey's Short Plat, LUAll-066):U,SHPL-A that we
receive'd on September 9,,2011. Your comments have heen added to 'the file forthe
decision-maker'to consid,er, .... ' , ,. ,..
While I appreciate thehistory~nd background, as well ~s the supplemental materials,
you prClvided on ·KennydareCr~ek, this pfojectis f~nhe subdivision of limd to cr~ate ,
one ~dditi~nai lot in the·Residential.; 4 dwelling units per acre (Rciq zone, The .,
classification of Ken'nydale creek is notatls~ue" The' project would maintai~ the.
'm inimum 35-foot bl!ffer area require.d for a-tlass4 stream,
~ . .' .
, i will include you as a PartyofRecori:!.for JO~y's Sliort Plat, LUAU-066, Eel', SHPL-A,
You may ccil1tact me at (425j 430;7:382 or gWasser@rentClnw.a,gov, . . ...... :
~~
Gerald'C. Wasser. . '
Assciciat~' Planner
.... : '
Renton Oty +-Ia!l • 1055 South Grady Way • Re~ton, was:hin~~n 9B057 • rentonwa.gov •
• • DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT i[~mr~@Iffi ®
M E M 0 RAN DUM
DATE:
TO:
FROM:
. SUBJECT:
September 8, 2011
Jerry Wasser
Bob Mac oni9 .
Joey Short Plat, LUA-11-066-SHPL
Format and Legal Description Review
I have reviewed the above referenceQ short plat submittal and have the following
comments:
Comments for the Project Manager:
Please note that the application notes that Lorraine Taylor is the owner but since the
application has conveyed her interest in the property at issue to the applicant, via deed
under recording number 20110815000255.
Comments for the Applicant:
A portion of the block of text associated with City of Renton Mon # 369 is illegible.
Information needed for finai short plat approval includes the following:
Note the City of Renton land use action number and land record number, LUA-ll-066-
SHPL and LND-20-0565, respectively, on the final short plat submittal. The type size used
for the land record number should be smaller than that used for the land use action
number.
Provide a direct tie to two City of Renton Surv~y Control Network monuments. The
geometry will be checked by the city when provided.
Provide sufficient information to determine how the short plat boundary was
established.
Provide short plat and lot closure calculations.
h;\fi!e sys\lnd • land subdivision & surveying records\lnd·20 • short plm\0565'<v09091 Ldoc
Addressee N 3l)1e
Page 3 of3
Dale of Memo • •
If there are new private easement(s) proposed with this short plat, include the following
statement, juxtaposed to the subject easement: "Area for new private (utilities, access,
etc.) easement". Since the new lots created via this short plat are under common
ownership at the time of recording, there can be no easement(s) until such time as the
lots are conveyed to others, via conveyance documents. The conveying document(s)
need to include a statement about the together with and/or subject to specific
easement rights.
Add the following Declaration of Covenant language on the face ofthe subject drawing,
lfthe previous paragraph applies:
DECLARA TlON OF COVENANT:
The owner of the land embraced within this short plat, in return for the
benefit to . accrue from this subdivision, by signing hereon covenants and agrees
to convey the beneficial interest in the new easements shown on this short plat
to any and 0/1 future purchasers of the lots, or of any subdivisions thereof. This
covenant shall run with the land as shown on this short plat
If there are no new private easements defined on the subdivision the Declaration
of Covenant language currently shown can be removed.
If there is to be a Native Growth Protection Easement for the wetland and wetland
buffer area please include the relevant language and clearly delineate the area(s)
so impacted.
b.:\file syslJnd -land subdivision & surveying recordsllnd-20 -short pla1s\0565\rv0909ll.doc
• • EXHIBIT 9
Technical Memorandum
10230 NE Poinlf Drive
SNit,400
Kirkland, WA 98033
Phone (425) 8224446
Fax (425) 827-9577
To:
From:
Copies:
Chip Vincent, Planning Director, City of Renton
Jennifer Henning, Planning Manager, City of
Renton
Stephanie Smith, Werland Biologist
Kevin O'Brien, Ph.D., Senior Wildlife Biologist
Suzanne Anderson, PhD., Senior Wetland
Biologist
Date: October 20, 2011
Subject: Kennydale Creek Stream Typing
Project No.: 31821C
Otak Inc. biologists were asked by the City of Renton (City) to confirm the stream typing of
Kennydale Creek (also called Clover Creek) in the vicinity of 2208 Jones Avenue NE (parcel #
3343903602), which has been approved as a two-lot short plat (Joey's Short Plat). Otak biologists
conducted their site visit on October 6, 2011, and were able to view the stream on the subject parcel.
However, because Otak biologists lacked property access to any other parcels, they were unable to
observe the stream in its entirety. Otak biologists were only able to view additional segments of
Kennydale Creek from public rights-of way upstream of Interstate 405 (1-405), including the
intersections of: Jones Avenue NE near NE 24'" Street; NE 24'" Street near High Avenue NE; and
the stream crossing on NE 20'" Street.
Kennydale Creek is currently categorized by the City as a Class 4 stream upstream of the 1-405
crossing (Including the subject parcel), and as a Class 3 stream downstream of the 1-405 crossing.
Per the Renton Municipal Code (RMC 4-3-050.L.1.a) Class 3 and 4 streams are defined as:
Class 3: Class 3 waters are non-salmonid-bearing perennial waters during years of normal
rallfall, and/or mapped on Figure Q4, Renton Water Class Map, as Class 3. (RMC 4-11-
160 defines perennial as "Waters which flow continuous!!').
.
Class 4: Class 4 waters are non-salmonid-bearing intermittent waters during years of
normal rainfall, and/or mapped on Figure Q4, Renton Water Class Map, as Class 4.
(RMC 4-11-090 defines intermittent as ''A condition where water is not present in the channel
year-round duringyears of normal or above normal rainfal!,).
Numerous studies have been completed for different segments of Kennydale Creek. These studies
include a stream assessment conducted by Jamie Glasgow of Wild Fish Conservancy on September
K:\project\31800\31821 C\Reports\31821C techmono SA_KOB.docx
•
Chip Vincent; Planning Director, City of Renton'
IVm!ydak Creek Stream Typing
•
Page 2
October 20, 2011
18, 2008' on segments of Kennydale Creek located upstream of 1-405 (Wild Fish Conservancy
memorandum, September 23, 2008). Ms. Glasgow reported observing £low both upstream (near NE
20'" Street) and downstream (near NE 24'" Street) of the subject parcel in the autumn Of 2008.
However, since she did not assess the entire reach of Kennydale Creek located upstream of 1-405,
she did not have sufficient information to determine whether any section of the stream lacks
continuous £low during th~ summer. Additional studies on upper Kennydale Creek include a stream
assessment prepared by Carl Hadley of Cedarrock Consultants, Inc., dated February 17, 2006. Mr.
Hadley reviewed the water type classification of upper Kennydale Creek, and recommended
maintaining the Class 4 water classification of the stream.
Otak biologists were asked to determine whether the current Class 4 categorization for Kennydale
Creek on the subject parcel is correct, or if the stream meets the definition of a Class 3 stream.
The subject parcel has been approved for a two-lot short plat, and currendy has a house on the
northern portion of the property. The southern portion of the parcel consists of a mowed field
dominated by creeping buttercup (RJJnuncu/us repens), and the western portion of the parcel fronts
Jones Avenue NE. Kennydale Creek £lows from south to north on the subject parcel, and it is
located approximately 125 feet east of Jones Avenue NE, essentially bisecting the parcel. On the
subject parce~ the creek channel is densely vegetated, is approximately four feet wide, and had
between five and eight inches of very slowly £lowing water at the time of the site visit -see the
photo attached to the end of this memorandum. It is important to note that the Otak site visit
occurred on October 6, 2011 after several days of rain. Vegetation in the creek was dominated by
watercress (Nasturtium officinale), American speedwell (Veronica Americana), with some reed
canarygrass (Phalaris arnntiinacea). The two dominant species in the creek (watercress and speedwell)
are both obligate wedand species, meaning that 99-percent of the time, these plants are found in
wedand habitats. Vegetation completely filled the stream channel, growing from the channel bed and
banks of the stream., The density of the vegetation indicates that water does not £low through this
segment of the stream at a sufficiendy high velocity to prevent plants from becoming established.
The dense vegetation also indicates that this segment of the stream may lack surface water flow
during the summer, but it likely has high enough groundwater to support the hydrophytic (water-
loving) veg~tation.
Looking upstream (to the south) from the subject parcel, the stream bed appears to generally lack
vegetation, indicating water may £low through that segment at a higher velocity than on the subject
parcel, thereby precluding vegetation establishment Other segments of the stream channel that we
were able to view from public rights-of-way (both up-and downstream of the subject parcel) also
generally lacked vegetation, indicating potentially higher velocity flows or impoundment However,
many of these segments were viewed at or near culvert inlets or oudets, which can influence stream
£lows, and may not be representative of the stream's characteristics. Downstream (north) from the
subject parce~ there is a pond on a parcel adjacent to Jones Avenue NE, just south of the NE 24'"
K \project\31800\31821 C\Reports\31821 C techmemo SA_KOB.doo::
•
Chip Vincent, Planning Director, City of Renton
Kemrydale Creek S tmam Typing
•
Page 3
October 20, 2011
Street. It appears that Kennydale Creek enters and exits the pond via culverts prior to crossing
beneath Jones Avenue NE.
While our site visit and data collection was limited by property access and time of year, it is our best
professional judgment that some portions of Kennydale Creek upstream of 1-405, particularly in the
vicinity of 2208 Jones Avenue NE, may lack surface water flow during some portion of the year,
thereby meeting the definition of a Class 4 water per RMC 4-3-050.L.l.a.iv. While it is likely that
some segments of Kennydale Creek located upstream of I-405 remain inundated throughout the
year; the heavily vegetated nature of the stream channel on the subject parcel suggests that a
combination of evapotranspiration and infiltration during at least a portion of the summer may
result in a lack of surface water flow in this segment of the stream.
Photo looking downstream (towards the north) at Kennydale Creek on the joey's Short Plat parcel.
Note the dense vegetation in the stream channel.
K: \project\31800\3'1821 C\Reports\31821 C techmemo SAJ(OB.docx
• EXHIBni~
Altmann Oliver ASsociates, LLC
PO Bmc 57R
August 4,2011
Bill Hughes
WH Hughes Homes
14401 Issaquah-Hobart Rd SE
Issaquah, WA 98027-6925
OA
Planning &
Landscape
Architecmre
AOA-4072
SUBJECT: Revised Critical Areas Review for Joey's Short Plat (File No. 11-021)
220B Jones Ave. NE, Renton, WA (Parcel 334390-3602)
Dear Bill:
On June 30, 2011 I conducted a wetland and stream reconnaissance and
delineation on the subject property utilizing the methodology outlined in the 1997
Washington State Wet/ands Identification and Delineation Manual. The primary
focus of the initial reconnaissance was on the southwestern portion of the site .in the
vicinity of a proposed new residence to be constructed as part of the short plat. A
subsequent site visit was conducted on July 26, 2011 to map the approximate
location of a wetland located in the northeastern portion of the site.
Existing Conditions
T.he northwest portion of the site is currently developed with an existing single-family
residence and associated detached out-buildings. The southwestern portion of the
site in the vicinity of the proposed residence consists of a flat mowed upland lawn.
Soil borings taken throughout this portion of the site revealed dry, non-hydric, high
chroma soils and there was no evidence of ponding or prolonged soil saturation.
Kennydale Creek drains from south to north through the central portion of the site.
During the initial field investigation, the ordinary high water (OHW) of the west side
of the stream was delineated. The delineated boundary was subsequently surveyed
by Touma Engineers and Land Surveyors, PLLC and is depicted on the survey
drawing. Kennydale Creek is considered a Class 4 stream by the City of Renton
and would require a 35-foot buffer.
Kennydale Creek on the site consists of a well-defined channel that appears to have
been historically ditched. Vegetation along the stream banks is mowed to the edge
of the channel and plant species within and adjacent to the channel at the time of the
field investigation consisted almost entirely of reed canarygrass (Phalaris
Bill Hughes
August 4, 2011
Page 2
• •
arundinacea) and watercress (Rorippa nasturtium-aquaticum). Woody vegetation
along the stream corridor was generally restricted to one twin red alder (Alnus rubra)
tree adjacent the southern portion of the channel.
In addition to Kennydale Creek, a disturbed wetland was observed in the
northeastern portion of the site. The approximate location of this wetland was
mapped during the July 26, 2011 site visit and is depicted on your density calculation
sheet (attached). The wetland consists of a shallow topographic depression that
appears to extend slightly off-site to the north. Vegetation within the wetland at the
time of the site visits included Pacific willow (Salix lasiandra), Himalayan blackberry
·(Rubus discolor), reed canarygrass, creeping buttercup (Ranunculus repens), giant
horsetail (Equisetum telmateia), Watson's willow-herb (Epilobium watsonii), and
scattered skunk cabbage (Lysichiton americanum). Hydrology within the wetland
was generally assumed based on the presence of disturbed hydric soils.
Since this wetland is located more than 15 feet from the eastern OHW of the stream,
and the maximum possible buffer from this wetland would be 50 feet, the buffer from
Kennydale Creek would be more restrictive. The maximum 50-foot buffer is based
on the unlikely possibility that the wetland is a Category 2 rather than a more likely
Category 3 wetland which requires a 25-foot buffer per RMC 4-3-050M.6.c.
Priority Habitats and Species
As part of the stream assessment, the Washington Department of Fish and Wildlife's
Priority Habitats and Species database was reviewed. This database does not
indicate that any priority habitats or species are located on or adjacent the property.
In general, the habitat value of the on-site riparian corridor is relatively low due to the
historic and on-going vegetation maintenance that has resulted in a low plant
species and structural diversity along the stream channel.
Conclusion
As part of the proposed short-plat, a single-family residence would be constructed
within the lawn in the southwestern portion of the site. It is rny understanding that
since: 1) the proposed residence would be constructed outside of the 35-foot stream
buffer and 2) there is no proposed activity within the wetland area located east of the
stream, there are no proposed critical area impacts on the site.
Bill Hughes
August 4, 2011
Page 3
• •
If you have any questions regarding the reconnaissance or stream delineation,
please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist
1'1
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. •.
I I
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• • EXHIBIT 11 oResources, LLC
Ph 253-896-1011
Fx 253-896-2633
5007 Pacific Hwy E., Ste. 16
Fife, Washington 98424
WH Hughes Company, Inc.
14404 Issaquah-Hobart Road, Suite 104
Issaquah, Washington 98027
(425) 444-3367
Attn: Mr. Bill Hughes
July 26. 2011
Geotechnicallnfi~rati6n Letter
2208 Jones Avenue NE
Renton. Washington
PN: 3343903602
Job No. WHHughes.JoneAve
tNTRODUCTION & SCOPE
AUG -8 lin,
This letter addresses the feasibility of infiltration for the proposed single family
residences to be located at 2208 Jones Avenue NE in Renton, Washington, as shown on
Figure 1. We visited the site on June 15, 2011. The purpose of our services was to
evaluate the surface and subsurface conditions at the site as a basis for developing and
providing geotechnical stormwater recoinmendations for the proposed development.
Specifically, our scope of services for the project included the following:
1. Visiting the site and conducting a geologic reconnaissance to assess the site's
soil, groundwater and slope conditions;
2. Exploring the subsurface conditions in the pond areas by excavating two test pits
across the site;
3. Completing laboratory grain size analysis for the site soils; and
4. Providing infiltration rates for the stormwater faCility, as appropriate.
SITE CONDITIONS
Surface Conditions
The site is in an area of eXisting residential development. The site consist of a
single tax parcel that measures about 25 feet deep (east to west) by 150 feet wide (north
to south) and encompasses about 0.85 acres. The site is currently developed with an
existing single family residence located in the northwest corner of the parcel. The site is
bounded by residences on the north and south, Jones Avenue on the west, and by a
vacant parcel on the east.
The homesite is generally level, to slight lower, than Jones Avenue on the west.
Behind the house is a shallow seasonal drainage that tends to fiow from south to north
across the parcel. The bottom of the drainage is about 2 to 3 feet below the existing
residence (see attached photographs). On the east side of the drainage, the site slopes
back up to the east. According to topographic information obtained from the King County
IMap website, total topographic relief across the parcel is on the order of 10 feet.
The site is mostly covered with grass and scattered omamental trees. The
eastern, upper portion of the site is covered with a dense stand of younger trees and
native shrubs. .
WHHughes.JoneAve
July 26, 201.1
Page 2
Site Soils
• •
The USDA Natural Resource Conservation Service (NRCS) Web Soil Survey for
Pierce County maps the soils in the area of the site as Indianola loamy sand (InC). The
Indianola soils are derived from sandy glacial outwash deposits that form on 6 to 15
percent slopes and are listed as having a "moderate" erosion hazard. These soils are
listed in hydrologic soils group "A".
Subsurface Conditions
As stated, the subsurface conditions underlying the site were evaluated by
excavating two shallow test pits with a mini-excavator. In general, out test pits
encountered about 4 to 6 inches of sod and topsoil overlying a loose to medium dense
silty fine to medium sand. These shallow soils mantled a dark brown/gray fine to medium
sand with minor amounts of si~ and organics. The subsurface conditions in the two test
'pits were fairly consistent and generally confinmed the mapped stratigraphy. The soils
encountered were visually classified in accordance with the Unified Soil Classification
System (USCS), a copy of which is attached as Figure 4. The Test Pit Logs are attached
as Figure 5.
Grain Size Analysis
Our geotechnical laboratory tests were completed on representative samples
collected from the proposed stormwater facility. The enclosed laboratory testing sheets
graphically present these results.
Groundwater Conditions
Slow groundwater was observed at about 3% feet below existing grades in both test
pits. The depth of seepage was generally consistent with the level of water in the drainage
ditch east of the residence. Based on the nature of the near surface soils, we anticipate
fluctuations in the local groundwater levels will occur in response to precipitation patterns,
off-site construction activities, and site utilization.
CONCLUSIONS AND RECOMMENDATIONS
Based on the soils encountered in our explorations, laboratory analyses, and our
engineering analysis, we conclude that the infiltration of stormwater is feasible in the native
.sand appears feasible from a grain size standpoint. According to the 2009 King County
Stormwater Manual, Appendix C2.2.2.1.b, a minimum of i-foot of separation is required
between the seasonal high groundwater and the bottom the infiltration gallery; therefore
there may not be sufficient separation between the bottom of an infiltration gallery and
. seasonal high groundwater.
Stormwater Infiltration
Stormwater infiltration rates for the site soils were determined in accordance with
the 2009 King County Stormwater Manual, Appendix C. We performed sieve analysis on a
representative soil sample collected from the outwash soils. Based on the results of our
sieve analysis and our experience, the upper loamy sand would be considered a Type 4
soil, whereas the deeper, cleaner sand would be a Type 3 soil (Appendix C.2.3.2). We
would recommend a maximum infiltration rate of 4 for the deeper sand and a rate of 1 for
the upper silty sand. We recommend that an appropriate factor of safety should be applied
to this value. A typical factor of safety of 2 is usually applied to surface grade stonmwater
systems. A higher factor of safety should be considered for a below grade stormwater
system. We recommend that we observe the excavation of the infiltration system to verify
WHHughs.JoneAve.l
July 26,2011
Page 3
•
that suitable soils have been exposed .
•
Appropriate design, construction and maintenance measures will be required to
ensure the infiltration rate can be effectively maintained over time . It should be noted that
special care is required during the grading and construction periods to avoid fine sediment
contamination of the infiltration system, especially from the overlying loamy gravels. This
may be accomplished by using an alternative storm water management location during
grading and construction activities or leaving the bottom of the systems 1 to 2 feet high, and
subsequently excavating to the finished grade once the driveways are paved and
landscaping is installed . All contractors working on the sit e (builders and subcontractors)
should be advised tq avoid "dirty" stormwater flowing to the site's s(ormwater system during
construction and landscaping actMties at the site. Concrete trucks should not be washed
or cleaned on-site.
Suspended solids could clog the underlying soil and reduce the infiltration rate for
the system. To reduce potential clogging of the infiltration systems, the infiltration system
should not be connected to the stormwater runoff system until after construction Is complete
and the site area is landscaped, paved or otherwise protected. Temporary systems may be
utilized through construction. Periodic sweeping of the paved areas will help extend the life
of the infiltration system .
• ••
We trust this is sufficient for your current needs. Shou ld you have any questions,
or require additional information, please contact us at your earl iest convenience.
Respectfully submitted,
GeoResources, LLC
KSS:RMH:kss
Renee M. Hadley
Staff Geologist
DoclO : WHHughs.JoneAve.l
Attachments: FtgUfB 1: SHe Vicinity Map
FIgure 2: Exploration Map
Fi~e 3: USDA SoIl Map
Fl~e 4: Unified Soil Oessffication Sys lem
Fogure 5: Test p~ Log. .
Grain Size Analysis
Principal
•
GeoResources, LLC
5007 Pacific Highway East, Surra 16
Fifa, Washington 98424
Phone : 253-696-1011
Fax: 253-896-2633
•
Approximate Site Location
Site Vicinity Map
2208 Jones Avenue NE
Renton, Washington
DoclD: HughesJonesStF July 20'1
Not to Scale
figure 1
Apprqximate Site Location
ma created from the USDA Natural ResoUrce Conservation Service Web Soli Surve
Soli
T e
InC
,~
,w~ .Yf"~
5
So il Name
Ind i anol a loam sand
GeoResources ,LLC
5007 Pacific Highway East, Suite 16
Fife , Washington 98424
Phone: 253-896-1011
Fax: 253-896-2633
Paren t Materia l
Sand Glac ial Outwash
DoclO:
Slopes Erosi on Ha1:ard
6 t o 15 Moqerate
NRCS SCS Soils Map
2208 Jones Avenu e NE
Renton, Was hingto n
J uly 2011
Hydrol o gic
Solis Grou
A
Not to Sca1e
F1gure 3
.! ,
SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS GROUP GROUP NAME
SYMBOL
GRAVEL CLEAN GW WELL-<3RAOED GRAVEl., FINE TO COARSE
GRAVEL GRAVEL
COARSE GP POORLY-GRADED GRAVEL
GRAINED More than 50%
SOILS Of Coarse Fraction GRAVEL GM SILTY GRAVEL Retained on WITH FINES No.4 Sieve
GC CLAYEY GRAVEL
More than 50% SAND CLEAN SAND SW WELL-GRADED SAND, ANE TO COARS E SAND
Retained on
No . 200 Sieve SP POORLY-GRADED SAND
More than 50%
Of Coarse Fraction SAND SM SILTY SAND
Passes WITH FINES
No.4 Sieve SC CLAYEY SAND
SILT AND CLAY INORGANIC ML SILT
FINE CL CLAY GRAINED
SOILS UquidUmlt
Less than SO ORGANIC OL ORGAN IC SILT , ORGAN IC CLAY
SILT AND CLAY INORGANIC MH SILT OF HIGH PLASTICITY, ElASTIC SILT
More than 50%
Passes CH CLAY OF HIGH PLASTICITY, FAT CLAY
No . 200 Sieve Uquld limit
50 or more ORGANIC OH ORGANIC CLAY, ORGANIC SILT
HIGHLY ORGAN IC SOILS PT PEAT
NO TES : SOIL MOISTURE MODIFIERS :
1. Reid dasslflcatlon Is based on visual examination of sotl Dry-Absence of moisture, dry 10 th e touch
In gonn accordance with ASTM 02488-90.
MoI.t-Damp. but no vis ible water
2. Soli classmcatJon uslng laboratory tests Is based on
ASTM 02487-90. Wel-Visible free water or saturated , usually soIlls
obtained from below walBf' tabla
3 . Description of sofl density or consistency are based on
Interpretation of bkm count deta, visual appearance of
sol's, end or lest data.
GeoResources, LLC Unified Soil Classification 5007 Pacific Highway East, Suite 16
F~e, Washington 98424 2208 Jones Avenue NE
Phone : 253-896-1011 R e nton, W ashington
Fax: 253-896-2633
DeclO: Hughes.JonesSlF I July 2011 I Figure 4
i
,
Depth (ft)
0 -%
% -2
2 -4
. Depth (ft)
3Y> -4
Soil Type
SP
Soil Description
Sad over Topsoil
Test Pit TP-1
Location: Front of site
Light gray/tan with orange mottling, silty fine to medium SAND (loose to medium dense,
moist)
Dark brown/gray fine to medium SAND, some silt, scattered organics (medium dense,
moist to wet)
Temninated at 4 feet below ground surface.
No caving observed.
Slight groundwater seepage observed from 3% feet.
Test Pit TP-2
Location: Back of site
Soil Type Soil Description
Sad over Topsoil
Light gray/tan with orange mottling, silty fine to medium SAND (loose to medium dense,
moist) .
SP Dark brown/gray fine to medium SAND, some silt, scattered organics (medium dense,
moist to wet)
Terminated at 4 feet below ground surface.
No caving observed.
Slight groundwater seepage observed from 3 feet.
GeoResources, LLC Test Pit Logs
2208 Jones Avenue NE
Renton, Was hington
5007 Pacific Highway East, Suite 16
Fife, Washington 9B424
Phone: 253-896-1011
Fax: 253-896-2633
DeclO: Hughes.JonesSt.F I July 2011 ! Figure 3
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GRAIN SIZE -mm. " C % Gravel % Sand % Fines " %+3" I Clay :0 Coarse I Ane Coarse Medium Fine Sill
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" ~ SIEVE PERCENT SPEC," PASS? Material Description ~ SIZE FINER PERCENT (X.NO) Lt Grey/Bm,orange mottled silty sand '" -#4 99.S 0
Q) #10 97.8 > #20 94.4 ~ Atterberg Limits
'0 #40 82.7 PL= LL-PI= .s #60 57.1
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Sample Number: 0902827
Location: 2208 Jones Ave. N.E. Renton Date: 6-15-11
c a GeoResources, LLC Client: W. H. Hughes I Projaet: 220& N.R Jones Road Renton
'" 6-15-11
Fife, WA Proiect No: 0902827 Fiqure
Tested By: -'C""R"O"---________ Checked By: )"C<l:RIl,OL-_______ _
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SIZE FINER PERCE NT (X=N O) Lt Grey/Bm. orange mottled silty sand
0 #4 100.0
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Sampl e Num b er: 0902826 .B Dat e: 6-15-11 ~ L ocat i o n: 2208 Jones Ave. N.E. Renton
0 GeoResources , LLC · Clie n!: W. H. Hugbes ~ Proj ect: 2208 N.B. Jones Road Renton
IXJ 6-15-11
Fife WA Prol ec t No : 0902827 Fl our.
Tested By: -'C"-R"'O'--_______ Che c ke d By : "'C"R"'O _______ _
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The Honorable
Phil A. Olbrechts
Hearing Examiner
City of Renton
Dear Sir
'. • •• CIl'Y OF RENTON$I EXHIBIT 5
OCT 132011 October 12, i011
RECEIVED
CIl'Y CLERK'S OFFICE
iOi'-i9 uJ11,
Cc. i3o'Wt rJci Ito'1, c,ft c.lc~k:
U;.(('i IJp.fre.1 1 elf-.( AHy
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C~'f VI~eI1+-' IiC%"r1I~J DI,eL~
5rM..frvckr/J Dcl/ ~'c
We are appealing the recent approval of Joey's Short Plat at 2208 Jones AveNE [LUAll-0661 dueto the
categorizatiori of Keimyda Ie Cree k as a Class IV [intermittent] stream and the resultant inadequate
buffer zones imposed. We ~re requesting that the creek becorrectJy identified as Class III, in accordance
with RMC4-3-050 L Lajii; and that the appropriate buffers be required before any further action is
taken on this short plat.
This creek is a spring fed stream which is classified as perennial [Class III] a short distance from this plat,
and is furthermore a headwaters stream originating in the peat wetlands less than a block away from
the proposed Jots. We do not believe that the City has shown the required due diligence in this matter.
and we are seeking an upgraded classification based on pur voluminous collection of supporting
documentation.
Sincerely
Susan Rider
1835 NE 20"' St
Renton, WA
(425)228-8711
William O'Connor
921 S Washington St
Port Angeles, WA
(360)457-3437
Kennydale Critical Areas Alliance
" ....... ..;.:
• October 11, 2011
City of Renton Environmental Review committee
Attn: Gerald Wasser, associate planner
RE: Joey's sho.rt plat
LUAll-066, ECF, SHPL-A
•
This letter is in regards to the DNS-M decision on the short plat application for the property currently
defined as 2208 Jones Ave NE. I have no issue with the short plat request itself; in fact, it is a great
neighborhood infill project. I would like someone to confirm that the existing house is in fact hooked up
to the sewer system and not still on septic. Sewer hook-up should be required for both the existing and
proposed lots based on the proximity to the creek.
The main purpose of this letter is to comment on the proposed "mitigation" requirements suggested by
the City, specifically the "native growth protection easement."
1. This easement is essentially a taking of land that historically was in agricultural use. The
requirement is for a 35' buffer along Kennydale Creek (which, by the way, is a man-made
channel through the subject property). Why would the remaining property east of that
buffer also need to be included in the easement?
2. The proposed NGPE does not allow any mowing, pruning, or removal of vegetation. And
yet, per the report, many of the existing plant species are non-natives and one in particular
is highly invasive. Without the ability to cut, prune, mow, or remove ANY vegetation, the
area will once again be overtaken by Himalayan blackberries and even the boundary of the
easement (at the split rail fence) will be impossible to maintain. Himalayan blackberries are
not "native growth" nor do they provide the best habitat.
This NGPE may look great on paper, but it actually creates a negative impact on the environment itself.
It prevents anyone from doing any kind of creek or habitat restoration with actual native plants. The
establishment of the NGPE as written would require future property owners to turn their backs on this
environmental asset called Kennydale Creek.
I kindly request that the Environmental Review Committee reconsider their response to this topic.
::;2t6~ ~""' 2216 Jones Ave NE
Renton, WA 98056
425.254.1254
Gil\' GF R~NTON
RECE.iVED
OCT 11 2011
BUILDING DIVISION
r----------c--------------------------------\.
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE: August 26, 2011
PROJECT NUMBER: WAll·OGG, ECF, SHPL-A
PROJECT NAME: Joey's Short Plat
PROJECT DESCRIPTION: Applicant requests to subdivide a 36,847 square foot parcel into two lots. The
two resulting lots would be 17,882 s.f. (Lot 1) and 18,965 s.f. (lot 2). Kennydale Creek, a Class 4 creek, Is present and
bisects the site. A Category 2 or 3 wetland (3,500 s.f.) is present on the northeast portion of the site. Both proposed
lots would gain access from Jones Avenue NE. An existing house and two sheds are located on what would be lot 1.
The existing buildings are proposed to be retained. Once the wetland and stream area is deducted the resulting net
developable area is 0.73 acres. A two-lot short plat would yield a density of 2.74 du/net acre. The site is generally flat.
The project requires SEPA environmental review and short plat approval.
PROJECT LOCATION: 2208 Jones Avenue NE
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has
determined that significant environmental impacts are unlikely to result from the proposed project. Therefore. as
permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-
M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single
comment period. There will be no comment period following the issuance of the Threshold Determination of Non-
Significance-Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M.
PERMIT APPLICATION DATE: August 8, 2011
NOTICE OF COMPLETE APPLICATION: August 26, 2011
APPLICANT/PROJECT CONTACT PERSON: Wilford Hughes; W.H. Hughes Co.; 14401 Issaquah Hobart Road;
Issaquah, WA 98027
Permits/Review Requested:
Other Permits which may be required:
Requested Studies:
Location wh~re application may
be reviewed:
PUBLIC HEARING:
CONSISTENCY OVERVIEW:
Zoning/land Use:
Environmental (SEPAl Review, Administrative Short Plat approval
Hydraulic Permit Approval, Construction Permit
Wetland Delineation and Geotechnical Study
Department of Community & Economic Development ICED) -Planning
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98057
NfA
The subject site is designated Residential Single Family IRSF) on the City of
Renton Comprehensive Land Use Map and Residential -8 (R-B) on the City's
Zoning Map.
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CEO -Planning Division, 1055 So. Grady Way, Renton, WA 98057.
Name/File No.: Joey's Short Plat/LUA11-066, ECF, SHPL-A
NAME: ______________________________________________________________ __
MAiliNG ADDRESS:
TELEPHONE NO.:
\.
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Proposed Mitigation Measures:
EnVironmental'AI Checklist •
The project will be subject to the City's SEPA ordinance, RMC 4·7-070, RMC 4·3-
050.l, RMC 4-3-080.M, RMC 4-2-110 and other applicable codes and
regulations as appropriate.
The following Mitigation Measures will likely be imposed on the proposed.
project. These recommended Mitigation Measures address project impacts not
covered by existing codes and regulations as cited above.
The applicant will be required to follow the recommendations of the Geotechnical Report with regard to site,
utility, and building construction;
The applicant will be required to install construction and erosion control fencing on the west side of the creek to
prevent intrusion into the stream buffer. The fencing must be installed prior to the issuance of construction
ond/or building permits and remains until the completion of construction.
Comments on the above application must be submitted in writing ·to Gerald Wasser, Associate Planner, CEO -
Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on September 9, 2011. If you have
questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact
the Project Manager. Anyone who submits written comments will automatically become a party of record and will be
notified of any decision on this project.
CONTACT PERSON: Gerald C. Wasser, Associate Planner; Tel: (425) 430-7382;
Eml: gwasser@rentonwa.gov
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
" • • EXHIBIT 4
PLAN~ING DIVISION
ENVIRONMENTAL CHECKLIS1,'~on
. . -'-, , \ . \ . ~ ,""
City of Renton Planning Division
1055 South Grady-Way, Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
. PURPOSE OF CHECKLIST: ~" "cc:;~\~~1)J
q """ 1(' It"'\. \\..):\\L.."1~
The State Environmental Policy Act (SEPA), Chapter. 43.21 C RCW, requires all governmental agencies to
consider the environmental impacts of a proposal before making decisions. An Environmental Impact
Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the
quality of the environment. The purpose of this checklist is to provide information to help you and the
agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be
done) and to help the agency decide whether an EIS isrequired.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of your
proposal are significant, requiring preparation of an EIS. Answer the questions briefiy, with the most
precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most cases,
you should be able to answer the questions from your own observations or project plans without the need
to hire experts. If you really do flot know the answer, or if a question does not apply to your proposal, write
"do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary
delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations. Answer these questions if you can. If you have problems, the governmental agencies c~m
assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land. Attach any additional information that will help describe your proposal
or its environmental effects. The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact.
USE OF CHECKLIST FOR NON PROJECT PROPOSALS:
Complete this checklist for nonproject proposals, even though questions may be answered "does not
apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D).
For non project actions (actions involving decisions on policies, plans and programs), the references in the
checklist to the words' "project," "applicant," and "property or site" should be read as "proposal,"
"proposer," and "affected geograph.ic area," respectively.
- 1 -
06/09
.H:\CEO\Oata\Forms-Templates\Self-Help Handouts\Planning\envchlst.doc
• A. BACKGROUND
1. Name of proposed project, if applicable:
To~1 5 ~r \-veAl
2.
3. Address and phone number of applicant and contact Plrson: _,
144.0 I I.~AQ.0~ .. t.lp6 .... y-r
4.
::r::sSAQvAv/ L..A...> A '1' ~z 7
Date checklist prepared:
5. Agency requesting checklist:
t... ,,~! of
6. Proposed timing or schedule (including phasing, if applicable):
7. Do you have any plans for future additions, expansion, or further activity related to or connected
with this proposal? If yes, explain.
~&>
8. List any environmental information you know about that has been prepared, or will be prepared,
directly related to this proposal.
9. Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
~P
10. List any governmental approvals or permits that will be needed for your proposal, if known.
11. Give brief, complete description of your proposal, including the proposed uses and the size of the
project and site.
\0
34.,77 D
WI II be..-
k
s ... (", JY-\ u.....!} I
q. F7' I~D
-2-
H:\CED\Dala\Forms-Temp!ates\Self-Help Handouts\Planning\envchlstdoc
06/09
• .. .
•
• • 12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township, and
range if known. If a proposal would occur over a range of area, provide the range or boundaries
of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if
reasonably available. While you should submit any plans required by the agency, you are not
required to duplicate maps or detailed plans submitted with any permit applications related to this
checklist.
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a.
b.
General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous,
other______ I
F L A-i" . U-.l ,\r-q ~~ ~ \ e(>~
+0 ~ tA6"1 PA~ -r --fk-L-?-et.J ...
What is the steepest slope on the site (approximate percent slope?)
What general types of soils are. found on the site (for example, clay, sand, gravel, peat,
muck)? If Yc>u know the classification of agricultural soils, specify them and note any
prime farmland.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe. .
e.
f.
h.
N°
Describe the purpose, type, and approximate quantities of any filling or grading proposed.
Indicate' source of fill.
Could erosion occur as a result of clearing, construction, or use?
describe.
If so, generally
About what percent of the site will be covered with impervious surfaces after project
construction (for example, a~~~tbUildiJ9S)? ...
12°/~t Z 4,D T01""AL.
Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
-3-06109
H:\CED\Oata\Forms.Templates\Self-Help Handouts\Planning\envchlst.doc
• • 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.
b,
c.
Are there any off-site sources of emission or odor that may affect your proposal? If so,
generally describe.
Proposed measures to reduce or control emissions or other impacts to air, if any:
3, WATER
a. Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site (including year-
round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type
and provide names, If appropriate, state what stream or river It trows into.
C ' ..... ,..~ S T? ~A; L. \ A~ "t s. +f4k""--
C-A""-2-~~
2) Will the project require any work over, in, or adjacent to (within 200 feet) the described
waters? If yes, please describe and attach available plans. , \ w "'--'1
~~e. ~ \\~ ~ C2... f::::. t..J Ii\""\; I t""
.tt= ~ o'F-a.H,.w. =* ...s-r~f...k"""-U'
3) Estimate the amount of fill and dredge material that would be placed in or removed from
surface water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material.
"II::>
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
('-/t?
5) Does the proposal lie within a 1 DO-year fiood plain? If so, note location on the site plan.
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge,
-4-06/09
H :\CEOillata\Forms-T em p lates\Self -Help Hando~ts\P Ianni ng\envchlst. doc
.. '
• • b. Ground Water:
1) Will ground water be withdrawn. or will water be discharged to ground water? Give
general description, purpose, and approximate quantities if known.
2)
c.
1)
2)
, .. d.
Describe waste material that will be discharged into the ground from septic tanks or other
sources, if any (for example: Domestic sewage; industrial, containing the following
chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of
such systems, the number of houses to be served (if applicable), o~the nu. r of
animals or humans the system(s) are expected to serve.
. ~o...:>.5't-tP ' t l b.z.-c., ~ \
~l::> . c.. ~ +'1' SM L~"" ()9.-~r ~7r:> te..-v---
Water Runof~ (including storm witer): /
Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water fiow? Will this water
fiow into other waters, If so, describe. \ '?.k~ \= (~ 0 ill L->~J\.s
Could waste material enter ground or surface waters? If so, generally describe.
tie>
Proposed measures to reduce or control surf~ce, ground, and runoff water impacts, if I
any: A~~~<lQ S~~ u.-rA:.-r~~ "5 'fS~
-fr= ~~~ rW',,-,"o-4
4. PLANTS
a. Check or circle types of vegetation found on the site:
~ deciduous tree: alder, maple, aspen, other
__ evergreen tree: fir, cedar,. pine, other
shrubs '
~ grass
__ pasture
__ crop or grain
__ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
water plants: water lily, eel grass, milfoil, other I other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
;J~,Jf.
c. List threatened or endangered species known to be 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: N ol\l£,.
-5-06/09
H:\CED\Data\Forms-TempJates\Self-Help Handouts\Planning\envchlsldoc
• • 5. ANIMALS
".
, "
Circle any birds and animals, which have been observed on or near the site or are known
to be on or near the site:
Birds: hawk, heron, eagle, songbirds, other . P<=bj,J;" J r I ,,"cL
Mammals: deer, bear, elk, beaver, other ___ --LtJ=-oN~~f~=_-:_-
Fish: bass, salmon, trout, herring, shellfish, other __ -,-N=DoAJi=l. __ _
@ List any threatened or endangered species known to be on or near the site.
"'prJ£.
c. Is the site part of a migration route? If so, explain
NO
d. Proposed measures to preserve or enhance wildlife, if any:
tl°tJf..
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
-• •
b.
::~~:~~ri~~~j:~:s energy needs? Descr~ble Whe:),"" • wI" 0, "';J;;;'E~
tJATI.Jf?-.Ar'-6.1'6 -rt~T w-N&~£ I; ~ (e.t-k.<tL -L Ie> ~ c9...cj :feto.er-.. ;f [; ~
Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
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:
rJ~;.)E..
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk
of fire and explosio!1, spill, or hazardous waste, that could occur as a result of this
proposal? If so, describe. N t9
Describe special emergency services that might be required.
2) Proposed measures to reduce or control environmental health hazards, if any:
r/t:>f\.!fj;;
-6-06/09
H:\CED\Data\Forms-TempJates\Self-Help Handouts\Planning\envchlst.doc
• • b. Noise
1) , What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)? , rJEJtUC..
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 wha~s':~=-~from ~ J21:;:;r~.
A--
N-. -~"""'" ~ '_oC -l.::, ... 00 r .-.-
3) Proposed measures to reduce or control noise impacts, if any:
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
rr~ 1>~f;;.f:"7 :5,"4 Ie...-' y/r ........ j
b, Has the site been used for agriculture? If so, describe,
c. Describe any structures on the site. , (\.
a -o'-"-t-6....s-L ,C:Fi "-~ J
I -' ~~ / I -~ ~ .
d. Will any structures be demolished? If so, what?
,Yo. -
e. What is the current zoning classification of the site?
K.~. 4-
? What is the current comprehensive plan designation of the site?
g. If applicable, what is the current shoreline master program designation of the site?
rJ/A.
h. Has any part of the site been classified 'as an "environmentally sensitive" area?
specify. • f"-) _ .,-(.p.; <!" ~ !:; T j:1!-A'-"'"
If so,
i. Approximately how many people would reside or work in the completed project?
c~!:~ +-7. f 4-~6
06/09
H:\CED\Data\Forms-Templates\Setf-Help Handouts\Planning\envchlst.doc
• • j. Approximately how many people would the completed project displace?
(9
k. Proposed measures to avoid or reduce displacement impacts, if any:
I. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
9. HOUSING
a.
b.
Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
D
c. Proposed measures to reduce or control housing impacts, if any:
tJ'D,.Jf....
10. AESTHETICS
a.
b.
c.
What is the tallest height of any proposed structure(s), not including antennas; what is the
principal exterior building material(s) proposed.
3 0 pr sr~JHALIl' PL,..Jt..s r~87":r-
What views in the immediate vicinity would be altered or obstructed? \J
,JCJ,Je.
Proposed measures to reduce or control aesthetic impacts, if any:
,JDtJL
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of.d9Y would it mainly
occur? A. -r"J"'''L~1 r:l'~ l-t--5~ f~
6) ~ Ie.-F,Arv-/1..j r!-.:>:J.JE.... A r-r~ D.A tt.. L.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
-8-06/09
H:\CED\Data\Forms·Templates\Setf·Help Handouts\Planning\envchlstdoc
-
• • 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? rJ0
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation?
If so, generally describe. NO
How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur .
. g. Proposed measures to reduce or control transportation impacts, if any:
Not-lf..
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
tJO
b. Proposed measures to reduce or control direct impacts on public services, if any.
,JolI.!L
16. UTILITIES
a.
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. N c> r-Je.....-:) U -\-\ \.*,(,3$
C. SIGNATURE
I, the undersigned, declare under penalty of perjury under the laws of the State of Washington that
to the best of my knowledge the above information is true, correct, and complete. It is understood
that the lead agency may withdraw any declaration of non-significance that it might issue in
reliance upon this checklist should there be any willful misrepresentation or willful lack of full
disclosure on my part.
Proponent Signature:
Name Printed:
Date:
-10-06/09
H:\CED\Oata\Forms-Templates\Self-Help Handouts\Planning\envchlst.doc
q
.-. . -
.. . • Gerald Wasser
From:
Sent:
To:
Phil Olbrechts [olbrechtslaw@gmaiLcomj
Monday, December 12, 2011 1 :33 PM
Gerald Wasser
Jennifer T. Henning Cc:'
Subject: RE: LUA 11-066, ECF, SHPL-A, Joey's Short Plat
The City's objections are overruled and the 81 pages offered by the Appellants are admitted as Ex. 40. The affidavits
may have been submitted for the purpose of another project, but they are probative on the issue of whether Kennydale
Creek is perennial. Any party may submit responsive comments to the documents by 12/16/11.
As previously ordered, objections to the documents submitted by Ms. Gordley must be received today. If no objections
are received, Ms. Gordley's letter will be admitted as Ex. 41 and all other persons will have until 12/16/11 to respond to
it.
From: Gerald Wasser [mailto:GWasser@Rentonwa.gov]
Sent: Monday, December 12, 2011 9:26 AM
To: 'Phil Olbrechts'
Cc: Jennifer T. Henning
Subject: RE: LUA11-066, ECF, SHPL-A, Joey's Short Plat
Hi Phil:
Exhibit 40, "Testimony Affidavits", is attached. There are 81 scanned pages. These pages are in the order submitted.
Jerry
Gerald C. Wasser, Associate Planner
Department of Community & Economic Development
City of Renton
1055 South Grady Way
Renton, WA 98057
(425) 430-7382
FAX (425)430-7300
gwasser@rentonwa.gov
From: Phil Olbrechts [mailto:olbrechtslaw@gmail.com]
Sent: Monday, December 12, 2011 9:03 AM
To: Gerald Wasser
Subject: RE: LUA11-066, ECF, SHPL -A, Joey's Short Plat
Thank you Jerry. Would it be possible to pdf me the affidavits (I don't know how long they are)? If not, overnight mail
would work so I could rule on the objectiori tomorrow.
From: Gerald Wasser [mailto:GWasser@Rentonwa.govj
Se'nt: Monday, December 12, 2011 7:57 AM
To: 'Phil Olbrechts'
Cc: Jennifer T. Henning; Garmon Newsom
Subject: LUA11-066, ECF, SHPL-A, Joey's Short Plat
Hello Phil:
1
• I have attached the Planning Division staff objection to the admissibility of the appellants' Exhibit 40 for Joey's Short
plat. I have placed the original letter in today's USPS mail.
If you have any questions, please contact me.
Jerry
Gerald C. Wasser, Associate Planner
Department of Community & Economic Development
City of Renton
1055 South Grady Way
Renton, WA 98057
(425) 430-7382
FAX (425) 430-7300
gwasser@rentonwa.gov
2
1', • ,
Denis Law.
Mayor
,
'December:12, 2011 Department of Community and Economic Development
Phil Olbrechts •
City of Rentori Hearing Exam'iner
.Olbrechts and Associiltes
18833 NE 74th Street'
Granite Falls, WA 98252 .
. '. 'Alex Pietsch, Administrator
. SUBJECT: . OBJECTION TO ADMISSIBILITY OF APPELLANTS' EXHIBIT 40.'
.'. Joey's Short Plat, ,LUAll'066> ECF, SHPL-A
.2208 Jones Avenue NE
Dear Mr. Olbrechts:
. .'. ,.' . I • ". • .' ' .,.. .:, '. ..' ,
AHhe appeal hearing for Joey s Short Plat on December 6, 2011, you left the reco~d
op'enfor written objeCtions/comments to the appeliants"Exhibit 40, "Testim'ony
. AffidilVits'< Please consider this correspondence staff's form'al objection to the'
admissibility oHxhibit 40.' .' ..,
',The various'stiltementsandletters which compriseExhibit 40 are not relevant to Joey's
, Short Plat with one exception, That exception is a September 21, 20111.ett~r whi'ch I .
,wrote toSusan Rider inresporiseto a'commentletter submitted for Joey's Short Plat ..
' .. The appellants rightly highlightedasent~nce in.the copy of that letter which states, ..
"The classification of Kennydale Creek is not at issue,", Theother statements and letters
,which COnipri~e Exhibit '40 are da'ted from 1990 through 2008 and were cieari y writte~,. ' ..
solicite'd, and/or,submitted:for Projectsand,issues not related to'Joey's·Short Plat; The
b~lk·of the'materi<ilsin Exhibit 40 conta'i~ nonscientific, ~necdotal information which is
not pertinent to the ~ppeai.· . . ., ,
" 'Sho~ld you h'ave'ilnyquesti6~s, please contact meat (425) 430'7382 or
. gwasser@rentonwa;gov.'
..... ,... . '
Gerald C. Wasser .' .
Associate Planner
cc: William Q'Con,nor
Susan R-ider .
' .. Wilford Hughes
Jean:Stearns . Chip, Vincen,t
Lauralee Gordley Jennifer Henning
Garmon Newsom
Renton City Hall .• 1055 So·ut.h Grady Way • Renton, W.ashington 98057 •. rentonwa.gov
Gerald Wasser
From:
Sent:
To:
Cc:
Subject:
Attachments:
Dear Susan Rider:
•
Bonnie Walton
Friday, December 09, 2011 10:20 AM
'dozermom@comcast.net'
Gerald Wasser; Jennifer T. Henning
Joeys Plat -schedule & submission
IMG_NEWPDF
•
After getting your call this morning, I checked with Mr. Wasser and am providing the
following two items as you requested:
1) Ms. Gordley·s submission of 12/8/2e11 -attached.
2) The deadlines per the Hearing Examiner·s message to City staff:
quote:
'"Gordley documents must be submitted by 12/8/11 Objections to Gordley documents are required
by 12/12/11 I will rule on the objections on 12/13 Any comment/response on the Gordley
documents is due by 12/16/11
Objections to the testimony affidavits must be submitted by 12/12/11.
I will rule on the objections on 12/13
Any comment/response to the testimony affidavits is due by 12/16/11
The documents identified above are the only documents allowed. Any party to the proceeding
may file objections or provide comment/response (except of course the Appellants and Ms.
Gordley cannot provide comment/response to their own documents).'"
unquote
Sincerely,
Bonnie Walton
City Clerk
City of Renton
425-43e-65e2
1
Gerald Wasser
From:
Sent:
To:
Cc:
Subject:
Attachments:
•
Bonnie Walton
Thursday, DecemberOB, 20113:19 PM
'Phil Olbrechts'
Gerald Wasser; Jennifer T. Henning
•
FW: From Lauralee Gordley Re Joey Shortplat Testimony
From Lauralee Gordley Re Joey Shortplat Testimony
I was cc'd on the attached and am it forwarding fyi.
Bonnie Walton
City Clerk
City of Renton
425-430-6502
1
"-' ......
Gerald Wasser
From:
Sent:
To:
Subject:
Attachments:
.--
L G [kennydaleprop@gmail.comj
Thursday, December 08, 2011 3: 11 PM
Gerald Wasser; Bonnie Walton
From Lauralee Gordley Re Joey Shortplat Testimony
IMG_NEW.pdf
•
I am attaching my testimony for the record on the appeal to Hearing Examiner on the Joey Short Plat Decision.
Lauralee Gordley
1
• •
December 8, 2011
To: Hearing Examiner Olbrecht, City of Renton
Re: Joey Short Plat Appeal Hearing, December 6,2011
Dear Examiner Olbrecht
I am submitting this letter as my testimony to be included in the record. I have reviewed the evidence in
the binder located in the City Clerk's office that was submitted by the appellants. Upon review Ifound
most all evidence is the evidence used in my short plat application and subsequent legal action against
myself and the city brought by the same appellants, as well as the appeal letter references that suit. The
appellants declined to appeal the judge's decision on this matter in a higher court where damages could
have been subjected and therefore should be held to the decision. In allowing this claim to be reviewed
again would affect me as 1 am a property owner with the creek. I will not be providing evidence
documents on a matter that I prevailed on previously in a court of law and as well as was subjected to a
great burden. 1 contest this appeal as the rebuttal would subject me as well as the city to extensive
burden without sanctions to the appellant.
I will restate that the appellant only targets specific property owners as several developments have been
processed without appeal as stated in my verbal testimony. Therefor I contend it is not an act in good
faith for the stated purpose. The group of specific property owners are further burdened with the city
notifying any potential buyers of our properties with the notice they will encounter obstruction from the
appellant.
In reviewing the short plat application, the applicant was required to adhe~e to the proper short plat
application process based on my experience of going through the process and was subjected to further
evaluation by the city's obtaining a third party review of the wetlands. The applicant has met the
requirements of the approval process and as a property owner should not be subjected to issues outside
of that process.
Lauralee Gordley
-------------------------------------
.. ~.
Gerald Wasser
From:
Sent:
To:
Cc:
Subject:
,
Phil Olbrechts [olbrechtslaw@gmail.com]
Wednesday, December 07, 2011 1 :37 PM
Gerald Wasser
Jennifer T. Henning; Chip Vincent; Garmon Newsom
RE: Joey's Short Plat LUA11-066, ECF, SHPL-A
Gordley documents must be submitted by 12/8/11
Objections to Gordley documents are required by 12/12/11
I will rule on the objections on 12/13
Any comment/response on the Gordley documents is due by 12/16/11
Objections to the testimony affidavits must be submitted by 12/12/11.
I will rule on the objections on 12/13
Any comment/response to the testimony affidavits is due by 12/16/11
•
The documents identified above are the only documents allowed. Any party to the proceeding may file objections or
provide comment/response (except of course the Appellants and Ms. Gordley cannot provide comment/response to
their own documents). .
From: Gerald Wasser [mailto:GWasser@Rentonwa.gov]
Sent: Wednesday, December 07, 201111:53 AM
To: 'Phil Olbrechts'
Cc: Jennifer T. Henning; Chip Vincent; Garmon Newsom
Subject: Joey's Short Plat LUA11-066, ECF, SHPL-A
Hello Phil:
My understanding is that at the appeal hearing yesterday on the above-captioned project, you left the record open for
written comments on two items. Those items are (1) Exhibit 40 ("testimony affidavits"), submitted by the appellants,
Susan Rider and William O'Connor, and (2) the exhibits which are yet to be copied and submitted by Lauralee Gordley,
one of the testifiers from the audience.
My understanding of the dates/ timeframes which you established yesterday is as follows:
Objections/comments from the City to be submitted by December 12, 2011;
Ruling on admissibility by December 13, 2011; and
Response by appellants/testifier due by December 16, 2011.
Please verify that the two items identified above are the only items for which the record was left open and that the
dates I have identified are correct.
Thank you.
Jerry
Gerald C. Wasser, Associate Planner
Department of Community & Economic Development
City of Renton
1055 South Grady Way
1
Renton. WA 98057
(425) 430-7382
FAX (425) 430-7300
gwasser@rentonwa.gov
, •
2
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Denis.Law, ".,'
'", Mayor'
City Clerk -Bonnie I. Walton
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, Susan, Rider '
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bear Ms. Rider & Mr. O'Connor: ,',
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" Thea;pe~I'hearlngy~~ have ~eqJested in the'abov~ r~f~renced'inatter will~beheard bY~:h~
, 'He~~iri'gExamineron TuesdaY;De~emb~r 6;. 2011, atlO:OOa.m. The hearing willtakepla~e in
',' theCouricilChambersoh th~seventhfloor,ofRenton City 'Hall, 10555 Grady 'Nay> Re~ton; WA',
9~057, ' " " , ,,',' , ' '," ' ", • , ' , , ' , " ,',
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If you have any ~ues.tions, ,piease e~~ilh1e at bwalfon@'rentbnwa,gov.
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Larry Warren, City Attorney' ,
Je~nifer Hennlng,Currentl'lan'riing Manager" '
, ",Neil'w'ai,s,:Dev~lcip''';ent Seivicebirect6r "
, St~i:y Tucko'r, Develop'ment Service; " '
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1 055 S~uth Grady Way ~ Re~ton, Washington 98057 •• (425) 430-651 0/ Fax (425) 430-6516~ rentonwa.gov , '
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• CIlYOF RENT ___
OCT 132011 October 12, 2011
RECEIVED
CIlY CLERK'S OFFICE
The Honorable
Phil A. Olbrechts /Oicf9 C(,lt1,
Hearing Examiner
City of Renton
Dear Sir
We are appealing the recent approval of Joey's Short Plat at 2208 Jones AveNE [LUA11-066] due to the
categorization of Kennydale Creek as a Class IV [intermittent] stream and the resultant inadequate
buffer zones imposed. We are requesting that the creek be correctly·identified as Class III, in accordance
with RMC 4-3-050 L. 1.a.iii, and that the appropriate buffers be required before any further action is
taken on this short plat.
This creek is a spring fed stream Which is classified as perennial [Class III] a short distance from this plat,
and is furthermore a headwaters stream originating in the peat wetlands less than a block away from
the proposed .lots. We do not believe that the City has shown the required due diligence in this matter,
and we are seeking an upgraded classification based on pur voluminous collection of supporting
documentation.
Sincerely
Susan Rider
1835 NE 20th St
Renton, WA
(425)228-8711
William O'Connor
921 S Washington St
Port Angeles, WA
(360)457-3437
Kennydale Critical Areas Alliance
• •
November 14, 2011
CERTIFICATE OF MAILING
STATE OF WASHINGTON
COUNTY OF KING
)
) §
)
BONNIE I. WALTON, City Clerk for the City of Renton, being first duly sworn on oath, deposes
and says that she is a citizen of the United States and a resident of the State of Washington,
over the age of 21 and not a party to nor interested in this matter.
That on the 14th day of November, 2011, at the hour of 4:30 p.m. your affiant duly mailed and
placed in the United States Post Office at Renton, King County, Washington, by first class mail
to all attached parties of record, a letter scheduling an appeal hearing for Tuesday, December 6,
2011 for the Joey's Short Plat Appeal (LUA-11-066, ECF, SHPL-A)
Bonnie I. Walton, City Clerk
SUBSCRIBED AND SWORN TO BEFORE me this 14th day of November, 2011..
1
,111
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Washington, residing in Renton , II W .. S'iio IIII ".,,,,,,,,,,,,11111 11
My Commission expires: 8/27/2014
Wilford Hughes
W.H. Hughes Co.
14401 Issaquah Hobart Road
Issaquah, WA 98027
Fritz Brendemihl
1203 N 38th Street
Renton,WA 98056
Gerald Wasser, Associate Planner
City of Renton
• Lorraine Taylor
2208 Jones Avenue NE
Renton, WA 98056
Deanna Dobak
1700 N E 20th Street
Renton, WA 98056
Chip Vincent, Planning Director
City of Renton
• Jean Stearns
2216 Jones Avenue NE
Renton, WA 98056
Karen Walter, Muckleshoot Indian
Tribe Fisheries Divisions
39015 172nd Avenue SE
Auburn, WA 98092
1--·
From:
Sent:
To:
Cc:
•
Gerald Wasser
Thursday, November 10, 2011 8:56 AM
Bonnie Walton
Jennifer T. Henning
•
Subject: Hearing Examiner Appeal for Joey's Short Plat, LUA11-066, ECF, SHPL-A
Hello Bonnie:
I've checked with Phil Olbrechts, Garmon Newsom, the applicant and the appellants and Tuesday, December 6, 2011 at
10:00 am is good for all of them.
Thanks.
Jerry
Gerald C. Wasser, Associate Planner
Department of Community & Economic Development
City of Renton
1055 South Grady Way
Renton, WA 98057
(425) 430-7382
FAX (425) 430-7300
gwasser@rentonwa.gov
1
.------------------------------------------------------
"
'. •
From: Bonnie Walton
Sent:
To:
Thursday. November 10, 2011 9:48 AM
Cynthia Moya
Subject: FW: Hearing Examiner Appeal for Joey's Short Plat, LUA11-066, ECF, SHPL-A
Cindy,
I think we need to include a copy of the appeal with the hearing notification letter,
Bonnie
From: Bonnie Walton
Sent: Thursday, November 10, 2011 9:36 AM
To: Cynthia Moya
Cc: Jason Seth
Subject: RE: Hearing Examiner Appeal for Joey's Short Plat, LUA11-066, ECF, SHPL-A
They do except when there is an appeal. This one was appealed to the HE, so we send out the notices and we will send out the decision.
On regular, non-appeal land use hearings, CED is supposed to take care of those steps, But appeals 'are ours.
I'll have a talk with CED about all this when I'm back.
Thanks.
Bonnie, x6502
From: Cynthia Moya
Sent: Thursday, November 10, 2011 9:34 AM
To: Bonnie Walton
Cc: Jason Seth
Subject: RE: Hearing Examiner Appeal for Joey's Short Plat, LUA11-066, ECF, SHPL-A
I thought that CED sends out the notices for the Land Use cases. If not, I will get it out today.
Thank you,
Cindy Moya, Records Management Specialist
City of Renton -Executive/City Clerk Division
cmoya@rentonwa.gov
425-430-6513
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From: Bonnie Walton
Sent: Thursday, November 10, 2011 9:31 AM
To: Cynthia Moya
Cc: Jason Seth
Subject: FW: Hearing Examiner Appeal for Joey's Short Plat, LUAll-066, ECF, SHPL-A
If you haven't already done so, the hearing notices for the Joey's plat appeal can be mailed out.
Thanks.
Bonnie
1
•
From: Gerald Wasser
Sent: Thursday, November 10, 2011 8:56 AM
To: Bonnie Walton
Cc: Jennifer T. Henning
Subject: Hearing Examiner Appeal for Joey's Short Plat, LUA11-066, ECF, SHPL-A
Hello Bonnie:
• ,.
I've checked with Phil Olbrechts, Garmon Newsom, the applicant and the appellants and Tuesday, December 6, 2011 at
10:00 am is good for all of them.
Thanks.
Jerry
Gerald C. Wasser, Associate Planner
Department of Community & Economic Development
City of Renton
lOSS South Grady Way
Renton, VVA 98057
(425) 430-7382
FAX (425) 430-7300
gwasser@rentonwa.gov
2
•
The Honorable
Phil A. Olbrechts
Hearing Examiner
City of Renton
Dear Sir
CITY OF RENT04t-
OCT 1 3 2011 October 12, 2011
RECEIVED
CITY CLERK'S OFFICE
10 H9 a,lt1,
cc· BovtY\lof tJCt Ito'l, (, fy c.(,,~k:
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A./e..d tJCI d'S) Deu 5vc."', Dfeefe:.'
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CIA,,o V,tlGeni-, Iril.-Vlrf/"~ Dlrec./crv'
5hcy ./v'ckt-./J Del.! St!c
We are appealing the recent approval of Joey's Short Plat at 2208 Jones AveNE [LUA11-066] due to the
categorization of Kennydale Creek as a Class IV [intermittent) stream and the resultant inadequate
buffer zones imposed. We are requesting that the creek be correctly identified as Class III, in accordance
with RMC 4-3-050 L. l.a.iii, and that the appropriate buffers be required before any further action is
taken on this short plat.
This creek is a spring fed stream Which is classified as perennial [Class III] a short distance from this plat,
and is furthermore a headwaters stream originating in the peat wetlands less than a block away from
the proposed lots. We do not believe that the City has shown the required due diligence in this matter,
and we are seeking an upgraded classification based on pur voluminous collection of supporting
documentation.
Sincerely
Susan Rider
1835 NE 20'h St
Renton, WA
(425)228-8711
William O'Connor
921 S Washington 5t
Port Angeles, WA
(360)457-3437
Kennydale Critical Areas Alliance
. : ..
CITY OF RENTON
City Clerk Division
1055 South Grady Way
Renton, W A 98057
425-430-6510
o Copy Fee
o Appeal Fee
Funds Received From:
Name
Address
City/Zip
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Receipt 1828
Date --L!<lD~/f---./34-1......,1.D,,-+-I+--1 _ , I
o Notary Service
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• • CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: October 26, 2011
To: City Clerk's Office
From: Stacy M Tucker
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: Joey's Short Plat
LUA (file) Number: LUA-11-066, ECF, SHPL-A
Cross-References:
AKA's:
Project Manager: Gerald Wasser
Acceptance Date: August 26, 2011
Applicant: Wilford Hughes
Owner: Lorrain Taylor
Contact: Same as applicant
PID Number: 3343903602
ERC Decision Date: September 26, 2011
ERC Appeal Date: October 14, 2011
. Administrative Approval: September 30, 2011
Appeal Period Ends: October 14, 2011
Public Hearing Date:
Date Appealed to HEX: October 13, 2011
By Whom: William O'Connor & Susan Rider
HEX Decision: Date:
Date Appealed to Council:
By Whom:
Council DeCision: Date:
I Mylar Recording Number:
I Project Description: Applicant requests Administrative Short Plat approval and Environmental
(SEPA) review to subdivide a 36,847sq ft parcel into two lots. The two resulting lots would be
17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek, a Class 4 stream, is present and
bisects the site. A Category 2 or 3 wetland (3,500 s.f.) is present on the northeast portion of the
site. Both proposed lots would cain access from Jones Avenue NE.
Location: 2208 Jones Avenue NE
Comments: Request for reconsideration received October 11, 2011. Amended the ERC Report &
Administrative Short Plat Report & Decision with changes to Mitigation Measure #2. New appeal
period ends November 7, 2011.
',,-,
CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT': PrA:IliNIIN(;")lIVISION
AFFIDAVIT OF SERVICE BY MA,ILlNG
On the 26th day of October, 2011, I deposited in the mails of the United States, a sealed envelope containing
Amended Environmental Review Committee Report and Administrative Short Plat Report & Decision;
Miltig,lticm Measures document documents. This information was sent to:
Agencies -Mitigation Measures document only See Attached
Wilford Hughes Applicant/Contact
Lorraine Taylor POR
Jean Stearns POR
Fritz Brendenmihl
Deanna Dobak
William O'Connor
Karen Walter
Susan Rider
(Signature of Sender):
STATE OF WASHINGTON
COUNTY OF KING
) ss
)
POR
POR
POR
POR
POR
I certify that I know or have satisfactory evidence that Stacy M. Tucker
signed this instrument and acknowledged it to be his/her/their free and voluntary act fo:·:r~~~'~'~)~).~~~a~n;d purposes
mentioned in the instrument,
Dated: Oc\;dw,r ac.) dO\\
Notary Public in and for the State of Washington
Notary (Print):, ____ ---:.k;.:., _A_, ----.:c;.~.;.:oJa~e:::..r ___________ _
My appointment expires: A~ cv.;~ ~q J ~ c 1.3
Joey's Short Plat
LUA11-066, ECF, SHPL-A
template -affidavit of service by mailing
. ;.,.-'
L.~ • • AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
Dept. of Ecology' WDFW -Larry Fisher' Muckleshoot Indian Tribe Fisheries Dept .•
Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer
PO Box 47703 Issaquah, WA 98027 39015 -172 nd Avenue SE
Olympia, WA 98504-7703 Auburn, WA 98092
WSDOT Northwest Region' Duwamish Tribal Office' Muckleshoot Cultural Resources Program'
Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert
King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015172" Avenue SE
PO Box 330310 Auburn, WA 98092-9763
Seattle, WA 98133-9710
US Army Corp. of Engineers· KC Wastewater Treatment Division· Office of Archaeology & Historic Preservation·
Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler
Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343
PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343
Seattle, WA 98124 Seattle, WA 98104-3855
Boyd Powers·
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo City of Newcastle City of Kent
Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP
900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director
Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Metro Transit Puget Sound Energy City of Tukwila
Senior Environmental Planner Municipal Uaison Manager Steve Lancaster, Responsible Official
Gary Kriedt Joe Jainga 6200 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188
Seattle, WA 98104-3856 Bellevue, WA 98009-0868
Seattle Public Utilities -
Real Estate Services
Attn: SEPA Coordinator
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
·Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application.
template -affidavit of service by mailing
' ..
·····bEPARTMENTOF COMMU!Y'
AND ECONOMIC DEVELOPMENT
. DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
AMENDED MITIGATION MEASURES· .
APPLICATION NO{S):
APPLICANT: ' .
PROJECT NAME:
LUAll-066, ECF, SHPL-A
Wilford Hughes
Joey's Short Plat
DESCRIPTION OF PROPOSAL: Applicant requests to subdivide a 36,847 square foot parcel into
two lots. The two resulting lots would'be 17,882 sJ. (Lot 1) and 18,965 sJ. (Lot 2). Kennydale Creek, a
Class 4 creek, is present and·bisects the site. A CategorY-2 or 3 wetland (3,500 ·sJ.) is present on the
. northeast portion of the site., Both proposed lotswould g~inaccess from Jones Avenue NE. An existing'
. house and two sheds are located on what would be Lot 1. The existing buildings are proposed to be
retained. Once the wetland and stream area is deducted the resulting net developable area is .0.73
acres. A two-lot short plat would yield a density of 2.74 dujnet acre. The site is generally flat. The.
project requires SEPA envfronmental revieVl( and short plat approvaL'
LOCATION OF PROPOSAL: .2208 Jones, Avenue NE
LEAD AGENCY: The City of Renton' .
Department o(Community & Economic Development
Planning Division, .
MITIGATION MEASURES:
1. The applicant shall install a split rail fence with appropriate signage along the westernmost 35-foot stream
buffe~ boundary of Kennydale creek, Such split rail fence and signage ~hall be installed priorto recording
of the short plat. ' . . '. '.
2. A Native Growth Protection Easement (NGPE) shall be established betw~en the western most 35-foot
stream buffer boundary and the eastern property line. The NGPE shall be indicated on the short plat and a'
note describing the NGPE shall be placed on the face of the short plat.
3. The existing easternmost shed·on Proposed Lot 1 shall be removed or relocated oUfside of the NGPE prior
to installation of the split rail fence.
.'
•
, ERe Mitigation Measures Page 1 of 1
:
Denis Law.
Mayor
October 26, 2011
Jean. Stearns
2216 Jones Avenue NE
Renton, WA 98056
Department of Community and Economic Development
.. ' . Alex Pietsch, Administrator
. ' : .
SUBJECT: JOEY;!; SHORT PLAT, LUAil-06~,ECF, SHPL-A ..
ENVIRONMENTAL DETERMINATION RECONSIDERATION REQUEST
Dear Ms. Stearns: .
· The City of Renton Environmental Review Committee (ERe) considered your request for reconsideration
of the Environmental Review Committee Determination of. Non-Significance ~ Mitigated forJoey's Short
Plat on October 24, 2011. Your reconsid'eration request identified two concerns: 1) the reason for .
including the portion of the' property eastof the'35-foot Class 4 Stream' buffer in the native, Growth
',' Protection Easement (NGPE);.and 2) maintenance of vegetation within the NGPE.'
· ;he NGPE would include n;tonlythe 35-foot ~uffei areaforKennYdale Creek (a Class 4 Stream), but'
· also the 25,foot buffer area for the ';"'etland located in'the northeastern portion of the property .. The
· ERC agreed with staffthat:the NGPE is appropriate as indicated in the staff report ..
Because the wording for "the NGPE required on the face of the short plat allows m'aintenance and
enhancement of vegetation within it, the sentence 'regarding mowing in the original' Mitigation Measu~e
2 is not appropriate, Accordingly, the ERC agreed to remove the sentence. ' .,
The enclosed AmendedEnvironmental Review Committee Report and Administrative Short Plat Report· .
·g.'Decision include the change described above. The three mitigation measures contained in the .. "
· amen'ded document 'reflect the change, . .' .
Please ~ontact me at (425) 430-7382 of gwasser@ientonwa,govifyouhave questions regarding this
.' matter.
'/~"/~~~','
/. erald C. Wasser
Associate Planner
CC:, ,Wilford Hughes/D.wner .
_ Parties of Record
. Bonnie Walton/City Clerk
Enclosure
Renton eii;' Hall • 1055 South Grady Way • Renton; Washington 98057 • rentcnwa.gov
. ' ,
-( •
Wilford Hughes
W.H. Hughes Co.
14401 Issaquah Hobart Road
Issaquah, WA 98027
tel: (425) 444-3367
(applicant / contact)
Fritz Brendemihl
1203 N 38th Street
Renton, WA 98056
tel: (425) 228-4682
(party of record)
Karen Walter
• •
PARTIES OF RECORD
JOEY'S SHORT PLAT
LUAll-066, ECF, SHPL-A
Lorraine Taylor
2208 Jones Avenue NE
Renton, WA 98056
(owner)
Deanna Dobak
1700 NE 20th Street
Renton, WA 98056
(party of record)
Susan Rider
Jean Stearns
2216 Jones Avneue NE
Renton, WA 98056
tel: (425) 254-1254
(party of record)
William O'Connor
921 S Washington Street
Port Angeles, WA 98362
(party of record)
Watersheds & Land Use Team
Leader
1835 NE 20th Street
Renton, WA 98056
(party of record) Muckleshoot Indian Tribe
Fisheries Division
39015 172nd Avenue SE
Auburn, WA 98092
(party of record)
Updated: 10/26/11 (Page 1 of 1)
• • . Stacy Tucker
From: Gregg A. Zimmerman
Sent: Friday, October 21, 2011 9:07 AM
To:
Cc:
Terry Higashiyama; Gerald Wasser; Alexander Pietsch; Mark Peterson
Stacy Tucker; Jennifer T. Henning
Subject: RE: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
Jerry, I also concur with the staff recommendation.
Gregg
Gregg Zimmerman, P.E., Administrator
Renton Public Works Department
.... __ ._---_._-_.
From: Gerald Wasser
Sent: Thursday, October 20, 2011 4:33 PM
To: Gregg A. Zimmerman; Alexander Pietsch; Mark Peterson; Terry Higashiyama
Cc: Stacy Tucker; Jennifer T. Henning
Subject: FW: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
Stacy's email below erroneously states that a signature sheet will be routed for this ERC agenda item. However, a
signature sheet will not be routed and we just need your emailed concurrence on Monday, October 24, 2011. If you are
unable to send the concurrence please have your alternate do so. The concurrence emails should be sent to me; I will
then copy them and place them in the permanent file.
Thank you very much.
Jerry
Gerald C. Wasser, Associate Planner
Department of Community & Economic Development
City cif Renton
1055 South Grady Way
Renton, WA 98057
(425) 430-7382
FAX (425) 430-7300
gwasser@rentonwa.gov
From: Stacy Tucker
Sent: Thursday, October 20,20114:19 PM
To: Gerald Wasser
Subject: FW: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
cf'ltae.g.. 1k. :TlLcAcft, "P~ cf'~'r..ff
City of Renton I CEO I Planning Division
1055 S Grady Way 16th Floor I Renton, WA 98057
Phone: 425.430.7282 I Fax: 425.430.7300 I stucker@rentonwa.gov
1
DEPARTMENT OF COMMU~
AND ECONOMIC DEVELOPMENT
AMENDED ENVIRONMENTAL REVIEW COMMITTEE REPORT AND
ADMINISTRATIVE SHORT PLAT REPORT & DECISION
ERC MEETING DATE:
Project Name:
Owner:
Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area:
STAFF
RECOMMENDATION:
October 24, 2011
Joey's Short Plat
Lorraine Taylor
2208 Jones Avenue NE
Renton, VVA 98056
VVilford Hughes
VV.H. Hughes Co.
14401lssaquah,VVA 98027
Same as applicant
LUAll-066, ECF, SHPL-A
Gerald VVasser, Associate Planner
Applicant requests to subdivide a 36,847 square foot parcel into two lots. The
two resulting lots would be 17,882 sJ. (Lot 1) and 18,965 sJ. (Lot 2). Kennydale
Creek, a Class 4 stream, is present and bisects the site. A Category 2 or 3
wetland (3,500 sJ.) is present on the northeast portion of the site. Both
proposed lots would gain access from Jones Avenue NE. An existing house and
two sheds are located on what would be Lot 1. The existing buildings are
proposed to be retained. Once the wetland and stream area is deducted the
resulting net developable area is 0.73 acres. A two-lot short plat would yield a
density of 2.74 du/net acre. The site is generally flat. The project requires SEPA
environmental review and short plat approval.
2208 Jones Avenue NE
1,230
36,847 SF
(0.85 acre)
Proposed New. Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
Total Building Area GSF:
N/A
N/A
1,230S.F.
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance -Mitigated (DNS-M).
Amended ERe & Short Plot Report 11-066.doc
City of Renton Department of Community .nomiC Development
JOEY'S SHORT PIA T
ERC o.ministrative Short Plat Report & Decision
LUAll-066, ECF, SHPL-A
Report of October 24, 2011
PROJECT LOCATION MAP
I PART ONE: PROJECT DESCRIPTION I BACKGROUND
A. EXHIBITS:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Exhibit 9:
Ex. 10:
Ex. 11:
Project file ("yellow file")
Zoning Map, Sheet D4
Site Plan (received August 8, 2011)
Landscape Plan
Aerial Photo
Letter from William O'Connor (received September 7, 2011)
Email from Karen Walter, Muckleshoot Tribe (received September 21, 2011)
Letter from Susan Rider (received September 9, 2011)
Technical Memorandum from Otak, Inc. (dated October 14, 2011)
Revised Critical Areas Review For Joey's Short Plat (dated August 4,2011) by
Altmann Oliver Associates, LLC
Geotechnical Infiltration Letter (dated July 26,2011) by GeoResources, LLC
Amended ERe & Short Plat Report 11-066.doc
Page 2 of 15
City of Renton Department of Community ECOI,omic Development ERe dm,'nistrotive Short Plat Report & Decision
SHPL·A
Report of October 24, 2011
B. GENERAL INFORMATION:
1. Owner(s) of Record: Lorraine Taylor
2208 Jones Avenue NE
Renton,VVA 98056
Page 3 of 15
2. Zoning Designation: Residential - 4 dwelling units per acre (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (RLD)
4. Existing Site Use: Single Family Residence
s. Neighborhood Characteristics:
a. North:
b. East:
c. South:
d. VVest:
6. Access:
7. Site Area:
Single Family Residences (R-4 zaning)
Single Family Residences and Vacant (R-4 zaning)
Single Family Residences (R-4 zoning)
Single Family Residences (R-4 zoning)
Jones Avenue NE
36,8475.F. (0.85 acres)
C. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Annexation
Kennydale Blueberry
Farm CPA & Rezone
D. PROJECT NARRATIVE:
Land Use File No.
N/A
N/A
LUA05-159
Ordinance No.
4924
1818
5265
Date
12/05/2001
03/09/1960
09/20/2005
The applicant is proposing a short plat for two single-family residential lots on a 36,847 square foot parcel
in the Residential 4 Dwelling Units per Acre (R-4) zone (Exhibit 2). Proposed Lot 1 would have 17,882
square feet and proposed Lot 2 would have 18,965 square feet. The net density for the proposed project
is 2.7.4 dwelling units per acre. An existing single family home and two sheds are located on the northwest
portion of the site and are proposed to remain.
The project site is primarily flat with less than a lO-foot change across the parcel from west to east. Soils
on the property are described in the Geotechnical Infiltration letter, dated July 26, 2011, by GeoResources,
LLC (Exhibit 11). Kennydale Creek, a Class 4 stream, bisects the site from north to south and the majority
of a wetland (Category 2 or 3) exists in the eastern portion of the property beyond Kennydale Creek and its
buffer. Development of a new detached single family house on the site would take place outside the 35-
foot stream buffer (Exhibit 3).
Amended ERe & Short Plat Report 11·066.doc
City of Renton Department of Community _nomiC Development
JOEY'S SHORT PLA T
ERC a,eministrative Short Plat Report & Decision
LUAll-D66, EeF, SHPL·A
Report pf October 24, 2011 Page 4 of 15
Access to proposed Lot 1 would continue to be via an existing driveway from Jones Avenue NE; and access
to proposed Lot 2 would be via a new driveway cut from Jones Avenue NE.
E. PUBLIC SERVICES:
1. Utilities
a. Water: Water service would be provided by the City of Renton. There is an 8-inch water main
in Jones Avenue NE. The existing home at 2208 Jones Avenue NE is served by a %-inch water
meter connected to the water main in Jones Avenue NE.
b. Sewer: Sewer service would be provided by the City of Renton. There is an 8-inch sewer main
in Jones Avenue NE. The existing home at 2208 Jones avenue NE is connected to the sewer
main.
c. Surface/Storm Water: There are existing storm drainage facilities in Jones Avenue NE.
Z. Streets: There are existing sidewalk, curb, and gutter along Jones Avenue NE. No further
improvements are required.
3. Fire Protection: The City of Renton provides fire protection services to this area.
I PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
A. ENVIRONMENTAL THRESHOLD RECOMMENDATION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. MITIGATION MEASURES
1. The applicant shall install a split rail fence with appropriate signage along the westernmost 35-foot
stream buffer boundary of Kennydale Creek. Such split rail fence and signage shall be installed
prior to recording of the short plat.
2. A Native Growth Protection Easement (NGPE) shall be established between the western most 35-
foot stream buffer boundary and the eastern property line. The NGPE shall be indicated on the
short plat and a note describing the NGPE shall be placed on the face of the short plat.
3. The existing easternmost shed on Proposed Lot Ishall be removed or relocated outside of the
NGPE prior to installation of the split rail fence.
C. ENVIRONMENTAL IMPACTS
The Proposal was circuloted and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community .nomiC Development
JOEY'S SHORT PLA T
Report of October 24, 2011
ERe aaministrative Short Plat Report & Decision
WAll-066, ECF, SHPL-A
Page 5 of 15
occur in conjunction with the proposed development. Stoff reviewers hove identified thot the proposol
is likely to have the fallowing probable impacts:
L Water
a, Stream and Wetland
Impacts: Kennydale Creek crosses the central portion of the subject property in a north/south
orientation. Per RMC 4-3-050Q Kennydale Creek is a Class 4 stream in this vicinity. Class 4 streams
require a minimum buffer area of 35 feet. To the east of Kennydale Creek is a wetland which is either a
Category 2 or Category 3 Wetland. Category 2 wetlands require a buffer area of 50 feet and Category 3
wetlands require a buffer area of 25 feet. The applicant submitted a Revised Critical Areas Review
(Exhibit 10) for Joey's Short Plat (File No. LUAll-066), 2208 Jones Ave. NE, Renton, WA (Parcel 334390-
3602), dated August 4, 2011, prepared by Altmann Oliver Associates, LLC. The Critical Areas Review
states that Kennydale Creek on the project site is a Class 4 stream which appears to have been
historically ditched. Vegetation along the stream banks is mowed to the edge of the channel and plant
species within and adjacent to the channel at the time of the field investigation consisted almost
entirely of reed canary grass. The Critical Areas Review also identifies a disturbed wetland in the
northeastern portion of the site (Exhibit 3). The wetland consists of a shallow topographic depression
that appears to extend off-site to the north. Vegetation within the wetland includes Pacific willow,
Himalayan blackberry, reed canary grass, creeping buttercup, giant horsetail, Watson's willow-herb,
watercress, and scattered skunk cabbage. Hydrology within the wetland was based on the presence of
disturbed hydric soils.
The Critical Areas Review also notes that the wetland is more than 15 feet from the eastern Ordinary
High Water Mark of Kennydale Creek and the maximum required buffer for the wetland would be 50
feet, therefore, the stream buffer is more restrictive. The report notes that the 50-foot buffer shown
on the plans is based on the unlikely possibility that the wetland is a Category 2, rather than a more
likely Category 3 wetland which would require a 25-foot buffer. The Critical Areas Review concludes
that because the Washington Department of Fish and Wildlife Priority Habitats and Species database
does not indicate any priority habitats or species on or adjacent to the subject property and the fact
that future development would take place outside the 35-foot stream buffer area, there would be no
critical area impacts as result of the project.
Three letters commenting on the classification of Kennydale Creek were received by staff. Two of the
letters commented on a previous project in the vicinity and questioned the Class 4 stream designation
of Kennydale Creek (Exhibits 6 and 8). Exhibit 8 also included attachments, one being a stream
assessment survey on Kennydale Creek, prepared by Wild Fish Conservancy (dated September 23,
2009). The third letter was received from Karen Walter, Muckleshoot Indian Tribe Fisheries Division
(Exhibit 7), asking about the classification of Kennydale Creek and providing suggestions for buffer area
enhancement. Staff responded to these letters and stated that this two-lot short plat does not affect
the classification of the creek. Furthermore, the future development on the project site would occur
outside of the 35-foot stream buffer. Therefore, there is no essential nexus for requiring buffer area
enhancement. However, by requiring the NGPE and not allowing removal of vegetation without the
express written permission of the City of Renton, the buffer area would be enhanced.
However, based on concerns raised in the comment letters, and to evaluate the Wild Fish Conservancy
stream assessment, the City requested an independent evaluation of Kennydale Creek at the subject
location by Otak, Inc. Field work was conducted by Otak staff and a report was prepared (dated
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community enomiC Development
JOEY'S SHORT PIA T
Report of October 24. 2011
ERC aeministrat;ve Short Plat Report & Decision
WAll-066, EeF, SHPL-A
Page 6 of 15
October 14, 2011 and contained herein as Exhibit 9). The report concludes that the portion of
Kennydale Creek on the subject property meets the definition of a Class 4 stream.
As the short plat would allow the for development of one additional detached single family home, and
in order to prevent degradation of the onsite stream and wetland, staff recommends as a mitigation
measure that the applicant install a split-rail fence with appropriate sensitive area sign age along the
western 35-foot stream buffer boundary. The split rail fence and signage would need to be installed
prior to recording of the short plat. Also, in order to protect the creek, buffer and wetland area and
buffer on the east portion of the site, staff recommends as a condition of approval that a Native
Growth Protection Easement (NGPE) be established. This NGPE would include the site area from the
westernmost 35-foot stream buffer boundary to the eastern property line. The NGPE would need to
be indicated on the short plat and a note describing the NGPE shall be placed on the face of the short
plat. In addition, to improve the function and value of the stream buffer, staff recommends that a
shed that is presently located within the stream buffer (on Proposed Lot 1) be removed or relocated
outside of the NGPE prior to installation of the split rail fence and before the short plat recording.
Mitigation Measures:
1. The applicant shall install a split rail fence with appropriate signage along the westernmost 35-foot
stream buffer boundary of Kennydale Creek. Such split rail fence and signage shall be installed prior to
recording of the short plat.
2. A Native Growth Protection Easement (NGPE) shall be established between the western most 35-
foot stream buffer boundary and the eastern property line. The NGPE shall be indicated on the short
plat and a note describing the NGPE shall be placed on the face of the short plat.
3. The existing easternmost shed on Proposed Lot 1 shall be removed or relocated outside of the NGPE
prior to installation of the split rail fence.
Nexus: SEPA Environmental Regulations; RMC 4-3-050E
D. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant."
,/ Copies of all Review Comments are contained in the Official File and may be attached to this
report.
PART THREE: ADMINISTRATIVE SHORT PLAT REVIEW
A. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community .nomiC Development
JOEY'S SHORT PLAT
ERe a.~inistrative Short Plot Report & Decision
LUAll-066, ECF, SHPL-A
Report of October 24, 2011
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050L: Streams and Lakes
b. Section 40-3-050M: Wetlands
3. Chapter 4 Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
Page 7 of 15
b. Section 4-7-120: Compatibility with EXisting Land Use and Plan -General Requirements and
Minimum Standards
c. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
d. Section 4-7-130: Environmental Consideration -General Requirements and Minimum
Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
B. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Policies
2. Community Design Element: Established Residential Neighborhoods
3. Environmental Element Critical Areas
C. DEPARTMENT ANALYSIS:
1. Project Description/Background
See Project Narrative, above.
2. Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from
SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). Since this site contains both
Kennydale Creek and a wetland, SEPA Environmental Review is required.
3. Compliance with ERC Conditions
See Mitigation Measures in Part 2 B, above.
4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
Amended ERe & Short Plat Report 11-066.doc
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City 0/ Renton Department 0/ Community anomie Development
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officia I 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 this report.
5, Consistency with Short Plat Criteria
Approval of a plat is based upon several factors. The following short plat criteria have been
established to assist decision-makers in the review of the plat:
aJ Compliance with the Comprehensive Designation
The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map.
Lands in the RLD designation are intended to guide development on land appropriate for a
range of low intensity residential where land is either constrained by sensitive areas or where
the City has the opportunity to add larger-lot housing stock, at urban densities of 4 du/net acre,
to its inventory. Lands that either do not have significant sensitive areas, or can be adequately
protected by the critical areas ordinance, are zoned R-4. The proposal is consistent with the
following Comprehensive Plan Land Use, Community Design and Environmental Element
objectives and policies.
Policy LU-1S7 _ Within the Residential 4 dulac zoned area a maximum density of 4 units per acre
is allowed to encourage larger lot development and increase the supply of upper income
housing consistent with the City's Housing Element.
Policy Objective Met o Not Met
Policy CO-12. Infill development, defined as new short plats of nine or fewer lots, should be
encouraged in order to add voriety, updated housing stock, and new vitolity to neighborhoods.
Policy Objective Met o Not Met
Objective EN-A, Protect and enhance water quality of sUrface water resources including the
City's lakes, rivers, major and minor creeks, and intermittent stream courses.
Policy Objective Met o Not Met
Objective EN-B. Preserve and protect wetlands for overall system functioning.
Policy Objective Met o Not Met
bJ Compliance with the Underlying Zoning Designation
The subject site is designated R-4 on the City of Renton Zoning Map. The proposed
development would allow for the future construction of one new single-family dwelling unit.
Density: There is no minimum density in the R-4 zone and the maximum density is 4 units per
acre. The area of the criticai areas (wetland and stream) onsite (5,150 square feet) is deducted
from the gross square footage ofthe site. Therefore, the net square footage would be 31,627
square feet (0.73 acre). The net density for the two proposed lots would be 2.74 dwelling units
per net acre which falls within the permitted density range for the R-4 zone.
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community _nomiC Development
JOEY'S SHORT PLAT
Report of October 24, 2011
ERC aaministrative Short Plat Report & Decision
LUAl1-066, ECF, SHPL-A
Page 9 of 15
Lot Dimensions: As demonstrated in the table below, all lots meet the requirements for
minimum lot size, depth, and width.
As Proeosed Lot Size Width Deeth
8,000 SF minimum 70 feet required 80 feet required
Lotl 17,882 SF 70 feet 255 feet
Lot 2 18,965 SF 74 feet 255 feet
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet; interior
side yard is 5 feet; and the rear yard is 25 feet. The proposed lots are oriented so that the front
yards of both lots face west. The proposed lots appear to contain adequate area to provide all
the required setbacks.
Building Standards: The R-4 zone permits one residential structure per lot. Each of the
proposed lots would support one detached unit. Accessory structures are permitted at a
maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in
size. Building height in the R-4 zone is limited to 30 feet for primary structures and 15 feet for
detached accessory structures. The allowed building lot coverage for lots over 5,000 square
feet in size in the R-4 zone is 35 percent or 2,500 square feet, whichever is greater. Impervious
surface area coverage may be a maximum of 55 percent. The existing house on proposed Lot 1
complies with these standards and the building standards for proposed Lot 2 would be verified
at the time of building permit review.
c) Community Assets
The site (outside of the wetland area) is vegetated primarily with lawn. There are 7 trees on the
project site (2 cedars and 5 alders) all of which would be retained. In addition to the trees, the
site also contains Pacific willow, Himalayan blackberry, reed canary grass, creeping buttercup,
giant horsetail, Watson's willow-herb, watercress, and scattered skunk cabbage.
The applicant would be required to plant two ornamental trees, a minimum caliper of 1 Yz
inches (deciduous) or 6 - 8 feet in height (conifer), within the 30-foot front yard setback area
for the proposed lots (Exhibit 4). The submitted landscape plan indicates that two 1 Yz-inch
caliper flowering cherry trees would be planted in the front yard of each lot. Existing
landscaping may be used to augment the required landscaping.
In order to protect the onsite stream and wetland, staff has recommended mitigation measures
which are discussed in Part Two of this report.
d) Compliance with Subdivision Regulations
Streets: There is existing Sidewalk, curb, and gutter fronting the project site along Jones Avenue
NE. No additional street improvements are required. The proposal would result in an increase
in traffic trips to the City's street system. The new residence is expected to generate 9.57 trips
at a rate of $75.00 per additional average daily vehicle trip; credit is given for the existing
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community .0miC Development
JOEY'S SHORT PLA T
Report of October 24, 2011
ERC aeministrat;ve Short Plat Report & Decision
LUAJ1-066, ECF, SHPL-A
Page 10 of 15
residence on the subject property. The Transportation Mitigation Fee is estimated to be
$717.75 (1 new lot x 9.57 trips x $75.00 = $717.75) and would be payable priorto recording the
short plat. Therefore, staff recommends as a condition of approval that the applicant pay a
Transportation Mitigation Fee, estimated to be $717.75, prior to recording the short plat.
Blocks: No new blocks would be created as part of the proposed short plat.
Lots: The shape, orientation, and arrangement of the proposed lots comply with the
requirements of the Subdivision Regulations and the Development Standards of the R-4 zone.
Proposed Lots 1 and 2 would be rectangular in shape. Access to both lots would be via Jones
Avenue NE. Both lots meet the requirements for minimum lot size, depth, and width as
demonstrated in the table above. The lots are oriented to the west; the front yards would be
along Jones Avenue NE. Lot 1 contains an existing house to be retained and Lot 2 appears to
have sufficient,building area for the development of a detached single-family residence
provided the applicant complies with the conditions of approval.
e) Reasonobleness of Proposed Boundaries
Access: Access to both lots would be via Jones Avenue NE.
Topography: The site is primarily flat.
Relationship to Existing Uses: All properties surrounding the subject site are designated R-4 on
the City's Zoning Map. The proposal is similar to existing development patterns in the area and
is compatible with that development. In addition, the proposed development is consistent with
the Comprehensive Plan and the Zoning Code.
f) Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to
furnish services to the proposed development, subject to Code required improvements and
fees. Staff recommends as a condition of approval that a Fire Mitigation Fee, estimated to be
$488.00, be paid prior to recording the short plat.
Schools: According to the Draft Environmental Impact Statement for the City of Renton Land
Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44
students per single-family residential dwelling. Based on the student generation factor, the
proposed short plat would result in 0.44 additional students (0.44 X 1 new lot = 0.44) to the
Renton School District. The Renton School District Impact Fee is currently $6,310.00 per each
new single-family unit and is payable prior to the issuance of building permits. It is anticipated
that the Renton School District can accommodate any additional students generated by this
project at Kennydale Elementary School, McKnight Middle School, and Hazen High School.
Parks: There would be no anticipated impacts to parks.
Storm Water: The project will comply with Appendix C of the 2009 King County Surface Water
Design Manual and the City of Renton Amendments to the KCSWDM, Chapters 1 and 2. Based
on the City'S flow control map, this site falls within the Flow Control Duration Standard,
Forested Conditions.
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community anomiC Development
JOEY'S SHORT PIA T
Report of October 24, 2011
ERC aAministrative Short Plat Report & Decision
LUAll-066, ECF, SHPL-A
Page 11 of 15
Water and Sanitary Sewer Utilities: The site is served by the City of Renton water and sewer
services. All plats are required by City Code to provide one hydrant within 300 feet of any
proposed single-family structure. In addition, separate water service is required to be provided
to each building lot prior to recording the plat. All short plats shall provide a separate side
sewer to each building lot prior to recording.
D. FINDINGS:
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The applicant is requesting an Administrative Short Plat approval for the subdivision of
one parcel (36,847 square feet) into two lots for the future construction of one single-family
residence on Lot 2. The existing single-family residence on Lot 1 would remain.
2. Application: The applicant's short plat application complies with the requirements for information
for short plat review. The applicant's short plat plan and other project drawings are contained
within the official land use file (Exhibits 2 -5).
3. Comprehensive Plan: The subject proposal is designated ReSidential Low Density (RLD) in the
Comprehensive Plan.
4. Zoning: The proposal is zoned R-4.
5. Subdivision Regulations: The proposal is subject to the requirements established by the City's
Subdivision Regulations.
6_ Existing Land Uses: Single-family residences in R-4 zoning surround the project site to the north,
south, east, and west.
7. System Development Charges: Water System Development Charges and Sewer System
Development Charges, at the current rates, will be required for each new single-family residence as
part ofthe construction permit.
8_ Public Utilities: The applicant will be required to install individual sewer and water stubs to serve
the new lot.
E. CONCLUSIONS:
1. The subject site is located in the Residential Low Density comprehensive plan designation and
complies with the goals and policies established with this designation.
2. The subject site is located in the R-4 zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City
Code and conditions of approval.
3. The proposed Joey's Short Plat complies with the subdivision regulations as established by City
Code and state law provided all advisory notes and conditions are complied with.
4. The proposed Joey's Short Plat complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein.
5. Staff recommends measures to protect the onsite stream and wetland.
F_ DECISION:
Amended ERe & Short Plat Report 1l-066.doc
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City of Renton Department of Community anomiC Development
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Report of October 24, 2011
.onmental Review Committee Report
WAll-066, ECF, SHPL-A
Page 12 of 15
The Joey's Short Plat, File No. LUAll-066, ECF, SHPL-A, is approved and is subject to the following
conditions:
1. The applicant shall comply with the environmental mitigation measures specified for Joey's Short
Plat, LUA11-066, ECF, SHPL-A as adopted in the Environmental Threshold Determination.
2. The applicant shall pay a Transportation Mitigation Fee, estimated to be $717.75, prior to recording
the short plat.
3. The applicant shall pay a Fire Mitigation Fee, estimated to be $488.00, prior to recording the short
plat.
DATE OF DECISION ON LAND USE ACTION:
c.E. "Chip" Vincent, Planning Director
Planning Division
/012-1/,1
, I ' Date
TRANSMITTED this 24th day of Octoberr, 2011 to the Contoct/Applicant/Owner!s):
Contact/Applicant:
Wilford Hughes
14401 Issaquah Hobart Road
Issaquah, WA 98027
Owner:
Lorraine Taylor
2208 Jones Avenue NE
Renton, WA 98056
TRANSMITTED this 24th day of October, 2011 to the Porty!ies) of Record:
Jean Stearns
2216 Jones Avenue NE
Renton, WA 98056
William O'Connor
921 S Washington Street
Port Angeles, WA 98362
Fritz Brendemihi
1203 N 38th Street
Renton, WA 9056
Karen Walter
Muckleshoot Indian Tribe
Fisheries Division
39015172,d Avenue SE
Auburn, WA 98092
TRANSMITTED this 24th day of October, 2011 to the following:
Neil Watts, Development Services Director
Larry Meckling, Building Official
Kayren Kittrick, Development Services
Jan Conklin, Development Services
Carrie Olson, Development Services
Amended ERC & Short Plat Report 11-066.doc
Deanna Dobak
1700 NE 20'h Street
Renton, WA 98056
Susan Rider
1835 NE 20'h Street
Renton, WA 98056
-------------------------------
City of Renton Department of Community .nomiC Development
JOEY'S SHORT PLA T
Report of October 24, 2011
Fire Marshal
Jennifer Henning, Current Planning Manager
Renton Reporter
ERC a.ministrative Short Plat Report & Decision
LUAll-066, EeF, SHPL-A
Page 13 of 15
G. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on November 7, 2011. An appeal of the decision(s} must be filed within
the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680}. Renton Municipal Code Section 4-8-
110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the
required fee to Hearing Examiner, City of Renton, lOSS South Grady Way, Renton, WA 98057. Additional
information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-
7th Floor, (425) 430-6510.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not
readily discoverable prior to the original decision is found or if he finds there was misrepresentation of
fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend
the original decision, there will be no further extension of the appeal period. Any person wishing to take
further action must file a formal appeal within the 14-day appeal time frame.
EXPIRATION: The Administrative Short Plat decision will expire two (2) years from the date of decision. A
single one (1) year extension may be requested pursuant to RMC 4-7-070.M.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and
this permits all interested parties to know the contents of the communication and would allow them to
openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the
appeal by the Court.
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for the
land use actions.
Planning:
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division. The Development Services Division reserves
the right to rescind the approved extended haul hours at any time if complaints are received.
2. The applicant will be required to comply with protection measures for retained trees as set forth in
RMC 4-4-130H8.
3. The applicant will be required to comply with Environmental Regulations concerning Native Growth
Protection Areas, streams, and wetlands contained in RMC 4-3-050.
4. Language for the NGPE is: "The Native Growth Protection Easement (NGPE) identifies the stream,
wetland and buffer areas. The creation of the Native Growth Protection Easement (NGPE) conveys to
Amended ERe & Short Plat Report 11-066.doc
City of Renton Department of Community
JOEY'S SHORT PLA T
Report of October 24, 2011
Development ERC fmi,nistrati've ~;ho,rtPlat Report & Decision
SHPL-A
Page 14 of 15
the public a beneficial interest in the land within the easement area. This interest shall be far the
purpose of preserving native vegetation for the control of surface water and erosion, maintenance of
slape stability, visual imd aurol buffering, and protectian af plant and animal habitat. The Native
Growth Protection Easement imposes upon all present and future owners and occupiers of the
easement area enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees
and other vegetation within the easement area. The vegetation within the NGPE may not be cut,
pruned, covered by fill, removed or damaged without express written permission from the City of
Renton. The right of entry granted herein shall apply to the agents, representatives and employees of
the owners or subsequent owners of the underlying property. H
5. The Renton School District Impact Fee is currently $6,310.00 and is payable prior to issuance of building
permits for Lot 2.
Plan Review -Water:
1. The project will need to provide domestic service, and fire service to serve the proposed development.
2. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling
exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one
fire hydrant is required within 300-feet of the proposed buildings and two hydrants ifthe fire flow goes
up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street
intersections.
3. The fee for a Yo-inch water meter installed by the City is $2,260.00.
Plan Review -Surface Water:
1. The Surface Water System Development fee is $1,012.00 per new lot.
2. Small project drainage review is required for any single-family residential project that will result in
2,000 square feet or more of new impervious surface, replaced impervious surface, new plus replaced
impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds anyone of
these thresholds, a drainage plan and drainage report will; be required with the site plan application.
The report shall comply with Appendix C of the 2009 King County Surface Water Design Manual and the
City of Renton amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow control map,
this site falls with ion the Flow Control Duration Standard, Forested Conditions.
3. A geotechnical report for the site is required. Information on the water table and soil permeability,
with recommendations of appropriate flow control BMP options with typical designs for the site from
the geotechnical engineer, shall be submitted with the building permit application.
Plan Review -Sewer:
1. The Sanitary Sewer System Development Charges are based on the size of the domestic water meter.
These fees are collected at the time a construction permit is issued. The sewer fee for a Yo-inch water
meter is $1,591.00
Plan Review -Transportation:
1. Traffic mitigation fees will apply. Traffic mitigation fees of $717.75 will be required prior to recording of
the short plat as a condition of the plat.
2. The maximum driveway width for a single loaded garage is 9 feet and 16 feet for a double loaded
garage.
Plan Review -Fire:
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures.
Available fire low is limited to 1,250 gpm.
2. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to
1,500 GPM and requires two hydrants within 300 feet of the structures.
3. Buildings shall have approved address numbers placed in a position that is plainly legible and visible
from the street or road fronting the property.
Amended ERC & Short Plat Report 1l-066.doc
City of Renton Department oj Community
JOEY'S SHORT PLA T
Report of October 24, 2011
Property Services:
Development
Please see attached for memo from Property Services,
Amended ERe & Short Plat Report 11-066.doc
ERe iminisl1rn"ivpShort Plat Report & Decision
SHPL-A
Page 15 of 15
C4 -32 T24N R5E E 112
L,
ZONING MAP BOOK . E4 -08 T23N RSE E 112
PW TSCH~UCA.l SERVICES ~
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EXHIBIT 2
R-8
05 T23N RSE.E 112
53()5
CITY OF RENTON
SHORT PLAT
RENTON. WASHINGTON
DEClARATION Of COVENANT
IIlE ~rns or lAND [IolBIlACfJl 'IUflN lHl!; ~ORI I'L ..... tl
IIETIflH fOR l\£ Booms TO ACCInJE FROW lifS SlIOOJ\llSlON. BY
SlCHHC HERE(JI CO">Ul'NU ANtI IICllff TO C(tIYEY 11£ I![N[FlClII.L
IHltR£ST IN 11-£ HEW E"2:IolENlS !HffIN OM m Sl-lrRl fUlT TO
ANY AHU !d.L HlTURl PURCHASERS (f" lH£ lOlS, OR iT ~T
SUBOlVlSlQNS THEREOf". TKS COY!:HAHI SH,I,ll mm .tH 1<1( LAND
"5 SHOMO ON TIllS SHORT I'\.I\T.
OWNER'S OEa..ARA nON
KNOW /U ~IPI..E ElY ~~m~ IHJ[RSIGID ONOS ~~&f~ rtfl.N!['lIIS IlAf' 'iij~mr~" ~~snK.J: ~~..:tT"mk~~ Wt:~1N
IN WlTHESS I'M£REOF WE SE'T OUR HANUS AND SEAlS.
LORRAINE T ... YlOR
ACKNOWL...EOGMENTS
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NE 16TH SiR£ET
VICINITY MAP
RECORDER'S CtRTIFICATENo.
riled for record Ihls_doy 01 ___ .:70 __ al:
in book ___ ot __ ot poge __ 01 the request
01 Don M Jpl'mg
~-SupC of Records
APPROVALS'
CITY or RENTON
Admlnlolrator 01 c."""""lty ... ~ [...., .... 10 D.ooI_",,1
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IN CASE (06/04) ~N .. fA111.~11I71
DEPARTMENT or ASSESSMENTS RECORDING 1>10. VOL./PAGE
[""",h.d .... ~ OIPPr • .u W. ~ <lor .f 20_
SCALE:
~ _ .: .\" ':' -'r
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JJn90 :.ooe02 PORTION or 0_11 ~ .... _
......... 1_ SW 1/4 OF TJ:IE NE 1/4 OF SEC 5, TWN ZJ N, RG 5 L W.M.
AQUIFER PROTECTION NOTICE
THE LOTS CRE"TED H£REIN FAIl. wmtH ZONE 2 or Rnll!l<S "0U'IF11I I'fIOTECllO'
AREA .vm ARE SUBLCT 10 M REOJllIDIENTS or THE: arr or RENTON OOOI-I.I.HCE
'~167 AN!) ~ AIoIENIlED BY ORtllH.t.tICE NO. 47411. 1HIS errs stU: SOORct Of
DRINKING "'AlUI IS stf'I'\JtD FROM ... SH.u.LOW ADUIFER UNDER THE ClrfS SURfACE.
lHrn£ 15 NO N,t,'lIJRA!. BARRtrn llfTllUH M WATER T.o.Bl( AHO GRWNtI SURFAce:.
EKTREME CARE SHOUUl B'E EXEflClSED WHEN H.t.NtlUNG ANY lIWD SUBSTANce: OtHER
lH.t.N WAm 10 PROl[C1" rn~ CONTACl WITH lHE: GRC\JNO Sl/RfAcr:. IT IS lH£
H~EO'M-lERS RESPOMSIBlUTY TO PROT<:CT "!liE ClTY"s DRINKING WATER.
it
LUA-XX-XXX-SHPL
LNO-XX-XXXX
SURVEY NOTES
lNSTRUMElU TOPCOH GPT JDOO"If TOTAL srA1JQ-.I
IoIETllOO USID: FlEI..D mA\lERSE WllH ACTUAL
FlEI..D MEASI.IREMOm; AND ANGlES
WAC JJ2-1JO-Olm
DAlE Of SURYE:Y: .lilY 2011
BASIS OF" BEARING: JONES .&.VE "IE (00'33'23" E)
LEGAL DESCRIPTION
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lHE StllTH HAlf iT "TRACT 294. CD HItlJ,lI\NS
lAKE WASflNG1Cll GARDEN OF EDEH DMSKII NO
4, Ac:c:oRDWC TO lI£ P\.AT THEREOf RECORDED
IN \la..WE 11 or PlATS, p.&.a:. az, RECCJ!(lS OF"
kING COtnHY, WASIINGlUN.
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(KCEYT n£ NORlH 150 FEET "THEREOF;
5I1\lATr IN M cruHTY or Ole, STA,1t or
WAstCNeTON.
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ENGINEER / SURVEYOR
ll)lJhfA ENGINEERS 01< L.t.ND SURVEYORS
6532 S 1&101 PLA,CE SVI1t: E -102
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OWNER
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2.20S JONES AVE Nt
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SHORT PLAT DATA
lUT,t,\. SHORT PlAT AREA, J.6,1!I~7 511-
NlNBER OF" lOTS PRoPOSED _ 2
CURRENT ZONINO - R 4
DENSITY PERhIlllED -~ tlNns PER ,
DENSITY -2.36 OU/ACRE
an' or IIDfION UON 1I!)9
S B!li0'2";-WIJ2~7~E 20th STR~y
INl£RSECTION JONES AYE HE k IHTERSECTION -'BERtIEEN ,,\1£ tf[ .!!
HE ZDth STREET, FND PIN ... NE 20\10 S1RU1. om PIN IN
orr or ROITOH !dON ,369
165:1:" or INltRs£cnQN EfiIlNIEi~
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f\lHCH MARK N CONCRElE MON IN CAst (07/2011)
1<1_16I1,0Il2.0J3
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LAND SURVEYOR'S CERTIFICATE
This mop correclly represents 0 survey mode
by me or under my dirllction j" .. on/ormonee
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Act ot Ihe requesl of Lorroin!! 10ylor
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11ft TOUMA ENGINEERS
LAND SURVEYORS.PLLC
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RENTON. WA 98058
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City of Renton, W8lhlngton
This map is a user generated ltatlc output from an Inlemet mapping site and
is for reference only. Data layers that eppear on thra map may or may not be
accurate, current, or otherwlle rellabht.
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Lakes and Rivers
Water Courses
Parcels
Street Names
Rights of Way
Streets
Roads
Jurisdictions
Belle".
Des Mones
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EXHIBIT 6
Denis laW:. ' C' ' 'f
Mayor eee I"i "lty 0 '. ',," -~~~~JS·'~]]WJl
, ' '
September 21, 2011 Department of Community and Economic Development:'
WilJiam E. O'Connor
921 South Washington Street
Port Arigeles, WA 98362
, , " Alex Pietsch, Administrator .
SUBJECT: "JOEY'S SHORTPLAT, LUAll-066, ECF, SHPL-A '
Dear Mr. O'Connor:
Thank you for your letter regarding JoeY's Short Plat, LUAll-066, ECF, SHPL~A that we
received on Septeinber?, 2011. Your comments have been added to the file' for the
decisiDn-makert~ c:~nside~.
,Your commentsa~emuch appreciated. lri your letter you stated that you were certai~
,that Susan Rider would be contacting me regarding this matter. In fact, Ms. Rider did conta~t me by mail and provided backgro~nd and history, including somesupplem~ntal
,'materials regarding Kennydale Creek. This project is for the subdivision of land to create,
(:one additional lot in the Residential-4 dwelling units per acre (R-4) zone. The
classification of Kenny dale Creek is not at issu'e. The project would maintain the
,minimum 35-foot buffer area required fora Class 4 stream., '
" I will include you as a Party of Record for JoeVs Short Plat, LUAl1c066,ECF, SHPL-A..
,. ...,
You, may contact me at (425) 4~0-738.Zor gwasser@rentonwa.gov.
?d7;:/ :/fi/\ " G',~~
. A~sociate'PI~lnn.er
Renton City Hall • '055 South Grady Way'. Renton, Washington 98057 • rentonwa·9 0v
----------------------------------------------------------------
~G.e.r~a~ld~vv~a~s~s~e~r----------~ .. :-------------------------4It
From:
Sent:
To:
Karen Walter [KWalter@muckleshoot.nsn.us]
Wednesday, September 07, 201111:14AM
Gerald Wasser
EXHIBIT 7
Subject: Joey's Short Plat, LUA11-066, ECF, SHPL-A, Notice of Application and Proposed
Determination of Non-Significance, Mitigated
Jerry,
The Muckleshoot Indian Tribe Fisheries Division has reviewed the Notice of Application materials for the above
referenced project. We have a question and initial comment about this project as noted below:
1. Per the Critical Areas Review for this site (Altmann Oliver Associates Aug 2011), Kennydale Creek through this
site is considered-a Class 4 stream by Renton.· What is the basis for this classification? According to the
surveyors configuration of the stream and wetland onsite, the stream is 10 feet wide. If the stream is this wide,
then it suggests that the stream is capable of supporting salmon. Please provide the data that Renton has to
support the classification of Kennydale Creek at this location.
2. The Critical Areas Review also notes that the stream is currently ditched and mowed to the edge of the channel.
As part of the short plat, the stream buffer should be enhanced with native trees and shrubs to improve habitat
and water quality and shade out the existing reed canarygrass.
We appreciate the opportunity to review this proposal and look forward to the City's responses. We may have comments
subsequently.
Thank you,
Karen Walter
Watersheds and Land Use Team Leader
Muckleshoot Indian Tribe Fisheries Division
39015172"" Ave SE
Auburn, WA 98092
253-876-3116
1
Denis Law· _. C· r
Mayor , •. . d,t ~tyftlbYMJ.-~,--.::...~~ ... : t.,!, ~r! 'il£I(-\ rr<l .. , .~;--~, .. ~~ ,-. -'-:.'~~
, September 21, ·2011 D~partment 6f Community and Economic Development
. .. .. : Ajex Pietsch, Administrator .
Kaferi Walter
Muckleshoot Indian Tribe Fisheries Division
3901S 172pd Aven~e SE .
Auburn,WA .98092
SUBJECT: JOEY'S SHORT PLAT,LUAll-066, ECF, SHPL-A
Dear Ms. Walter:'
Thank youJor. your email of September 7, 20ii regarding Joey's Short Plat, LUAll~066,
ECF, SHPL,A. In that email you ask what the basis is for classifying KennyOale.Creek ".5 a
Class 4 Stream in this area and you provide 'suggestionsfor stream buffer enhancement. '.. .' . ' . ". '.' .
Henton Municipal Code (RMC)4-HSOQ Figure 4-3-0S0Q4 icopyatta~hed) identifies
. KennydaleCreekasa (las54 stream in this ViCinity'. RMC 4+050i..1:a.iv,identifi!'s Class·
. 4 waters as non-salmonid-bearingdu~ing years of normal rainfall. A check dam on '
Lower Kennydale Creek would likely render th estre am courseinipassable to salmon ..
The project is to subdivide the ~xistirig p~~cel which would create~ne additibnallot.
B~thlots wouid be oriented ea5tlwestand KennydaleCre~k wo~id remai~uhtouched.
··ihe buffer for Class 4 ~tr~ams is a minim~m of 35 feet. The~ppl(cant is proposing to
maintain that buffer and staffwill recommend that asplitr~iI fehce be installed alo'ng
the buffer boundarY. Because the 3S~foot buffer area will be maintained,there is'rio
essential nexus tOTequire.buffer enhancement.
I trust that your concerns have been addressed i~ this letter.
Please contact meat (4iS) 430-7382 or gwass,er@ren·tohwa.govifYou have any
CjUestio~s .. . ... '
.• ~~ ....
Gerald C. Wasser .
Associate. Planner
Attachment
f3.enton dty .. HaH • 105:5 South ~rady Way -Renton, Washington 9B057 •. rentonwa.gov
Figure 4-3-050Q4
STREAMS AND LAKES
•
Cotntmmity & Eoooomic Dev¢l<>p"""'t
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.----------
, -
lITY OF RENTON • EXHIBITS-
",{).I\,\
L--{~\ f"" SEP 092011 \\<~ d.J~-~
Mr. Gerald Wasser-RECENED
cm CLERK'S OFFICE
Shocking-but not surprising-would best .describe .
our neighborhood's reaction to the belated posting
for the proposed Joey's short plat~
In spite of our submitting hundreds of photos and
letters, testimony from many longtime area
residents, letters from both the Washington State
Departinent of Ecology and the Washington
Department of Fish and Game agencies, and a
stream study conducted by the Wild Fish
COilServancy organization-which has been in the
City's possession since 2008-the plat application. is
referring to Kennydale Creek as a class"
intermittent stream.
We have provided incontrovertible proof that this
creek NEVER dries up, even in the most protracted
dry weather at the end of summer (see enclosed
photos, taken today) and we find it indefensible that
the City continues to maintain the fiction tbat this
creek is anything less than a Class 3. The _
classification should have been upgraded years ago,
especially after we had. hand-delivered the Wild
Fish Conservancy study to Chip VlDcent in December
of 2008.
Although we had submitted all of our documentation
prior to the change in the City's process to upgrade
the stream classification, we still met the criteria .
established in 2009.
•
2006-
Letter from Larry Fisher,
Habitat Biologist for
•
Washington Department of Fish and Game .
requesting classification be upgraded, due to the
presence of crayfish and other unidentified fish in
the creek.
2008 ..
Stream study from Wild Fish Conservancy, accepted
by City of Renton Administrator Chip Vincent
We note that in spite of the re~classification of both
Honey and Maplewood Creeks, the City has failed in
its' stated goals of preserving and protecting our
critical areas where it concerns Kennydale Creek.
We are·urging.you to rectify this situation
immediately to prevent the costly appeals and
litigation we would all prefer to avoid.
We are enclosing a number of supporting documents
to help you determine the facts of this case, and we
have many more boxes of documents available if you
should need them.
Thank you for your prompt consideration of this
matter.
Sincerely,
Susan Rider Kennydale Critical Areas Alliance
1835 NE 20th St
Renton, WA (425)228-8711
• •
State of Washington
DEPARTMENT OF FISH AND WILDLIFE
Region 4 Office: 16018 'MiliCreek Boulevard -Mill Creek, Washington 98012 -(425) 775-1311
, October 12, 2006
Erika Conkling, Senior Planner
City of Renton
Economic Development Neighborhoods and Strategic Planning Division
1055 South Grady Way
Renton, Washington 98055
Dear Ms .• '::onkling:
SUBJECT: Proposed Detennin~tion of Non-significance; Kennydale Blueberry Farm
Rezone, File Number CPA 2006-M-02, Kennydale Creek and Its Associated
Wetlands, Tributary to Lake Washington '\ ')'
The Washington Department ofFish and Wildlife (WDFW) has reviewed the above-referenced
Proposed Determination of Non-significance, and offers the following comments at this time.
Other comments may be offered if the project progresses.
A Hydraulic Project Approval (HP A; RCW 77.55.0211WAC 220-110; to be issued by WDFW)
would be required for activity affecting the natural bed or flow of the stream or its associated
wetlands.
The stream on the property is the upper end of Kennydale Creek and should be classified at least
as a claSs 2 perennial stream. It supports crayfish and other unidentified fish species. The
wetlands are a rare peat soil based system of very high value, especially if restored and given
adequate buffering. WDFW believes it is imperative to preserve and protect these wetlands, as
directed by the Growth Management Act (GMA), and it would be contradictory to the GMA to
rezone this property and allow dense residential development, particularly witho\It a carefully
planned and implemented mitigation plan. Deveiopment of the property without such a plan
W9uld result in disruption of the natural drainage and the degradation of the quality of the stream
and wetland system. WDFW also notes the buffers widths being considered are inadequate to
protect this very sensitive system.
Furthermore, WDFW believes it would be premature to evaluate the potential impacts of the
proposed rezone without a proper wetland delineation and a full biological evaluation. The
SEP A checklist is lacking key information concerning fish and wildlife use of the site and the '
area near the site. A variety of wildlife species (including great blue herons, osprey, piieated
woodpeckers, deer, ducks; and shorebirds) have been observed using this area for habitat, but
Ms. Conkling
October 12, 2006
Page 2 • •
that is not mentioned in the SEPA checklist. Nor does the checklist even mention the existence
of the wetland. As it is, there is no scientific basis by which to evaluate the potential impacts
of the proposed rezone on the wetland or stream system or th'e fishlife and wildlife which
llse it for habitat. This proposal should not proceed without further study and a plan to
restore the wetland and its buffers:
WDFW appreciates the cooperation of the City of Renton in our efforts to preserve, protect,
perpetuate, and manage the fish and wildlife resources of the state of Washlngton.
Thank you for the opportunity to provide these co=ents. If you have any questions, please
contact me at (425) 649-7042 or fisheldf@dfw.wa,gov.
Sincerely,
~~:<>I
Larry Fisher
Area Habitat Biologist
LF:lf:CORBlueberryFann.s.doc
cc:WDFW SEPA Coordinator
l
• •
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
NoNI,west Regional Office. 3190 16r/' Ave!!ue SE. Bellevue, Washingto,,' 98008-5452. (425) 649-7000
October 16, 2006
Ms. Erika Conkling, Senior Planner
City of Renton
1055 S Grady Way
. Renton, WA 98055
Dear Ms Conkling:
RE: Comments on SEPA DNS for Kennydale Blueberry Farm Rezone, LUA05-159
Thank you for the opportunity to comment on the proposed DNS dated October 2, 2006, for a
rezone of the Kennydale Blueberry Farm property from Resource Conservation (RC) to R-4.
The Department of Ecology believes that the proposed rezone will pose a significant risk of
adverse impacts to wetlands on this property, and to the beneficial functions that the wetlands
provide to the watershed .. The DNS does not adequately evaluate this risk. .
The SEP A checklist attached to the DNS notes that the lower two-thirds of the parcel is covered
by 1 to 5 feet of "soft peat" The Soil Survey of King County Area (Snyderet al. 1973) maps
this soil as Shalcar muck, a hydric (wetland) soil. Evidence indicates that the site holds a large
remnant of an important wetland system maintained by shallow groundwater and by a spring that
flows out of the adjoining greenbelt on the east. As the SEPA checklist notes, the surface water
from this spring flows north via a ditch just inside the parcel's eastern border and ultimately
through Kennydale to Lake Washington.
A "Special Focus Issue Paper on the Kennydale Blueberry Fann" (Issue Paper) was included in
the information packet for the Renton Planning Commission meeting of November 2, 2005. This
Issue Paper noted that the "soft soils" covering about two-thirds of the parcel would have to be
"removed and replaced with suitable fill" in order to b1ri1d homes on the site.
The Issue Paper states that "a wetland area mapped over a portion of the Blueberry farm" is the
basis for requesting a wetland evaluation. After discussing the site'.s potential for residential
development, the issue paper cautions: . "Depending upon the results of a wetland analysis, this
type of activity may not be allowed under current regulations." The paper cOncludes that
existing information on drainage or wetland conditions is outdated and that updated information
is needed before a zoning decision can be made. We agree. .
Ms. Erika Conkling
S"pt"mb"r 16, 2006
Page 2 • •
Unfortunately, the proposed DNS says nothing about the updated infon:nation that the issue
paper said was needed. The proposed action could very well lead to the destruction of wetlands;
including replacement of organic soils by fill. Muck and peat soils are extraordinarily effective
at improving water quality by removing toxins !illd other pollutants. They also retain
disproportionate volumes of stormwater and release it slowly .. Such functions are vital to the
health of the watershed, the municipal infraStructure, and Lake Washington. A delineation,
rating, and function assessment of wetlands on the parcel should be a prerequisite to any land-use
decision that coUld affect their fate .
. The wetland study should also evaluate the effect of "improvements in drainage of the property,"
including "a major dewatering in 2004," which the issue paper said the property owner reported.
What was the nature of the dewatering? Could it have resulted in adverse impacts to aquatic
resources or other sensitive areas? Did it involve work below the ordinary high water mark or
divert or change the natural flow?
, .
Thank you for taking these concerns into account Please call or e-mail me with any questions or
for further discussion. I can be reached at (425) 649-4447.
Sincerely,
Richard K. Robohm
Wetland Specialist
RKR:rc
cc: Anae Fritzel, Department of Community, Trade and Economic Development
Pam Erstad, Washington Department of.Fish & Wildlife
Jeff Davis, Washington Department of Fish & Wildlife
Donna Bunten, Ecology CAO Review Coordinator
Erik Stockdale, Wetlands Specialist, Ecology Northwest Regional Office
• •
Vlild Fish Conservancy
September 23, 2008
The Wild Fish Conservancy (WFC) peIformed a stream assessment survey on Kennydale Creek, at
tributary to Lake Washington in Renton, WA on September 18, 2008 (Figs.I-3). The objective of the
survey was to evaluate the su=er low-flow characteristics of the watershed and to describe the likely
impacts of continued degradation of the creek's watershed.
......
:_.; ./'--.:
;,/' . ..•.
. ,
-,::,.
.. T. , .
1-:
i
"
,·I·e.
+ , \,:", .
.~/ .. ,·
0'
B -e-" -.;t.XI1"'l:;T
:', .... :A
Figure I, Kennydale Creek field assessment locations,
-I
Fig.2. Upper Kennydale Creek study reach in Renton, W A. Field assessment locations are represented by
the yellow stars.
2
Fig3. Lower K.ennydale Creek; study reach in Renton, W A. Field verification locariollS are represented b y
the yellow stars.
Results
The channel was wetted and stream flow was easily discernable at '!li fOUI locariollS (Table I. Figures 4-
5). The channel meets the physical criteria for. fish habitat established by the Washington State in WAC
222-16-031: at least 2.0 foot bankfull width and less than 16% gradient The documented presence of
perennial aquatic invertebr.ates, including the relatively pollution-intolerant families Epbemeroptera and
Trichoptera', indicates the stream channel has not gone dry in recent years.
Compromising the condition of Kennydale Creek through the addition of impervious area and the
associated stormwater runoff will further degrade the condition of the stream (Table 2). The South Puget
Sound Forum Indicators Report (TRPC, 2(06) summarizes the local impacts of impervious area;
"Among other variables, studies have found a strong relationship between the amount of
impervious surface and forest cover in a basin or watershed, and the bealth of streams
and other ",ater resources. The greater the . amount of .impervious area and the
co=sponding loss of forest cover, the less water that is absorbed into the ground -being
filtered naturally and slowly returning to OUI ground water or stream systems. Increased
surface runoff leads to more pollution in OUI 'Streams and inlets, to higher and increased
numbers of flood events, and to degradation of OUI streams and stream beds." (South
. Puget Sound Environmental Quality -Economic Vitality Indicators Report, July 2006).
King County's May Creek Basin Plan (2001), developed for the Lake Washington tributary
immediately to the north of Kennydale Creek, states:
3
"Development attities within the basin have historicAgrad~ stream and
wetland habitats. Filling of wetlands, increased stormwaier runoff and peak
stream flows, addition of sediment and pollutants to the water, and removal of
coniferous forest cover have contributed to the degradation of. local habitat in the
basin."
Table 1. Wild FIsh Conservancy observations from field verification loqttions (Figures 1-3), September
182008 .
Wetted _" Silo LatJlude longitude WIdIh Width Sobstrot. Row HolM ·
A N 47.50932 W 122..19424 2 feet • feel mud Y .. . Dhoned stream channel, &Oft mud a.bstrale., reed canary grass
f'I>aria.
Ditched stream c:hameI. soh mud Slbstra1e \Wh oc:cassionaI
B N 47.50961 W 122.19462 3 feet .f ... mud and coIDIe Y .. __ Aquatic macrolnvlll1 ........ -.00 incIudod mayfly
nymphs. caddlsfIy IaN ... and ampl-Opods.
C N 47.5 1297 W 122..19756 3teel 4 foot cottIie and scud Yes Well-shaded stream cnrridof. Wa1er is clear and cool. AQuatic
invertebrates observed, &arne as S .
0 N 47.51308 W 122..19738 3 feet 6 foot eobble and sard Yes WeIJ...shaded stream conidor. Waler is clear and cxxX . Aqua1ic
invertebrates obGEwved, same as B ..
Table 2. Impacts from Increases of Impervious Surfaces, from Thurston Regional Planning Council.
2003. .
R It I t
Incrf'asl'Ci Imp(tVlousnf'9S H;bllat Channl'l Strcambl:d
h:ads to Floodmg Lo,s Erosion widemng altt'fation
Increased \'tlItITle X X X X X
Increased peak no. .. X X X X X
Ina •• sed peak tIow duratioo X x X X X
ChangeS i1 sediment 100ding x X X X x
Deatoased base flow X
I""eased stream temperoture x
tnc:eased slream acidity 'x
Incre.sed w.le, polMioo x
Kennydale Creek ~y or may not currently support a fish population, but there is no doubt that it
contributes water and aquatic invertebrateS to Lake Washington and therefore affects the water qtiality
and, in part, the integrity, of Lake Washington. Lake Washington supports chinook salmon and steelhead
listed as threatened UDder the Endangered Species Act; as well as sockeye and coho salmon; kokanee;
resident and sea-run cutthroat trout; and a wide variety of native non-salmonids. Bull trout, also listed as
t:hIeatened Wider the ESA, have been documented in Lake Washington. Many of these fish, including
juvenile chinook salmon, speod a significant amount of time rearing and feeding in the Lake Washington
littoral (nearshore) habitats that are fed by small streams including Kennydale Creek.. While the streams
themselves are ~, they are numerous and the cumulative effects of their degradation can have
significant implications for the health and productivity of Lake Washington and the fish th,at live there.
4 ..
Figure 4. Culvert outlet under NE 24 C) on September 18, 2008. Wetted
width was 3 feet, and stream flow was easily discernable.
Figure 5. Stream channel at Site D on September
downstream from the culvert outlet under NE 24'" Street
Flow Conditions:
approJCiimaltely 30 feet
5
Evidence thar the survey reA from September 1 8, 2008 are represen . of summer lo w-flow
conditions can be found in adjacent watershed stream flow data. Provi sional stream flow data from
USGS National Water Information System
(http ://waterdata .usgs.gov/waln wisluv?cb 0006O=o n&formal-gif stats&period -30&si te no-12120000)
demonstrate thaI flows in the Mercer Creek watershed., a Lake Washington tributary north of Kennydale
creek, were 5.4 cfs at .the time of Wild Fish Conservancy 's Kennydale survey, well below the median
flows experienced on September 18 during the past 54 years (Figure 6) and th e mean monthly flow s
during the past 62 years.
USGS 121211898 tlERCER CREEl: HERR BaLEVUE, IIR .
398.9
."
28B.9
" 8
" .. 100.8
'-" "-...
" " ...
" .... ..,
" " ,
" 0.0
'-'" lB.8 .l:
" co .... co
4.9
Rue 38 Sep 86 Sep 13 Sep 29
----Prov i ~ional Data Sub ject t o Revis ion
£. Hedian daily 'statistic (54 !lears) -Ili"char-ge
STATISTICS OF MOIffHlY MEAN DATA FOR WATER YEARS 1545 .2JXJ7, BY WATER YEAR {WY)
Oot Nov De. Ja., Fob Mar Apr MRY JIIII Jul Aug S.p
Mean I~.S .. ~~.q 4O.U 40.R H.7 295 2.l.fI 14 .7 .12 .4 K7J R .tl ~ 11.2
M .. 44 .4 77.3 '70.7 >\.I.R ~I.I "7 .5 3~.9 27.:! . 2.'.R 1 ~5 }(.I.I) 12 .~
IWY) (1 \)10:21 120(7) 11\XI7 1 "(06) 1I l)Y ~} 1 1 91 ~) O!l'l l , II lJl)(\) 1 1 9~5i 119971 1 ~()04J 1 1 97~,
Min 7A 2 II.U 1(-.5 15.9 IB-2 15.4 9.9<1 S.45 534 J.:?2 .1.2'::; 5.05
IWY) (2011 .~J 1I ~77 , ( 19771 <I ~771 II 9'J J I 11%5; I:!IK141 1 1 95~1 1195 11 11958 1 .19451 119551
Figure 6 . August and September 200S USGS Stream Row Data for Mercer Creek, a Lake Washington
tributary north of Kennydal.e Creek.
Please feel free to contact me with any questions about Wild Fish Conservancy's surveyor this report.
Sincerely,
Jamie Glasgow, M.Sci .
Director of Science and Research
Wild Esh Conservanc y
425nS8·1167
www .wilclfishconservancy .org
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The Honorable Jay V . White
Trial Date: Monday, Dec. 15, 200S
Trial T ime: 9 :00 a.m.
IN THE SUPERIOR COURT OF THE STATE OF WASHINGTON
IN AND FOR KING COUN1Y
KENNYDALE CRmCAL AREAS
ALLIANCE, a Washington non-profit
cmporation, aDd SUSAN RIDER, '. NO. 08-2-21 823-6XNT
1.
Petitioners,
v.
CITY Or: RENTON, a Washington
Municipai Corporation; and RICHARD
LAURALEE GORDLEY, husbaod and
wife,
1);..,'('" .. < .....
[i 2t81 BED] ORDER G!b~41 14m
PETITIONERS'MOTIONTO
SUPPLEMENT THE RECORD
Res ondents.
1HIS MATIER having come on for hearing pursuant to !:he motion of Petitioners
~,,A,
(IlaOPGiiL!)j ORDER,"~'d~IG PETITIONERS'
MOTION TO SUPPLEMENT THE RECORD-I
OR\G1NAL
Xl,/~ .l3C"i'l3SI,/, dH
GENDlER & MANN. UP
, 42A fltltrtb 1wenu., Suit. 1015
Seattla, WA 98'0'
Pttonr. t2G8I ",-aasl
FIZ; l:loS) e:%t-05U
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Dated this ~ dayof (\J~ 2008 .
THE JAYV. WIDTE
KINO COUNTY SUPERIOR .cOURT JUDGE
Presented by:
GENDLER & MANN. ILP
9 B y:
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EPB stemm] ORDER gp , U..,NG PETITIQNER.S·
MOTION TO SUPPLEMENT TIlE RECORD-2
)(~.:! .L3(,l!3S~" dH
GENOLER II< MANN , l.LP
1424 Fourth Awnu., SllIb '016
Sellttl •• WA '8'01
Pban&: (lOS) 621-8888
F .. : 1208} e21..()S12
....
.. ti ""MR ".· ' "." _n ~~ EO',
NAME: Joey's Short Plat
requesting Environmental (S8'A) Review and Administrattve Short
Iplat approval to subdMde • 36,847 square root parcel Into two lots. The two
,,'He lots would be 17,882 .J. (lot 1) and 18,965 .J. (lot 2). Kennydale
ICreek, a Qoss 4 creek, is present and bisects the site. A Category 2 or 3 ,~"' '"
1(3,500 sJ.) is present on the northeast portion of the site. 80tIl proposed lots
lwouid gain access from Jones Avenue NE. An existing house and two sheds are
liocated on !"hat would be lot 1. The existing buildings are proposed to be
Once the wetland and stream area is deducted the resulting net
area is 0 .73 acres. A two-Iot short plat would YteId • density of 2.74
ldu/net acre. The site Is generally ftat. The project requires SEPA envIronl1l\'l1tal lreview and short nO... .,
" 112208 Jones Avenue NE
Izone: I I -4 dwelling units per acre (R~)
Ip, ,nr I (SE PA) Review, , ShQrt Plat approval
I IGeraId_ wasser, tel : '~'_~' ,email: . ,.onv
I Hughes, WH Huges CO.; 14'101 lssoQuah Hobart Road; Issaquah, WA
ro, ...... 198027
Da be of IAugust 8, 2011
of
~ugust 26 2011
may
l ~e --"'''~ 9,2011
IMap: The map below is for Illustrative purposes only. In the event of omissions, errors or dlffee ICeS,
Ithe dOaJments in CED's files will oontrol. aiel< on map to be directed to the Clty'. GIS Portal.
.~" ~~.~~ "I' "~".~,~ ; .... ~,~~' -', ......
. ' . • A:.:.-=.. ;j;"' " Z ... . ' . -"r~' . . . ':::---";':' , ~ )., :~r; J~~~:'tj :;~ ",.-,.~~l·m ·~' r 1_--!-o:j .••. ,;. ." .. Y.*.( )~,~ ,~~~~~.;-;;-p,' . ,.:j7~1~Wt · '''\iit''-r >G;1W /l;l&";~1i
, ft....: . '~'-~' ,'1. -_-.:.,..t;.:r":'~.l5 ~-"':' ·......;.t
II 1
on the above application must be sublJlitted In writing ~ Gerald Wasser,
Manager, CEO -Planning Division by 5 :00 p.m. on September 9, 2011. If you have
about tills proposal, or wish to be mode a party of record and receive additional
by mo_",-contact tile Project at 425-430-73B:L
Return tp top of page
------------_._--------------------.
• •
9/9/2011 3:55:06 PM
9/9/2011 3:51 :49 PM
, ' ,
Denis Law
.~ayor
September 21,"2011 ,
Susan R.ider
1835 N noth Sttreet
Renton, WA , 98057
Department of <;:omtn.unity and Economic Development
, " ,: Alex Pietsch, Admin'i5t(ator
SUBJEcT: JOEY'S SH ORT PLAT, LUA11-066, ECF, SHPL-A
Dear Ms, 'Rider:
" ,
'.Thank you for your letj:er re'garding Joey's Short Plat, LUAU-066" ECF, SH~,L-A that we
receive'd' on September 9,~011. Your comments have b'een add~d to 'th~ file forthe
decision -maker ,to consider,
While I appreciate the 'history '~nd background, a,S well as the supplemental materials,
you provided on 'Kennyd ,afe 'creek; this projecds f;r the subdivision of land to create
one additional lot in the 'ResidentiaLC" 4 dWelling units per acre (R '4) zorie, 'The
clas sification of Ken'nydale Cre~k is n~t 'at:issue'" The ' project would m,aintain the ,
minim'~m .3S-foot buffer area required for a, tiassA strE!am , ' " , . -.' . .'
, i will include, you as ~'party';(Record ',~or Jo~y'sSliort PI~t, LUA11 -066, ECF, SHPL-A, : '., . . ,:
: ' .
You may cOf]tact me ad,425) 430,]382 or gWasser@rentonwa,gov,
.' '. .
" ' 'fI ' " . ' '~ ~"~
Gerald'C. Wasser , ' ,
Associate 'Planner . .' . .' .
Renton OtyHall • , OSS South Grady Way • ,Rimton , Washington 98057 • rentoriwa,gov
" ,
, '
, ,
.!
• DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
• ----~1Pt~mr1c(o)IDl e
DATE:
TO:
FROM:
SUBJECT:
M E M 0 RAN DUM
September 8, 2011
Jerry Wasser
Bob Mac oni9 .
Joey Short Plat, LUA-ll-066-SHPL
Format and Legal Description Review
..
I have reviewed the above reference\! short plat submittal and have the following
comments:
Comments for the Project Manager:
. Please note that the application notes that Lorraine Taylor is the owner but since the
application has conveyed her interest in the property at issue to the applicant, via deed
under recording number 20110815000255 .
Comments for the Applicant :
A portion of the block oftext ass ociated with City of Renton Mon # 3 69 is illegible.
Information needed for finai short plat approval includes the followin g:
Note the City of Renton land u se action number and land record number, LUA-11-066-
SHPL and LND-20-0565, respectively, on the final short plat submittal. The type size used
for the land record number should be smaller than that used for the land use action
number.
Provide a direct tie to two City of Renton Surv~y Control Network monuments. The
geometry will be checked by the city when provided .
Provide sufficient information to determine how the short plat boundary was
establ is hed .
Provide short plat and lot clo sure calculation s.
h :lfi1e sysllnd -land subdi visi on & surveyin g recordsllnd-20 -short platsl0565\rv0909 1l.doc
Addressee N arne
Page 3 of3
Date of Memo •
-----------------------
•
If there are new private easement(s) proposed with this short plat, include the following
statement, juxtaposed to the subject easement: "Area for new priv ate (utilities, access,
etc.) easement". Since the new lots created via this s hort plat are under common
ownership at the time of recording, there can be no easement(s) until such time as the
lots are conveyed to others, via conveyance docum e nts. The conveying document(s)
need to include a statement about the together with and/or s ubject to specific
easement rights .
Add the following Declaration of Covenant language on the face of the subject drawin g,
ffthe previous paragraph applies:
DECLARA TlON OF COVENANT:
The owner of the land embrace d within this s hort plat, in return for the
benefit to occrue from this subdivision, by signing hereon covenants and agrees
to convey the beneficial interest in the new easements shown on this sho rt plat
to any and all future purchasers of the lo ts, or of any subdivisions thereof. Thi s
covenant shall run with the land as s hown on this short plat.
If there are no new private easements defined on the subdivision the Declaration
of Covenant language currently shown can be removed.
If there is to be a Native Growth Protection Easement for the wetland and wetland
buffer area please include the relevant language and clearly delineate the area(s)
so impacted.
b.:lffle sysllnd -land subdivision & surveying recordsllnd-20 -short plats10565\Jv090911.doc
------------
• • EXHIBIT 9
Technical Memorandum
10230 NE Points Dri",
SN it, 400
Kirkland, WA 98033
Phon, (425) 8224446
Fax (425) 827-9577
To:
From :
Copies:
Chip Vincent, Planning Director, City of Renton
Jennifer Henning, Planning Manager, City of
Renton
Stephanie Smith, Wedand Biologist
Kevin O'Brien, Ph.D., Senior Wildlife Biologist
Suzanne Anderson, Ph.D., Senior Wedand
Biologist
Date: October 20, 2011
Subject Kennydale Creek Stream Typing
Project No.: 31821C
Otak Inc . biologists were asked by the City of Renton (City) to confirm the stream typing of
Kcnnydale Creek (also called Clover Creek) in the vicinity of 2208 Jones Avenue NE (parcel #
3343903602), which has been approved as a two-lot short plat Ooey's Short Plat). Otak biologists
conducted their site visit on October 6, 2011, and were able to view the stream on the subject parcel.
However, because Otak biologists lacked property access to any other parcels, they were unable to
observe the stream in its entirety. Otak biologists were only ab le to view additional segments of
Kennydale Creek from public rights-of way upstream of Interstate 405 (l-405), including the
intersections of: Jones Avenue NE near NE 24'h Street; NE 24th Street near High Avenue NE; and
the stream crossing on NE 20'h Street.
Kennydale Creek is currendy categorized by the City as a Class 4 stream upstream of the 1-405
crossing (including the subject parcel), and as a Class 3 stream downstream of the 1-405 crossing.
Per the Renton Municipal Code (RMC 4-3-0S0.L.l.a) Class 3 and 4 streams are defined as:
Class 3 : Class 3 waters are non-saimonid-bearing perennial waters during years of normal
rainfall, and/or mapped on Figure Q4, Renton Water Class Map, as Class 3. (RMC 4-1 1-
160 defines perennial as "lIVa/en whichjlow cOllliIIllOIlS!!').
Class 4: Class 4 waters are non-salmonid-bearing intermittent waters during years of
normal rainfall, and/or mapped on Figure Q4, Renton Water Class Map, as Class 4.
(RMC 4-11-09 0 defines intermittent as "A cOllditioll where water is 1I0t preswt ill the challlle!
year-rolllld dl/lingyears if ,/O/'mal or aboue normal rainfall').
Numerous studies h ave been completed for different segments of Kennydale Creek. These studies
include a stream assessment conducted by Jamie Glasgow of Wild Fish Conservancy on September
K:\pro jcct\3 1800\3182IC\Reports\3182 IC tcchmemo SA.J(OB .docx
•
Chip Vincent, Planning Director, City of Renton
lVnnyda/e Creek Stream Typing
•
Page 2
October 20, 2011
18,2008 on segments of Kennydale Creek located upstream of T-405 (Wild Fish Conservancy
memorandum, September 23, 2008). Ms. Glasgow reported observing flow both upstream (near NE
20" Street) and downstream (near NE 24" Street) of the subject parcel in the autumn of 2008.
However, since she did not assess the entire reach of Kennydale Creek located upstream of 1-405,
she did not have sufficient information to determine whether any section of the stream lacks
continuous flow during the summer. Additional studies on upper Kennydale Creek include a stream
assessment prepared by Carl Hadley of Cedarrock Consultants, Inc., dated February 17, 2006. Mr.
Hadley reviewed the water type classification of upper Kennydale Creek, and recommended
maintaining the Class 4 water classification of the stream.
Otak biologists were asked to determine whether the current Class 4 categorization for Kennydale
Creek on the subject parcel is correct, or if the stream meets the definition of a Class 3 stream.
The subject parcel has been approved for a two-lot short plat, and currently has a house on the
northern portion of the property. The southern portion of the parcel consists of a mowed field
dominated by creeping buttercup (RLzlJJmcII/lls repellS), and the western portion of the parcel fronts
Jones Avenue NE. Kennydale Creek flows from south to north on the subject parcel, and it is
located approximately 125 feet east of Jones Avenue NE, essentially bisecting the parcel. On the
subject parcel, the creek channel is densely vegetated, is approximately four feet wide, and had
between five and eight inches of very slowly flowing water at the time of the site visit -see the
photo attached to the end of this memorandum. It is important to note that the Otak site visit
occUtred on October 6, 2011 after several days of rain. Vegetation in the creek was dominated by
watercress (Nasturtium officina/e), American speedwell (Veronica Americana), with some reed
canarygra ss (Pha/aris anmdinacea). The two dominant species in the creek (watercress and speedwell)
are both obligate wetland species, meaning that 99 -percent of the time, these plants are found in
wetland habitats. Vegetation completely filled the stream channel, growing from the channel bed and
banks of the stream. TI,e density of the vegetation indicates that water does not flow through this
segment of the stream at a sufficiently high velocity to prevent plants from becoming established .
The dense vegetation also indicates that this segment of the stream may lack surface water flow
during the summer, but it likely has high enough groundwater to support tl,e hydrophytic (water-
loving) vegetation.
Looking up stream (to the south) from tl,e subject parcel, the stream bed appears to generally lack
vegetation, indicating water may flow through that segment at a hi gher velocity than on the subject
parcel, tllereby precluding vegetation establishment. Other segments of the stream channel that we
were able to view from public rights-of-way (both up-and downstream of the subject parcel) also
generally lacked vegetation, indicating potentially higher velocity flows or impoundment. However,
many of these segments were viewed at or near culvert inlets or outlets, which can influence stream
flows, and may not be representative of the stream's characteristics . Downstream (north) from the
subject parcel, there is a pond on a parcel adjacent to Jones Avenue NE, just south of the NE 24"
K:\projcc t\31 800\31821 C\Rcp oro;\3 1821 C tcchrnemo SA_KOB .doo:
•
Chip Vincent, Planning D irector, City of R enton
Kennydale Creek Stream Typillg
•
Page 3
Octob er 20, 2011
Street. It appears that Kennydale Creek enters and exits the pond via culverts prior to crossing
beneath Jones Avenue NE.
While our site visit and data collection was limited by property access and time of year, it is our best
professional judgment that some portions of Kennydale Creek upstream of T-405, particularly in the
vicinity of 2208 Jones Avenu e NE, may lack surface water flow during some portion of the year,
thereby meeting the definition of a Class 4 water per RMC 4-3-050.L.1.a.iv. While it is likely that
some segments of Kennydale Creek located upstream of I-405 remain inundated throughout the
year; the heavily vegetated nature of the stream channel on the subject parcel suggests that a
combination of evapotranspiration and infiltration during at least a portion of the summer may
result in a lack of surface water flow in this segment of the stream.
Photo looking downstream (towards the north) at Kennydale Creek on the Joey's Short Plat parcel.
Note the dense vegetation in the stream channel.
K:\projcct\3 1800\3 1821 C\Rcp orts\31821 C u:c hmemo SAJ(OB.doc.x
• EXHIBI~O
Altmann Oliver Associates, LLC f\.OA
V() Ho'( 57R
August 4, 2011
Bill Hughes
WH Hughes Homes
14401 Issaquah-Hobart Rd SE
Issaquah, WA 98027-6925
Em'inJllll1enwl
Planning &
Lan(lscape
Architec\llre
AOA-4072
SUBJECT: Revised Critical Areas Review for Joey's Short Plat (File No. 11-021)
2208 Jones Ave. NE, Renton, WA (Parcel 334390-3602)
Dear Bill:
On June 30, 2011 I conducted a wetland and stream reconnaissance and
delineation on the subject property utilizing the methodology outlined in the 1997
Washington State Wetlands Identification and Delineation Manual. The primary
focus of the initial reconnaissance was on the southwestern portion of the site in the
vicinity of a proposed new residence to be constructed as part of the short plat. A
subsequent site visit was conducted on July 26, 2011 to map the approximate
location of a wetland located in the northeastern portion of the site.
Existing Conditions
The northwest portion of the site is currently developed with an existing single-family
residence and associated detached out-buildings. The southwestern portion of the
site in the vicinity of the proposed residence consists of a flat mowed upland lawn.
Soil borings taken throughout this portion of the site revealed dry, non-hydric, high
chroma soils and there was no evidence of ponding or prolonged soil saturation.
Kennydale Creek drains from south to north through the central portion of the site.
During the initial field investigation, the ordinary high water (OHW) of the west side
of the stream was delineated. The delineated boundary was subsequently surveyed
by Touma Engineers and Land Surveyors, PLLC and is depicted on the survey
drawing. Kennydale Creek is considered a Class 4 stream by the City of Renton
and .would require a 35-foot buffer.
Kennydale Creek on the site consists of a well-defined channel that appears to have
been historically ditched. Vegetation along the stream banks is mowed to the edge
of the channel and plant species within and adjacent to the channel at the time of the
field investigation consisted almost entirely of reed canarygrass (Phaiaris
Bill Hughes
August 4, 2011
Page 2
• •
arundinacea) and watercress (Rorippa nasturtium-aquaticum). Woody vegetation
along the stream corridor was generally restricted to one twin red alder (Alnus rubra)
tree adjacent the southern portiorl of the channel.
In addition to Kennydale Creek, a disturbed wetland was observed in the
northeastern portion of the site. The approximate location of this wetland was
mapped during the July 26, 2011 site visit and is depicted on your density calculation
sheet (attached). The wetland consists of a shallow topographic depression that
appears to extend slightly off-site to the north. Vegetation within the wetland at the
time of the site visits included Pacific willow (Salix lasiandra), Himalayan blackberry
·(Rubus discolof), reed canarygrass, creeping buttercup (Ranunculus repens), giant
horsetail (Equisetum telmateia), Watson's willow-herb (Epilobium watsonil), and
scattered skunk cabbage (Lysichiton americanum). Hydrology within the wetland
.was generally assumed based on the presence of disturbed hydric soils.
Since this wetland is located more than 15 feet from the eastern OHW of the stream,
and the maximum possible buffer from this wetland would be 50 feet, the buffer from
Kennydale Creek would be more restrictive. The maximum 50-foot buffer is based
on the unlikely possibility that the wetland is a Category 2 rather than a more likely
Category 3 wetland which requires a 25-foot buffer per RMC 4-3-050M.S.c.
Priority Habitats and Species
As part of the stream assessment, the Washington Department of Fish and Wildlife's
Priority Habitats and Species database was reviewed. This database does not
indicate that any priority habitats or species are located on or adjacent the property.
In general, the habitat value of the on-site riparian corridor is relatively low due to the
historic and on-going vegetation maintenance that has resulted in a low plant
species and structural diversity along the stream channel.
Conclusion
As part of the proposed short-plat, a single-family residence would be constructed
within the lawn in the southwestern portion of the site. It is my understanding that
since: 1) the proposed residence would be constructed outside of the 35-foot stream
buffer and 2) there is no proposed activity within the wetland area located east of the
stream, there are no proposed critical area impacts on the site.
Bill Hughes
August 4, 2011
Page 3
• •
If you have any questions regarding the reconnaissance or stream delineation,
please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist
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EXHIBIT 11 oResources, LLC
5007 Pacific Hwy E., Ste. 16
Fife, Washington 98424
WH Hughes Company, Inc.
14404 Issaquah-Hobart Road, Suite 104
Issaquah, Washington 98027
(425) 444-3367
Attn: Mr. Bill Hughes
July 26, 2011
Geotechnical Infiltration Letter
2208 Jones Avenue NE
Renton, Washington
PN: 3343903602
Job No. WHHughes.JoneAve
INTRODUCTION & SCOPE
Planning Civis!ol1
AUG - 8 1Uii
This letter addresses the feasibility of infiltration for the proposed single family
residences to be located at 2208 Jones Avenue NE in Renton, Washington, as shown on
Figure 1. We visited the site on June 15, 2011. The purpose of our services was to
evaluate the surface and subsurface conditions at the site as a basis for developing and
providing geotechnical stormwater recommendations for the proposed development.
Specifically, our scope of services for the project included the following:
1. Visiting the site and conducting a geologic reconnaissance to assess the site's
soil, groundwater and slope conditions;
2. Exploring the subsurface conditions in the pond areas by excavating two test pits
across the site;
3. Completing laboratory grain size analysis for the site soils; and
4. Providing infiltration rates for the stormwater facility, as appropriate.
SITE CONDITIONS
Surface Conditions
The site is in an area of existing residential development. The site consist of a
single tax parcel that measures about 25 feet deep (east to west) by 150 feet wide (north
to south) and encompasses about 0.85 acres. The site is currently developed with an
existing single family residence located in the northwest corner of the parcel. The site is
bounded by residences on the north and south, Jones Avenue on the west, and by a
vacant parcel on the east.
The homesite is generally level, to slight lower, than Jones Avenue on the west.
Behind the house is a shallow seasonal drainage that tends to flow from south to north
across the parcel. The bottom of the drainage is about 2 to 3 feet below the existing
residence (see attached photographs). On the east side of the drainage, the site slopes
back up to the east. According to topographic information obtained from the King County
iMap website, total topographic relief across the parcel is on the order of 10 feet.
The site is mostly covered with grass and scattered ornamental trees. The
eastern, upper portion of the site is covered with a dense stand of younger trees and
native shrubs.
WHHughes.JoneAve
July 26, 201.1
Page 2
Site Soils
• •
The USDA Natural Resource Conservation Service (NRCS) Web Soil Survey for
Pierce County maps the soils in the area of the site as Indianola loamy sand (InC). The
Indianola soils are derived from sandy glacial outwash deposits that form on 6 to 15
percent slopes and are listed as having a "moderate" erosion hazard. These soils are
listed in hydrologic soils group "A".
Subsurface Conditions
As stated, the subsurface conditions underlying the site were evaluated by
excavating two shallow test pits with a mini-excavator. In general, out test pits
encountered about 4 to 6 inches of sod and topsoil overlying a loose to medium dense
silty fine to medium sand. These shallow soils mantled a dark brownlgray fine to medium
sand with minor amounts of silt and organics. The subsurface conditions in the two test
'pits were fairly consistent and generally confirmed the mapped stratigraphy. The soils
encountered were visually classified in accordance with the Unified Soil Classification
System (USCS), a copy of which is attached as Figure 4. The Test Pit Logs are attached
as Figure 5.
Grain Size Analysis
Our geotechnical laboratory tests were completed on representative samples
collected from the proposed stormwater facility. The enclosed laboratory testing sheets
graphically present these results.
Groundwater Conditions
Slow groundwater was observed at about 3)1, feet below existing grades in both test
pits. The depth of seepage was generally consistent with the level of water in the drainage
ditch east of the residence. Based on the nature of the near surface soils, we antiCipate
fluctuations in the local groundwater levels will occur in response to precipitation patterns,
off-site construction activities, and site utilization.
CONCLUSIONS AND RECOMMENDATIONS
Based on the soils encountered in our explorations, laboratory analyses, and our
engineering analysis, we conclude that the infiltration of stormwater is feasible in the native
.sand appears feasible from a grain size standpoint. According to the 2009 King County
Stormwater Manual, Appendix C2.2.2.1.b, a minimum of 1-Ioot of separation is required
between the seasonal high groundwater and the bottom the infiltration gallery; therefore
there may not be sufficient separation between the bottom of an infiltration gallery and
seasonal high groundwater.
Stormwater Infiltration
Stormwater infiltration rates for the site soils were determined in accordance with
the 2009 King County Stormwater Manual, Appendix C. We performed sieve analysis on a
representative soil sample collected from the outwash soils. Based on the results of our
sieve analysis and our experience, the upper loamy sand would be considered a Type 4
soil, whereas the deeper, cleaner sand would be a Type 3 soil (Appendix C.2.3.2). We
would recommend a maximum infiltration rate of 4 for the deeper sand and a rate of 1 for
the upper silty sand. We recommend that an appropriate factor of safety should be applied
to this value. A typical factor of safety of 2 is usually applied to surface grade stormwater
systems. A higher factor of safety should be considered for a below grade stormwater
system. We recommend that we observe the excavation of the infiltration system to verify
WHHughs.JoneAve.1
July 26. 2011
Page 3
•
that suitable soils have been exposed.
•
Appropriate design, construction and maintenance measures will be required to
ensure the infiltration rate can be effectively maintained over time. It should be noted that
special care is required during the grading and construction periods to avoid fine sediment
contamination of the infiltration system, especially from the overlying loamy gravels. This
may be accomplished by using an alternative storm water management location during
grading and construction activities or leaving the bottom of the systems 1 to 2 feet high, and
subsequently excavating to the finished grade once the driveways are paved and
landscaping is installed. All contractors working on the site (builders and subcontractors)
should be advised to avoid "dirty" stormwater flowing to the site's stormwater system during
construction and landscaping activities at the site. Concrete trucks should not be washed
or cleaned on-site.
Suspended solids could clog the underlying soil and reduce the infiltration rate for
the system. To reduce potential clogging of the infiltration systems. the infiltration system
should not be connected to the stormwater runoff system until after .construction is complete
and the site area is landscaped, paved or otherwise protected. Temporary systems may be
utilized through construction. Periodic sweeping of the paved areas will help extend the life
of the infiltration system.
• ••
We trust this is sufficient for your current needs. Should you have any questions,
or require additional information, please contact us at your earliest convenience.
Respectfully submitted,
GeoResources, LLC
KSS:RMH:kss
Renee M. Hadley
Staff Geologist
DoclD: WHHughs.JoneAve.1
Attachments: Figure 1: Site Vicinity Map
Figure 2: Exploration Map
Figure 3: USDA Soil Map
Figure 4: Unified Soli Classification System
Figure 5: Test Pit Logs
Grain Size Analysis
Principal
•
'1'\
<IV -* .. ,-<t' ~\;
8
GeoResources, LLC
5007 Pacific Highway East, Suite 16
Fife, Washington 98424
Phone: 253-896-1011
Fax: 253-896-2633
•
Approximate Site Location
Site Vicinity Map
2208 Jones Avenue NE
Renton, Washington
DeclD: Hughes,JonesSt.F July 2011
Not to Scale
Figure 1
Approximate Site Location
ma created from the USDA Natural Resource Conservation Service Web Soil Surve
Soli
T e
InC
Soil Name
Indianola loam sand
GeoResources,LLC
5007 Pacific Highway East, Suite 16
Fife, Washington 98424
Phone: 253-896-1011
Fax: 253-896-2633
Parent Material Slopes Erosion Hazard
Sand Glacial Outwash 6 to 15 Moderate
NRCS SCS Soils Map
2208 Jones AvenueNE
Renton, Washington
DoclD: Hughes.JonesSt.F July 2011
Hydrologic
Soils Group
A
Not to Scale
Figure 3
SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS GROUP
SYMBOL
GROUP NAME
GRAVEL CLEAN GW WELL-GRADED GRAVEL, FINE TO COARSE .
GRAVEL GRAVEL
COARSE GP POORLY-GRADED GRAVEL
GRAINED More than 50%
SOILS Of Coarse Fraction GRAVEL GM SILTY GRAVEL Retained on
No.4 Sieve WITH FINES
GC CLAYEY GRAVEL
More than 50% SAND CLEAN SAND SW WELL-GRADED SAND, FINE TO COARSE SAND
Retained on
No, 200 Sieve SP POORLY-GRADED SAND
More than 50%
Of Coarse Fracllon SAND SM SILTY SAND
Passes WITH FINES
No.4 Sieve SC CLAYEY SAND
SILT AND CLAY INORGANIC ML SILT
FINE CL CLAY GRAINED
SOILS Liquid Llmlt
Lesslhan 50 ORGANIC OL ORGANIC SILT, ORGANIC CLAY
SILT AND CLAY INORGANIC MH SILT OF HIGH PLASTICITY, ELASTIC SILT
More than 50%
Passes CH CLAY OF HIGH PLASTICITY, FAT CLAY
No. 200 Sieve Liquid limit
50 or more ORGANIC OH ORGANIC CLAY, DRGANIC SILT
. HIGHLY ORGANIC SOILS PT PEAT
NOTES: SOIL MOISTURE MODIFIERS:
1. Field classification is based on visual examination of soli Dry-Absence of moisture, dry to the touch
In general accordance with ASTM 02488-90.
Moist-Damp. but no visible water
2. Soli classification using laboratory tests Is based on
ASTM D2487 -90. Wel-Visible free water or saturated. usually soil Is
obtained from below water table
3. Description of soli denslly or consistency are based on
interpretation of blow count data, visual appearance of
soils, and or test data.
GeoResources, LLC Unified Soil Classification 5007 Pacific Highway East, Suite 16
Fife, Washington 98424 2208 Jones Avenue NE
Phone: 253-896-1011 Renton, Washington
Fax: 253-896-2633
DoclD: Hughes.JonesSt.F I July 2011 I Figure 4
Depth (ft)
a -y,
y, 2
2 4
Depth (tt)
a -y,
~ -2%
3Y, -4
Soil Type Soil Description
Sad over Topsoil
Test Pit Tp·1
Location: Front of site
Light gray/tan with orange mottling, silty fine to medium SAND (loose to medium dense,
moist)
SP Dark brown/gray fine to medium SAND, some silt, scattered organics (medium dense,
moist to wet)
Terminated at 4 feet below ground surface.
No caving observed.
Slight groundwater seepage observed from 3Y, feet.
Soil Type Soil Description
Sad over Topsoil
Test Pit Tp·2
Location: Back of site
Light gray/tan with orange mottling, silty fine to medium SAND (loose to medium dense,
moist) .
SP Dark brown/gray fine to medium SAND, some silt, scattered organics (medium dense,
moist to wet)
Terminated at 4 feet below ground surface.
No caving observed.
Slight groundwater seepage observed from 3 feet.
GeoResources, LLC Test Pit Logs
2208 Jones Avenue NE
Renton, Washington
5007 Pacific Highway East, Suite 16
Fife, Washington 98424
Phone: 253-896-1011
Fax: 253-896-2633
DoclD: Hughes,JonesSt.F I July 2011 I Figure 3
• • Particle Size Distribution Report
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co
0 GRAIN SIZE -mm.
c % Gravel % Sand % Fines
Q) %+3" Coarse T I Fine Coarsel Medium I Fine Slit Clay
~ 1.7 15.1 I 48.6 34.1
c
Q)
~ SIEVE PERCENT SPEC." PASS? Material DescriRtion ~ SIZE FINER PERCENT (X'NO) Lt Grey/Brn,orange mottled silty sand
0 #4 99.5
Q) #10 97.8 ~ #20 94.4
~ #40 82.7 Atterberg Limits
PL= LL-PI=
S #60 57.1
0 #100 40.8 Coefficients
c #200 . 34.1 085= 0.4545 060= 0.2657 050= 0.2097
'" ~ 030= °15= °10= ro Cu= Cc=
c co Classification
'" USCS= AASHTO=
'" '" Remarks
'" Lt. GrelBrn,ornage mottled silty sand
Q)
~ F.M.~1.08
co
'" (no specification provided) '"
0 Sample Number: 0902827 Date: 6-I 5-11
E
Location: 2208 Jones Ave. N.B. Renton
~ GeoResources, LLC Client: W. H. Hughes
~ Project: 220& N.R. Jones Road Renton
6-15-11
Fife. WA Project No: 0902827 Fiaure
Tested By: -"CceR"O!........ ________ Checked By: C\,illR~O ________ _
------------------------------------------------------
• • Particle Size Distribution Report
(no specification provided)
PL=
085= 0.4528
030= 0.2026
C u= 2.72
Atterberg Limits
LL-
Coefficients
060= 0.3108
015= 0.1428
C c= 1.15
PI=
050= 0.2732
010= 0.1145
USGS=
Classification
AASHTO=
Remarks
Lt Grey/8rn, orange silty sand
F.M.-!.33
Oate: 6-15-11
Figure
Tested By: -,G~R-"O",-________ Checked By: "G"'R"'O'--_______ _
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• • Stacy Tucker
From: Mark Peterson
Sent: Friday, October 21,2011 8:21 AM
To:
Cc:
Gerald Wasser; Gregg A. Zimmerman; Alexander Pietsch; Terry Higashiyama
Stacy Tucker; Jennifer T. Henning
Subject: RE: ERC Consent Agenda & Amended ERe Report for Joey's Short Plat
I concur with staff recommendation.
Mark Peterson
Fire Chief/Emergency Services Administrator
City of Renton Fire & Emergency Services Dept.
1055 S. Grady Way
Renton, WA 98057
425.430.7083
mapeterson@rentonwa.gov
From: Gerald Wasser
Sent: Thursday, October 20, 2011 4:32 PM
To: Gregg A. Zimmerman; Alexander Pietsch; Mark Peterson; Terry Higashiyama
Cc: Stacy Tucker; Jennifer T. Henning
Subject: FW: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
Stacy's email below erroneously states that a signature sheet will be routed for this ERC agenda item. However, a
signature sheet will not be routed and we just need your emailed concurrence on Monday, October 24, 2011. If you are
unable to send the concurrence please have your alternate do so. The concurrence emails should be sent to me; I will
then copy them and place them in the permanent file.
Thank you very much.
Jerry
Gerald C. Wasser, Associate Planner
Department of Community & Economic Development
City of Renton
1055 South Grady Way
Renton, WA 98057
(425) 430-7382
FAX (425) 430-7300
gwasser@rentonwa.gov
From: Stacy Tucker
Sent: Thursday, October 20,20114:19 PM
To: Gerald Wasser
Subject: FW: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
d"tacfI 1k. !Tu.c.h.c.h., p~ d"~
City of Renton I CED I Planning Division
10555 Grady Way 16th Floor I Renton, WA 98057
1
----_. --_._-----------
-1
• • Stacy Tucker
From: Alexander Pietsch
Sent: Friday, October 21,2011 7:42 AM
To:
Cc:
Terry Higashiyama; Gerald Wasser; Gregg A. Zimmerman; Mark Peterson
Stacy Tucker; Jennifer T. Henning
Subject: Re: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
I'm in
Sent from my HTC on the Now Network from Sprint!
-----Reply message -----
From: "Terry Higashiyama" <THigashiyama@Rentonwa.gov>
Date: Fri, Oct 21,2011 7:38 am
Subject: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
To: "Gerald Wasser" <GWasser@Rentonwa.gov>, "Gregg A. Zimmerman" <Gzimmerman@Rentonwa.gov>,
"Alexander Pietsch" <Apietsch@Rentonwa.gov>, "Mark Peterson" <Mapeterson@Rentonwa.gov>
Cc: "Stacy Tucker" <STucker@Rentonwa.gov>, "Jennifer T. Henning" <Jhenning@Rentonwa.gov>
Concur with staff recommendation.
Terry Higashiyama
City of Renton
Community Services Administrator
425-430-6606
thigashiyama@rentonwa.gov
From: Gerald Wasser
Sent: Thursday, October 20, 2011 4:33 PM
To: Gregg A. Zimmerman; Alexander Pietsch; Mark Peterson; Terry Higashiyama
Cc: Stacy Tucker; Jennifer T. Henning
Subject: FIN: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
Stacy's email below erroneously states that a signature sheet will be routed for this ERC agenda item. However, a
signature sheet will not be routed and we just need your emailed concurrence on Monday, October 24,2011. If you are
unable to send the concurrence please have your alternate do so. The concurrence emails should be sent to me; I will
then copy them and place them in the permanent file.
Thank you very much.
Jerry
Gerald C. Wasser, Associate Planner
Department of Community & Economic Development
City of Renton
1055 South Grady Way
Renton, WA 98057
(425) 430-7382
FAX (425) 430-7300
gwasser@rentonwa.gov
1
• • Stacy Tucker
From: Terry Higashiyama
Sent: Friday, October 21, 2011 7:39 AM
To:
Cc:
Gerald Wasser; Gregg A. Zimmerman; Alexander Pietsch; Mark Peterson
Stacy Tucker; Jennifer T. Henning
Subject: RE: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
Concur with staff recommendation.
Terry Higashiyama
City of Renton
Community Services Administrator
425-430-6606
thigashiyama@rentonwa.gov
.. _-_._------_._-----_._--
From: Gerald Wasser
Sent: Thursday, October 20, 2011 4:33 PM
To: Gregg A. Zimmerman; Alexander Pietsch; Mark Peterson; Terry Higashiyama
Cc: Stacy Tucker; Jennifer T. Henning
Subject: FW: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
Stacy's email below erroneously states that a signature sheet will be routed for this ERC agenda item. However, a
signature sheet will not be routed and we just need your emailed concurrence on Monday, October 24, 2011. If you are
unable to send the concurrence please have your alternate do so. The concurrence 'emails should be sent to me; I will
then copy them and place them in the permanent file.
Thank you very much.
Jerry
Gerald C. Wasser, Associate Planner
Department of Community & Economic Development
City of Renton
1055 South Grady Way
Renton, WA 98057
(425) 430-7382
FAX (425)430-7300
gwasser@rentonwa.gov
From: Stacy Tucker
Sent: Thursday, October 20, 2011 4: 19 PM
To: Gerald Wasser
Subject: FW: ERC Consent Agenda & Amended ERC Report for Joey's Short Plat
d"t ..... " 1k. !Tu.c.h..cft, p~ d"~
City of Renton I CED I Pla.nning Division
10555 Grady Way 16th Floor I Renton, WA 98057
Phone: 425.430.7282 I Fax: 425.430.7300 I stucker@rentonwa.gov
1
• •
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVElOPMENT
MEMORAN DUM
DATE: October 20, 2011
TO: Environmental Review Committee
FROM:
SUBJECT:
Gerald Wasser, Associate Planne~
LUA11-0GG, ECF, SHPL-A Joey's Short Plat
A request for reconsideration of the ERC DNS-M for the above-captioned project was
received on October 11, 2011 from Jean Stearns, a neighboring property owner (see
Attachment). Ms. Stearns raises two points in her reconSideration request: 1) the
reason for inclusion of the portion of the subject property east of the stream buffer in
the Native Growth Protection Easement (NGPE); and 2) the reason for not allowing
mowing, pruning, or removal of vegetation within the NGPE because this would allow
for the growth of non-native invasive vegetation.
The reason for inclusion of the eastern portion of the property in the NGPE is to
accommodate both the 35-foot Class 4 Stream buffer and the 25-foot Category 3
Wetland buffer on the project site. Staff recommends that no change be made in the
portion of the property to be included in the NGPE.
Regarding Ms. Stearns' comment on mowing, pruning, and vegetation removal within
the NGPE, wording was inadvertently included in Mitigation Measure 2 which stated
that there shall be no mowing within the NGPE. Staff recommends that Mitigation
Measure 2 be changed so that the sentence regarding mowing is removed. The
attached Amended Environmental Review Committee Report and Administrative Short
Plat Report & Decision reflect this change.
Mitigation Measure 2 currently reads:
A Native Grawth Pratectian Easement (NGPE) shall be established between the
westernmost 35-foot stream buffer boundary and the eastern property line. The
NGPE shall be indicated on the short plat and a note describing the NGPE shall be
placed on the face of the short plat. The existing easternmost shed on Proposed
Lot 1 shall be removed or relocoted outside of the NGPE prior to installation of
the split roil fence. There sholl be no mowing within the NGPE.
h:\ccd\planning\currcnt planning\projects\11-066.jerry\reconsideration memo to ere. doc
ERe •• • Page 2 0[2
October 20. 20 II
Mitigation Measure 2 in the amended document reads:
A native Growth Protection Easement (NGPE)shall be established between the
westernmost 35-foot stream buffer boundary and the eastern property line. The
NGPE shall be indicated on the face of the short plat and a note describing the
NGPE shall be placed on the face of the plat. The existing easternmost shed an
Proposed Lot 1 shall be removed or relocated outside of the NGPE prior to
ionstallation of the split rail fence.
The required wording for the NGPE includes provisions maintenance and enhancement
ofthe NGPE with the express written permission from the City.
Attachments: l.Reconsideration Request from Jean Stearns (received October 11, 2011)
2. Amended Environmental Review Committee Report and Administrative Short Plat
Report & Decision
h:\ccd\planning\currcnt planning\projects\II-066.jeny\reconsideralion memo to ere.doc
-l
".'
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•••• ..
·.DenisLaw· .
Mayor'·
,.
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City .. C.lerk -Bonnie I. Walton .'.
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" . Susan 'Rider William O'Connor· .'
, ,1835 NE20th St. "
· Re~ton;IiVA980S6 ,'. ' , .
921 S,Wash,ington,Si:>' ,
". Port A'ngeles,WA98362'
-.: .
'Re:·· Appeal of Joey's Short Plat;lUAcH-066
'.' -
.' :
Dear Ms':Rider and Mr. O'Connor:' .
.... , '. ,.'
This is'toinformyouthatdue'tothe filing of a requestfbrreeonsideration 15-;1 another'.
· part yon the JoelsShort Platadn,inistrativedeclsion, proc'es~ing of the appeal'that you', •
", . filed on October 13th will.bedelayed ~ntil tbat;is decided'" • " . '. , ._,.'" .' . . , . .
. The appeal peri~d {ortni, adrrii~istrative decisionendedat Spm cm.October. i4;201LA
• request fbrreconsiderationwas filed liyJean St~arns with, the Development Services .. '
Division' o'n,October 11th'.' ....... . , .
.,." ' .. ' -.
. , .'. '," .." ':'.( .. ~. /" . , ". '. .
The RequestfOr Reconsiaeration mustbe decided, first. After that,:theri I wilieontact you, ' '
, oryou cancontact'me;tcidetermi~eifih({eedybu still wantto proceedwith'you( a'ppeaj .
. asfiledcrheappeal willthen be processed accordirigly .. ," ' , .'
, " " "',"'."'"
' .. ·.If you have,anyquestions, please feel free toeontact me.
" Sincerely;
: .Bonnie I. w~li:on :'. '
.C.it"; Clerk,
bw
CC: .' CnipVincent,
· -~'
. Jennifer He'iini~g'
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1 OS5 So~th Grady Way. Renton, Washington 98057 ',. (4;!5) 430-6510/ Fax (42S) 430-6516· rentonwa,gov .
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• October 11, 2011
City of Renton Environmental Review committee
Attn: Gerald Wasser, associate planner
RE: Joey's short plat
LUAll-066, ECF, SHPL-A
•
This letter is in regards to the DNS-M decision on the short plat application for the property currently
defined as 2208 Jones Ave NE. I have no issue with the short plat request itself; in fact, it is a great
neighborhood infill project. I would like someone to confirm that the existing house is in fact hooked up
to the sewer system and not still on septic. Sewer hook-up should be required for both the existing and
proposed lots based on the proximity to the creek.
The main purpose of this letter is to comment on the proposed "mitigation" requirements suggested by
the City, specifically the "native growth protection easement."
1. This easement is essentially a taking of land that historically was in agricultural use. The
requirement is for a 35' buffer along Kennydale Creek (which, by the way, is a man-made
channel through the subject property). Why would the remaining property east of that
buffer also need to be included in the easement?
2. The proposed NGPE does not allow any mowing, pruning, or removal of vegetation. And
yet, per the report, many of the existing plant species are non-natives and one in particular
is highly invasive. Without the ability to cut, prune, mow, or remove ANY vegetation, the
area will once again be overtaken by Himalayan blackberries and even the boundary ofthe
easement (at the split rail fence) will be impossible to maintain. Himalayan blackberries are
not "native growth" nor do they provide the best habitat.
This NGPE may look great on paper, but it actually creates a negative impact on the environment itself.
It prevents anyone from doing any kind of creek or habitat restoration with actual native plants. The
establishment of the NGPE as written would require future property owners to turn their backs on this
environmental asset called Kennydale Creek.
I kindly request that the Environmental Review Committee reconsider their response to this topic.
Regards,. ~ ~'"~
2216 Jones Ave NE
Renton, WA 98056
425.254.1254
CiTY Cf REmON
RECEIVED
OCT 1 1 2011
BUILDING DIVISION
,
,
. ,Denis·I-!3\,,j· .
Mayor'·
. October. 19 ; 2Q11
.. '"
City,Clerk -Bo~nje I. Walton ,',
.,:. ' .
, '
.. ' .. ; ". < . '" ... ~ ' .. . '"
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Susan'Rider '
'1835 NE.2bth St. "
, Renton,WA980S6 "
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William OiConnor ,,' '.
921 S,WashingtonSt '
Port Angeles;WA,98362
-.' ..
,'Re: '" Appeal of !Ol~y'S ShbrtPlat;,LUA~11'-066 ',. " : . "
, D,ear Ms'Ride~ and,Mr.C)'C6n~or:
. ' •. '.'
Thisistc)informyouthatdue totheJiling 'cfa, request fbrrecon$ideration 'by another, " ,
,partY0rJ the Jbey'sShort f'lai:adri1inistratived~dsion, proces~ing ofthe appeal that you, •
,", ,fil~d 6nOct~b~r i,3th willbedelayed ~ntil toat'is dec:ided" " ,',',"" " '
.', .
,Theappeal peri~dfortnis adnii~ls!r~tive decisi~nendedat Spm on.OCtober. 14;?OlLA
: requ~st forrecons'ider;3tionwas filed tiydean Stearns with. the cievelopm~nt Services. '
Division' on,October 1wi'." ' , ' '. " , '
., " ~ ".' ~ -
The Requestf6r Rec~nsiaerationm~srbedecided:fi'i-st.Afte( that,:,then 1 wUlcontact you, .'
, oryou can contact me; todeterml~eifindeed you still w~nttoprocee~ .with youfippeaj, ,
, , as filed, ,The 'appeal will then be, jJrCicessed accordingly, " . ' ' ",
, .', ." .... '. ,
, If you haiieanyquesiion~; please f~:el free to contact me>
Si~cereIY; , ' ,r, ' -' '
Bonnie I: W~lton ,',
C;ity CJerk ,', " '
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Chip Vincent
-Neil Waits
'Jennifer Henning', .....
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"055 So~thGr~dy lYay; Renton, W~5hjngto~ 98057 ., (425) 430-651 01 Fax (425)430-6516 • rentoliwa.gov " "
, ..
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'. '.
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The Honorable
Phil A. Olbrechts
Hearing Examiner
City of Renton
Dear Sir
CITY OF RENTON~
OCT 1 3 2011 October 12, 2011
RECEIVED
CITY CLERK'S OFFICE
/0 icfc.; C{,'11,
c.c. 3 0 MI;' Wei It01 l, C.i'f d~rk
w rr'i ,Vp. ,rbi, c.ly Atly
Ned tV-i:t t15) De .. ./ 5,,( . ..., DNCt-O'"
Je,1V!1 f,,-He,jllln, I flMfrlI''J tf10MSf/
c..'v"f V"1Ct'o'lf,/ II'H1~1 '''i: Dire[~
5t.r-.cy . ,liCk.--I DeL-s:..c
We are appealing the recent approval of Joey's Short Plat at 2208 Jones AveNE [LUA11-()66] due to the
categorization of Kennydale Creek as a Class IV [intermittent] stream and the resultant inadequate
buffer zones imposed. We are requesting that the creek be correctly identified as Class III, in accordance
with RMC'4-3-OS0 L. l.ajii; and that the appropriate buffers be required before any further action is
taken on this short plat.
This creek is a spring fed stream Which is classified as perennial [Class III] a short distance from this plat,
and is furthermore a headwaters stream originating in the peat wetlands less than a block away from
the proposed Jots. We do not believe that the City has shown the required due diligence in this matter,
and we are seeking an upgraded classification based on pur voluminous collection of supporting
. . .~ of-lJr;p{?O.r documentation.
Sincerely
Susan Rider
1835 N E 20'" St
Renton, WA
(425)228-8711
William O'Connor
921 S Washington 5t
Port Angeles, WA
(360)457-3437
Kennydale Critical Areas Alliance
-------------------------------------------
e · ..
October 11, 2011
City of Renton Environmental Review committee
Attn: Gerald Wasser, associate planner
RE: Joey's short plat
LUAll-D66, ECF, SHPL-A
•
This letter is in regards to the DN5-M decision on the short plat application for the property currently
defined as 2208 Jones Ave NE. I have no issue with the short plat request itself; in fact, it is a great
neighborhood infill project. I would like someone to confirm that the existing house is in fact hooked up
to the sewer system and not still on septic. Sewer hook-up should be required for both the existing and
proposed lots based on the proximity to the creek.
The main purpose of this letter is to comment on the proposed "mitigation" requirements suggested by
the City, specifically the "native growth protection easement."
1. This easement is essentially a taking of land that historically was in agricultural use. The
requirement is for a 35' buffer along Kennydale Creek (which, by the way, is a man-made
channel through the subject property). Why would the remaining property east of that
buffer also need to be included in the easement?
2. The proposed NGPE does not allow any mowing, pruning, or removal of vegetation. And
yet, per the report, many of the existing plant species are non-natives and one in particular
is highly invasive. Without the ability to cut, prune, mow, or remove ANY vegetation, the
area will once again be overtaken by Himalayan blackberries and even the boundary of the
easement (at the split rail fence) will be impossible to maintain. Himalayan blackberries are
not "native growth" nor do they provide the best habitat.
This NGPE may look great on paper, but it actually creates a negative impact on the environment itself.
It prevents anyone from doing any kind of creek or habitat restoration with actual native plants. The
establishment of the NGPE as written would require future property owners to turn their backs on this
environmental asset called Kennydale Creek.
I kindly request that the Environmental Review Committee reconsider their response to this topiC.
Regards, ~.6tU4t-t-
. /;e:n5tearns
2216 Jones Ave NE
Renton,WA 98056·
425.254.1254
OCT 11 2011
BUILDING DIVISION
,-------------------------------------------------------
•
October 11, 2011
City of Renton Environmental Review committee
Attn: Gerald Wasser, associate planner
RE: Joey's short plat
LUAll-Q66, ECF, SHPL-A
•
This letter is in regards to the DNS-M decision on the short plat application for the property currently
defined as 2208 Jones Ave NE. I have no issue with the short plat request itself; in fact, it is a great
neighborhood infill project. I would like someone to confirm that the existing house is in fact hooked up
to the sewer system and not still on septic. Sewer hook-up should be required for both the existing and
proposed lots based on the proximity to the creek.
The main purpose of this letter is to comment on the proposed "mitigation" requirements suggested by
the City, specifically the "native growth protection easement."
1. This easement is essentially a taking of land that historically was in agricultural use. The
requirement is for a 35' buffer along Kennydale Creek (which, by the way, is a man-made
channel through the subject property). Why would the remaining property east of that
buffer also need to be included in the easement?
2. The proposed NGPE does not allow any mowing, pruning, or removal of vegetation. And
yet, per the report, many of the existing plant species are non-natives and one in particular
is highly invasive. Without the ability to cut, prune, mow, or remove ANY vegetation, the
area will once again be overtaken by Himalayan blackberries and even the boundary of the
easement (at the split rail fence) will be impossible to maintain. Himalayan blackberries are
not "native growth" nor do they provide the best habitat.
This NGPE may look great on paper, but it actually creates a negative impact on the environment itself.
It prevents anyone from doing any kind of creek or habitat restoration with actual native plants. The
establishment of the NGPE as written would require future property owners to turn their backs on this
environmental asset called Kennydale Creek. ;' ,
I kindly request that the Environmental Review Committee reconsider their response to this topic.
)?6tMz
Jean Stearns .
2216 Jones Ave NE
Renton, WA 98056
425.254.1254
OCT 1 1 2011
BUILDING DIVISION
•
NOTICE
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINAnON OF NON-SIGNIFICANCE. MITIGATED (D~S'M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
I'ROIECT NAME: J!Irr'lShortPlat
PltO/ECT NUM8ER: WoUl.(l16, leF, SHPl."
LOCATIOH: UOI Jo .... A_. HE
D£SCJUP'TlOH, ...,..naM twqUab b> tWdMd, • 15M7 "I ...... loot ,.,aollnta fwo 11m. no.
two ..... 1'lhI& Job would boo 17,11.2 .. r. (Lot I) and 11.'65 "',(Lot 21. ItoInnycIalt ,,"II, • 0_" st ......... preM'nt
-bIMctJ the 1Ir.. It Crt,pry 2 .... 1 wetland (3.soo d,l II poaent on tII'.-thioQl pOrIlon of ~ shII. loth
proposed lob would pin __ 51 from Ja..., A_ HE. .... exlstlnc IooouH .nd two "'"" Ire loc.Itod on _
would ... Lat 1. '"'" "'btln, buM""", I .. ,....,.,.." to 1M .. tlln". OnQI tIM _I,nd Ind rtnIlm MI. Is
d,dvcud tIM rvulUn, ... 1 " ..... lop.GI •• "'. II 0.71 ",,",I. A two-Iot IhOf't pllt would ylliel. d.mlty of 2.14
dll/Mt .cr •. .",. lit. II ,In.,,,Uy ",t. ",. proJ~ ",qlllre" ~PA InvIroI'Imlntal ...... w Ind lhon plot .ppronl.
THE ellY OF RENTON ENVIRONMENTAL REVIEW COMMITTE!: [ElIC) HAS DETERMINED THAT THE PROPOSED
ACT10N DOES NOT HAVE A SIGNIFICANT ADVEIISE IMPACT ON THE ENVIRONMENT.
AppGI. ofthl IlIVl,onmental dlllrmlnition must bl flld In wrltlnl on or before 5:00 p.m. On oc;tob .. 14,
2011. Appnl. must be flied In wrttln. tOllth" with thl requlrld t .. with: H"rlnl Examiner, City of
Rent'"', lD55 South G •• llly WilY, Rlnton, WA 98057, App<!:ills to thl Examiner ". lonrn.d by Oly";
Renton Munld~t Code SKI;lon ...... 110.1. Additional Information rqardln. the eppII' proCiU may b.
obtillned from thl R'!Mton cry O.rIr', OffiCI,. {IUJ 011-0510.
IF THE ENVIRONMENTAL OffiRMINATloN IS APPEALED, A PU8UC HEARING WlU BE SET AHD AU PARTlEs
NOTIFIED. .
CERTIFICATION
I, J Cli\ \1\ \'fc,y H-eIA\'\l ~ , hereby certify that" copies ofthe above document
were posted in 2-conspi~us places or nearby the described property on
Date:,_"\-'-tl-,~~(-=--z.a",--' (,-' __
STATE OF WASHINGTON
COUNTY OF KING
)
) SS
)
Signed: ~~~VVO
I certify that I know or have satisfactory evidence that:S \\e-"'-
signed this instrument and acknowledged it to be his/her/their free and voluntary tt or the
uses and purposes mentioned in the instrument,
-""'~,C\\ ~ ...A ~V\
Notary Public in 7ndfOr the State of Washington
Notary (Print): U A f. \ ___ ,,~,,~\,_~~,~~~er~ ____________ __
A "'% v.s;;-\
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDAVIT OF PUBLICATION
PUBLIC NOTICE
Linda M Mills, being first duly sworn on oath that she is the Legal
Advertising Representative of the
Renton Reporter
a weekly newspaper, which newspaper is a legal newspaper of
general circulation and is now and has been for more than six months
prior to the date of publication hereinafter referred to, published in
the English language continuously as. a weekly newspaper in King
County, Washington. The Renton Reporter has been approved as
a Legal Newspaper by order of the Superior Court of the State of
Washington for King County.
The notice in the exact form annexed was published in regular issues
of the Renton Reporter (and not in supplement form) which was
regularly distributed to its subscribers during the below stated period.
The annexed notice, a:
Public Notice
was published on September 30, 2011.
The full amount of the fee charged for said foregoing publication is
the sum of $84.00.
~ ///;J#!/L
't1nda M. Mills
Legal Advertising Representative, Renton Reporter
Subscribed and sworn ~e this 30th day of September, 2011.
he State of Washington, Residing
NOTICE OF
ENVIRONMENTAL
DETERMINATION
ENVIRONMENTAL
REVIEW COMMIITEE
RENTON. WASHINGTON
The Environmental Review
Committee has issued a Detenni-
nation of Non-Significance-Miti-
gated for the following project
under the authority of the Renton
Municipal Code.
Joey's Short Plat
LUAII·066, ECF, SHPL·A
Location: 2208 Jones Ave NE.
Applicant requests SEPA Review
and Administrative Short Plat
approval of a 2-lot subdivision
on a 36,847 sf parcel in the R-4
zone.
Appeals of the environmental
determination must be filed in
writing on or before 5:00 p.m. on
October 14,2011. Appeals must
be filed in 'NTiting together with
the required fee with: Hearing
Examiner, City of Renton, 1055
South Grady Way, Renton, WA
98057. Appeals to the Examiner
are governed by City of Renton
Municipal Code Section 4-8-
110.8. Additional infonnation
regarding the appeal process may
be obtained from the Renton City
Clerk's Office, (425) 430·6510.
Published in the Renton Reporter
on September 30, 2011. #530153
""",,~'!}~iO\"IIII"1 ~' , ~~ ,.,.,,"'''''~&o':'''''1. ff -t::"'~SSIO/f~" \ E :~ .... OTA~ ". ~ :: :0 ~.,.~ ~
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..::'i..o rE ~ <J) ~ lJ8\.~ = = ~ ...... ~ '-f~ = ~'1. "'~"I" 0"19 .. ,\'b~~~ ~=
'1111 ~ O'III"'\\\~""";O ;-
""'' 1:" WAS",1 ':!<. ............ $
11""\\\\\",,,"
•
•
•
On the 29th day of September, 2011, I deposited in the mails of the United States, a sealed envelope containing
ERe Determination of Non-Significance -Mititgated documents. This information was sent to:
Agencies See Attached
Wilford Hughes Contact
Lorraine Taylor Owner
Jean Stearns POR
Fritz Brendemihl POR
Deanna Dobak POR
William O'Connor POR
Karen Walter POR
Susan Rider POR
(Signature of Sender): ...1Q~~!4---,'-!....L~t1.:y'.LJ.;",e&:'::::"" ____ ---,~~31
STATE OF WASHINGTON
COUNTY OF KING
I certify that I know or have satisfactory evidence that Stacy M. Tucker
signed this instrument and acknowledged it to be his/her/their free and voluntary act (tJlll\l'I~H.~~~~QJ'I~
mentioned in the instrument.
Notary Public in and for the State of Washington
Notary (Print):, ___ ......:.I:-.:.,' ':..,:A:..:...:.._ ~G~r"-:::\,,::--l.:::::...( ____________ _
My appointment expires: A4'-'-t;i" ~~ ;}o\3
Joey's Short Plat
LUA11-066, ECF, SHPL-A
template -affidavit of seNiee by mailing
.. ----------------------------------
,----------------------------------------------------------
• • AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
Oept. of Ecology'" WDFW ¥ Larry Fisher· Muckleshoot Indian Tribe Fisheries Dept .•
Environmental Review Section 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer
PO Box 47703 Issaquah, WA 98027 39015 _172" Avenue SE
Olympia, WA 98504-7703 Auburn, WA 98092
WSDOT Northwest Region' Duwamish Tribal Office' Muckleshoot Cultural Resources Program ...
Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert
King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015172" Avenue SE
PO Box 330310 Auburn, WA 98092-9763
Seattle, WA 98133-9710
US Army Corp. of Engineers ... KC Wastewater Treatment Division ... Office of Archaeology & Historic Preservation·
Seattle District Office Environmental Planning Supervisor Attn: Gretchen Kaehler
Attn: SEPA Reviewer Ms. Shirley Marroquin PO Box 48343
PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343
Seattle, WA 98124 Seattle, WA 98104-3855
Boyd Powers ...
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo City of Newcastle City of Kent
Attn: SEPA Section Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP
900 Oakesdale Ave. SW Director of Community Development Acting Community Dev . .Director
Renton, WA 98055-1219 13020 Newcastle Way 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Metro Transit Puget Sound Energy City of Tukwila
Senior Environmental Planner Municipal Liaison Manager Steve lancaster, Responsible Official
Gary Kriedt Joe Jainga 6200 South center Blvd.
201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188
Seattle, WA 98104-3856 Bellevue, WA 98009-0868
Seattle Public Utilities
Real Estate Services
Attn: SEPA Coordinator
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
*Note: If the Notice of Application states that it is an "Optional ONS", the marked agencies and cities
will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application.
template ,. affidavit of service by mailing
• •
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
. PROJECT NAME:
PROJECT NUMBER:
LOCATION:
Joev's Short Plat
LUA11-066, ECF, SHPl-A
2208 Jones Avenue NE
DESCRIPTION: Applicant requests to subdivide a 36,847 square foot parcel into two lots. The
two resulting lots would be 17,882 s.f. (lot 1) and 18,965 5.1. (Lot 2). Kennydale Creek, a Class 4 stream, is present
and bisects the site. A Category 2 or 3 wetland (3,500 s.f.) is present on the northeast portion of the site. Both
proposed lots would gain access from Jones Avenue NE. An existing house and two sheds are located on what
would be Lot 1. The existing buildings are proposed to be retained. Once the wetland and stream area is
deducted the resulting net developable area is 0.73 acres. A two-lot short plat would yield a density of 2.14
du/net acre. The site is generally flat. The project requires SEPA environmental review and short plat approval.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
Appeals of the environmental determination must be filed In writing on or before 5:00 p.m. on October 14,
2011. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of
Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of
Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be .
obtained from the Renton City Clerk's Office, (425) 430-6510. .
IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES
NOTIFIED.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENTOF
COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please Include the project NUMBER.when cal!ing for proper file identification ..
-------------------------------------------
Denis Lalli(
Mayor .'
September 28;2011
, Department of C~mmunit~ and 'Economic b~velopment '
, , , Alex Pietsdi, Administrator
Wilford Hughes,
, W:H. Hughes Co:
, 14401 Issaquah Hobart Road
IssaqiJah, WA98rJ27 ' ' , ' '
,SUBJECT:, 'ENVIRONMENTAL THRmiOLD (SEPAl DEi'ERMINATION ' ' '
Joey's ShortPlat, lUA1Hi66, ECF; SHPL-A ,,' "
Dear Mr. Hughes:
This letter is written on behalf of the Environr11.ental Review'Cornmittee (ERe) to advise
you that they h'ave'completed their review 'of the subject project arid' have issued a '
thr,eshold Determination cif Ncin-Significa'ncEcMitigated with Mitigation Measures:
, Please refer to the enclosed ERC Report and, Decision, P,!lrt 2, Section B for. a list of the
Mitigation Measures.
Appeals of the emiiroi1me~t~1 deter~ination must be fileciinwriting on o~before 5:00
p;m. on October 14, 2011, Appeals must be filed in writing together with the recju'ired, '
fee with: Hearing' Examiner; Cityof Renton, 1055 South Grady Way, Renton, WA 98057. '
Appeals to the Examiner a~e governed by City of Renton rviunicipal Code Section 4-8~ ,
110.B. Additional information regarding the appeal process may be obtained from the'
',Renton City Clerk's Office, (425) 430-6Sio.' ,,'
If the En~ironrnental Deterini~ation is appealed, a public hearing date will be set and all'
parties notified.
, " 'The ~receding inforrriation will, assist you in Rlanning for impfementation'ofyour project
and enable you to exercise your ~ppeal rights rr;ore fully, if you choose to dose. If you'
have any questions or desire c1a'rification of the above, ple'ase call me at (425)430-7382.'
For the " nvironrriental Review Committ~e,
," ',,~/1~/f::MA
. ~~~
Gerald C. 'Wasser, ,',' : :
'Associate Planner
. Enclosure
cc: . lo~raine ravl_or'J own~r(s) .
Jean Stearns, Fritz Bre~demihl, Deanna Dob'a"k, William O'Conno,r, Karen Walter"Susan Rider / PartY(ies) of , ,
. Record' . . . ': . .
~ent6n City H~ll • , 055 ~outh Gr;~y W~y • Re~t~~, ~~Shingt~n· 9~~~7 •. renton,:,a:g~v
, ,
, Denis Law
. Mayor .' ~--~---c--
, , ' .
September 28, 2011 . Department of Community and Economic Development,
Alex Pietsch, Administrator
Washington State'
Department of Ecology
Environmentai :Review Section
PO BO~47703
Olympia, WA 98504-7703. '
, "
Subject: ENVIRONMENTAL (SEPAl DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following . , '
project reviewed by the Environmental Review Committee (ERe) on September 26, . -. , .
2011:,
DETERMINATION OF NON-SIGNIFICANCE cMITIGATED
PROJECT NAME:. 'Joey's Short Plat
PROJECT NUMBER: ' LUAll-0GG, ECF, SHPL-A
LOCATION: Z208 Jones Avenue NE ~' '
DESCRIPTION: . Applicant requests SEPA Review and Administrative Short
Plat approval of a Z-Iot subdivision on a 3G,847, sf parcel in. the R-4 zone. :'
Appeals of the environmental determination must be 'filed in writing on or before 5:00
'p.m. onOctober014,2011. Appeals must be filed i~ writing together with the ~equired
fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,WA 98057.
'Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-
110.B. Additional information regarding the appeal process may be obtained from the
Renton City Clerk's Office, (425) 430-6510. ' . . " '
Please 'refer to the enclosed Notice of Environmental Determination for complete
details. Ifyo~ have questions,'please call meat (425)430-7382.
For the Environmental Review Committee,
'. ,(f~~
GeraldWasser ~r
Associate Planner
Enclosure
Renton City Hall.. 1 ass South Grady Way • Renton, Washington 98057 • rentonwa.gov·
I
I
·r
·1
I
I
W~~~ingt~n'Stat~ Qepartm'.f E~~logy
Page 2 of 2
'September 28, 2011' '
",' lC"C: King County Wastewater Treatment Division
Boyd. Powers: Department of Natural Resources,
Karen Walter, Fisheries, Muckleshoot Indian Tribe
Melissa Calvert, Mu'ckleshoot Cultural Resources Program'
Gretchen Kaehler, Office of Archaeology & Historic Preservation
" .
•
"
Raniin Pazooki, WSDOT, NW Region
Larry Fisher,WDFW .
, Duwamish Tribal Office"
'US Army Corp. of Engineers
" '
, ,
DEPARTMENT OF COMMUlv
AND ECONOMIC DEVELOPMENT
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUAll-066, ECF, SHPL-A
Wilford Hughes
Joey's Short Plat
. DESCRIPTION OF PROPOSAL: Applicant requests to subdivide a 36,847 square foot parcel into
two lots. The two resulting lots would be 17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek, a
Class 4 creek, is present and bisects the site. A Category 2 or 3 wetland (3,500 s.f.) is present on the
northeast portion of the site. Both proposed lots would gain access from Jones Avenue NE. An existing
house and two sheds are located on what would be Lot 1. The existing buildings are proposed to be
retained. Once the wetland and stream area is deducted the resulting net developable area is 0.73
acres. A two-lot short plat would yield a density of 2.74 du/net acre. The site is generally flat. The
project requires SEPA environmental review and short plat approval.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
2208 Jones Avenue NE
The City of Renton
Department of Community & Economic Development
Planning Division
1. The applicant shall install a split rail fence with appropriate signage along the westernmost 35-foot stream
buffer boundary of Kennydale Creek. Such split rail fence and signage shall be installed prior to recording
ofthe short plat.
2. A Native Growth Protection Easement (NGPE) shall be established between the western most 35-foot
stream buffer boundary and the eastern property line. The NGPE shall be indicated on the short plat and a
note describing the NGPE shall be placed on the face of the short plat. The existing easternmost shed on
Proposed Lot 1 shall be removed or relocated outside of the NGPE prior to installation of the split rail
fence. There shall be no mowing within the NGPE.
ERe Mitigation Measures Page 1 of 1
• DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
ADVISORY NOTES & CONDITIONS
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA11-066, ECF, SHPL-A
Wilford Hughes
Joey's Short Plat
DESCRIPTION OF PROPOSAL: Applicant requests to subdivide a 36,847 square foot parcel into
two lots. The two resulting lots would be 17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek, a
Class 4 creek, is present and bisects the site. A Category 2 or 3 wetland (3,500 s.f.) is present on the
northeast portion of the site. Both proposed lots would gain access from Jones Avenue NE. An existing
house and two sheds are located on what would be Lot 1. The existing buildings are proposed to be
retained. Once the wetland and stream area is deducted the resulting net developable area is 0.73
acres. A two-lot short plat would yield a density of 2.74 du/net acre. The site is generally flat. The
project requires SEPA environmental review and short plat approval.
LOCATION OF PROPOSAL:
LEAD AGENCY:
2208 Jones Avenue NE
The City of Renton
Department of Community & Economic Development
Planning Division
Advisory Notes to Applicant:
The following notes are supplemental informotion provided in conjunction with the environmental
determinotion. Because these notes are provided as information only, they are not subject to the appeal
process for environmental determinations.
Planning:
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division. The Development Services Division reserves
the right to rescind the approved extended haul hours at any time if complaints are received.
2. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-
4-130H8.
3. The applicant will be required to comply with Environmental Regulations concerning Native Growth
Protection Areas, streams, and wetlands contained in RMC 4-3-050.
4. Language for the NGPE is: "The Native Growth Protection Easement (NGPE) identifies the stream, wetland
and buffer areas. The creation of the Native Growth Protection Easement (NGPE) conveys to the public a
beneficial interest in the land within the easement area. This interest shall be for the purpose of
preserving native vegetation for the control of surface water and erosion, maintenance of slope stability,
visual and aural buffering, and protection of plant and animal habitat. The Native Growth Protection
Easement imposes upon all present and future owners and occupiers of the easement area enforceable on
behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the
ERe Advisory Notes Page 1 of 2
easement area. The vegeta. within the NGPE may not be cut, prua, covered by fill, removed or
damaged without express written permission from the City of Renton. The right of entry granted herein
shall apply to the agents, representatives and employees cif the owners or subsequent owners of the
underlying property."
5. The Renton School District Impact Fee is currently $6,310.00 and is payable prior to issuance of building
permits for Lot 2.
Plan Review -Water:
1. The project will need to provide domestic service, and fire service to serve the proposed development.
2. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds
3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm.
Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections.
3. The fee for a %-inch water meter installed by the City is $2,260.00.
Plan Review -Sewer:
1. The Sanitary Sewer System Development Charges are based on the size of the domestic water meter.
These fees are collected at the time a construction permit is issued. The sewer fee for a %-inch water
meter is $1,591.00
Plan Review -Transportation:
1. Traffic mitigation fees will apply. Traffic mitigation fees of $717.75 will be required prior to recording of
the short plat as a condition of the plat.
2. The maximum driveway width for a single loaded garage is 9 feet and 16 feet for a double loaded garage.
Plan Review -Fire:
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures.
Available fire low is limited to 1,250 gpm.
2. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500
GPM and requires two hydrants within 300 feet of the structures.
3. Buildings shall have approved address numbers placed in a position that is plainly legible and visible from
the street or road fronting the property.
Property Services:
Please see attached for memo from Property Services.
CONDITIONS:
1. The applicant shall comply with the environmental mitigation measures specified for Joey's Short Plat,
LUAll-066, ECF, SHPL-A.
2. The applicant shall pay a Transportation Mitigation Fee, estimated to be $717.75, prior to recording the
short plat.
3. The applicant shall pay a Fire Mitigation Fee, estimated to be $488.00, prior to recording the short plat.
ERe Advisory Notes Page 2 of 2
• DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE
-MITIGATED (DNS-M)
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA11-066, ECF, SHPL-A
Wilford Hughes
Joey's Short Plat
DESCRIPTION OF PROPOSAL: Applicant requests to subdivide a 36,847 square foot parcel into two
lots. The two resulting lots would be 17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek, a Class 4 creek,
is present and bisects the site. A Category 2 or 3 wetland (3,500 s.f.) is present on the northeast portion of the
site. Both proposed lots would gain access from Jones Avenue NE. An existing house and two sheds are located
on what would be Lot 1. The existing buildings are proposed to be retained. Once the wetland and stream area
is deducted the resulting net developable area is 0.73 acres. A two-lot short plat would yield a density of 2.74
du/net acre. The site is generally flat. The project requires SEPA environmental review and short plat approval.
LOCATION OF PROPOSAL: 2208 Jones Avenue NE
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
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.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 14, 2011.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8~
110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)
430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
j"----','-------'
Terry Higashiyama, Administrator
Community Services Department
Septem ber 30, 2011
September 26, 2011
1/h~IwJ,l
Date
Date Date
---------------
"
DEPARTMENT OF COMMU~
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE REPORT AND
ADMINISTRATIVE SHORT PLAT REPORT & DECISION CONCU~N97l
ERC MEETING DATE:
Project Name:
Owner:
Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area:
STAFF
RECOMMENDATION:
September 26, 2011
Joey's Short Plat
Lo'rraine Taylor
2208 Jones Avenue NE
Renton,VVA 98056
VVilford Hughes
VV.H. Hughes Co.
14401 Issaquah, VVA 98027
Same as applicant
LUA11-066, ECF, SHPL-A
Gerald VVasser, Associate Planner
NAME INITI~p~E
~+Uci£ur 1'2/
tJ~~ ,r1WI'i r?'1 V t-y "1IC~ U In. I
._"" ...... -~~,..
Applicant requests to subdivide a 36,847 square foot parcel into two lots. The
two resulting lots would be 17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale
Creek, a Class 4 creek, is present and bisects the site. A Category 2 or 3 wetland
(3,500 s.f.) is present on the northeast portion of the site. Both proposed lots
would gain access from Jones Avenue NE. An existing house and two sheds are
located on what would be Lot 1. The existing buildings are proposed to be
retained. Once the wetland and stream area is deducted the resulting net
developable area is 0.73 acres. A two-lot short plat would yield a density of
2.74 du/net acre. The site is generally flat. The project requires SEPA
environmental review and short plat approval.
2208 Jones Avenue NE
1,230 Proposed New Bldg. Area (footprint): N/ A
Proposed New Bldg. Area (gross): N/A
36,847 SF Total Building Area GSF: 1,230
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance -Mitigated (DNS-MI.
ERe & Short Plot Report 11-066.doc
DEPARTMENT OF COMMUtTY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE REPORT AND
ADMINISTRATIVE SHORT PLAT REPORT & DECISION
ERe MEETING DA TE:
Project Nome:
Owner:
Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area:
STAFF
REeOMMENDA nON:
September 26, 2011
Joey's Short Plat
Lorraine Taylor
2208 Jones Avenue NE
Renton,VVA 98056
VVilford Hughes
VV.H. Hughes Co.
14401lssaquah,VVA 98027
Same as applicant
LUAll-066, ECF, SHPL-A
Gerald VVasser, Associate Planner
Applicant requeststo subdivide a 36,847 square foot parcel into two lots. The
two resulting lots would be 17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale
Creek, a Class 4 stream, is present and bisects the site. A Category 2 or 3
wetland (3,500 s.f.) is present on the northeast portion of the site. Both
proposed lots would gain access from Jones Avenue NE. An existing house and
two sheds are located on what would be Lot 1. The existing buildings are
proposed to be retained. Once the wetland and stream area is deducted the
resulting net developable area is 0.73 acres. A two-lot short plat would yield a
density of 2.74 du/net acre. The site is generally flat. The project requires SEPA
environmental review and short plat approval.
2208 Jones Avenue NE
1,230 Proposed New Bldg. Area (footprint): N/ A
Proposed New Bldg. Area (gross): N/A
36,847 SF Total Building Area GSF: 1,230
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance -Mitigated {DNS-M}.
ERe & Short Plat Report 11-066.doc
City of Renton Deportment of Community 10nomiC Development
JOEY'S SHORT PLAT
ERC o~dministrative Short Plat Report & Decision
LUAll·066, ECF, SHPL·A
Report of September 26, 2011
PROJECT LOCATION MAP
I PART ONE: PROJECT DESCRIPTION I BACKGROUND
A, EXHIBITS:
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
Exhibit 6:
Exhibit 7:
Exhibit 8:
Project file ("yellow file")
Zoning Map, Sheet D4
Site Plan (received August 8, 2011)
Landscape Plan
Aerial Photo
Letter from William O'Connor (received September 7,2011)
Email from Karen Walter, Muckleshoot Tribe (received September 21, 2011)
Letter from Susan Rider (received September 9, 2011)
B, GENERAL INFORMATION:
1. Owner(s) of Record: Lorraine Taylor
2208 Jones Avenue NE
Renton,WA 98056
Page 2 of 15
2. Zoning Designation: Residential - 4 dwelling units per acre (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (RLD)
4. Existing Site Use: Single Family Residence
ERC & Short Plat Report 11·066.doc
City of Renton Department of Community .nomiC Development
JOEY'S SHORT PLA T
ERe ~ministrative Short Plat Report & Decision
• LUAll·066, ECF, SHPL·A
Report of September 26, 2011
S. Neighborhood Characteristics:
a. North: Single Family Residences (R-4 zoning)
b. East:
c. South:
d. West:
6. Access:
7. Site Area:
Single Family Residences and Vacant (R-4 zoning)
Single Family Residences (R-4 zoning)
Single Family Residences (R-4 zoning)
Jones Avenue NE
36,847 sf
C. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Annexation
Kennydale Blueberry
Farm CPA & Rezone
D. PROJECT NARRATIVE:
Land Use File No.
N/A
N/A
LUA05-159
Ordinance No.
4924
1818
5265
Page 3 of 15
Date
12/05/2001
03/09/1960
09/20/2005
The applicant is proposing a short plat for two single-family residential lots on a 36,847 square foot parcel
in the R-4 zone (Exhibit 2). Proposed Lot 1 would have 17,882 square feet and proposed Lot 2 would have
18,965 square feet. The net density for the proposed project is 2.74 dwelling units per acre. The project
site is primarily flat.
Kennydale Creek, a Class 4 stream, bisects the site from north to south and the majority of a Category 2 or
3 wetland exists in the eastern portion ofthe property beyond Kennydale Creek and its buffer.
Development on the site would take place outside the 35-foot stream buffer (Exhibit 3).
Access to proposed Lot 1 would be via an existing driveway from Jones Avenue NE; and access to proposed
Lot 2 would be via a new driveway cut from Jones Avenue NE.
The existing single-family residence is proposed to remain on Lot 1.
Three comment letters were received regarding the classification of Kennydale Creek. These letters and
staff responses are included as Exhibits 6 through 8. The classification of Kennydale Creek is not at issue
for this project.
E. PUBLIC SERVICES:
1. Utilities
a. Water: Water service would be provided by the City of Renton. There is an 8-inch water main
in Jones Avenue NE. The existing home at 2208 Jones Avenue NE is served by a %-inch water
meter connected to the water main in Jones Avenue NE.
ERe & Short Plat Report 11·066.doc
City of Renton Deportment of Community 10nomiC Development
JOEY'S SHORT PLAT
ERC ot'tdministrotive Short Plat Report & Decision
WAl1-066, ECF, SHPL-A
Report of September 26. 2011 Page 4 of 15
b_ Sewer: Sewer service would be provided by the City of Renton_ There is an 8-inch sewer main
--e
in Jones Avenue.NE. The existing home at 2208 Jones avenue NE is connected to the sewer
main.
c. Surface/Storm Water: There are existing storm drainage facilities in Jones Avenue NE.
2_ Streets: There are existing sidewalk, curb, and gutter along Jones Avenue NE. No further
improvements are required.
3_ Fire Protection: The City of Renton provides fire protection services to this area.
! PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
A. ENVIRONMENTAL THRESHOLD RECOMMENDATION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS-M with a 14-day Appeal Period.
B_ MITIGATION MEASURES
1. The applicant shall install a split rail fence with appropriate sign age along the westernmost 35-foot
stream buffer boundary of Kennydale Creek. Such split rail fence and signage shall be installed
prior to recording of the short plat.
2. A Native Growth Protection Easement (NGPE) shall be established between the western most 35-
foot stream buffer boundary and the eastern property line. The NGPE shall be indicated on the
short plat and a note describing the NGPE shall be placed on the face of the short plat. The existing
easternmost shed on Proposed Lot 1 shall be removed or relocated outside of the NGPE prior to
installation of the split rail fence. There shall be no mowing within the NGPE.
C. ENVIRONMENTAL IMPACTS
. The Proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development. Staff reviewers have identified that the proposol
is likely to have the following probable impacts:
1_ Water
a_ Stream and Wetland
Impacts: Kennydale Creek crosses the central portion of the subject property in a north/south
orientation. Per RMC 4-3-050Q Kennydale Creek is a Class 4 stream in this vicinity. Class 4 streams
require a minimum buffer area of 35 feet. To the east of Kennydale Creek is awetland which is either a
ERe & Short Plat Report 1l-066.doc
City of Renton Deportment of Community 10nomiC Development
JOEY'S SHORT PLA T
Report of September 26, 2011
ERC aldministratiVe Short Plat Report & Decision
LUAll-066, ECF, SHPL-A
Page 5 of 15
Category 2 or Category 3 Wetland. Category 2 wetlands require a buffer area of 50 feet and Category 3
wetlands require a buffer area of 25 feet. The applicant submitted a Revised Critical Areas Review for
Joey's Short Plat (File No. LUAll-066), 2208 Jones Ave. NE, Renton, WA (Parcel 334390-3602), dated
August 4,2011, prepared by Altmann Oliver Associates, LLC. The Critical Areas Review states that
Kennydale Creek on the project site is a Class 4 stream which appears to have been historically ditched.
Vegetation along the stream banks is mowed to the edge of the channel and plant species within and
adjacent to the channel at the time of the field investigation consisted almost entirely of reed canary
grass. The Critical Areas Review also identifies a disturbed wetland in the northeastern portion of the
site (Exhibit 3). The wetland consists of a shallow topographic depression that appears to extend off-
site to the north. Vegetation within the wetland includes Pacific willow, Himalayan blackberry, reed
canary grass, creeping buttercup, giant horsetail, Watson's willow-herb, watercress, and scattered
skunk cabbage. Hydrology within the wetland was based on the presence of disturbed hydric soils.
The wetland is more than 15 feet from the eastern Ordinary High Water Mark of Kennydale Creek and
the maximum required buffer for the wetland would be 50 feet, therefore, the stream buffer is more
restrictive. The 50-foot buffer is based on the unlikely possibility that the wetland is a Category 2,
rather than a more likely Category 3 wetland which would require a 25-foot buffer. The Critical Areas
Review concludes that because the Washington Department of Fish and Wildlife Priority Habitats and
Species database does not indicate any priority habitats or species on or adjacent to the subject
property and the fact that future development would take place outside the 35-foot stream buffer
area, there would be no critical area impacts as result of the project.
In order to prevent degradation of the on site stream and wetland, staff recommends as a mitigation
measure that the applicant install a split-rail fence with appropriate sign age along the western 35-foot
stream buffer boundary. Such split rail fence and sign age shall be installed prior to recording of the
short plat. Staff recommends as a condition of approval that the placement of such fence be shown on
a final landscape plan which shall be submitted to the Planning Division project manager for review
and approval prior to recording of the short plat. Also, staff recommends as a condition of approval
that a Native Growth Protection Easement (NGPE) be established from the westernmost 35-foot
stream buffer boundary to the eastern property line. The NGPE shall be indicated on the short plat
and a note describing the NGPE shall be placed on the face of the short plat. The existing easternmost
shed on proposed Lot 1 shall be removed or relocated outside of the NGPE prior to installation ofthe
split rail fence. There shall be no mowing within the NGPE.
Three letters commenting on the classification of Kennydale Creek were received by staff. Two of the
letters commented on a previous project in the vicinity and questioned the Class 4 stream designation
of Kennydale Creek (Exhibits 6 and 8). A third letter was received from Karen Walter, Muckleshoot
Indian Tribe Fisheries Division (Exhibit 7), asking about the classification of Kennydale Creek and
providing suggestions for buffer area enhancement. Staff responded to these letters and stated that
this two-lot short plat does not affect the classification of the creek. Furthermore, the future
development on the project site would occur outside of the 3S-foot stream buffer. Therefore, there is
no essential nexus for requiring buffer area enhancement. However, by requiring the NGPE and not
allowing mowing or removal of vegetation, the buffer area would be enhanced.
ERC & Short Plat Report 11-066.doc
City of Renton Department of Community lonomiC Development
JOEY'S SHORT PIA T
ERC a:ldministrative Short Plat Report & Decision
WAll-066, ECF, SHPL-A
Report of September 26, 2011 Page 6 of 15
Mitigation Measures:
1. The applicant shall install a split rail fence with appropriate signage along the westernmost 35-foot
stream buffer boundary of Kennydale Creek. Such split rail fence and signage shall be installed prior to
recording of the short plat.
2. A Native Growth Protection Easement (NGPE) shall be established between the western most 35-
foot stream buffer boundary and the eastern property line. The NGPE shall be indicated on the short
plat and a note describing the NGPE shall be placed on the face of the short plat. The existing
easternmost shed on Proposed Lot 1 shall be removed or relocated outside of the NGPE prior to
installation of the split rail fence. There shall be no mowing within the NGPE.
Nexus: SEPA Environmental Regulations; RMC 4-3-050E
D. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant."
,( Copies of all Review Comments are contained in the Official File and may be attached to this
report.
PART THREE: ADMINISTRATIVE SHORT PLAT REVIEW
A. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2_ Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050L: Streams and Lakes
b. Section 40-3-050M: Wetlands
3. Chapter 4 Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations
4_ Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
S. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and
Minimum Standards
ERe & Short Plat Report 11-066.doc
City of Renton Department of Community 10nomiC Development
JOEY'S SHORT PLA T
ERC a1dministrOtiVe Short Plat Report & Decision
LUAll-066, ECF, SHPL-A
Report of September 26. 2011 Page 7 of 15
c. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
d. Section 4-7-130: Environmental Consideration -General Requirements and Minimum
Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
B_ APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element:
2. Community Design Element:
3. Environmental Element
C. DEPARTMENT ANALYSIS:
Residential Policies
Established Residential Neighborhoods
Critical Areas
1. Project Description/Background
See Project Narrative. above.
2. Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from
SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). Since this site contains both
Kennydale Creek and a wetland, SEPA Environmental Review is required.
3. Compliance with ERC Conditions
See Mitigation Measures in Part 2 B. above.
4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify
and address issues raised by the proposed development. These comments are contained in the
official file, and the essence ofthe comments has been incorporated into the appropriate sections
ofthis report and the Departmental Recommendation at the end ofthis report.
S. Consistency with Short Plat Criteria
Approval of a plat is based upon several factors. The following short plat criteria have been
established to assist decision-makers in the review of the plat:
oj Compliance with the Comprehensive Designation
The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map.
Lands in the RLD deSignation are intended to guide development on land appropriate for a
range of low intensity residential where land is either constrained by sensitive areas or where
the City has the opportunity to add larger-lot housing stock, at urban densities of 4 du/net acre,
ERe & Short Plat Report ll-D66.doc
City of Renton Department of Community .0nomiC Development
JOEY'S SHORT PLA T
Report of September 26, 2011
ERC a~dministrative Short Plat Report & Decision
WAll-066, ECF, SHPL-A
Page 8 of 15
to its inventory. Lands that either do not have significant sensitive areas, or can be adequately
protected by the critical areas ordinance, are zoned R-4. The proposal is consistent with the
following Comprehensive Plan Land Use, Community Design and Environmental Element
objectives and policies.
Policy lU-1S7. Within the Residential 4 dulac zoned area a maximum density of 4 units per acre
is allowed to encourage larger lot development and increase the supply of upper income
housing consistent with the City's Housing Element.
Policy Objective Met o Not Met
Policy CD-12_ Infill development, defined as new short plats of nine or fewer lots, should be
encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods.
Policy Objective Met o Not Met
Objective EN-A. Protect and enhance water quality of sUrface water resources including the
City's lakes, rivers, major and minar creeks, and intermittent stream caurses.
Policy Objective Met o Not Met
Objective EN-B. Preserve and protect wetlands for overall system functioning.
Policy Objective Met o Not Met
b) Compliance with the Underlying Zoning Designation
The subject site is designated R-4 on the City of Renton Zoning Map. The proposed
development would allow for the future construction of one new single-family dwelling unit.
Density: There is no minimum density in the R-4 zone and the maximum density is 4 units per
acre. The area ofthe critical areas (wetland and stream) on site (5,150 square feet) is deducted
from the gross square footage of the site. Therefore, the net square footage would be 31,627
square feet (0.73 acre). The net density for the two proposed lots would be 2.74 dwelling units
per net acre which falls within the permitted density range for the R-4 zone.
lot Dimension: As demonstrated in the table below, all lots meet the requirements for
minimum lot size, depth, and width.
As Proeosed Lot Size Width Deeth
8,000 SF minimum 70 feet required 80 feet required
Lotl 17,882 SF 70 feet 255 feet
Lot 2 18,965 SF 74 feet 255 feet
ERe & Short Plat Report 11-066.doc
City of Renton Deportment of Community 'onomiC Development
JOEY'S SHORT PLA T
Report of September 26, 2011
ERC a.dministrative Short Plat Report & Decision
LUAll-066, ECF, SHPL-A
Page 9 of 15
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet; interior
side yard is 5 feet; and the rear yard is 25 feet. The proposed lots are oriented so that the front
yards of both lots face west. The proposed lots appear to contain adequate area to provide all
the required setbacks.
Building Standards: The R-4 zone permits one residential structure per lot. Each of the
proposed lots would support one detached unit. Accessory structures are permitted at a
maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in
size. Building height in the R-4 zone is limited to 30 feet for primary structures and 15 feet for
detached accessory structures. The allowed building lot coverage for lots over 5,000 square
feet in size in the R-4 zone is 35 percent or 2,500 square feet, whichever is greater. Impervious
surface area coverage may be a maximum of 55 percent. The existing house on proposed Lot 1
complies with these standards and the building standards for proposed Lot 2 would be verified
at the time of building permit review.
c) Community Assets
The site (outside of the wetland area) is vegetated primarily with lawn. There are 7 trees on the
project site (2 cedars and 5 alders) all of which would be retained. In addition to the trees, the
site also contains Pacific willow, Himalayan blackberry, reed canary grass, creeping buttercup,
giant horsetail, Watson's willow-herb, watercress, and scattered skunk cabbage.
The applicant would be required to plant two ornamental trees, a minimum caliper of 1 X
inches (deciduous) or 6 - 8 feet in height (conifer), within the 30-foot front yard setback area
for the proposed lots (Exhibit 4). The submitted landscape plan indicates that two 1 X-inch
caliper flowering cherry trees would be planted in the front yard of each lot. Existing
landscaping may be used to augment the required landscaping.
In order to protect the onsite stream and wetland, staff has recommended mitigation measures
which are discussed in Part Two of this report.
d) Compliance with Subdivision Regulations
Streets: There is existing Sidewalk, curb, and gutter fronting the project site along Jones Avenue
NE. No additional street improvements are required. The proposal would result in an increase
in traffic trips to the City's street system. The new residence is expected to generate 9.57 trips
at a rate of $75.00 per additional average daily vehicle trip; credit is given for the existing
residence on the subject property. The Transportation Mitigation Fee is estimated to be
$717.75 (1 new lot x 9.57 trips x $75.00 = $717.75) and would be payable prior to recording the
short plat. Therefore, staff recommends as a condition of approval that the applicant pay a
Transportation Mitigation Fee, estimated to be $717.75, prior to recording the short plat.
Blocks: No new blocks would be created as part of the proposed short plat.
Lots: The shape, orientation, and arrangement ofthe proposed lots comply with the
requirements of the Subdivision Regulations and the Development Standards of the R-4 zone.
ERe & Short Plat Report 11-066.doc
City of Renton Deportment of Community 10nomiC Development
JOEY'S SHORT PLA T
Report of September 26, 2011
ERC aldministrative Short Plat Report & Decision
LUAll-066, ECF, SHPL-A
Page 10 of 15
Proposed Lots 1 and 2 are rectangular in shape. Access to both lots would be via Jones Avenue
NE. Both lots meet the requirements for minimum lot size, depth, and width as demonstrated
in the table above. The lots are oriented to the west; the front yards would be along Jones
Avenue NE. Lot 1 contains an existing house to be retained and Lot 2 appears to have sufficient
building area for the development of a detached single-family residence provided the applicant
complies with the conditions of approval.
e) Reasonableness of Proposed Boundaries
Access: A,cess to both lots would be via Jones Avenue NE.
Topography: The site is primarily flat.
Relationship to Existing Uses: All properties surrounding the subject site are designated R-4 on
the City's Zoning Map. The proposal is similar to existing development patterns in the area and
is compatible with that development. In addition, the proposed development is consistent with
the Comprehensive Plan and the Zoning Code.
f) Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to
furnish services to the proposed development, subject to Code required improvements and
fees. Staff recommends as a condition of approval that a Fire Mitigation Fee, estimated to be
$488.00, be paid prior to recording the short plat.
Schools: According to the Draft Environmental Impact Statement for the City of Renton Land
Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44
students per single-family residential dwelling. Based on the student generation factor, the
proposed short plat would result in 0.44 additional students (0.44 X 1 new lot = 0.44) to the
Renton School District. The Renton School District Impact Fee is currently $6,310.00 per each
new single-family unit and is payable prior to the issuance of building permits. It is anticipated
that the Renton School District can accommodate any additional students generated by this
project at Kennydale Elementary School, McKnight Middle School, and Hazen High School.
Parks: There would be no anticipated impacts to parks.
Storm Water: The project will comply with Appendix C of the 2009 King County Surface Water
Design Manual and the City of Renton Amendments to the KCSWDM, Chapters 1 and 2. Based
on the City's flow control map, this site falls within the Flow Control Duration Standard,
Forested Conditions.
Water and Sanitary Sewer Utilities: The site is served by the City of Renton water and sewer
services. All plats are required by City Code to provide one hydrant within 300 feet of any
proposed single-family structure. In addition, separate water service is required to be provided
to each building lot prior to recording the plat. All short plats shall provide a separate side
sewer to each building lot prior to recording.
ERe & Short Plat Report 11-066.doc
City of Renton Deportment of Community tonomiC Development
JOEY'S SHORT PLA T
Report of September 26, 2011
D, FINDINGS:
----------------------
ERC aldministrative Short Plat Repart & Decision
WAII-066, ECF,SHPL-A
Page 11 of 15
Having reviewed the written record in the matter, the City now enters the following:
1_ Request: The applicant is requesting an Administrative Short Plat approval for the subdivision of
one. parcel (36,847 square feet) into two lots for the future construction of one single-family
residence on Lot 2. The existing single-family residence on Lot 1 would remain.
2, Application: The applicant's short plat application complies with the requirements for information
for short plat review. The applicant's short plat plan and other project drawings are contained
within the official land use file (Exhibits 2 -5).
3_ Comprehensive Plan: The subject proposal is deSignated Residential Low Density (RLD) in the
Comprehensive Plan.
4, Zoning: The proposal is zoned R-4.
S. Subdivision Regulations: The proposal is subject to the requirements established by the City's
Subdivision Regulations.
6_ Existing Land Uses: Single-family residences in R-4 zoning surround the project site to the north,
south, east, and west.
7. System Development Charges: Water System Development Charges and Sewer System
Development Charges, at the current rates, will be required for each new single-family residence as
part ofthe construction permit.
8. Public Utilities: The applicant will be required to install individual sewer and water stubs to serve
the new lot.
E_ CONCLUSIONS:
1. The subject site is located in the Residential Low Density comprehensive plan designation and
complies with the goals and policies established with this designation.
2. The subject site is located in the R-4 zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City
Code and conditions of approval.
3. The proposed Joey's Short Plat complies with the subdivision regulations as established by City
Code and state law prOVided all advisory notes and conditions are complied with.
4. The proposed Joey's Short Plat complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein.
5. Staff recommends measures to protect the onsite stream and wetland.
ERC & Short Plat Report 11-066.doc
City of Renton Deportment of Community 10nomiC Development
JOEY'S SHORT PLA T
Report of September 26, 2011
F. DECISION:
ERC ~dministrotive Short Plot Report & DeCision
LUAll·066, ECF, SHPL·A
Page 12 of 15
The Joey's Short Plat, File No. LUAll-066, ECF, SHPL-A, is approved and is subject to the following
conditions:
1. The applicant shall comply with the environmental mitigation measures specified for Joey's Short
Plat, LUAll-066, ECF, SHPL-A.
2. The applicant shall pay a Transportation Mitigation Fee, estimated to be $717.75, prior to recording
the short plat.
3. The applicant shall pay a Fire Mitigation Fee, estimated to be $488.00, prior to recording the short
plat.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
C.E. "Chip" Vincent, Planning Director
Planning Division
~ Date
TRANSMITTED this 30th day of September, 2011 to the Contact/Applicant/Owner(s):
Contact/Applicant:
Wilford Hughes
14401 Issaquah Hobart Road
Issaquah, WA 98027
Owner:
Lorraine Tay/or
2208 Jones Avenue NE
Renton, WA 98056
TRANSMITTED this 30th day of September, 2011 to the Party(ies) of Record:
Jean Stearns
2216 Jones Avenue NE
Renton, WA 98056
William O'Connor
9215 Washington Street
Port Angeles, WA 98362
ERC & Short Plat Report 11-066.doc
Fritz Brendemihi
1203 N 38" Street
Renton, WA 9056
Karen Walter
Muckleshoot Indian Tribe
Fisheries Division
39015172"d Avenue SE
Auburn, WA 98092
Deanna Dobak
1700 NE 20" Street
Renton, WA 98056
Susan Rider
1835 NE 20" Street
Renton, WA 98056
City of Renton Deportment of Community 10nomiC Development
JOEY'S SHORT PLA T
Report of September 26, 2011
TRANSMITTED this 30th day of September, 2011 to the following:
Neil Watts, Development Services Director
Larry Meckling, Building Official
Kayren Kittrick, Development Services
Jan Conklin, Develapment Services
Carrie Olson, Development Services
Fire Marshal
Jennifer Henning, Current Planning Manager
Renton Reporter
ERC oldministrotiVe Short Plot Report & Decision
WAll-066, ECF, SHPL·A
Page 13 of 15
G. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION
The administrative land use decision will become final ifthe decision is not appealed wit~in 14 days ofthe
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on October 14, 2011. An appeal of the decision(s} must be filed within
the 14-day appeal period (RCW 43.21.(.075(3); WAC 197-11-680}. Renton Municipal Code Section 4-8-
110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the
required fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional
information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-
7th Floor, (425) 430-6510.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not
readily discoverable prior to the original decision is found or if he finds there was misrepresentation of
fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend
the original decision, there will be no further extension of the appeal period. Any person wishing to take
further action must file a formal appeal within the 14-day appeal time frame.
EXPIRATION: The Administrative Short Plat decision will expire two (2) years from the date of decision. A
single one (1) year extension may be requested pursuant to RMC 4-7-070.M.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and
this permits all interested parties to know the contents of the communication and would allow them to
openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the
appeal by the Court.
ERe & Short Plat Report 11·066.doc
City of Renton Department of community.nomiC Development
JOEY'S SHORT PLA T
Report of September 26, 2011
ADVISORY NOTES TO APPLICANT
I8lronmental Review Committee Report
• LUAll-066, ECF, SHPL-A
Page 14 of 15
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these nates are provided as information only, they are not subject to the appeal process for the
land use actions.
Planning:
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division. The Development Services Division reserves
the right to rescind the approved extended haul hours at any time if complaints are received.
2. The applicant will be required to comply with protection measures for retained trees as set forth in
RMC 4-4-130H8.
3. The applicant will be required to comply with Environmental Regulations concerning Native Growth
Protection Areas, streams, and wetlands contained in RMC 4-3-050.
4. Language for the NGPE is: "The Native Growth Protection Easement (NGPE) identifies the stream,
wetland and buffer areas. The creation of the Native Growth Protection Easement (NGPE) conveys to
the public a beneficial interest in the land within the easement area. This interest shall be for the
purpose of preserving native vegetation for the control of surface water and erosion, maintenance of
slope stability, visual and aural buffering, and protection of plant and animal habitat. The Native
Growth Protection Easement imposes upon all present and future owners and occupiers ofthe
easement area enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees
and other vegetation within the easement area. The vegetation within the NGPE may not be cut,
pruned, covered by fill, removed or damaged without express written permission from the City of
Renton. The right of entry granted herein shall apply to the agents, representatives and employees of
the owners or subsequent owners of the underlying property."
5. The Renton School District Impact Fee is currently $6,310.00 and is payable prior to issuance of building
permits for Lot 2.
Plan Review -Water:
1. The project will need to provide domestic service, and fire service to serve the proposed development.
2. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling
exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one
fire hydrant is required within 300-feet of the proposed buildings and two hydrants ifthe fire flow goes
up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street
intersections.
3. The fee for a %-inch water meter installed by the City is $2,260.00.
Plan Review -Sewer:
1. The Sanitary Sewer System Development Charges are based on the size of the domestic water meter.
These fees are colletted at the time a construction permit is issued. The sewer fee for a %-inch water
meter is $1,591.00
Plan Review -Transportation:
1. Traffic mitigation fees will apply. Traffic mitigation fees of $717.75 will be required prior to recording of
the short plat as a condition of the plat.
2. The maximum driveway width for a single loaded garage is 9 feet and 16 feet for a double loaded
garage.
Plan Review -Fire:
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures.
Available fire low is limited to 1,250 gpm.
2. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to
1,500 GPM and requires two hydrants within 300 feet of the structures.
ERC & Short Plat Report 11-066.doc
City of Renton Department oj commun;ty.nomiC Development
JOEY'S SHORT PLA T
Report of September 26, 2011
ERe ~dministrative Short Plat Report & Decision
.. WAll-066, ECF, SHPL-A
Page 15 of 15
3. Buildings shall have approved address numbers placed in a position that is plainly legible and visible
from the street or road fronting the property.
Property Services:
Please see attached for memo from Property Services.
ERe & Short Plat Report 11-066.doc
C4 -32 T24N RSE E 112
EXHIBIT 2
-
--
RM~
R-8
. E4 -08 T23N RSE E 112 ZONING MAP BOOK
~[~JC[EllVl~4 PW TECHl;lllCAl SERVICES .f
PRINlIED ON 11/13/09
-_ • .y.....,." ....... -... ..... _ .. __ ......... ... ... _-_ ........ _-
05 T23N R5E. E 112
1No"..·_ ... 0If __ ...... o 200 400
N IF,e( -__ ",.,0-... 1:4,800
5305
CITY OF RENTON
SHORT PLAT
RENTON, WASHINGTON
DECLARATION ()' COVENANT
lIl[ OWN[IlS ('11-LAND HIBRAC[n 'IImnN lHI~, l';~ORI PlAl, I~I
RETURN fOR THE 8£NEFlTS TO ACCRUE FROU THIS S\IBDlIIISlOt( BY
SoIGIfflG HrRECtI COWNo/l ,t,N[l ACRIT 10 ccwvrr lI/[ a~[F1a.o.t.
INITREST IN 1J.£ NEW €ASUoIENTS gj{lWN III THIS SHOOT PLAT 10
AN~ ANI') .t..U fUTURi. P\.IRCHASl:RS (J lilt LOlS, OR Of ANY
5UBDI\IISIQNS lHEREer. 11-115 r.OVE~AN1 SHALL RUN WITH THE LAND
"'5 SHOWN ON 1Il15 SHORT PLAT.
OYtN£R'S DECLARATION
twC:&~~!Jl'vJ:?Et£R~~IH~~~
SHORl SU\Itft\llSW l'I€I!EFU!E DECLARE ms WAf 10 IlE THO GR-'I'HIC
REI'RES[NTATION OF THE SAUE, AND Tl1~l 9lORT SU8lll~SlON IS WAllE 'Mrn
1M[ fREE CONSElH AIIllIN Ac:coRDANGr 'InH 1\£ DrSIR£ Of THE OIItIEl<S
IN WITNESS WHEREOF 1'1£ SET OUR HANOS ANO SEALS
LORRAINE T" YlOil
ACKNOWLEDG~ENTS
n."'''' .. __ J
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~~.";;.JZT~,"*~-==:;,~~_;~~_;;~:;';;:;;~~~
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!t NE 20TH STREET
" ~
NE 16W STRITT
VICINITY MAP
RECORDER'S CERllFICATENo.
riled for record this_dey oi ____ .70~ 01
In boo~ __ ,' __ ot pogc __ ot 1M request
01 Don t.A JplJmQ
M9' SLlflC·;f Recorcr;-
APPROVALS: I DEPARTMENT or ASS[SS~Em::, I RECOROING NO I VOL/PAGE
CITY or RENTON
io4'n"",1raIo< 01 C<rlmMllty <Old [_" ~-" ... , ~~ .... d _,0Ye<! Ih. _ .. ~ of 20_ ,. . " '"
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E.om..-d ...,d _"""" !~ .. _ do)' o-f 20_ SCAlE: ---SC~!--:l(r
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334j9(o 360:' PORTION or
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AQUIFER PROTECTION NOTICE . LUA-XX-XXX-SHPL
lHE LOTh CREATID HEIlEIN F.t..LL VoI1ltN ZONE 2 OF" R[NT(lO(S AOUII'm PROTrCllCII
AREA .I.NtI AAE SUB.£CT TO THE: REour.tEllENT5 OF" THE orr OF" RENTON ORDINANCE
1~~67 ANO AS AIoIEHllED BY OOOlNANCE NO. HoW. lH5 my's SOU SOURCE OF
ORiNKmG WATER IS SUPPUEO fR(lI,I A SHAlLOW AOUIFER UNl>ER THE CIT'i"S SURf~CE.
WERE IS NO NA"TUR ..... BARRIER BETVfiN WE WATER T,t,BLE ANO GROUND SLRf"ACE.
uw-xx-xxxx
SURVEY NOTES
INSTRUMENT, TOPCON GPT 3000W TOTM. STATTON
I.AETHOO usm: FlElD TRA'otRSE: WITH ACTU/O.l
CITY OF" REN1tto' 101CJ.1 ~ EXTREII[ CARE SHOLlD BE EXERC!SEIl WI-IDl HANDlING -'NY UQUO SUBS1ANCE 0ll£R
INTERSECTION JONES WE N!: & THAN WATER TO P!lOTECT fR(lI,I CONT"CT t.!1H THE GlOUHO SURF"ACE. Ii IS THE
FIUD I.4EASUREIoI[NTS AA'O ANGLES
WAC J.l2-1lO-D9l)
NE 24th S1RUT, rno I/B" BR HOI.IEOWNERS REsPONSIBIlITY 10 PROTECT 1lIE CflYS DRINKING WATER
PIN IN CONCRm WON I ~ I
" '''' '"'1'" ~ -~ j3.J fftZ ~v ~E:1.3b~l.~~:i~~ ,;). .~ I ,.. ---.---~ ''']:,
EX [;fl IN1£RSEC Aa!ROCEN AVE t'\J '!l
1,1 FI g ]4B.l1 Nt Ii:. 24th STRU1, rna I INV EL '" 24~91-12·W PIN RETE IN v;: .. ,," V" "'"'" • 101 lie' 0 H f\~.'
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OA"IE OF" SUR\1:Y, .lit Y 2011
BASIS or BEARING, JONES AYE HE: (00·33'23' E)
LEGAL DESCRIPTION
THE SOUTH HALr OF 1RACT 29~, co HIUM,l,NS
L-'KE WASHINGTON GARDEN or ED£N D1\11S1ON NO
4, ACCORDING TO TH£ PLAT b-iERE:Of RECOROED
IN VCUJME 11 OF" PLAts. PAGr B2. RECCROS OF
KING COUtHY, WASIINGTtIN.
[XCEPlll-lE NORm 150 FEET lHEREOF;
snUATE IN THE COJNTY or KING, SlATE: Of
WJo.SttNCTON.
fOUND 1/2" REBAR &
C,&.P LS, 17659
(7/7011)
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ENGINEER / SURVEYOR
TOUMA ENGINEERS & L"NO SURVEYORS
6632 S 191st PLACE SUIT£ E -102
Ki;:NT, WASHINGTON 98032
z OWNER r ru: FENCE LORRAINE TAYlOR
2208 JONES AVE NE ~ i" '~("lG.Si~
I :.. BSBL .i SHORT PLAT DATA
fOl.tlD ,. IRON RENTON, WA 9110511
,,~PIP£ P/2011) 42~444-3367
ttf' , -~ I TOTAl. SHOR1 PLAT ... REA 36,847 S~ • :' ...... ,~ 1---NUI.IElER OF LOTS PROPOSED _ 2
-, --~ ---.-ON RF. f£NCE CURRENT ZONING _ R 4 I . , '. ........-~OUNr) 1 III I DENSITY PERI.AITTEO _ 4 UNITS PER.
--. __ EX eEl IPE (7/2011) SOOlH UNf OF lRACl 29~ DENSITY _ 2.30 [lU/"CRE
, '----fI11,I n .. 250 33 • • PROP OUARE FOOTAGE OF" THE
'-, E~B tNVn~2461O_\2W 1 l' L" 1 ,~l,. "'" . ,,'W ""n ,,,) \ CI"''' """' ... ".. . CltY20~\l.On
•• -.-----@ & Nt: 20trJ S1'REE:T, FNO JtlRASS MON '10' annln' , , IfolV [t = 58522 =1 165±N Of INlUlSECllON (Cl1l!aW[E;1'Ml6Il!5 PI '
i 5 89"20'24' W \J25.79 V -~CI1 M.oJ!K IN CQNCR[1[ 1,1(\1-1 IN CAS[ (07/2011) 9 D,VISiOn L NE 20th STREET N-1B9,092.0J3
CITY or RENTON 10100 11839 £ .. 1,306,215.308
IN1!RS£CT1ON JCtIES .YE w.: " 1Nl1:RSf:Cll()tj .l8D!DEEN AVE Nt: 6:
NE 20th S1Rf1:T, F"NIJ PIN II NE 2D1h STREET F,,"O PIN IN AUG - 8 2011
CONCRtTE UON tI CASE (07/2011) CONCRETE liON f.! CASE (07/2011)
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El _ 279.17
LAND SURVEYOR'S CERTlF!CATE
This mop correctly represents 0 suryey mode
by mE' or under my elirection in (';onforrnnnce
.... ith the r~quirements of the Survey Re~ord"lg
Act 01 Ihp request ot Lorroine loylol"
july 2011
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LAND SURVEYORS,PLLC
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WA 98056
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2208 Jones Ave NE
Renton, WA 98056 AUG -S 1011
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~
City of Renton, Washington
Joey's Short Plat LUA 11-066
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map mayor may not be
accurate, current, or otherwise reliable.
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Lakes and Rivers
Water Courses
Parcels
Street Names
Rights of Way
Streets
Roads
Jurisdictions
C; Benevue
CJ Des Moines
fO Issaquah
0 •• m
0 King County
0 Mercer Island
0 Newcastle
III RENTON
;:; SeaTac
0 Seattle
D Tukwila
Aerial (March 2,
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EXHIBIT 6
1 II Ihl'( Ie ~c ... Cc9",ce.~r +t,-. ""IS _clt:l<;(;;J'tbf<o~ ,d i4My J .. ,k e~~,,-K
ill w~lid It'll,/' <; +h~5~ iN 'l..ba~e 110 ~ 1(,) ~'r'( "Jtu':! PLq /." ':1., ~A(
II k~¥ .. ,-.. J,',,,, I;WI-e.L c.,(loM-+1-.. Cr«k <A,'~ ".,. • .f:'!' ",r C( 0&,.<,,4
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II' 7/z( sftJ y W"t rv-f6.-~ ..... a V'2f~1I-.f .. IJ~ """'5'--.1 k.i)( .. ~/~,«~
Ii P'1 tk., cd.., ,,-.J <. copy 01 f-i,.. sf.;J'r "-"f' 7/"'~ -Ie )!IY, Chip
II VItAC"At, C, Lr of j)...liwn se'/€ ... / .y eavr "!C_
II' :i, 1,)..10..1 Vt",! s<»py,'<eJ o;..! 4" 7.. 3C'(.l) -/J..... in-IJ,--.A.., ;. -/1 ..
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September 21,2011
William E. O'Connor
921 South Washington Street
Port Arigeles,WA 98362
, Department of Communiiy and Economic Development:'
, ' " Alex Pietsch,Administrator '
SUBJECT: JOEY'S SHORTPLAT, LUAll-066, ECF, SHPL-A
Dear Mr. O'Connor:'
Tha'nk you for your letter regarding Joey's Short Plat, LUAU-066, ECF, SHPL'A that we
received on September7, 2011. Your comments have been added to the file' for the
decision-maker to consider.
. Yourcommentsaremuch appreciated: In your letter you stated that you were certain
,that Susan·Rider would be contactirig me regarding this matter. In fact, Ms. Ri.der d.id
contact me by mail and provided backgro~nd and history, including some supplemental
,'materials regardingKennyaale Creek. This' project is for the subdivision of land to create
':one <idditionallot in the Residential-4 dwelling units per acre (R-4) zone. The
classi'fication of ,Kenny dale Creek is not at'issue. The project would maintain the
,minimum35-foot buffe'r area required foraClas~ 4 stream,' ,
, , I ;""ill include you as a Party of Record for Joey's Short Plat, lUA11,066, ECF, SHPL-A.
You, may contact me at (425) 430-73820r gwasser@rentonwa,gov.
. . \ . .
Renton City Hatl • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
Gerald Wasser
From:
Sent:
To:
Subject:
Jerry,
---------------------------------------------
•
Karen Walter [KWalter@muckleshoot.nsn.us]
Wednesday, September 07, 201111:14AM
Gerald Wasser
• EXHIBIT 7
Joey's Short Plat, LUA 11-066, ECF, SHPL-A, Notice of Application and Proposed
Determination of Non-Significance, Mitigated
The Muckleshoot Indian Tribe Fisheries Division has reviewed the Notice of Application materials for the above
referenced project. We have a question and initial comment about this project as noted below:
1. Per the Critical Areas Review for this site (Altmann Oliver Associates Aug 2011), Kennydale Creek through this
site is considered-a Class 4 stream by Renton.· What is the basis for this classification? According to the
sUNeyors configuration of the stream and wetland onsite, the stream is 10 feet wide. If the stream is this wide,
then it suggests that the stream is capable of supporting salmon. Please provide the data that Renton has to
support the classification of Kennydale Creek at this location.
2. The Critical Areas Review also notes that the stream is currently ditched and mowed to the edge of the channel.
As part of the short plat, the stream buffer should be enhanced with native trees and shrubs to improve habitat
and water quality and shade out the existing reed canarygrass.
We appreciate the opportunity to review this proposal and look forward to the City's responses. We may have comments
subsequently.
Thank you,
Karen Walter
Watersheds and Land Use Team Leader
Muckleshoot Indian Tribe Fisheries Division
39015172"d Ave SE
Auburn, WA 98092
253-876-3116
1
Denis Law
Mayor
, September 21,2011
Karen Walter
•
Department of Community and Economic Development '
, " , ' Alex Pietsch, Administrator '
Muckleshoot Indian Tribe Fisheries DiVision
39015 172nd Avenue SE'
Auburn,WA ,98092
SUBJECT: JOEY'S SHORT PLAT, LUAll-OGG, ECF, SHPl-A
Dear Ms. Walter:'
Thank you.for, your email of September 7,201i regarding Joey's Short Plat, LUAll-066,
ECF, SHPL'A, In that email you ask what the basis is for classifying Kennydale,Creek as a
Class 4 Stream in this area and you provide suggesti9nsf~r stream buffer enhancement,
Renton Municipal Code (RMC) 4+0500, Figure 4-3-050Q4(copyattached) identifies
, Kennydale Creek asa Class4 stream in this viCinity. RMC 4'3-050L.1:a.iv identifies Class'
, 4 waters as 'non-salmonid-bearingduring years of normal rainfall. A check dam on
Lower Kenhydale Creek would likely render the stream courseinipassable to salmon.,
The project is to subdivide the existing pa~cel which would create one additibnallot.
B~th lots would be oriented east/west and KennydaleCreek wouid remainuhtouched.
, the buffer, for Class 4 ~treams is a minimum of 35 feet. The applicant is proposing to
maintain that buffer and staff will recommendth~t asplitrail felice beinstall~d along
the buffer boundary. Because the 35:foot buffer area will be maintained,there is rio
essential nexus to require buffer enhancement. ' ' '
, '
Itrustthatyourconcerns have been addressed in this letter.
,Please contact meat (425) 430-7382 or gwass,er@ren'tonwa:govifyou have any
questions.
Associate, Planner
Attachment
Renton City Hall • 1055South Grady Way 0 Renton, Washington 98057 • 're~tonwa:go~
, , ,
,-------------------------
Figure 4-3-050Q4
STREAMS AND LAKES
• ••
Water Classes
t:~j~~.d City limibi ~:W:.t.£lrClan 1 ._-\t\I'l.1er Class 3 o PAA B~i:Y _ ....... V'lat~r Class 2. === '/ISlef Class 4
tltttJtltI Culvert
1-
•
Mr. Gerald Wasser-
• EXHIBIT 8
lI'IV OF RENTON
..',(NY\
.. L--{S-\ (WI
SEP 0_92011 \~,~ M~-.....J
.. RECEIVED
CITY CLERK'S OFFICE
Shocking-but not surprising-would best describe .
our neighborhood's reaction to the belated posting
for the proposed Joey's short pla~
In spite of our submitting hundreds of photos and
letters, testimony from many longtime area
residents, letters froiD both the Washington State
Departinent of Ecology and the Washington
Department of Fish and Game agencies, and a
stream study conducted by the Wild Fish ..
Conservancy organization-which has been in the
City's possession since 2008-the plat application is
referring to Kennydale Creek as a class 4
intermittent stream.
We have provided incontrovertible proof that this
creek NEVER dries up, even in the most protracted
dry weather at the end of summer (see enclosed
photos, taken today) and we find it indefensible that
the City continues to maintain the fiction that this
creek is anything less than a Class 3. The .
classification should have been upgraded years ago,
especiaIly after we had.hand-delivered theWnd
Fish Conservancy study to Chip Vineent in December
of 2008.
Although we had submitted all of our documentation
prior to the change in the City's process to upgrade
the stream classification,we still met the criteria -
established in 2009.
•
2006.
Letter from Larry Fisher,
Babitat Biologist for
•
Washington Department of Fish and Game .
requesting classification be upgraded, due to the
presence of crayfish and other unidentified fish in
the creek.
2008.
Stream study from Wild Fish Conservancy, accepted
by City of Renton Administrator Chip Vincent
We note that in spite of the re"!classification of both
Boney and Maplewood Creeks, the City has failed in
its' stated goals of preserving and protecting our
critical areas where it concerns Kennydale Creek.
We are· urging you to rectify this situation
immediately to prevent the cosdy appeals and
litigation we would all prefer to avoid.
We are enclosing a number of supporting documents
to help you determine the facts of this case, and we
have many more boxes of documents available if you
should need them.
Thank you for your prompt consideration of this
matter.
Sincerely,
Susan Rider Kennydale Critical Areas Alliance
183S NE 20th St
Renton, WA (425)228.8711
• •
State of Washington
DEPARTMENT OF FISH AND WILDLIFE
Region 4 Office: 16018 "Mill Creek Boulevard -Mill Creek. Washington 98012 -(425) 775-1311
" October 12, 2006
Erika Conkling, Senior Planner
City of Renton
Economic Development Neighborhoods and Strategic Planning Division
1055 South Grady Way
Renton, Wao:hington 98055
Dear Ms .• 20nkling:
SUBJECT: Proposed Determinatiou of Non-significance; Kennydale Blueberry Farm
Rezon"e, File Number CPA 2006-M-02, Kennydale Creek and Its Associated
Wetlands, Tributary to Lake Washington '\?
The Washington Department ofFish and Wildlife (WDFW) has reviewed the above-referenced
Proposed Determination of Non-significance, and offers the following comments at this time.
Other comments may be offered ifthe project progresses.
A Hydraulic Project Approval (HP A; RCW 77.55.0211WAC 220-110; to be issued by WDFW)
would be required for activity affecting the natural bed or flow of the stream or its associated
wetlands.
The stream on the propelty is the upper end of Kennydale Creek and should be classified at least
as a class 2 perennial stream_ It supports crayfish and other unidentified fish species. The
wetlands are a rare peat soil based system of very high value, especially if restored and given
adequate buffering. WDFW believes it is imperative to preserve and protect these wetlands, as
directed by the Growth Management Act (GMA), and it would be contradictory to the GMA to
rezone this property and allow dense residential development, particularly without a carefully
planned and implemented mitigation plan. Deveiopment of the property without such a plan
would result in disruption of the natural drainage and the degradation of the quality of the stream
and wetland system. WDFW also notes the buffers widths being considered are inadequate to
protect this very sensitive system_
Furthermore, WDFW believes it would be premature to evaluate the potential impacts of the
proposed rezone without a proper wetland delineation and a full biological evaluation. The
SEPA checklist is lacking key information concerning fish and wildlife use of the site and the
area near the site. A variety of wildlife species (including great blue herons, osprey, pileated
woodpeckers, deer, ducks, and shorebirds) have been observed using this area for habitat, but
Ms. Conkling
October 12, 2006
Page 2 • •
that is not mentioned in the SEPA checklist. Nor does the checklist even mention the existence
of the wetland. As it is, there is no scientific basis by which to evaluate the potential impacts
of the proposed rezone on the wetland or stream system or the fishlife and wildlife which
use it for habitat. This proposal should not proceed without further study and a plan to
restore the wetland and its buffers:
WDFW appreciates the cooperation of the City of Renton in our efforts to preserve, protect,
perpetuate, and manage the fish and wildlife resources of the state of Washington.
Thank you for the opportunity to provide these comments. If you have any questions, please
contact me at (425) 649-7042 or fisheldf@dfw.wa.gov.
Sincerely,
~x' .... :"''''''/~
Larry Fisher
Area Habitat Biologist
LF:lf:CORBlueberryFarm.s.doc
cc:WDFW SEPA Coordinator
• •
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
Northwest Regiol1al Office. 3190 16d" Avenue SE. BeYevlle, Washil1gtOll98008-5452. (425) 649-7000
October 16, 2006
Ms. Erika Conkling, Senior Planner
City of Renton
1055 S Grady Way
. Renton, W A 98055
Dear Ms Conkling:
. RE: Comments 00 SEPA DNS for Keonydale Blueberry Farm Rezone, LUA05-159
Thank you for the opportunity to comment on the proposed DNS dated October 2, 2006, for a
rezone of the Kennydale Blueberry Farm property from Resource Conservation (RC) to R-4.
The Department of Ecology believes that the proposed rezone will pose a significant risk-of
adverse impacts to wetlands on this property, and to the beneficial functions that the wetlands
provide to the watershed .. The DNS does not adequately evaluate this risk. .
The SEP A checklist attached to the DNS notes that the lower two-thirds of the parcel is covered
by 1 to 5 feet of "soft peat." The Soil Survey of King County Area (Snyderet al. 1973) maps
this soil as Shalcar muck, a hydric (wetland) soil. Evidence indicates that the site holds a large
remnant of an important wetland system maintained by shallow groundwater and by a spring that
flows out of the adjoining greenbelt on the east. As the SEPA checklist notes, the surface water
from this spring flows north via a ditch just inside the parcel's eastern border and ultimately
through Kennydale to Lake Washington.
A "Special Focus Issue Paper on the Kennydale Blueberry Farm" (Issue Paper) was included in
the information packet for the Renton Planning Commission meeting of November 2,2005. This
Issue Paper noted that the "soft soils" covering about two-thirds of the parcel would have to be
"removed and replaced with suitable fill" in order to build homes on the site.
The Issue Paper states that "a wetland area mapped over a portion of the Blueberry farm" is the
basis for requesting a wetland evaluation. After discussing the site'.s potential for residential
development, the issue paper cautions: "Depending upon the results of a wetland analysis, this
type of activity may not be allowed under current regulations." The paper concludes that
existing information on drainage or wetland conditions is outdated and that updated information
is needed before a zoning decision can be made. We agree. .
Ms. Erika Conkling .
September 16, 2006 • • Page 2
Unfortunately, the proposed DNS says nothing about the updated information that the issue
paper silid was needed. The proposed action could very well lead to the destruction of wetlands;
including replacement of organic soils by fill. Muck and peat soils are extraordinarily effective
at improving water quality by removing toxins and other pollutants. They also retilin
disproportionate volumes of stormwater and release it slowly .. Such functions are vital to the
health of the watershed, the municipal infra:structure, and Lake Washington. A delineation,
rating, and function assessment of wetlands on the parcel should be a prerequisite to any land-use
decision that could affect their fate .
. The wetland study should also evaluate the effect of "improvements in drilinage of the property,"
including "a major dewatering in 2004," which the issue paper said the property owner reported.
What was the nature of the dewatering? Could it have resulted in adverse impacts to aquatic
resources or other sensitive areas? Did it involve work below the ordinary bigh water mark or
divert or change the natural flow?
Thank you for taking these concerns into account. Please call or e-milil me with any questions or
for further discussion. I can be reached at (425) 649-4447.
Sincerely,
Richard K. Robohm
Wetland Specialist
RKR:rc
cc: Anne Fritzel, Department of Community, Trade and Economic Development
Pam Erstad, Washington Department of.Fish & Wildlife
Jeff Davis, Washington Department ofFish & Wildlife
Donna Bunten, Ecology CAO Review Coordinator
Erik Stockdale, Wetlands Specialist, Ecology Northwest Regional Office·
• •
\Vild Fish Conservancy
September 23,2008
The Wild Fish Conservancy (WFC) pelforrned a stream assessment survey on Kennydale Creek, at
tributary to Lake Washington in Renton, WA on September 18, 2008 (Figs.1-3). The objective of the
survey was to evaluate the summer low-flow characteristics of the watershed and to describe the likely
impacts of continued degradation of the creek's watershed.
\ .. ",'
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Figure 1. Kennydale Creek field assessment locations.
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;.
Fig.2. Upper Kennydale Creek study reach in Renton, W A. Field assessment locations are represented by
the yellow stars.
2
Fig.3. Lower Kennydale Creek study reach in Renton, W A. Field verification locations are represented by
the yellow stars.
Results
The channel was wetted and stream flow was easily discernable at all four locations (Table 1, Figures 4-
5). The channel meets the physical criteria for. fish habitat established by the Washington State in WAC
222-16-031: at least 2.0 foot bankfull width and less than 16% gradient. The documented presence of
perennial aquatic invertebrates, including the relatively pollution-intolerant families Ephemeroptera and
Trichoptera:, indicates the stream channel has not gone dry in recent years.
Compromising the condition of Kennydale Creek through the addition of impervious area and the
associated stormwater runoff will further degrade the condition of the stream (Table 2). The South Puget
Sound Forum Indicators Report (TRPC, 2006) summarizes the local impacts of impervious area:
"Among other variables. studies have found a strong relationship between the amount of
impervious surface and forest cover in a basin or watershed, and the health of streams
and other water n,sources. The greater the -amount of .impervious area and the
corresponding loss of forest cover, the less water that is absorbed into the ground -being
filtered naturally and slowly returning to our ground water or stream systems. Increased
surface runoff leads to more pollution in our-streams and inlets, to higher and increased
numbers of flood events, and to degradation of our streams and stream beds." (South
-Puget Sound Environmental Quality -Economic Vitality Indicators Report, July 2006).
King County's May Creek Basin Plan (2001), developed for the Lake Washington tributary
immediately to the north of Kennydale Creek, states:
3
----------
"Development tVities within the basin have histOriC! degraded stream and
wetland habitats. Filling of wetlands, increased stormwater runoff and peak
stream flows, addition of sediment and pollutants to the water, and removal of
coniferous forest cover have contributed to the degradation of local habitat in the
basin."
Table I. Wild FIsh Conservancy observations from field verification locations (Figures 1-3), September
182008.
Wolted _II
S ... U\IIude longitude WIdIh -Subslrale Flow Noles·
A N 47.50932 W 122.19424 2 fOOl 4 feet mud Yes . Ditched stream channel, GOft mud SLbsI:ra1e. reed canary grass
riparia.
Ditched stream channel, &oft mud substrate with occassionaJ
B N 47.50961 W 122.19462 31001 41 ... mudand_ Yes ool:bIe. Aquatic macrolnvertebrtdes observed included mayfty
nymphs, caddisfly larvae, and amphipods.
·C N 47.51297 W 122.19756 3 feet 4 feet cobble and saoo Yes Well-shaded stream corridor. Water is clear and cool. Aquatic
invertebrates observed, same as B.
0 N 47.51308 W 122.19738 3 teet Sleet cobble aOO tiatld Yes Wen-shaded stream oorrldor. Water is dear and cool. Aquatic
invertebl"ates observed, same as B. '
Table 2. Impacts from Increases of Impervious Surfaces, from Thurston Regional Planning Council,
2003.
Rlttact
Increased Impervlousnf'ss Hablt.at Channi'j Streambed
leads to Flooding Loss ErOSion widemng altp.ratlOn
Increased \'OIome x X X X X
Increased peak flow X X X X X
Increased peak flow duration X X X X X
Chan~es in sediment loadi~ X X X X X
Oecreased base flow X
I~eased stream temperature X
In",eased stream acidity x
Increased waler poUutioo X
SOURCES: (GR.'.Nf. 2000; URB.'\l'olZA110~ A.'1D STP,J;A.\IS: SrLllIES OF HlllROLOGlC1MPACTS. 1991).
Kennydale Creek mayor may not currently support a fish population, but there is no doubt that it
contributes water and aquatic invertebrates to Lake Washington and therefore affects the water qliality
and, in part, the integrity, of Lake Washington. Lake Washington supports chinook salmon and steelhead
listed as threatened under the Endangered Species Act; as well as sockeye and coho salmon; kokanee;
resident and sea-run cutthroat trout; and a wide vllriety of native non-salmonids. Bull trout, also listed as
threatened under the ESA, have been docuniented in I..ake Washington. Many of these fish, including
juvenile chinook salmon, spend a significant amount of time rearing and feeding in the Lake Washington
littoral (nearshore) habitats that are fed by smaIl streams including Kennydale Creek. While the streams
themselves are ~, they are numerous and the cumulative effects of their degraDation can have
significant implications for the health and productivity of Lake Washington and the fish that live there.
4
Figure 5. Stream at Site D on September 18, 2008, approximately 30 feet
downstream from the culvert outlet under NE 24'" Street.
Flow Conditions:
5
(
• • Evidence that the survey !Its from September 18, 2008 are representative of summer low-flow
conditions can be found in adjacent watershed stream flow data. Provisional stream flow data from
USGS National Water Infonnation System
(http://waterdata,usgs,gov/wainwis/uv?cb 00060-on&forrnat-gif stats&penod-30&site no-12120000)
demonstrate that flows in the Mercer Creek watershed, a Lake Washlngton tributary north of Kennydale
creek, were 5.4 cfs atthe time of Wild Fish Conservancy's Kennydale survey, well below the median
flows experienced on September 18 during the past 54 years (Figure 6) and the mean monthly flows
during the past 62 years.
USGS 12120BBB tlERCER CREEl: NEAR BELLEVUE, IIR
3D8.B
.., 2BB.8
a
" " " 188.8 ... " i ... ...
" " ...
" ....
"" " " ,
" .. ...
'" 1B.8 '"" " co .... = l('){ltnNV'i{V\(V"{''I/:
4.8
Rug 38 Sep 86 Sep 13 Sep 28
----Provisional Data Subject to Revision
L l1edian dell!/ statistic (54 !/ears) -Discharge
STATISTICS OF MONTHLY MEAN DATA FOR WATER YEARS 1945 ·2007. BY WATER YEAR (WYI
Oct Nov Dec J,n Feli Mar Apr May JlIl1 Jul Aug Sep
Melin Ih.S .1,2.9 40.0 40$ :'.'-.7 295 2.1.t. 14,7 .12.4 KiJ Kfl2 11.2
Max 4H 77.:1 70.7 g4,R {lLI (,7.5 ,1,9.9 '1" ., .2.1,.S 16.5 :'(l.i) 22 .. 'l, ';'1.-
IWY) (l0N2) 121m) 119971 i2006; IlljlJ(l) 1197~) (19'-)1 ) 11l)%l t19:-i5j I I l)l)7 " 12(}{~1 ! 197)\1
Min 7.-1-2 II.U 1<1,5 J5.9 10.2 15.-1 lJ.9H HA5 5.34 :U:! J.:!5 5.0::-
IwyJ (ZOO?) ( 1~77J i 1977) \ 1<,)77) (/993) ! 11J65i 1.20U·l) ( /<)5,~) (/l)5tO IIY5S) 1(945) IIYSS)
Figure 6. August and September 2008 USGS Stream Flow Data for Mercer Creek, a Lake Washington
tributary north of Kennydale Creek.
Please feel free to contact me with any questions about Wild Fish Conservancy's surveyor tills report,
Sincerely,
Jamie Glasgow. M,Sci,
Director of Science and Research
Wild Fish Conservancy
425n88-1l67
www,wildfishconservancy,org
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The Honorable Jay V. White
Trial Date: Monday, Dec. 15,2008
Trial Time: 9:00 a.m.
IN THE SUPERIOR COURT OF THE STATE OF WASHINGTON
IN AND FOR KING COUNTY
KENNYDALE CRITICAL AREAS
. ALLIANCE, a Washington non-profit
corporation, and SUSAN RIDER, ... NO. 08-2.21 823-6KNT + Petitioners,
v.
CITY OF RENTON, e. Washington
Municipai Corporation; and RICHARD
LAURALEE GORDLEY, husband and
wife,
lEw" ,,..f.,.
[Ill!! !SED] ORDER (;!bid; 1 10
PETITIONERS' MOTION TO
SUPPLEMENT TIm RECORD
Res ondents.
THIS MATIER having come on for hearing pursuant to the motion of Petitioners
to supplement the administrative record with II stream assessment conducted by Wild Fish rn.. '1!J.\I"k "'~"'rl ~~~........ 'Ot 1""cI"\1,r.. I t::f't "J ~+6-. j-
Conservancy (':,wFC"), p_tie~eing ~ted by attgmM nendter & )4gnn, l:bPr fOet:;'" I _~v.J~~' Rac~~ ~ \t.. ... .,., ",:_'r ~~ ~ c;-rz.,J-.
atftI~tdmt.w. BOb, and it a}l~nIg Aom tile meftQft~ sltppel'tl:Rft'9fi..efSftS: attaehl!8 .
~. 1:' C:::..&of>rrvt I 'X c..\ c.~ ~ JI-1$ 01-1
wridmre rited tber=iR, ];;t' IS HEREBY ORDERED: . . ~,..,,~n.
1. Petitioners' motion to supplement the record is ~-bed.
2.. «~I'-J,....1~ G;vl. ~~. ~ ~ ~ ~ CR \1
~." ... c.~~ \, 'L:>~\F-n~ (]\J
~"A.
[BRaps;?i"] ORDER Qlb'dFRNO PETITIONERS'
MOTION TO SUPPLEMENT THE RECORD-1
OR\G\NAL
XI:l.:l 1.3rM3SI:l1 dH
GENDLER & MANN. LLP
t4Z4 fvul'lh Avenull, Suite 10'1.&
SO.W_, WA 98101
PIlon.; <208J 621-8888
FIX: (208)621-0511
~1:l6e:ol Booa oa ~O~
~-------~----------~
Dated !his ~ dayof N~ 1
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4 THE JAYV. WHITE
KING COUNlY SUPERIOR COURT JUDGE
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Presented by:
GENDLER & MANN, LLP
9 By:
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EPRoiil' =~.Jl ORDER G? ua'G PETITIQNERS'
MOTION TO SUPPLEMENT THE RECORD-2
XI:I.:l .L3r~3Sl:ll dH
GENDLER So MANN. LLP
1424 Fourth Awnu •• SIIIlh 1D16
St:llttfe. Wp. 98'0'
PhDnI.: (ZOB) 621-SB68
F .. : t20B} 821...0512
~1:I6E:Ot 8002 02 ~O~
I/LL'''L'-UOO,' ECF, SHPL-A
requesting Environmental (SEPA) Review and AdminisITative Short
approval to subdivide a 36,847 square foot partellnto two lots. The two
1l-_____ -1!'reSIJIUf19 lots would be 17,882 sJ. (Lott) and 18,965 s.f. (Lot 2). Kennydale
a Dass 4 creek, is present and bisects the Site A category 2 or 3 wetland
s.f.) is present on the northeast portion of the site. Both proposed lots
gain access from lones Avenue NE. An existing house and two sheds are
on what would be Lot 1. The existing buildings are proposed to be
Once the wetland and stream area is deducted the resulting net
Iid"vel,opa,ble area Is 0.73 acres. A two-lot short plat would yield a density of 2.74
acre. The site ls generally Hat. The project requires SEPA environmental
of
may
I/SeIPten,ber 9, 2011
The map below is for illustrative purposes only. In the event of omisstons, errors or differences,
documents in CED's files will control. Oick on map to be directed to the Dty's GIS Portal.
on the above application must be submitted In writing to Gerald Wasser,
IIPlrojlectManager, CED -.Plannlng Division by 5:00 p.m. on September 9, 2011. If you have
about this proposal, or wish to be made a party of record and receive additional
contact the at 425-430-7382.
Return to too of paoe.
• •
9/9/2011 3:55:06 PM
~::-9/9/2011 3:51 :49 PM
September 21,'2011
'Susan Rider'
1835 N E20th Sttreet
Renton, WA 98057
•
Department of Community and Economic Development
, ,: Alex Pietsch, Administrator
, '
SUBJECT: JOEY'S SHORT PLAT, lUA11-066; ECF, SHPl-A
Dear Ms. Rider:
",Thank yoU for your letter regarding Joey's Short Plat, lUAll-066, ECF, SHPL-A that we
receive"d on September 9, 2011. Your comments have been added to the file for the
decision-maker ,to consider.
While I appreciate the history ~nd background, as well ~s the supplemental materials,
you provided on Kennydaie Creek, this projecds f;r the subdivision of limd to create
one additi;nai lot in the Residential. __ 4 dwelling units per acre (RA) zolie.The "
classification of Ken'nydale Creek is not atissue.: The project would maintain the,
minimum 35-footbuffer area required for aClass4 stream. ." . -. '. ,
, I will include you as a" Party of Record, for Jo~y's"Short Plat, LUA11-066, ECF, SHPL-A, . ,.." . . '.
You ~ay contact me at (425) 430-;382 orgwasser@rentonwa,gov:
Sincer y"
GeraldC. Wasser" '
Associate Planner
Renton City-Hall '. ~ 055 South Grady Way •. Renton, Washington 98057 • rentonwa.gov
• •
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
-1bt ~n. ~ ------~®ill1l1@IDl ~
DATE:
TO:
FROM:
SUBJECT:
M E M 0 RAN DUM
September 8, 2011
Jerry Wasser
. Bob Mac oni~
Joey Short Plat, LUA-ll-066-SHPL
Format and Legal Description Review
I have reviewed the above referenced short plat submittal and have the following
comments:
Comments for the Project Manager:
Please note that the application notes that lorraine Taylor is the owner but since the
application has conveyed her interest in the property at issue to the applicant, via deed
under recording number 20110815000255.
Comments for the Applicant:
A portion of the block of text associated with City of Renton Mon # 369 is illegible.
Information needed for final short plat approval includes the following:
Note the City of Renton land use action number and land record number, LUA-U-066-
SHPl and lND-20-0565, respectively, on the final short plat submittal. The type size used
for the land record number should be smaller than that used for the land use action
number.
Provide a direct tie to two City of Renton Survey Control Network monuments. The
geometry will be checked by the city when provided.
Provide sufficient information to determine how the short plat boundary was
established.
Provide short plat and lot closure calculations.
h:lfile sysllnd -land subdivision & surveying recordsllnd-20 -short platsI0565\rv090911.doc
Addressee N arne "
Page 3 on
Date of Memo
If there are new private easement(s) proposed with this short plat, include the following
statement, juxtaposed to the subject easement: "Area for new private (utilities, access,
etc.) easement", Since the new lots created via this short plat are under common
ownership at the time of recording, there can be no easement{s) until such time as the
lots are conveyed to others, via conveyance documents, The conveying document{s)
need to include a statement about the together with and/or subject to specific
easement rights,
Add the following Declaration of Covenant language on the face of the subject drawing,
ltthe previous paragraph applies:
DECLARA TlON OF COVENANT:
The owner of the land embraced within this short plat, in return for the
benefit to accrue fram this subdivision, by signing hereon covenants and agrees
to convey the beneficial interest in the new easements shown on this short plat
to any and all future purchasers of the lots, or of any subdivisions thereof. This
covenant shall run with the land as shown on this short plat.
If there are no new private easements defined on the subdivision the Declaration
of Covenant language currently shown can be removed,
If there is to be a Native Growth Protection Easement for the wetland and wetland
buffer area please include the relevant language and clearly delineate the area{s)
so impacted,
h:lfile sysllnd -land subdivision & surveying recordsllnd-20 -short platsl0565lrv090911.doc
STATE OF WASHINGTON, COUNTY OF KING }
AFFIDAVIT OF PUBLICATION
PUBLIC NOTICE
Linda M Mills, being first duly sworn on oath that she is the Legal
Advertising Representative of the
Renton Reporter
a weekly newspaper, which newspaper is a legal newspaper of
a.t'>teral circulation and is now and has been for more than six months
~~r to the date of publication hereinafter referred to, published in
the English language continuously as a weekly newspaper in King
County, Washington. The Renton Reporter has been approved as
a Legal Newspaper by order of the Superior Court of the State of
Washington for King County.
The notice in the exact formannexed was published in regular issues
of the Renton Reporter (and not in supplement form) which was
regularly distributed to its subscribers during the below stated period_
The annexed notice, a:
Public Notice
was published on November 25, 20 II.
• , full amount of the fee charged for said foregoing publication is
.sum of $70.00. , . \
~$;W~
Lillda M. Mills
Legal Advertising Representative, Renton Reporter
Subscribeld and sworn \O-.me this 25th day of November, 201 L
e State of Washington, Residing
'---'------""'Ill
NOTICE OF
APPEAL HEARING
RENTON
HEARING EXAMINER
RENTON, WASHINGTON
An appeal Hearing will be held
by the Renton Hearing Examiner
in the Council Chambers on
the seventh floor of Renton City
Hall. 1055 South Grady Way,
Renton, Washington, on Decem~
ber 6. 2011 at ·10:00 am to con·
sider the,following petitions:
~foev's ShOrt-Plat )
/' LUAII-066, ECF, SjlPL-A
~ocatlon: 22~Jones Ave NE.
Appeal oLan administrati\'c ap-
varnf a 2-101 short plat on
0.85 ac in the R-4 zone.
Legal descriptions of the files
noted above are on file in the
City Clerk's Office, Seventh
Floor. City Hall, Renton. All in-
terested persons are invited to be
present at the Public Hearing to
express their opinions. Questions
should be directed to the Hearing
Examiner at 425-430-6515.
Published in Renton Reporter on
November 25, 2011. #547310 .
:\''''\\\\\\''''11" ~",~ 1'( DA£.& """ $~~ ~"'\\\\\tl"" ~Q ~ :~I """ ,,:."'!\ON E:.f:t/~ ~ =~~~fQ 1~ ~\ ~ = =~ .:::....0 ~ (C\~ :::: ==~ ..... cn~:::: ~ ... O • _ ... ~ "~o-E;: ~ ~ () =~ = ~ ~ bUB\.\: &.. =0 = ~ ~ "J':-~_ ~ ~~/" '0 19-'\~$~ ... ~ ~ -I, ~ ... , .... ~"\7~ ;t" 7'>-.& Illh\~\\\"" ~\'t'; ,.0:. .......
"'1" OF WAS ~" .... ~
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---:.~. -,--
----------------
Denis Law
Mayor'
City Clerk -Boimie I. \Valton, '
"January 5, 2012
Susan Rider
;l835 NE 20'h St
Renton, WA980S.6
William O'Connor'
921 SWashirigton St
PortAngeles, vyA 98362, , '
, , Re: Appeal Decision for Joey's Short Plat, LUAll-06.6, ECF, sHPL-A
pear Appellants:
:' .
, ;
Attached is~6ur copy of th~ I'i~aring E,xaminer's Decision dated January ~,2012, in the above~
referenced m<Jtter.
,', If I can provide furtherinfor~ation, please feel free,to contact me, '
Sincerely,
~'ltJ.,~ , -. , .
Bonnie L Waiton
, . City Clerk,
Ene.:" . Hearing Examiner's Decision.
cc: t;{~aring Exami~.e~. '.
La'rry Warren, City'Attorney ,
,ienniler Henning,Current Planning Manager,'
, Neil Watts; Development Service Director
Stacy Tucker, De;ielopment serviCes .'
" Parties 01 Record (7) "
1055 So.rth Grady wa~ • R~nton. Washington 98057,. (425) 431l-651 0 / Fax (425) 430-6516 • renton';'a,gov
.. ml+m· ... Hughes
W.H. Hughes Co.
14401 Issaquah Hobart Road
Issaquah, WA 98027
Fritz Brendemihl
1203 N 38th Street
Renton,WA 98056
Susan Rider
921 S Washington St
Renton, WA 98056
Gerald Wasser, Associate Planner
City of Renton
•• Lorraine Taylor
2208 Jones Avenue NE
Renton, WA 98056
Deanna Dobak
1700 N E 20th Street
Renton, WA 98056
William O'Connor
921 S Washington St
Port Angeles, WA 98362
Chip Vincent, Planning Director
City of Renton
Jean Stearns
2216 Jones Avenue NE
Renton, WA 98056
Karen Walter, Muckleshoot Indian
Tribe Fisheries Divisions
39015 172nd Avenue SE
Auburn, WA 98092
Lauralee Gordley
2010 Jones Avenue NE
Renton, WA 98056
1
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------------------
• • CIlY OF RENTON
JAN 052012
RECENED
CITY CLERK'S OFFICE
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Joey's Short Plat
Appeal
LUAll-066, ECF, SHPL-A
)
)
) APPEAL OF SHORT PLAT APPROVAL
)
)
)
)
)
)
Summary
9 The Appellant appeals the approval of the Joey's Short Plat by the Planning Director on the
10 grounds that Kennydale Creek has been misclassified as a Class 4 stream instead of a Class 3
stream. The appeal is denied and the decision of the Planning Director is affirmed.
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Testimony
Appellant Testimony:
Susan Rider, Appellant, noted that the City of Renton has repeatedly classified Kennydale
Creek as Class 4, giving it less protection than if it was classified Class 3, perennial. According
to Ms. Rider, the studies cited by the City previously do not properly explain this Class 4
16 designation, and, furthermore, the City has not provided the evidenced used for the original Class
17 4 designation, despite numerous requests. She noted that the stream is mapped both as Class 3
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and Class 4 in one halfrnile section (ending when it reaches Lake Washington). Ms. Rider stated
in a previous hearing that the City's attorney said they would need a stream study done in the
19 summer months in order to determine a new classification; however, their hearing was in
February. Thus, according to Ms. Rider, the previous Hearing Examiner determined that doing a
stream study at that time was pointless, and he ruled (based on the evidence presented) that the 20
21 stream should be considered perennial without needing to go through the reclassification process
dictated by the RMC. 22
23 She stated that the City Council recommended overturning the Hearing Examiner's decision, and
the decision was overturned. Ms. Rider commented that two council members were asked to sit
24 out the vote because of their living proximity to the creek area in question. A stream study
conducted in September, 2008 by Wild Life Conservancy and commissioned by Ms. Rider was
kept out of evidence, according to Ms. Rider. Ms. Rider stated that she believed the judge did
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26 not look at the commissioned reports and solely relied on the information provided by the City.
APPEAL-I
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For many years, Ms. Rider said, she was told there was no process for the reclassification of
streams. Ms. Rider stated that the recent decision to allow Joey's Short Plat to move forward
with the stream classified as intermittent demonstrates the City's history of ignoring evidence of
a need for reclassification. She stated that, in 2005, the City allowed a downgrade of stream
4 classification with much less evidence than Ms. Rider has provided. Ms. Rider stated that the
previous studies have been done in a way to not contradict the City because the City pays the
5 providers of the studies. She further commented that some of the studies provide evidence that
6 the stream may be perennial.
7 Ms. Rider presented a letter from Jamie Glasgow who conducted the Wild Fish Conservancy
study to Chip Vincent, Renton planning Director (Exhibit 7). The letter stated that his findings
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were that Kennydale Creek was a perennial creek and there was ample evidence to support this
conclusion, according to Ms. Rider.
Ms. Rider presented a letter (Exhibit 8) from Lorraine Taylor (2208 Jones Avenue NE, Renton,
W A) which described the yearlong flow of the creek for 48+ years and describes the creek as a
frequent place of recreation in the summer.
Ms. Rider also presented a letter from the Department of Fish and Wildlife by Larry Fisher
describing Kennydale Creek as an ecosystem and recommending the creek be classified as Class
2, perennial; the letter also contained the City's response to his recommendation (Exhibits 9 and
10).
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Gerald Wasser, Associate Plann'er for Reriton, stated the City has a staoding objection to the
inclusion of information submitted for prior projects which are not directly relevant to this Short
17 Plat project.
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Ms. Rider stated that the Superior Court judge did not rule on the stream classification, but
instead that the City of Renton should not have been overruled by the Hearing Examiner. She
commented that the only study done in the proper time of the year was the Wild Fish
Conservancy study. Upon question by the Hearing Examiner, Ms. Rider testified that the
property in question (Joey's Short Plat) is downstream from the previously contested short plat
by about one lot.
Ms. Rider presented photos from September, 2006 (Exhibit 11) of different areas of backyards
where the Kennydale Creek runs through, as well as photos from July 9, 2006 (Exhibit 12). She
stated that there are addresses on the photos demonstrating where the photos were taken from
along the creek.
APPEAL-2
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1 Ms. Rider presented further photos of the groundwater level of the pond which drains into the
2 creek (Exhibit 12). She commented that Kennydale Creek is groundwater driven. She also
provided a photo from September 9, 2011 (Exhibit 14) which showed water in the creek. Ms.
3 Rider submitted aerial photos from 1936, 1946, and 1960 (Exhibit 15) demonstrating the ditching
4 which has drained out the wetlands to make the land more usable, according to Ms. Rider.
5 Ms. Rider presented an elevation map demonstrating that the creek follows the lowest elevation
in this area (Exhibit 16). She stated this shows the creek is groundwater driven. She also
6 provided the Otak report which was commissioned by the City most recently. She noted that
7 throughout the report Otak uses the words "may be" Class 4 and is not defInitive. She stated she
believes the City has avoided doing studies in peak summer months for fear of having to
8 reclassify the stream and that is why the Otak report was done in October. The GeoResources
9 report stated that slow groundwater was observed in July in the creek, according to Ms. Rider.
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She stated she believes this contradicts a Class 4 classifIcation.
Ms. Rider stated that when the stream study was done the City asked only if it was Class 4 or
Class 5, and did not entertain the idea of it being Class 3. She submitted a letter from Chip
12 Vincent, Renton Planning Director, to Bill Collins dated October 7, 2011 (Exhibit 17).
13 Mr. Wasser noted that the letter from Chip Vincent referred to a different project on a different
14 part of Kennydale' Creek and maintains the Class 4 classifIcation. Furthermore, according to him,
this hearing cannot contest the ordinances that established the RMC years ago which provides for
15 the stream classifIcations.
16 William O'Connor, Appellant, interjected that the City had assured the Appellants previously
17 there was no process for stream reclassifIcation, but has since developed a process. He further
noted that he believes the City should have conducted a more thorough stream study report,
giving the contentious nature of this particular stream classifIcation. He stated that the City 18
19 Council overruled the Hearing Examiner's previous decision without any written report and he
20 asked that the Hearing Examiner carefully read the Superior Judge's decision in the prior case.
21 Ms. Rider submitted the study by the Watershed Company (Exhibit 18), stating that the report
noted that standing water was observed in July throughout much of the site. She noted the study
22 was done in July, 2005 and observed the kidney-shaped Wetland area from the Blueberry Farm
23' upstream. Ms. Rider also submitted a report done by Ellisport Engineering on October 20, 2004
(Exhibit 19) which stated a Class 3 stream originates at the Blueberry Farm and flows upstream.
24 She also submitted a report done by Cedar Rock Consultants (Exhibit 20) stating that water was
25 flowing in the stream at the time of the study. Ms. Rider noted that the City often uses the study
as evidence of the stream being Class 4, but the study does not support those findings.
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Ms. Rider submitted a letter from Karen Walter of tbe Muckleshoot Indian Fisheries Division
which asked the City for its basis of classification for tbe Kennydale Creek, according to Ms.
Rider. She stated tbat tbe City's response was just to cite Renton Municipal Code (Exhibits 21
and 22).
4 Ms. Rider presented a request made by herself on November 29, 2007 for a different project in
5 which she asked for information regarding tbe evidence used to make tbe Kennydale Creek
classification; she states that tbe request went unanswered by tbe City (Exhibit 23). Ms. Rider
6 provided an acknowledgment by the City tbat it received her request for information (Exhibit
7 24).
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Mr. O'Connor inteIjected tbat tbis request was relevant because it demonstrates tbe City has no
scientific evidence to explain tbe Class 4 stream classification.
10 Ms. Rider also provided a letter from tbe office of tbe Hearing Examiner dated March 27, 2008,
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noting tbat it was written when they were going through a similar appeal hearing process for a
different plat applicatioti (Exhibit 25).
12 Ms. Rider submitted tbe Wild Fish Conservancy report conducted by Jamie Glasgow in
13 September 18, 2008 and a letter written by Jamie Glasgow to tbe City on December 5, 20II
(Exhibits 26 and 27). Ms. Rider noted that tbe City referred to Mr. Glasgow as "her," and this
14 suggests tbey never contacted him or tbey would have known he was a man. According to Ms.
15 Rider, there is evidence that tbe City never discussed witb Mr. Glasgow his findings. Ms. Rider
also submitted a biography and article of Mr. Glasgow demonstrating his extensive work in tbe
16 field of stream classification (Exhibit 28), she noted. According to Ms. Rider, in the article Mr.
17 Glasgow discusses tbe common problem of misclassification of streams and creeks.
18 Mr. Wasser stated tbat tbe original Wild Fish Conservancy report did not list tbe stream as being
19 Class 3 and only in Mr. Glasgow's letter does he assert a Class 3 stream classification for
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Kennydale Creek.
Mr. O'Connor inteIjected that he believes Mr. Glasgow seems to be highly qualified and
experienced in his field based on tbe information provided.
Ms. Rider noted tbat council member Randy Corman was excluded from decisions in previous
23 appeal hearings in front of tbe City Council because of his living close to tbe creek. She
24 referenced Mr. Corman's blog on June 9, 2008 (Exhibit 29) where he asserts tbe creek is
perennial and tbat he has never seen it stop flowing in his 20 years of living tbere. Ms. Rider
25 stated tbat anotber councilmember was also excluded from previous hearings due to living close
26 to tbe creek.
APPEAL-4
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1 According to Ms. Rider, the City fought a motion (Exhibit 30) by Ms. Rider in a previous
2 hearing to have supplemental evidence entered in the form of a stream study. She stated that she
was denied having this supplemental evidence entered because of the City's actions. Ms. Rider
stated that she believes all exhibits and information are relevant because they provide historical 3
4· information about the creek.
5 Ms. Rider submitted the Superior Court decision from the previous case and the brief her lawyer
submitted to the Superior Court (Exhibits 31 and 32).
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Ms. Rider submitted the transcript of proceedings from the previous appeals in 2008 (Exhibit
7 33). Also, she presented a memo to the council members from her lawyer dated April 24, 2008
8 regarding the appeal filed against the original decision made by the previous Hearing Examiner
(Exhibit 34). According to Ms. Rider, the memo outlines the argument as to why the decision
9 should not be overturned.
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Ms. Rider presented more photos concerning the groundwater (Exhibit 35). The photos showed
a foundation dig in the same wetland system (off ofN.E. 20 th St.), where the Joey's Short Plat is
located, which has affected the groundwater runoff negatively, according to Ms. Rider. She
noted that the large homes being built have driven the City to ignore the danger to the creek
13 because they want the tax dollars. She commented that she believes the stream is groundwater
14 driven, thus if groundwater is affected by the building of new homes than the stream is affected.
15 Ms. Rider submitted communications (Exhibits 36 and 37) between Master Builder, Terry Dutro,
and the City in regard to the downgrading the classification of the stream to Class 5. She stated
16 that the Master Builder was able to gain this new classification with only anecdotal evidence
17 from the 1950s. Furthermore, she claimed his anecdotal evidence was hearsay. An Ellisport
Engineering report from June 28, 2005 (Exhibit 38) was referenced in the decision to grant the
18 down-grade, but, according to Ms. Rider, they .stated there was water in the creek at the time of
19 their study. Moreover, Ms. Rider submitted a memo, dated November 10, 2005, from the Renton
20 Planning Department recommending· the new lower-classification (Exhibit 39), based on no
scientific information, according to Ms. Rider. She commented that the standard of evidence
21 was not consistent.
22 Ms. Rider commented that many neighbors have made positive comments regarding the constant
flow of the creek and can attest to the perennial nature of Kennydale Creek through firsthand 23
accounts.
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William O'Connor, Appellant, stated that the entire issue is the correct classification of the
25 Kennydale Creek, and he asserted that the City is in extreme state of denial over the
26 classification. He stated that there is a lot of water flow and storage within the ground around the
APPEAL-5
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1 stream and the ground-water level is very high. He observed that one of the consultants noted
2 that this high level of ground-water would suggest the stream is perennial. He testified that it is
extremely linlikely that the stream dries up at any time based on these observing. The City knew
3 about the contentious nature of the stream, according to Mr. O'Connor, thus it should have done
4 proper studies at the appropriate times of the year. The City chose to ignore the study done by
Jamie Glasgow, he stated. Mr. O'Connor concluded that the City has been negligent and overly-
5 technical in their handling of the stream classification.
6 Staff Testimony:
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Gerald Wasser, Associate Planner for Renton, submitted several maps showing areas around
the property in question. Using maps within the City's GIS system, Mr. Wasser pointed out the
Class-3 downstream portion of Kennydale Creek. However, east of the 1-405 freeway,
Kennydale Creek is classified as a Class-4 stream (yellow line on the map), according to Mr.
Wasser. The Class 4 classification section of Kennydale Creek is what bisects the property in
question for Joey's Short Plat, he noted. Mr. Wasser observed that the subject property of Joey's
Short Plat application was approved for 2-lots and is an R-4 property. He stated that currently
12 there are an existing house and two sheds on the property (located on Lot I). He commented that
13 the Applicant proposed to stay within a 35-ft buffer area from the stream on either side with split-
rail fencing on the western boundary of the buffer area. Mr. Wasser testified that he slightly
14 altered a map that is found within the City of Renton code in order to make the classification
15 areas more clear. The map provided identifies the stream as Class 4 primarily east of the I-405
freeway, according to Mr. Wasser. He stated that the section of the code where the classification
16 map is found is RMC4-3-050L.
17 Mr. Wasser noted that most of the information provided by the Appellant had been submitted
18 previously for the prior Superior Court appeals. He stated that the Appellant believes the Staff
made a mistake in not requiring a full stream study for the Joey's Short Plat, but it was a
19 conscious decision made by Staff based on the previous court decision upholding the current
20 classification (Class 4). Staff recognized that the area is one of contention and was aware of the
Cedar Rock and Wild Fish Conservancy reports, so they chose to contact their on-call biologist,
Otak, to look at this section of the creek, Mr. Wasser stated. A field investigation was conducted
22 by Stephanie Smith and Kevin O'Brien ofOtak and, they determined, based on the Joey's Short
Plat property, that the classification of that section of Kennydale Creek should be Class 4, Mr.
Wasser testified. The City wished to lay the issue to rest and that is why this study was done as a
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24 secondary review of information, he commented. According to Mr. Wasser, within the Otak
25 report the biologists did review the Cedar Rock and the Wild Fish Conservancy reports and still
found this area of the creek to be Class 4. Mr. Wasser, addressing the issues of anecdotal
26 evidence, stated that there have been arguments on both sides with firsthand accounts by
APPEAL-6
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individuals; however, the City has attempted to use scientific method· to substantiate their stream
classifications.
The Staff believes the Joey Short Plat application should not be denied. Upon questioning by the
Hearing Examiner in regards to there being anecdotal evidence. about the creek drying-up, Mr.
Wasser stated he had heard anecdotal evidence that the creek has been manually ditched up in the
past.
6 Kevin O'Brien, Otak Specialist, stated that Otak did field work on the stream during the water-
year when one would expect flow in the system (perennial or not). He noted that on the Joey
7 Short Plat property, Otak found the stream bed completely covered over with vegetation. This
suggested that there is not enough flow energy to scour out the vegetation and that at some point
9 in time in the year, flow would go sub-surface in the system, according to Mr. O'Brien. He noted
that in an intermittent system there still may be anecdotal evidence of the stream flowing all year
10 round, but at some point portions of the flow goes sub-stream (normally in August and
September). Based on his experience which began in 1998, Mr. O'Brien stated that the indirect
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evidence gathered on the Joey Short Plat showed that the flow of the stream is likely to be an
12 intermittent one where portions of the stream are inundated year round, and portions go sub-.
stream. Usually if there is enough energy associated with the flow, one will see no vegetation in 13
the channel, but it is possible to have some vegetation if the stream is extremely slow, according
14 to Mr. O'Brien.
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Mr. O'Brien stated that Otak uses longitudinal evidence for sites normally, where mile-long
sections would be studied. The Wild Fish Conservancy did not look at the full system and
specifically did not look at the Joey's Short Plat site, but instead at sites in the vicinity ofNE 20 th
17 near the Blueberry farm and sites upstream of 1-405, he noted. Where the Wild Fish
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Conservancy looked there· was no vegetation in the channel and at that time the system did
appear to be perennial, given that limited sampling, according to Mr. O'Brien. The Otak report
suggested that it might not be perennial throughout the system, he observed. Mr. O'Brien stated
that he received his Bachelor of Arts and PHD in Biology and from University of Washington
Department of Zoology and Biology, and has a certification from UW in stream restoration.
Stephanie Smith, .Otak Biologist, stated that the velocity of the stream will scour out the
vegetation. In areas where the stream channel is higher up in the ground you will see some
amounts of vegetation lying low; however, it is difficult for vegetation to survive with water
flow, according to Ms. Smith. The vegetation observed by Otak at Joey's Short Plat was upright,
she stated. She noted that she has a Bachelor of Arts from the University of Washington and
certificates in restoration ecology and wetlands management.
Mr. Wasser noted that these experts were hired by the City of Renton at the City's expense.
APPEAL-7
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On cross-examination by Susan Rider, Mr. O'Brien stated that Otak examined the creek on
October 6,2011, and there was water in the creek at this time. He noted that there were plants in
the creek at this time as well, but having plants in the channel is indicative that the system may
go subsurface for long enough for vegetation to be established. Low-grade systems tend to have
the least energy associated with them, and the area examined had about 1-percent grade, which
is a relatively flat system, according to Mr. O'Brien. He stated he has looked at many flat
systems in the Puget Sound area and the ones that have perennial flow tend to provide enough .
scour to eliminate vegetation. There is no strong correlation between ditching and the
establishment of vegetation, according to Mr. O'Brien. He stated that creeks of low-grade can
be fed by groundwater and he noted that stream systems have both gaining and losing systems.
Mr. O'Brien observed that it is possible to have both types of systems where water is coming
from the surface through infiltration and that can be non-perennial. He cited the Yakima River as
an example Of soil conditions and groundwater resulting in a non-perennial system. Mr. O'Brien
stated that, just because a stream is associated with a groundwater source does not mean it is a
perennial system. It is subject to localized soil conditions and localized groundwater conditions,
depending on the different depths within the soil, he noted. Mr. O'Brien testified that a
longitudinal survey would be required (over the course of several seasons) to know the
groundwater conditions for this area positively. The Otak report used the best evidence available
to them in order to establish their Class-4 decision, he said. Mr. O'Brien stated that the Glasgow
study had many limitations, including that it was only looking at flow to the system at one point
in time at 4 different locations. He stated that he questioned the Glasgow study because he felt
there was potential misinterpretation of the levels of invertebrates and drew conclusions from
these levels that may have been misleading.
Mr. O'Brien stated that one would need to look at the depth of the stream and the pond adjacent
to the subject property because the pond would not necessarily dry-out even if the stream did.
According to Mr. 0 'Brien, it is likely that the system goes subsurface at some point in the year
based on the conditions he observed. Mr. O'Brien stated that he is unaware of how the State's
interpretation of subsurface flow relating to stream classification and stream flow would pertain
to the City's code classification. He stated that his understanding of WDFW indicates that if
surface-flow is lacking in some portion of the stream at any point in the year, you are looking at
intermittent flow. According to Mr. O'Brien, in order to prove this one would need to do
longitudinal studies or instead use what evidence you could to establish strong correlations. He
further noted that Otak's fmdings were for the specific location dictated by the City. He stated
that he did not go out at the hottest part of the year for this particular system .
On cross-examination by Mr. 0 'Connor, Mr. O'Brien stated that the gradient of the stream on
the channel measured was about 1 percent according to his kilometer reading. He noted that he
APPEAL-8
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recorded it and made a notation in his field notebook. He stated that there is a margin of error of
about to 0.5 percent, and a handheld kilometer was used to take the recording.
Mr. Wasser interjected that the City asked Otak for their best professional judgment. He noted
that the City contacted Otak for the study because they suspected there could be contention in the
4 stream classification.
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Mr. O'Brien stated that Otak expected to find a Class 3 stream, but they found the evidence of a
Class 4 stream.
On cross-examination by Ms. Rider, Mr. O'Brien noted that Otak reviewed the Altmann Oliver
Associates report which attested to pit-testing in July resulting in evidence of surface water.
However, Mr. O'Brien stated that intermittent system can have areas where surface water is
9 present all year round, but the region of the system studied and involved in the Joey's Short Plat
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area had evidence of subsurface flow.
Mr. Wasser noted that the Altmann Oliver Associates Report was suhmittedwith the Joey's
Short Plat application and stated that the stream in the area was Class 4. The report was
submitted by the project Applicant in lieu of a full geo-technical report, he stated.
Mr. O'Brien stated that infiltration of groundwater (which was found in Altman Oliver
Associates Report) would not be inconsistent with subsurface flow, but he noted that he finds the
evidence provided by this report inconclusive. He commented that doing these studies in July is
not a bad time of the year, but that the end of August and the beginning of September would be
16 the best time of the year.
17 Applicant Testimony:
18 Bill Hughes, Applicant, stated that the Appellants have presented no new information in their
19 appeal. The arguments and studies the Appellants are using have already gone through Superior
Court in appeals, and lost, according to Mr. Hughes. He stated that the new expert (Otak) has
20 verified the Class 4 classification.
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Public testimony:
Lauralee Gordley stated that she was taken to court previously over her Short Plat application
by the Appellant. She noted that much of the information the Appellants have brought forward
24 was information she financed, and they are interpreting it in their own way. She commented that
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she was surprised this same issue was brought forward again. She testified that she does not feel
it is right to have this stream classification issue pressed on citizens and neighbors who are
looking to Short Plat their property. It is very difficult to sell a large parcel property in a large
APPEAL-9
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urban area because people do not want huge property, according to Ms. Gordley. She observed
that this stream classification battle has already been fought in Superior Court and shouldn't have
to be done again. Ms. Gordley stated that all the evidence brought up in the original argument is
not here because it was previously unclear whether this hearing was due to the stream re-
classification process or a land use issue. In regards to the original issue of the non-perennial v.
perennial stream classification, Ms. Gordley presented a map of her property (1712 NE 20th St)
where a Short Plat and Lot-line Adjustment was completed, noting the creek intersection. She
said that all of the storm-drainage water from the streets flows into the blueberry field and then
flows into her property offof20th St.
On her title report, it is listed as a utility ditch used by the City of Renton for stormwater drainage
which expired in 1988, she testified. According to Ms. Gordley, the sewage was pumped from
this area to Jones Avenue and a sewer line was installed, resulting in a french drain. This
underground french drain changed the groundwater in the area, she noted. As a result, in 2003,
three lots came through the Heritage Glen Project which directed the stormwater drainage to a
huge vault which now drains into Ms. Gordley's lot, she stated. Any water studies (done during
any time of the year) will be influenced by the vault holding a large amount of water (which is
engineered to drain through the creek), according to Ms. Gordley. She concluded that the whole
argument of constant water in the creek is only a result of the creek being a stormwater drainage
system.
There has been a lot of development that has changed the water table in the area that cannot be
fixed, she noted. The presence of the retention vault makes it clear that it is not groundwater in
the creek, but storm drainage, according to Ms. Gordley. There is a drain-pipe on the south-end
of the parcel next to the blueberry farm for storm drainage, she noted. Ms. Gordley stated there
are many photos of the storm drain which can be traced to the blueberry farm.
She noted that her own Short Plat process took 3-years and $30,000 in legal fees. Ms. Gordley
testified that the interpretation of her evidence from the previous suit has been misguided. The
report completed by Ellisport Engineering, paid for by Ms. Gordley, was done during a period.
where King County had a different classification system where 1,2,3 changed to 1,2,3,4,5,
according to Ms. Gordley.
Ms. Gordley further stated that many neighbors do not believe this stream classification to be an
issue, and there has been no authentication of all anecdotal evidence submitted by the Appellant.
She noted that some of the accounts are from people who do not even live in the area. Ms.
Gordley testified that she does not know if the Appellants have ever pursued the stream
classification issue with the City council. She noted that she believes some Short Plat
26 applications have not been appealed, and she questions the Appellants' discriminatory behavior.
APPEAL-10
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1 The Appellants' arguments have not been consistent, Ms. Gordley concluded. 'She cited the case
2 of LUA03044, which was a neighborhood project that affected the drainage into the stream
dramatically, as an example of a case which was not appealed. Ms. Gordley maintained that this
3 application was about a Short Plat, not a stream classification.
4 In regards to Exhibit 29, Ms. Gordley testified that Randy Corman's blog is his personal
5 statement, and the other councilmember who was recused should not be included in his
comments.
6
Jean Stearns (2216 Jones Avenue NE St), stated that she lives at the property directly north of
7 the property in question for Joey's Short Plat application. She testified that she believes the
8 Applicant should be allowed to move forward with the Short Plat. Ms. Stearns said the subject
9 property has been downgraded from R-4 to R-8 zone and the current buffer planned is more than
is required. She noted that she believes the creek is properly protected on this piece of property.
10
Ms. Steams, referring to Page 2 of the Otak report, noted that the re-classification of the creek is
11 in line with current RMC. Although the code may need to be tightened up from its current state
12 because it does not properly defme "velocity" or flow", she noted, a Short Plat application is not
the place for this change to happen.
13
City Rebuttal:
14
15 Gerald Wasser stated that the timing of the Otak study was based on when the application was
filed. The City had 120 days to process the project according to state law and that is why the
16 study was done in October, according to Mr. Wasser. The City wanted to get the creek
17 classification correct because of the previous contention, he noted. Mr. Wasser testified that in
the 2015 critical areas ordinance, longitudinal studies of the area will be pursued.
18
Mr. Wasser commented that it is unclear if the Appellants have met RMC 4-8-110e3, which
19 addresses standing for appeals of administrative decisions. He said that the Appellant must
20 demonstrate how he/she will be aggrieved or affected by the decision and harmed, but the
Appellant has not clearly done this.
21
Mr. Wasser stated that the stream classifications for Kennydale Creek are established in the code
22 and the City has gone through the process specified by the code for reclassification and the Class
23 4 status holds. He concluded that the Planning Director's decision should be upheld.
24 Appellant Rebuttal:
25 William O'Connor, in regards to RMC 4-8-110e3, Mr. O'Connor noted that every citizen is
26 affected by the City's treatment of the environment. Kennydale Creek flows 3-ft from Ms.
APPEAL-II
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1 Rider's west boundary, according to Mr. O'Connor, thus its classification affects her greatly. Mr.
2 O'Connor testified that the City has still not provided the evidence it used to originally classifY
the creek as Class-4. He suggested the City review the definitions of the State regarding
3 perennial classification and intennittent systems and then conduct a new, thorough study of the
4 area.
5 Mr. O'Connor stated that the Otak report only suggested what "might" be and is not definitive.
6
The City in 1988 Short Platted the whole area and set aside a stream easement for the whole area
because there was no evidence the creek had ever dried up, he observed.
7 Susan Rider commented that the City has dewatered the wetland in order to create the current
8 drainage vaults. These.drainage vaults have created more water in the creek, making it perennial,
9 she noted. She testified that the current classification system does not protect the wetlands and is
resulting in a dangerous cycle that should be stopped.
10
In regard to Ms. Gordley's collateral estoppel, Mr. Wasser stated that the parties are different in
11 this case, and the City does not wish to pursue collateral estoppel. He noted that secondary
12 review is generally done when an Applicant provides a different report which contradicts the City
code. Mr. Wasser stated that the City did use the review process outlined in RMC 4-3-050-Ll cii.
13
Mr. O'Connor stated that the Wild Fish Conservancy report is the key to their appeal case. He
14 noted that the Appellants feel the Otak report is not definitive and thus flawed. He testified that
15 the City has never come up with scientific basis for the current Class-4 classification.
16 Exhibits
17
18 The October 24, 2011 Staff report, along with its attachments, was admitted into the record
during the hearing. Exhibits admitted during the hearing are listed below. The record was held
19 open for written objections/comments to the Appellant's Exhibit 40, "Testimony Affidavits."
20 The Hearing Examiner received objections from the City (herein admitted as Exhibit 41) and
from Lauralee Gordley (herein admitted as Exhibit 42).
21
Exhibit 1 -
22 Exhibit 2-
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Exhibit 3 -
24 Exhibit 4-
Exhibit 5 -
25 Exhibit 6-
26 Exhibit 7-
Exhibit 8-
APPEAL-12
Appeal Statement dated October 12, 2011 with attached letters
Report from Environmental Review Committee dated September 26, 2011 with
attachments
Amended Environmental Review Committee report with 11 attachments
Planning Division Environmental Checklist dated August 8, 2011
Mitigation Determination of Non-significance dated August 26, 2011
Letter from Susan Rider (Appellant) outlining appeal
Letter sent to Chip Vincent from Jamie Glasgow dated December 5, 2011
Affidavit from Janice Shearer dated 217108. .
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Exhibit 9-
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• •
Letter from Erika Conkling to Larry Fisher dated October 18, 2006
Letter from Larry Fisher of Fish and Wild Fish Conservatory to Erika Conkling
dated October 19,2006
3 Photos of Kenny dale Creek from September 17,2006 in different areas along
backyards
3 Photos of Kenny dale Creek from July 9, 2006 at NE 20th St
Photos August 20, 2007 and June, 2010 showing the groundwater level of pond
Photo from September 9, 2011
Aerial Photos
Elevation.Map of creek area
Letter to Bill Collins from City of Renton Director of Planning, Chip Vincent
dated October 7, 2011
Watershed Company Report dated July, 2005
Ellisport Engineering Report dated October, 2004
Cedar Rock Consultants Report dated Feb 17,2006
Karen Walter letter dated September 7, 2011
Response letter from Karen Walters dated Sept 22, 2011
Public records request from Susan Rider from 2007 that was unanswered by City
of Renton
Public records request from Susan Rider dated 2007
Letter from Office of Hearing Examiner dated March 27, 2008
. Wild Fish Conservancy Report by Jamie Glasgow with letter to Mr. Collins dated
September 18, 2008
Letter from Jamie Glasgow to City dated December 5, 2011
Biography of Jamie Glasgow
June 9, 2008 entry from Randy Corman's Blog
Motion for Supplemental Evidence
Superior Court Decision
Brief from Susan Rider's attorney, Gendler and Mann
Transcript of Proceedings in Superior Court
Lawyer's memo to Council Members after appeal was filed against previous
Hearing Examiner's decision dated April 24, 2008
Photos concerning the groundwater which show foundation digs near creek in the
same wetland area as subject, just upstream, dated 7/30/2006 and 4/2008
May 17, 2005 letter to City of Renton from Masterbuilder Construction.
June 30, 2005 letter to City of Renton from Masterbuilder Construction.
Ellisport Engineering Report dated June 28, 2005
November 10,2005 Memo from Planning department reco=ending
classification downgrade to class 5 for Kennydale Creek
. Testimony Affidavits from various parties from 1990 to 2008 in response to prior
land use permits and some corresponding City of Renton responses.
APPEAL-13
• •
1
2 Findings of Fact
3 Procedural:
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I. Appellant. The Appellants are Susan Rider and William O'Conner.
2. Hearing. The Examiner held a hearing on the appeal at 10:00 am on December 6, 2011, in the
City of Renton City Council Chambers.
Substantive:
3. Description of Appeal. The appeal is of the Planning Director's approval of the Joey Short
Plat (LUS 11-066, ECF, SHPL-A). Kennydale Creek runs through the short plat. The sole grounds
of the appeal are that Kennydale Creek should have been classified as a Class 3 stream instead of a
Class 4 stream. The stream is currently classified as a Class 4 stream on the City's water class
map.
4. Property Description. The property is located at 2208 Jones Avenue NE in Renton, WA, and
is currently owned by Wilford (Bill) Hughes (Applicant). The Applicant applied for the subject
short plat in August 2011. The short plat is composed of only two lots. There is a single family
home and two existing sheds on the lot. The property has a small (Category 2 or 3) wetland on the
northeastern portion of the site. The subject is bisected by Kennydale Creek, a Class 4 stream that
runs north-south across the property.
5. Factual Basis for Appeal. On October 24, 2011, the Planning Director issued an
Administrative Approval for the Joey's Short Plat. The approval included conditions requiring
protection of Kennydale Creek based on its classification as a Class 4, non-fish bearing,
intermittent stream. Prior to the Director's decision, the Appellants on October 13, 2011 filed an
appeal of the decision. The Appellants provided several studies, comment letters from state
agencies and anecdotal evidence in support of a Class 3, perennial classification of the stream
(Exhibits 7, 18-22,26,38 and 40).
6. Perennial Nature of Kennydale Creek. As discussed in the Conclusions of Law below, the
key factual issue of' this application is whether Kennydale Creek is a perennial creek. It is
determined that Kennydale Creek is not perennial on the parcels composing Joey's short plat.
The evidence on the stream consists of a classic "battle of the experts" between consultants hired
by the City (Stephanie Smith, Kevin O'Brien and Suzanne Anderson, all ofOtak Engineering) and
the expert hired by the Appellants (Jamie Glasgow of the Wild Fish Conservancy). The City's
experts decisively prevailed in this exchange, for a number of compelling reasons:
(1) Project Specific Analysis. The City experts based their conclusions
APPEAL-14
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• •
upon a site specific analysis of the project site. The Appellant expert did not base his
conclusions upon the ·project site portion of the stream, but rather observed flows
upstream (near 20 th St.) and downstream (near NE 24 St.) of the project site. That
distinction is of critical importance, because the City experts concluded that at the
project site the vegetation and other stream characteristics established that the stream
. ran underground during certain times of the year. When the Examiner inquired how Mr.
Glasgow could come to a different conclusion, the City experts were able to respond
that Mr. Glasgow only observed those portions of the stream that do flow perennially
and he did investigate the stream characteristics at the project site where the stream did
not flow perennially.
(2) Objectivity. The City experts were hired by the City at the expense of
the Applicant. The Applicant had no authority to fire the experts if he disagreed with
their findings. Notably, the City experts testified that when they initiated their
investigation they expected to find that the stream should be classified as a Class 3,
since this is fairly common with this type of situation. However, upon viewing the
stream characteristics they determined that the currently mapped classification is
correct. The City and the City's experts had no reason to be biased in their assessment
of the stream. The Appellants are clearly operating selflessly for what they believe to be
the best interests of their community. However, they're objective is to reclassifY the
stream and they would be reasonably· expected to hire and retain experts that only
support that position. Given that the experts for both the City and the Appellants are all
. well qualified, the added objectivity ofthe City experts is compelling.
(3) Presence at Hearing. The City experts were present at the hearing and
Mr. Glasgow was not. The City experts were able to credibly defend themselves against
rigorous questioning by both the Hearing Examiner and the Appellants. Their
conclusions remained intact. Mr. Glasgow's conclusions were not similarly put to the
test.
(4) Uncontested Opinion. The City experts provided an opinion that was
consistent with the information provided by the Mr. Glasgow as well as the observations
made by neighboring property owners on perennial flow. For the reasons detailed in
their testimony and their report, Ex. 9 to Ex. 3 staff report, the experts determined that
the prevalence of vegetation in the stream bed at the project site established that the
stream went underground at this location. They noted that the vegetation in the stream
bed could not survive if subjected to the flows of a: perennial stream. The City experts
also noted that other portions of the stream did not have vegetation present in the stream
bed, establishing that those portions were subject to perennial flows as determined by
Mr. Glasgow and persons who lived in the vicinity and have seen perennial flows for
decades. The observations and conclusions of the City experts were consistent with the
evidence presented by the Appellants and residents of the area who witnessed perennial
flows. In fact, the observations and conclusions of the City experts are uncontested in
APPEAL-15
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the administrative record. No one wrote or testified specifically that flows at the project
site were perennial, including Mr. Glasgow. In a letter dated December 5, 20 II, Ex. 7,
which was after the City experts issued their report, Mr. Glasgow re-affmned his
opinion that Kennydale Creek is a Class 3 stream without addressing the City expert
conclusions that the stream ran underground at the project site. The Appellants also
submitted an extensive amount of affidavits and other evidence from residents of the
vicinity affirming that Kennydale Creek is perennial. None of these observations
concerned the project site and most observations were done for another project
application.
In sum, the City experts provided a plausible opinion based upon site specific observations and
unbiased expertise that were left uncontested by the Appellants or any other hearing participant.
The only reasonable inference to be drawn from their testimony is that, more likely than not, their
conclusions are correct. . The conclusion of the City experts is further bolstered by RMC 4-8-
IIOE7a, which requires that in administrative appeals the Examiner give substantial weight to any
discretionary administrative decision rendered pursuant to City development standards.
Conclusions of Law
Procedural:
I. Authoritv of Hearing Examiner. Appeals of administrative decision are governed by
RMC 4-8-110B, RMC4-8-110E and RMC 4-8-080G. Short Plat and Environmental Review are
Type II Administrative Decisions under RMC 4-8-080G appealable to the Hearing Examiner in an
open record hearing. Appeals of the Hearing Examiner decision are heard in a closed record
hearing by the City Council. City Council decisions are appealable to Superior Court.
2. Appeal of Legislatively Adopted Map Designation. It is a little unclear as to whether
the Appellants could administratively appeal the mapped classification of Kennydale Creek, since
this was adopted by ordinance by the Renton City Council. RMC 4-8-11OLlaiv provides that a
stream may qualify as a Class 4 stream if it is mapped as a Class4 stream on Figure Q4, Renton
Water Class Map. Kennydale Creek is mapped in this fashion. As testified by staff, the mapping
was adopted by ordinance by the Renton City Council. Ordinances typically cannot be
administratively appealed during the permit review process. This is particularly true for Growth
Management Act ("GMA") development standards such as stream claSsifications, which must be
appealed within 60 days of ordinance adoption to the Growth Management Hearing Boards as
required by Chapter 36.70A RCW.
However, stream classifications are not typical GMA ordinances, in that the code contemplates and
provides for a process to amend the map classification if it is not consistent with classification
designation standards. RMC 4-8-11 OL I cii specifically provides that if the mapped classification is
inconsistent with classification designation criteria that the criteria will govern. Reclassification
to a higher class· requires "administrator acceptance of a supplemental stream or lake study"
followed by legislative amendment of the mapped classification.
APPEAL -16
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• •
The reclassification system outlined in the preceding paragraph is probably a legislative
acknowledgment that mapped stream classifications are based upon sometimes over-generalized
assumptions and that the classifications should be subject to case by case review, as needed, to
ensure that the assumptions are correct for a specific development project. With this background
in mind it is reasonable to conclude that a staff decision to accept or not accept a supplemental
report is an administrative decision that should be subject to the administrative appeals process.
The staff decision to initiate or not initiate reclassification in this regard is every bit as significant
as other administrative staff decisions that are subject to the benefits of the administrative appeals
process.
Given the factors outlined above, the appeal filed by the Appellants, Ex. 1, will be construed as an
appeal of the City staff decision to not initiate a reclassification of Kennydale Creek to a Class 3
stream. The Appellants could have more clearly linked their appeal to the reclassification process
authorized by RMC 4-8-11 OLI cii, but it is clear that was their objective. The Appellants even
supplied a supplemental stream study with their appeal that supported a reclassification. The
appeal was also filed prior to the issuance of the short plat decision, giving staff an opportunity to
assess whether the stream should be reclassified. The subsequently issued short plat decision,
expressly maintaining a Class 4 designation, constitutes an administrative decision to decline to
initiate a reclassification of Kennydale Creek as authorized by RMC 4-8-IIOLicii. It is concluded
that the Ex. 1 appeal, despite some timing and descriptive irregularities, was sufficient to challenge
the administrative determination to not reclassify Kennydale Creek to a Class 3 stream.
3. Standing. During the hearing the City challenged the standing of the Appellants. The
Examiner took the challenge under advisement. The Examiner concludes that Susan Rider has
standing to bring forth the appeal. Renton has some unusually detailed standing requirements for
administrative appeals. RMC 4-8-11 DE3 requires as follows:
In the order to appeal the person or entity shall be aggrieved or affected by the
administrative or environmental decision.
In order to be aggrieved, the person or entity must demonstrate the follOWing:
a. An injury in fact, in that the person or entity will be specifically and
perceptively harmed; and
b. That the interest the person or entity seeks to protect is arguably within
the zone of interests to be protected or regulated.
Kennydale Creek abuts the property of Ms. Rider. The classification of Kennydale Creek, even if
downstream, affects the overall "health" of the stream, which in' turns affects the use and
enjoyment of Ms. Rider's property. As someone directly affected by degradation of Kennydale
Creek, Ms. Rider is within the zone of interests protected by the City's stream regulations and she
would suffer an injury in fact if the stream is not properly classified.
APPEAL-17
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4. Collateral Estoppel. Lauralee Gordley expressed frustration that the classification of
Kennydale Creek is being considered again, since it has been subject to extensive litigation and
analysis in a prior permit application. ill some circumstances the courts will prohibit the
relitigation of identical issues under the judicial doctrine of collateral estoppel. The specified
circumstances. for collateral estoppel to bar re-litigation are: (I) identical issues, (2) a final
judgment on the merits, (3) the party against whom the plea was asserted must have been a party to
or in privity with a party to the prior adjudication, and (4) applying the doctrine must no work an
injustice on the party against whom the doctrine is to be applied. Willapa Grays Harbor Oyster
Growers Ass'n v. Moby Dick Corp., 115 Wash. App. 417, 423 (2003). In this case collateral
estoppel does not apply because a different applicant and different parcel of property are involved.
As demonstrated in Finding of Fact No.6, the different parcel is a significant difference, since the
perennial nature of the stream is parcel specific. Collateral estoppel does not bar relitigation of the
Kennydale stream classification.
5. Stream Classification. As previously discussed, RMC 4-8-IIOLlcii specifically
provides that if the mapped classification is inconsistent with classification designation criteria that
the designation criteria ofRMC 4-8-110Lla will govern. RMC 4-8-110Llaiii sets the designation
criteria for Class ill streams and provides that they are non-salmonid bearing perennial waters
during years of normal rainfall. As determined in Finding of Fact No.6, the streams are not
perennial. Consequently, they are mapped correctly as Class 4 streams, which RMC 4-8-1IOLlaiv
provides are non-salmon bearing l intermittent waters during years of normal -rainfall.
DECISION
The appeal is denied. The City administrative decision to not initiate reclassification of
Kennydale Creek to a Class ill stream is affirmed.
DATED this 5th day of January, 2012.
C]?~£;~-
• Phil A. Olbrechts
City of Renton Hearing Examiner
Appeal Right
26 I It is uncontested that the streams are non-salmonid bearing.
APPEAL -18
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Appeals of the Hearing Examiner decision are heard in a closed record hearing by the City
Council. Any such appeal shall be made in writing and filed with the City Clerk's office, together
with the applicable appeal fee, within fourteen (14) days of the Examiner's final decision
Change in Valuation
Notice is given pursuant to RCW 36. 70B.130 that property owners who are affected by this
decision may request a change in valuation for property tax purposes notwithstanding any program
of revaluation.
APPEAL-19
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• • CITY OF RENTON
JAN 052012
RECEIVED
CITY CLERK'S OFFICE
BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: Joey's Short Plat
Appeal
LUAII-066, ECF, SHPL-A
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) APPEAL OF SHORT PLAT APPROVAL
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Summary
The Appellant appeals the approval of the Joey's Short Plat by the Planning Director on the
grounds that Kennydale Creek has been misclassified as a Class 4 stream instead of a Class 3
stream. The appeal is denied and the decision of the Planning Director is affirmed.
Testimony
Appellant Testimony:
Susan Rider, Appellant, noted that the City of Renton has repeatedly classified Kennydale
Creek as Class 4, giving it less protection than if it was classified Class 3, perennial. According
to Ms. Rider, the studies cited by the City previously do not properly explain this Class 4
designation, and, furthermore, the City has not provided the evidenced used for the original Class
4 designation, despite numerous requests. She noted that the stream is mapped both as Class 3
and Class 4 in one half mile section (ending when it reaches Lake Washington). Ms. Rider stated
in a previous hearing that the City's attorney said they would need a stream study done in the
summer months in order to determine a new classification; however, their hearing was in
February. Thus, according to Ms. Rider, the previous Hearing Examiner determined that doing a
stream study at that time was pointless, and he ruled (based on the evidence presented) that the
stream should be considered perennial without needing to go through the reclassification process
dictated by the RMC.
She stated that the City Council recommended overturning the Hearing Examiner's decision, and
the decision was overturned. Ms. Rider commented that two council members were asked to sit
24 out the vote because of their living proximity to the creek area in question. A stream study
25 conducted in September, 2008 by Wild Life Conservancy and commissioned by Ms. Rider was
kept out of evidence, according to Ms. Rider. Ms. Rider stated that she believed the judge did
26 not look at the commissioned reports and solely relied on the information provided by the City.
APPEAL-I
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For many years, Ms. Rider said, she was told there was no process for the reclassification of
streams. Ms. Rider stated that the recent decision to allow Joey's Short Plat to move forward
with the stream classified as intermittent demonstrates the City's history of ignoring evidence of
a need for reclassification. She stated that, in 2005, the City allowed a downgrade of stream
classification with much less evidence than Ms. Rider has provided. Ms. Rider stated that the
previous studies have been done in a way to not contradict the City because the City pays the
providers of the studies. She further commented that some of the studies provide evidence that
the stream may be perennial.
Ms. Rider presented a letter from Jamie Glasgow who conducted the Wild Fish Conservancy
study to Chip Vincent, Renton planning Director (Exhibit 7). The letter stated that his findings
were that Kennydale Creek was a perennial creek and there was ample evidence to support this
conclusion, according to Ms. Rider.
Ms. Rider presented a letter (Exhibit 8) from Lorraine Taylor (2208 Jones Avenue NE, Renton,
WA) which described the yearlong flow of the creek for 48+ years and describes the creek as a
frequent place of recreation in the summer.
Ms. Rider also presented a letter from the Department of Fish and Wildlife by Larry Fisher
describing Kennydale Creek as an ecosystem and recommending the creek be classified as Class
2, perennial; the letter also contained the City's response to his recommendation (Exhibits 9 and
10).
Gerald Wasser, Associate Planner for Renton, stated the City has a standing objection to the
inclusion of information submitted for prior projects which are not directly relevant to this Short
Plat project.
Ms. Rider stated that the Superior Court judge did not rule on the stream classification, but
instead that the City of Renton should not have been overruled by the Hearing Examiner. She
commented that the only study done in the proper time of the year was the Wild Fish
20 Conservancy study. Upon question by the Hearing Examiner, Ms. Rider testified that the
21 property in question (Joey's Short Plat) is downstream from the previously contested short plat
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by about one lot.
Ms. Rider presented photos from September, 2006 (Exhibit II) of different areas of backyards
where the Kennydale Creek runs through, as well as photos from July 9, 2006 (Exhibit 12). She
stated that there are addresses on the photos demonstrating where the photos were taken from
along the creek.
APPEAL-2
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Ms. Rider presented further photos of the groundwater level of the pond which drains into the
creek (Exhibit 12). She commented that Kennydale Creek is groundwater driven. She also
provided a photo from September 9, 2011 (Exhibit 14) which showed water in the creek. Ms.
Rider submitted aerial photos from 1936, 1946, and 1960 (Exhibit 15) demonstrating the ditching
which has drained out the wetlands to make the land more usable, according to Ms. Rider.
Ms. Rider presented an elevation map demonstrating that the creek follows the lowest elevation
in this area (Exhibit 16). She stated this shows the creek is groundwater driven. She also
provided the Otak report which was commissioned by the City most recently. She noted that
throughout the report Otak uses the words "may be" Class 4 and is not definitive. She stated she
believes the City has avoided doing studies in peak summer months for fear of having to
reclassify the stream and that is why the Otak report was done in October. The GeoResources
report stated that slow groundwater was observed in July in the creek, according to Ms. Rider.
She stated she believes this contradicts a Class 4 classification.
Ms. Rider stated that when the stream study was done the City asked only if it was Class 4 or
Class 5, and did not entertain the idea of it being Class 3. She submitted a letter from Chip
Vincent, Renton Planning Director, to Bill Collins dated October 7,2011 (Exhibit 17).
Mr. Wasser noted that the letter from Chip Vincent referred to a different project on a different
part of Kennydale Creek and maintains the Class 4 classification. Furthermore, according to him,
this hearing cannot contest the ordinances that established the RMC years ago which provides for
the stream classifications ..
William O'Connor, Appellant, interjected that the City had assured the Appellants previously
there was no process for stream reclassification, but has since developed a process. He further
noted that he believes the City should have conducted a more thorough stream study report,
giving the contentious nature of this particular stream classification. He stated that the City
Council overruled the Hearing Examiner's previous decision without any written report and he
asked that the Hearing Examiner carefully read the Superior Judge's decision in the prior case.
Ms. Rider submitted the study by the Watershed Company (Exhibit 18), stating that the report
noted that standing water was observed in July throughout much of the site. She noted the study
was done in July, 2005 and observed the kidney-shaped Wetland area from the Blueberry Farm
upstream. Ms. Rider also submitted a report done by Ellisport Engineering on October 20, 2004
(Exhibit 19) which stated a Class 3 stream originates at the Blueberry Farm and flows upstream.
She also submitted a report done by Cedar Rock Consultants (Exhibit 20) stating that water was
flowing in the stream at the time of the study. Ms. Rider noted that the City often uses the study
as evidence of the stream being Class 4, but the study does not support those findings.
APPEAL-3
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Ms. Rider submitted a letter from Karen Walter of the Muckleshoot Indian Fisheries Division
which asked the City for its basis of classification for the Kennydale Creek, according to Ms.
Rider. She stated that the City's response was just to cite Renton Municipal Code (Exhibits 21
and 22).
Ms. Rider presented a request made by herself on November 29, 2007 for a different project in
which she asked for information regarding the evidence used to make the Kennydale Creek
classification; she states that the request went unanswered by the City (Exhibit 23). Ms. Rider
provided an acknowledgment by the City that it received her request for information (Exhibit
24).
Mr. O'Connor interjected that this request was relevant because it demonstrates the City has no
scientific evidence to explain the Class 4 stream classification.
Ms. Rider also provided a letter from the office of the Hearing Examiner dated March 27, 2008,
noting that it was written when they were going through a similar appeal hearing process for a
different plat application (Exhibit 25).
Ms. Rider submitted the Wild Fish Conservancy report conducted by Jamie Glasgow In
September 18, 2008 and a letter written by Jamie Glasgow to the City on December 5, 2011
(Exhibits 26 and 27). Ms. Rider noted that the City referred to Mr. Glasgow as "her," and this
suggests they never contacted him or they would have known he was a man. According to Ms.
Rider, there is evidence that the City never discussed with Mr. Glasgow his findings. Ms. Rider
also submitted a biography and article of Mr. Glasgow demonstrating his extensive work in the
field of stream classification (Exhibit 28), she noted. According to Ms. Rider, in the article Mr.
Glasgow discusses the common problem of misclassification of streams and creeks.
Mr. Wasser stated that the original Wild Fish Conservancy report did not list the stream as being
Class 3 and only in Mr. Glasgow's letter does he assert a Class 3 stream classification for
Kennydale Creek.
Mr. O'Connor interjected that he believes Mr. Glasgow seems to be highly qualified and
experienced in his field based on the information provided.
Ms. Rider noted that council member Randy Corman was excluded from decisions in previous
appeal hearings in front of the City Council because of his living close to the creek. She
referenced Mr. Corman's blog on June 9, 2008 (Exhibit 29) where he asserts the creek is
perennial and that he has never seen it stop flowing in his 20 years of living there. Ms. Rider
stated that another councilmember was also excluded from previous hearings due to living close
to the creek.
APPEAL-4
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According to Ms. Rider, the City fought a motion (Exhibit 30) by Ms. Rider in a previous
hearing to have supplemental evidence entered in the form of a stream study. She stated that she
was denied having this supplemental evidence entered because of the City's actions. Ms. Rider
stated that she believes all exhibits and information are relevant because they provide historical
information about the creek.
Ms. Rider submitted the Superior Court decision from the previous case and the brief her lawyer
submitted to the Superior Court (Exhibits 31 and 32).
Ms. Rider submitted the transcript of proceedings from the previous appeals in 2008 (Exhibit
33). Also, she presented a memo to the council members from her lawyer dated April 24, 2008
regarding the appeal filed against the original decision made by the previous Hearing Examiner
(Exhibit 34). According to Ms. Rider, the memo outlines the argument as to why the decision
should not be overturned.
Ms. Rider presented more photos concerning the groundwater (Exhibit 35). The photos showed
a foundation dig in the same wetland system (off ofN.E. 20th St.), where the Joey's Short Plat is
located, which has affected the groundwater runoff negatively, according to Ms. Rider. She
noted that the large homes being built have driven the City to ignore the danger to the creek
because they want the tax dollars. She commented that she believes the stream is groundwater
driven, thus if groundwater is affected by the building of new homes than the stream is affected.
Ms. Rider submitted communications (Exhibits 36 and 37) between Master Builder, Terry Dutro,
and the City in regard to the downgrading the classification of the stream to Class 5. She stated
that the Master Builder was able to gain this new classification with only anecdotal evidence
from the 1950s. Furthermore, she claimed his anecdotal evidence was hearsay. An Ellisport
Engineering report from June 28, 2005 (Exhibit 38) was referenced in the decision to grant the
down-grade, but, according to Ms. Rider, they stated there was water in the creek at the time of
their study. Moreover, Ms. Rider submitted a memo, dated November 10, 2005, from the Renton
Planning Department recommending the new lower-classification (Exhibit 39), based on no
scientific information, according to Ms. Rider. She commented that the standard of evidence
was not consistent.
Ms. Rider commented that many neighbors have made positive comments regarding the constant
flow of the creek and can attest to the perennial nature of Kennydale Creek through firsthand
accounts.
William O'Connor, Appellant, stated that the entire issue is the correct classification of the
Kennydale Creek, and he asserted that the City is in extreme state of denial over the
classification. He stated that there is a lot of water flow and storage within the ground around the
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stream and the ground-water level is very high. He observed that one of the consultants noted
that this high level of ground-water would suggest the stream is perennial. He testified that it is
extremely unlikely that the stream dries up at any time based on these observing. The City knew
about the contentious nature of the stream, according to Mr. O'Connor, thus it should have done
proper studies at the appropriate times of the year. The City chose to ignore the study done by
Jamie Glasgow, he stated. Mr. O'Connor concluded that the City has been negligent and overly-
technical in their handling of the stream classification.
Staff Testimony:
Gerald Wasser, Associate Planner for Renton, submitted several maps showing areas around
the property in question. Using maps within the City'S GIS system, Mr. Wasser pointed out the
Class-3 downstream portion of Kennydale Creek. However, east of the 1-405 freeway,
Kennydale Creek is classified as a Class-4 stream (yellow line on the map), according to Mr.
Wasser. The Class 4 classification section of Kennydale Creek is what bisects the property in
question for Joey's Short Plat, he noted. Mr. Wasser observed that the subject property of Joey's
Short Plat application was approved for 2-lots and is an R-4 property. He stated that currently
there are an existing house and two sheds on the property (located on Lot I). He commented that
the Applicant proposed to stay within a 35-ft buffer area from the stream on either side with split-
rail fencing on the western boundary of the buffer area. Mr. Wasser testified that he slightly
altered a map that is found within the City of Renton code in order to make the classification
areas more clear. The map provided identifies the stream as Class 4 primarily east of the 1-405
freeway, according to Mr. Wasser. He stated that the section of the code where the classification
map is found is RMC4-3-050L.
Mr. Wasser noted that most of the information provided by the Appellant had been submitted
previously for the prior Superior Court appeals. He stated that the Appellant believes the Staff
made a mistake in not requiring a full stream study for the Joey's Short Plat, but it was a
conscious decision made by Staff based on the previous court decision upholding the current
classification (Class 4). Staff recognized that the area is one of contention and was aware of the
Cedar Rock and Wild Fish Conservancy reports, so they chose to contact their on-call biologist,
Otak, to look at this section of the creek, Mr. Wasser stated. A field investigation was conducted
by Stephanie Smith and Kevin O'Brien of Otak and, they determined, based on the Joey's Short
Plat property, that the classification of that section of Kennydale Creek should be Class 4, Mr.
Wasser testified. The City wished to lay the issue to rest and that is why this study was done as a
secondary review of information, he commented. According to Mr. Wasser, within the Otak
report the biologists did review the Cedar Rock and the Wild Fish Conservancy reports and still
found this area of the creek to be Class 4. Mr. Wasser, addressing the issues of anecdotal
evidence, stated that there have been arguments on both sides with firsthand accounts by
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individuals; however, the City has attempted to use scientific method to substantiate their stream
classifications.
The Staff believes the Joey Short Plat application should not be denied. Upon questioning by the
Hearing Examiner in regards to there being anecdotal evidence about the creek drying-up, Mr.
Wasser stated he had heard anecdotal evidence that the creek has been manually ditched up in the
past.
Kevin O'Brien, Otak Specialist, stated that Otak did field work on the stream during the water-
year when one would expect flow in the system (perennial or not). He noted that on the Joey
Short Plat property, Otak found the stream bed completely covered over with vegetation. This
suggested that there is not enough flow energy to scour out the vegetation and that at some point
in time in the year, flow would go sub-surface in the system, according to Mr. O'Brien. He noted
that in an intermittent system there still may be anecdotal evidence of the stream flowing all year
round, but at some point portions of the flow goes sub-stream (normally in August and
September). Based on his experience which began in 1998, Mr. O'Brien stated that the indirect
evidence gathered on the Joey Short Plat showed that the flow of the stream is likely to be an
intermittent one where portions of the stream are inundated year round, and portions go sub-
stream. Usually if there is enough energy associated with the flow, one will see no vegetation in
the channel, but it is possible to have some vegetation if the stream is extremely slow, according
to Mr. O'Brien.
Mr. O'Brien stated that Otak uses longitudinal evidence for sites normally, where mile-long
sections would be studied. The Wild Fish Conservancy did not look at the full system and
specifically did not look at the Joey's Short Plat site, but instead at sites in the vicinity ofNE 20th
near the Blueberry farm and sites upstream of 1-405, he noted. Where the Wild Fish
Conservancy looked there was no vegetation in the channel and at that time the system did
appear to be perennial, given that limited sampling, according to Mr. O'Brien. The Otak report
suggested that it might not be perennial throughout the system, he observed. Mr. O'Brien stated
that he received his Bachelor of Arts and PHD in Biology and from University of Washington
Department of Zoology and Biology, and has a certification from UW in stream restoration.
Stephanie Smith, Otak Biologist, stated that the velocity of the stream will scour out the
vegetation. In areas where the stream channel is higher up in the ground you will see some
amounts of vegetation lying low; however, it is difficult for vegetation to survive with water
flow, according to Ms. Smith. The vegetation observed by Otak at Joey's Short Plat was upright,
she stated. She noted that she has a Bachelor of Arts from the University of Washington and
certificates in restoration ecology and wetlands management.
Mr. Wasser noted that these experts were hired by the City of Renton at the City's expense.
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On cross-examination by Susan Rider, Mr. O'Brien stated that Otak examined the creek on
October 6, 20 II, and there was water in the creek at this time. He noted that there were plants in
the creek at this time as well, but having plants in the channel is indicative that the system may
go subsurface for long enough for vegetation to be'established. Low-grade systems tend to have
the least energy associated with them, and the area examined had about 1-percent grade, which
is a relatively flat sysiem, according to Mr. O'Brien. He stated he has looked at many flat
systems in the Puget Sound area and the ones that have perennial flow tend to provide enough .
scour to eliminate vegetation. There is no strong correlation between ditching and the
establishment of vegetation, according to Mr. O'Brien. He stated that creeks of low-grade can
be fed by groundwater and he noted that stream systems have both gaining and losing systems.
Mr. O'Brien observed that it is possible to have both types of systems where water is coming
from the surface through infiltration and that can be non-perennial. He cited the Yakima River as
an example of soil conditions and groundwater resulting in a non-perennial system. Mr. O'Brien
stated that, just because a stream is associated with a groundwater source does not mean it is a
perennial system. It is subject to localized soil conditions and localized groundwater conditions,
depending on the different depths within the soil, he noted. Mr. O'Brien testified that a
longitudinal survey would be required (over the course of several seasons) to know the
groundwater conditions for this area positively. The Otak report used the best evidence available
to them in order to establish their Class-4 decision, he said. Mr. O'Brien stated that the Glasgow
study had many limitations, including that it was only looking at flow to the system at one point
in time at 4 different locations. He stated that he questioned the Glasgow study because he felt
there was potential misinterpretation of the levels of invertebrates and drew conclusions from
these levels that may have been misleading.
Mr. O'Brien stated that one would need to look at the depth of the stream and the pond adjacent
to the subject property because the pond would not necessarily dry-out even if the stream did.
According to Mr. O'Brien, it is likely that the system goes subsurface at some point in the year
based on the conditions he observed. Mr. O'Brien stated that he is unaware of how the State's
interpretation of subsurface flow relating to stream classification and stream flow would pertain
to the City's code classification. He stated that his understanding of WDFW indicates that if
surface-flow is lacking in some portion of the stream at any point in the year, you are looking at
intermittent flow. According to Mr. O'Brien, in order to prove this one would need to do
longitudinal studies or instead use what evidence you could to establish strong correlations. He
further noted that Otak's findings were for the specific location dictated by the City. He stated
that he did not go out at the hottest part of the year for this particular system.
On cross-examination by Mr. a 'Connor, Mr. O'Brien stated that the gradient of the stream on
the channel measured was about I percent according to his kilometer reading. He noted that he
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recorded it and made a notation in his field notebook. He stated that there is a margin of error of
about to 0.5 percent, and a handheld kilometer was used to take the recording.
Mr. Wasser interjected that the City asked Otak for their best professional judgment. He noted
that the City contacted Otak for the study because they suspected there could be contention in the
stream classification.
Mr. O'Brien stated that Otak expected to find a Class 3 stream, but they found the evidence of a
Class 4 stream.
On cross-examination by Ms. Rider, Mr. O'Brien noted that Otak reviewed the Altmann Oliver
Associates report which attested to pit-testing in July resulting in evidence of surface water.
However, Mr. O'Brien stated that intermittent system can have areas where surface water is
present all year round, but the region of the system studied and involved in the Joey's Short Plat
area had evidence of subsurface flow.
Mr. Wasser noted that the Altmann Oliver Associates Report was submitted with the Joey's
Short Plat application and stated that the stream in the area was Class 4. The report was
submitted by the project Applicant in lieu of a full geo-technical report, he stated.
Mr. O'Brien stated that infiltration of groundwater (which was found in Altman Oliver
Associates Report) would not be inconsistent with subsurface flow, but he noted that he finds the
evidence provided by this report inconclusive. He commented that doing these studies in July is
not a bad time of the year, but that the end of August and the beginning of September would be
the best time of the year.
Applicant Testimony:
Bill Hughes, Applicant, stated that the Appellants have presented no new information in their
appeal. The arguments and studies the Appellants are using have already gone through Superior
Court in appeals, and lost, according to Mr. Hughes. He stated that the new expert (Otak) has
verified the Class 4 classification.
Public testimony:
Lauralee Gordley stated that she was taken to court previously over her Short Plat application
by the Appellant. She noted that much of the information the Appellants have brought forward
was information she financed, and they are interpreting it in their own way. She commented that
she was surprised this same issue was brought forward again. She testified that she does not feel
it is right to have this stream classification issue pressed on citizens and neighbors who are
looking to Short Plat their property. It is very difficult to sell a large parcel property in a large
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urban area because people do not want huge property, according to Ms. Gordley. She observed
that this stream classification battle has already been fought in Superior Court and shouldn't have
to be done again. Ms. Gordley stated that all the evidence brought up in the original argument is
not here because it was previously unclear whether this hearing was due to the stream re-
classification process or a land use issue. In regards to the original issue of the non-perennial v.
perennial stream classification, Ms. Gordley presented a map of her property (1712 NE 20th St)
where a Short Plat and Lot-line Adjustment was completed, noting the creek intersection. She
said that all of the storm-drainage water from the streets flows into the blueberry field and then
flows into her property off of 20th St.
On her title report, it is listed as a utility ditch used by the City of Renton for stormwater drainage
which expired in 1988, she testified. According to Ms. Gordley, the sewage was pumped ·from
this area to Jones Avenue and a sewer line was installed, resulting in a french drain. This
underground french drain changed the groundwater in the area, she noted. As a result, in 2003,
three lots came through the Heritage Glen Project which directed the stormwater drainage to a
huge vault which now drains into Ms. Gordley's lot, she stated. Any water studies (done during
any time of the year) will be influenced by the vault holding a large amount of water (which is
engineered to drain through the creek), according to Ms. Gordley. She concluded that the whole
argument of constant water in the creek is only a result of the creek being a storm water drainage
system.
There has been a lot of development that has changed the water table in the area that cannot be
fixed, she noted. The presence of the retention vault makes it clear that it is not groundwater in
the creek, but storm drainage, according to Ms. Gordley. There is a drain-pipe on the south-end
of the parcel next to the blueberry farm for storm drainage, she noted. Ms. Gordley stated there
are many photos of the storm drain which can be traced to the blueberry farm.
She noted that her own Short Plat process took 3-years and $30,000 in legal fees. Ms. Gordley
testified that the interpretation of her evidence from the previous suit has been misguided. The
report completed by Ellisport Engineering, paid for by Ms. Gordley, was done during a period
where King County had a different classification system where 1,2,3 changed to 1,2,3,4,5,
according to Ms. Gordley.
Ms. Gordley further stated that many neighbors do not believe this stream classification to be an
issue, and there has been no authentication of all anecdotal evidence submitted by the Appellant.
She noted that some of the accounts are from people who do not even live in the area. Ms.
Gordley testified that she does not know if the Appellants have ever pursued the stream
classification issue with the City council. She noted that she believes some Short Plat
applications have not been appealed, and she questions the Appellants' discriminatory behavior.
APPEAL-IO
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The Appellants' arguments have not been consistent, Ms. Gordley concluded. She cited the case
of LUA03044, which was a neighborhood project that affected the drainage into the stream
dramatically, as an example of a case which was not appealed. Ms. Gordley maintained that this
3 application was about a Short Plat, not a stream classification.
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In regards to Exhibit 29, Ms. Gordley testified that Randy Corman's blog is his personal
statement, and the other councilmember who was recused should not be included in his
comments.
Jean Stearns (2216 Jones Avenue NE St), stated that she lives at the property directly north of
the property in question for Joey's Short Plat application. She testified that she believes the
Applicant should be allowed to move forward with the Short Plat. Ms. Steams said the subject
property has been downgraded from R-4 to R-8 zone and the current buffer planned is more than
is required. She noted that she believes the creek is properly protected on this piece of property.
Ms. Steams, referring to Page 2 of the Otak report, noted that the re-classification of the creek is
in line with current RMC. Although the code may need to be tightened up from its current state
because it does not properly define "velocity" or flow", she noted, a Short Plat application is not
the place for this change to happen.
City Rebuttal:
Gerald Wasser stated that the timing of the Otak study was based on when the application was
filed. The City had 120 days to process the project according to state law and that is why the
study was done in October, according to Mr. Wasser. The City wanted to get the creek
classification correct because of the previous contention, he noted. Mr. Wasser testified that in
the 2015 critical areas ordinance, longitudinal studies of the area will be pursued.
Mr. Wasser commented that it is unclear if the Appellants have met RMC 4-8-IIOe3, which
addresses standing for appeals of administrative decisions. He said that the Appellant must
demonstrate how he/she will be aggrieved or affected by the decision and harmed, but the
Appellant has not clearly done this.
Mr. Wasser stated that the stream classifications for Kennydale Creek are established in the code
and the City has gone through the process specified by the code for reclassification and the Class
4 status holds. He concluded that the Planning Director's decision should be upheld.
Appellant Rebuttal:
William O'Connor, in regards to RMC 4-8-IIOe3, Mr. O'Connor noted that every citizen is
affected by the City's treatment of the environment. Kennydale Creek flows 3-ft from Ms.
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Rider's west boundary, according to Mr. O'Connor, thus its classification affects her greatly. Mr.
O'Connor testified that the City has still not provided the evidence it used to originally classifY
the creek as Class-4. He suggested the City review the definitions of the State regarding
perennial classification and intermittent systems and then conduct a new, thorough study of the
area.
Mr. O'Connor stated that the Otak report only suggested what "might" be and is not definitive.
The City in 1988 Short Platted the whole area and set aside a stream easement for the whole area
because there was no evidence the creek had ever dried up, he observed.
Susan Rider commented that the City has dewatered the wetland in order to create the current
drainage vaults. These drainage vaults have created more water in the creek, making it perennial,
she noted. She testified that the current classification system does not protect the wetlands and is
resulting in a dangerous cycle that should be stopped.
In regard to Ms. Gordley's collateral estoppel, Mr. Wasser stated that the parties are different in
this case, and the City does not wish to pursue collateral estoppel. He noted that secondary
review is generally done when an Applicant provides a different report which contradicts the City
code. Mr. Wasser stated that the City did use the review process outlined in RMC 4-3-050-Llcii.
Mr. O'Connor stated that the Wild Fish Conservancy report is the key to their appeal case. He
noted that the Appellants feel the Otak report is not definitive and thus flawed. He testified that
the City has never come up with scientific basis for the current Class-4 classification.
Exhibits
The October 24, 2011 Staff report, along with its attachments, was admitted into the record
during the hearing. Exhibits admitted during the hearing are listed below. The record was held
open for written objections/comments to the Appellant's Exhibit 40, "Testimony Affidavits."
The Hearing Examiner received objections from the City (herein admitted as Exhibit 41) and
from Lauralee Gordley (herein admitted as Exhibit 42).
Exhibit I -
Exhibit 2-
Exhibit 3 -
Exhibit 4-
Exhibit 5 -
Appeal Statement dated October 12, 20 I I with attached letters
Report from Environmental Review Committee dated September 26,2011 with
attachments
Amended Environmental Review Committee report with 11 attachments
Planning Division Environmental Checklist dated August 8, 2011
Mitigation Determination of Non-significance dated August 26, 20 II
Exhibit 6-. Letter from Susan Rider (Appellant) outlining appeal
Exhibit 7-Letter sent to Chip Vincent from Jamie Glasgow dated December 5, 2011
Exhibit 8 -Affidavit from Janice Shearer dated 217108. .
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Exhibit 9-
Exhibit 10-
Exhibit 11 -
Exhibit 12 -
Exhibit 13 -
Exhibit 14 -
Exhibit 15 -
Exhibit 16 -
Exhibit 17 -
Exhibit IS -
Exhibit 19-
Exhibit 20-
Exhibit 21 -
Exhibit 22-
Exhibit 23 -
Exhibit 24-
Exhibit 25-
Exhibit 26-
Exhibit 27-
Exhibit 2S -
Exhibit 29-
Exhibit 30-
Exhibit 31 -
Exhibit 32-
Exhibit 33 -
Exhibit 34-
Exhibit 35 -
Exhibit 36-
Exhibit 37-
Exhibit 3S -
Exhibit 39-
Exhibit 40-
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Letter from Erika Conkling to Larry Fisher dated October IS, 2006
Letter from Larry Fisher of Fish and Wild Fish Conservatory to Erika Conkling
dated October 19, 2006
3 Photos of Kennydale Creek from September 17, 2006 in different areas along
backyards
3 Photos of Kennydale Creek from July 9, 2006 at NE 20th St
Photos August 20, 2007 and June, 2010 showing the groundwater level of pond
Photo from September 9, 2011
Aerial Photos
Elevation Map of creek area
Letter to Bill Collins from City of Renton Director of Planning, Chip Vincent
dated October 7, 20 II
Watershed Company Report dated July, 2005
Ellisport Engineering Report dated October, 2004
Cedar Rock Consultants Report dated Feb 17,2006
Karen Walter letter dated September 7, 2011
Response letter from Karen Walters dated Sept 22,2011
Public records request from Susan Rider from 2007 that was unanswered by City
of Renton
Public records request from Susan Rider dated 2007
Letter from Office of Hearing Examiner dated March 27, 200S
. Wild Fish Conservancy Report by Jamie Glasgow with letter to Mr. Collins dated
September IS, 200S .
Letter from Jamie Glasgow to City dated December 5, 2011
Biography of Jamie Glasgow
June 9, 200S entry from Randy Corman's Blog
Motion for Supplemental Evidence
Superior Court Decision
Brief from Susan Rider's attorney, Gendler and Mann
Transcript of Proceedings in Superior Court
Lawyer's memo to Council Members after appeal was filed against previous
Hearing Examiner's decision dated April 24, 200S
Photos concerning the groundwater which show foundation digs near creek in the
same wetland area as subject, just upstream, dated 7/30/2006 and 4/200S
May 17,2005 letter to City of Renton from Masterbuilder Construction.
June 30, 2005 letter to City of Renton from Masterbuilder Construction.
Ellisport Engineering Report dated June 2S, 2005
November 10, 2005 Memo from Planning department recommending
classification downgrade to class 5 for Kennydale Creek
. Testimony Affidavits from various parties from 1990 to 200S in response to prior
land use permits and some corresponding City of Renton responses.
APPEAL -13
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2 Findings of Fact
3 Procedural:
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I. Appellant. The Appellants are Susan Rider and William O'Conner.
2. Hearing. The Examiner held a hearing on the appeal at 10:00 am on December 6, 2011, in the
City of Renton City Council Chambers.
Substantive:
3. Description of Appeal. The appeal is of the Planning Director's approval of the Joey Short
Plat (LUS 11-066, ECF, SHPL-A). Kennydale Creek runs through the short plat. The sole grounds
of the appeal are that Kennydale Creek should have been classified as a Class 3 stream instead of a
Class 4 stream. The stream is currently classified as a Class 4 stream on the City's water class
map.
4. Property Description. The property is located at 2208 Jones Avenue NE in Renton, W A, and
is currently owned by Wilford (Bill) Hughes (Applicant). The Applicant applied for the subject
short plat in August 2011. The short plat is composed of only two lots. There is a single family
home and two existing sheds on the lot. The property has a small (Category 2 or 3) wetland on the
northeastern portion of the site. The subject is bisected by Kennydale Creek, a Class 4 stream that
runs north-south across the property.
5. Factual Basis for Aooeal. On October 24, 2011, the Planning Director issued an
Administrative Approval for the Joey's Short Plat. The approval included conditions requiring
protection of Kennydale Creek based on its classification as a Class 4, non-fish bearing,
intermittent stream. Prior to the Director's decision, the Appellants on October 13, 2011 filed an
appeal of the decision. The Appellants provided several studies, comment letters from state
agencies and anecdotal evidence in support of a Class 3, perennial classification of the stream
(Exhibits 7, 18-22,26,38 and 40).
6. Perennial Nature of Kennydale Creek. As discussed in the Conclusions of Law below, the
key factual issue of this application is whether Kennydale Creek is a perennial creek. It is
determined that Kennydale Creek is not perennial on the parcels composing Joey's short plat.
The evidence on the stream consists of a classic "battle of the experts" between consultants hired
by the City (Stephanie Smith, Kevin O'Brien and Suzanne Anderson, all of Otak Engineering) and
the expert hired by the Appellants (Jamie Glasgow of the Wild Fish Conservancy). The City'S
experts decisively prevailed in this exchange, for a number of compelling reasons:
(I) Project Specific Analysis. The City experts based their conclusions
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upon a site specific analysis of the project site. The Appellant expert did not base his
conclusions upon the project site portion of the stream, but rather observed flows
upstream (near 20 th St.) and downstream (near NE 24 St.) of the project site. That
distinction is of critical importance, because the City experts concluded that at the
project site the vegetation and other stream characteristics established that the stream
ran underground during certain times of the year. When the Examiner inquired how Mr.
Glasgow could come to a different conclusion, the City experts were able to respond
that Mr. Glasgow only observed those portions of the stream that do flow perennially
and he did investigate the stream characteristics at the project site where the stream did
not flow perennially.
(2) Objectivity. The City experts were hired by the City at the expense of
the Applicant. The Applicant had no authority to fire the experts if he disagreed with
their findings. Notably, the City experts testified that when they initiated their
investigation they expected to find that the stream should be classified as a Class 3,
since this is fairly common with this type of situation. However, upon viewing the
stream characteristics they determined that the currently mapped classification is
correct. The City and the City's experts had no reason to be biased in their assessment
of the stream. The Appellants are clearly operating selflessly for what they believe to be
the best interests of their community. However, they're objective is to reclassify the
stream and they would be reasonably expected to hire and retain experts that only
support that position. Given that the experts for both the City and the Appellants are all
well qualified, the added objectivity of the City experts is compelling.
(3) Presence at Hearing. The City experts were present at the hearing and
Mr. Glasgow was not. The City experts were able to credibly defend themselves against
rigorous questioning by both the Hearing Examiner and the Appellants. Their
conclusions remained intact. Mr. Glasgow's conclusions were not similarly put to the
test.
(4) Uncontested Opinion. The City experts provided an opinion that was
consistent with the information provided by the Mr. Glasgow as well as the observations
made by neighboring property owners on perennial flow. For the reasons detailed in
their testimony and their report, Ex. 9 to Ex. 3 staff report, the experts determined that
the prevalence of vegetation in the stream bed at the project site established that the
stream went underground at this location. They noted that the vegetation in the stream
bed could not survive if subjected to the flows of a perennial stream. The City experts
also noted that other portions of the stream did not have vegetation present in the stream
bed, establishing that those portions were subject to perennial flows as determined by
Mr. Glasgow and persons who lived in the vicinity and have seen perennial flows for
decades. The observations and conclusions of the City experts were consistent with the
evidence presented by the Appellants and residents of the area who witnessed perennial
flows. In fact, the observations and conclusions of the City experts are uncontested in
APPEAL -15
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the administrative record. No one wrote or testified specifically that flows at the project
site were perennial, including Mr. Glasgow. In a letter dated December 5, 2011, Ex. 7,
which was after the City experts issued their report, Mr. Glasgow re-affirmed his
opinion that Kennydale Creek is a Class 3 stream without addressing the City expert
conclusions that the stream ran underground at the project site. The Appellants also
submitted an extensive amount of affidavits and other evidence from residents of the
vicinity affirming that Kennydale Creek is perennial. None of these observations
concerned the project site and most observations were done for another project
application.
In sum, the City experts provided a plausible opinion based upon site specific observations and
unbiased expertise that were left uncontested by the Appellants or any other hearing participant.
The only reasonable inference to be drawn from their testimony is that, more likely than not, their
conclusions are correct. The conclusion of the City experts is further bolstered by RMC 4-8-
IIOE7a, which requires that in administrative appeals the Examiner give substantial weight to any
discretionary administrative decision rendered pursuant to City development standards.
Conclusions of Law
Procedural:
I. Authoritv of Hearing Examiner. Appeals of administrative decision are governed by
RMC 4-8-11 OB, RMC4-8-11 OE and RMC 4-8-080G. Short Plat and Environmental Review are
Type II Administrative Decisions under RMC 4-8-080G appealable to the Hearing Examiner in an
open record hearing. Appeals of the Hearing Examiner decision are heard in a closed record
hearing by the City Council. City Council decisions are appealable to Superior Court.
2. Appeal of Legislatively Adopted Map Designation. It is a little unclear as to whether
the Appellants could administratively appeal the mapped classification of Kennydale Creek, since
this was adopted by ordinance by the Renton City Council. RMC 4-8-11 OLI aiv provides that a
stream may qualify as a Class 4 stream if it is mapped as a Class4 stream on Figure Q4, Renton
Water Class Map. Kennydale Creek is mapped in this fashion. As testified by staff, the mapping
was adopted by ordinance by the Renton City Council. Ordinances typically cannot be
administratively appealed during the permit review process. This is particularly true for Growth
Management Act ("GMA") development standards such as stream classifications, which must be
appealed within 60 days of ordinance adoption to the Growth Management Hearing Boards as
required by Chapter 36.70A RCW.
However, stream classifications are not typical GMA ordinances, in that the code contemplates and
provides for a process to amend the map classification if it is not consistent with classification
designation standards. RMC 4-8-IIOLlcii specifically provides that if the mapped classification is
inconsistent with classification designation criteria that the criteria will govern. Reclassification
to a higher class requires "administrator acceptance of a supplemental stream or lake study"
followed by legislative amendment ofthe mapped classification.
APPEAL-16
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The reclassification system outlined in the preceding paragraph is probably a legislative
acknowledgment that mapped stream classifications are based upon sometimes over-generalized
assumptions and that the classifications should be subject to case by case review, as needed, to
ensure that the assumptions are correct for a specific development project. With this background
in mind it is reasonable to conclude that a staff decision to accept or not accept a supplemental
report is an administrative decision that should be subject to the administrative appeals process.
The staff decision to initiate or not initiate reclassification in this regard is every bit as significant
as other administrative staff decisions that are subject to the benefits of the administrative appeals
process.
Given the factors outlined above, the appeal filed by the Appellants, Ex. 1, will be construed as an
appeal of the City staff decision to not initiate a reclassification of Kennydale Creek to a Class 3
stream. The Appellants could have more clearly linked their appeal to the reclassification process
authorized by RMC 4-8-11 OL I cii, but it is clear that was their objective. The Appellants even
supplied a supplemental stream study with their appeal that supported a reclassification. The
appeal was also filed prior to the issuance of the short plat decision, giving staff an opportunity to
assess whether the stream should be reclassified. The subsequently issued short plat decision,
expressly maintaining a Class 4 designation, constitutes an administrative decision to decline to
initiate a reclassification of Kennydale Creek as authorized by RMC 4-8-11 OLI cii. It is concluded
that the Ex. I appeal, despite some timing and descriptive irregularities, was sufficient to challenge
the administrative determination to not reclassify Kennydale Creek to a Class 3 stream.
3. Standing. During the hearing the City challenged the standing ofthe Appellants. The
Examiner took the challenge under advisement. The Examiner concludes that Susan Rider has
standing to bring forth the appeal. Renton has some unusually detailed standing requirements for
administrative appeals. RMC 4-8-11 OE3 requires as follows:
In the order to appeal the person or entity shall be aggrieved or affected by the
administrative or environmental decision.
In order to be aggrieved. the person or entity must demonstrate the following:
a. An i'!iury in fact. in that the person or entity will be specifically and
perceptively harmed; and
b. That the interest the person or entity seeks to protect is arguably within
the zone of interests to be protected or regulated.
Kennydale Creek abuts the property of Ms. Rider. The classification of Kennydale Creek, even if
downstream, affects the overall "health" of the stream, which in· turns affects the use and
enjoyment of Ms. Rider's property. As someone directly affected by degradation of Kennydale
Creek, Ms. Rider is within the zone of interests protected by the City's stream regulations and she
would suffer an injury in fact if the stream is not properly classified.
APPEAL -17
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4. Collateral Estoppel. Lauralee Gordley expressed frustration that the classification of
Kennydale Creek is being considered again, since it has been subject to extensive litigation and
analysis in a prior pennit application. In some circumstances the courts will prohibit the
relitigation of identical issues under the judicial doctrine of collateral estoppel. The specified
circumstances .for collateral estoppel to bar re-litigation are: (1) identical issues, (2) a final
judgment on the merits, (3) the party against whom the plea was asserted must have been a party to
or in privity with a party to the prior adjudication, and (4) applying the doctrine must no work an
injustice on the party against whom the doctrine is to be applied. Wil/apa Grays Harbor Oyster
Growers Ass'n v. Moby Dick Corp., liS Wash. App. 417, 423 (2003). In this case collateral
estoppel does not apply because a different applicant and different parcel of property are involved.
As demonstrated in Finding of Fact No.6, the different parcel is a significant difference, since the
perennial nature of the stream is parcel specific. Collateral estoppel does not bar relitigation of the
Kennydale stream classification.
5. Stream Classification. As previously discussed, RMC 4-8-IIOLlcii specifically
provides that if the mapped classification is inconsistent with classification designation criteria that
the designation criteria of RMC 4-8-1 lOLl a will govern. RMC 4-8-11 OLI aiii sets the designation
criteria for Class III streams and provides that they are non-salmonid bearing perennial waters
during years of nonnal rainfall. As detennined in Finding of Fact No.6, the streams are not
perennial. Consequently, they are mapped correctly as Class 4 streams, which RMC 4-8-11 OLI aiv
provides are non-salmon bearingl intennittent waters during years of nonnalrainfall.
DECISION
The appeal is denied. The City administrative decision to not initiate reclassification of
Kennydale Creek to a Class III stream is affinned.
DATED this 5th day of January, 2012.
~ ~£c:f?e:=---:-
Pliil A. Olbrechts
City of Renton Hearing Examiner
Appeal Right
26 I It is uncontested that the streams are non-salmonid bearing.
APPEAL-18
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Appeals of the Hearing Examiner decision are heard in a closed record hearing by the City
Council. Any such appeal shall be made in writing and filed with the City Clerk's office, together
with the applicable appeal fee, within fourteen (14) days of the Examiner's final decision
Change in Valuation
Notice is given pursuant to RCW 36. 70B.130 that property owners who are affected by this
decision may request a change in valuation for property tax purposes notwithstanding any program
of revaluation.
APPEAL -19
· .. : .. ::: ....... .
• EXHxBIT 1 C~OFRE.NTON.JS·· \
OCT 1 8 20fl October 12, 2011
RECEIVED
The Honorable CITY CLERK'S OFFICE
Phil A. Olbrechts /0 i'-i'i u,Ji-1,
Hearing Examiner
City of Renton
Dear Sir
ce. be,'''1 1{ ;)ci l·b 1, [.-il dcrk.
i.,;; (1'f iJ.,rle,/ J Diy Atly
Ne.! {JJl~ t/5, Dec' 5,,(-,:> D(<,(.t-o-'
j£'1V11.(.~'-He,1rI1n7' f/c,J1J1/''7 "t{OMfX-'
C\<'. f (JU1U ,,.t., /r,,,VI 111 ,. J' [)I(ec~
5tr-,Cylvckr/j l)<'I./ s("c .
We are appealing the recent approval of Joey's Short Plat at 2208 Jones Ave NE [LUAll-066j dueto the
categorization ofKeimydale Creek as a Class IV [intermittent] stream and the resultant inadequate
buffer zones imposed. We are requesting that the creek be correctly identified as Class III, in accordance
with RMC'4-3-D50 l. 1.a.iii; and that the appropriate buffers be required before any further action is
taken on this short plat.
ThIs creek is a spring fed stream which is classified as perennial [Class III] a short distance from this plat,
and is furthermore a headwaters stream originating in the peat wetlands less than a block away from
the proposed .lots. We do not believe that the City has shown the required due diligence in this matter,
and we are seeking an upgraded classification based on pur voluminous collection of supporting
documentation.
Sincerely
Susan Rider
1835 NE 20th St
Renton, WA
(425)228-8711
William O'Connor
921 S Washington 5t
Port Angeles, wA
(360)457-3437
Kennydale Critical Areas Alliance
!
DEPARTMENT OF COMMUNI.
..
AND ECONOMIC DEVELOPMENT
-f'
EXHIBIT'
.. ~,
ENVIRONMENTAL REVIEW COMMITTEE REPORT AND
ADMINISTRATIVE SHORT PLAT REPORT & DECISION
ERe MEETING DATE:
Project Name:
Owner:
Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area:
STAFF
REeOMMENDA TlON:
September 26,2011
Joey's Short Plat
Lorraine Taylor
2208 Jones Avenue NE
.Renton,VVA 98056
VVilford Hughes
VV.H. Hughes Co.
14401 Issaquah, VVA 98027
Same as applicant
LUAll-066, ECF, SHPL-A
Gerald VVasser, Associate Planner
Applicant requests to subdivide a 36,847 square foot parcel into two lots. The
two resulting lots would be 17,882.s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale
Creek, a Class 4 stream, is present and bisects the site. A Category 2 or 3
. wetland (3,500 s.f.) is.present on the northeast portion of the site. Both
proposed lots would gain access from Jones Avenue NE. An existing house and
two sheds are located on what would be Lot 1. The existing buildings are
proposed to be retained. Once the wetland and stream area is deducted the
resulting net developable area is 0.73 acres. A two-lot short plat would yield a
density of 2.74 du/net acre. The site is generally flat. The project requires SEPA
environmental review and short plat approval.
2208 Jones Avenue NE
1,230 Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (grass):
36,847 SF Total Building Area GSF:
N/A
N/A
1,230
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance -Mitigated {DNS-M}.
ERe & Short Plat Report 1l-066.doc
v·;
City ~f Renton Deportment of communi~ & EC.iC Development
JOEY'S SHORT PLAT
ERe and A.strative Short Plat Report & Decision
WAll-066, ECF, SHPL-A
"/Report of September 26.2011 Page 2 of 15
. PROJECT LOCATION MAP
I PART ONE: PROJECT DESCRIPTION / BACKGROUND
A_ EXHIBITS:
Exhibit 1: Project file ("yellow file")
Exhibit 2: Zoning Map, Sheet D4
Exhibit 3: Site Plan (received August 8, 2011)
Exhibit 4: Landscape Plan
Exhibit 5: Aerial Photo
Exhibit 6: Letter from William O'Connor (received September 7, 2011)
Exhibit 7: Email from Karen Walter, Muckleshoot Tribe (received September 21, 2011)
Exhibit 8: Letter from Susan Rider (received September 9, 2011)
B_ . GENERAL INFORMATION:
1. Owner(s) of Record:
2_ Zoning Designation:
3_ Comprehensive Plan Land Use Designation:
4. Existing Site Use:
ERe & Short Plat Report 11-066.doc .
Lorraine Taylor
2208 Jones Avenue N E
Renton, WA 98056
Residential-4 dwelling units per acre (R-4)
Residential Low Density (RLD)
Single Family Residence
City of Renton Department of Comr,
JOEY'S SHORT PIA T
y .nomiC Development an.ministrative Short Plat Report & Decisiog •
LUAll-066, ECF, SHPL-A
Report of September 26, 2011
5. Neighborhood Characteristics:
a. North: Single Fomily Residences (R-4 zoning)
b. East:
c. South:
d. West:
6. Access:
7. Site Area:
Single Family Residences and Vacant (R-4 zoning)
Single Family Residences (R-4 zoning)
Single Fomily Residences (R-4 zoning)
Jones Avenue NE
36,847 sf
C. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Annexation
Kennydale Blueberry
Farm CPA & Rezone
D. PROJECT NARRATIVE:
Land Use File No.
N/A
N/A
LUA05-159
Ordinance No.
4924
1818
5265
Page 3 of 15
Date
12/05/2001
03/09/1960
09/20/2005
The applicant is proposing a short plat for two single-family residential lots on a 36,847 square foot parcel
in the R-4 zone (Exhibit 2). Proposed Lot 1 would have 17,882 square feet and proposed Lot 2 would have
18,965 square feet. The net density for the proposed project is 2.74 dwelling units per acre. The project
site is primarily flat.
Kennydale Creek, a Class 4 stream, bisects the site from north to south and the majority of a Category 2 or
3 wetland exists in the eastern portion of the property beyond Kennydale Creek and its buffer.
Development on the site would take place outside the 35-foot stream buffer (Exhibit 3).
Access to proposed Lot 1 would be via an existing driveway from Jones Avenue NE; and access to proposed
Lot 2 would be via a new driveway cut from Jones Avenue NE.
The existing single-family residence is proposed to remain on Lot 1.
Three comment letters were received regarding the classification of Kennydale Creek. These letters and
staff responses are included as Exhibits 6 through 8. The classification of Kennydale Creek is not at issue
for this project.
E. PUBLIC SERVICES:
1. Utilities
a. Water: Water service would be provided by the City of Renton. There is an 8-inch water main
in Jones Avenue NE. The existing home at 2208 Jones Avenue NE is served by a %-inch water
meter connected to the water main in Jones Avenue NE.
ERe & Short Plat Report 11-066.doc
;
" City 0; Renton Department of Community & ECO,lc Development
JOEY'S SHORT PIA T
ERe and Ad.trat;ve Sh~rt Plat Report & Decision
WAll-066, ECF, SHPL-A
Report of September 26, 2011 Page 4 of 15
b. Sewer: Sewer service would be provided by the City of Renton. There is an 8-inch sewer main
in Jones Avenue.NE. The existing home at 2208 Jones avenue NE is connected to the sewer
main.
c. Surface/Storm Water: There are existing storm drainage facilities in Jones Avenue NE.
2. Streets: There are existing sideiNalk, curb, and gutter along Jones Avenue NE. No further
improvements are required.
3. Fire Protection: The City of Renton provides fire protection services to this area.
I PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
A. ENVIRONMENTAL THRESHOLD RECOMMENDATION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. MITIGATION MEASURES
1. The applicant shall install a split rail fence with appropriate sign age along the westernmost 35-foot
stream buffer boundary of Kennydale Creek. Such split rail fence and sign age shall be installed
prior to recording of the short plat.
2. A Native Growth Protection Easement (NGPE) shall be established between the western most 35-
foot stream buffer boundary and the eastern property line. The NGPE shall be indicated on the
short plat and a note describing the NGPE shall be placed on the face of the short plat. The existing
easternmost shed on Proposed Lot 1 shall be removed or relocated outside of the NGPE prior to
installation of the split rail fence.' There shall be no mowing within the NGPE.
C. ENVIRONMENTAL IMPACTS
. The Proposal was circulated and reviewed by variaus City Departments and Divisions ta determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development. Staff reviewers have identified that the proposal
is likely to have the following probable impacts:
1. Water
a. Stream and Wetland
Impacts: Kennydale Creek crosses the cent'ral portion of the subject property in a north/south
orientation. Per RMC 4-3-050Q Kennydale Creek is a Class 4 stream in this vicinity. Class 4 streams
require a minimum buffer area of 35 feet. To the east of Kennydale Creek is a wetland which is either a
ERC & Short Plat Report l1-066.doc
,
. City of Renton Department oj Community anomiC oev~/opment
JOEY'S SHORT PLA T
. Report of September 26, 2011
ERe Oaministrative Short Plat Report & DeCiSion'
WAll-066, EeF, SHPL-A
Page 5 of 15
Category 2 or Category 3 Wetland. Category 2 wetlands require a buffer area of 50 feet and Category 3
wetlands require a buffer area of 25 feet. The applicant submitted a Revised Critical Areas Review for
Joey's Short Plat (File No. LUAll-066), 2208 Jones Ave. NE, Renton, WA (Parcel 334390-3602), dated
August 4,2011, prepared by Altmann Oliver Associates, LLC. The Critical Areas Review states that
Kennydale Creek on the project site is a Class 4 stream which appears to have been historically ditched.
Vegetation along the stream banks is mowed to the edge ofthe channel and plant species within and
adjacent to the channel at the time ofthe field investigation consisted almost entirely of reed canary
grass. The Critical Areas Review also identifies a disturbed wetland in the northeastern portion of the
site (Exhibit 3). The wetland consists of a shallow topographic depression that appears to extend off-
site to the north. Vegetation within the wetland includes Pacific willow, Himalayan blackberry, reed
canary grass, creeping buttercup, giant horsetail, Watson's willow-herb, watercress, and scattered
skunk cabbage. Hydrology within the wetland was based on the presence of disturbed hydric soils.
The wetland is more than 15 feet from the eastern Ordinary High Water Mark of Kennydale Creek and
the maximum required buffer for the wetland would be 50 feet, therefore, the stream buffer is more
restrictive. The 50-foot buffer is based on the unlikely possibility that the wetland is a Category 2,
rather than a more likely Category 3 wetland which would require a 25-foot buffer. The Critical Areas
Review concludes that because the Washington Department of Fish and Wildlife Priority Habitats and
Species database does not indicate any priority habitats or species on or adjacent to the subject
property and the fact that future development would take place outside the 3S-foot stream buffer
area, there would be no critical area impacts as result ofthe project.
In order to prevent degradation of the on site stream and wetland, staff recommends as a mitigation
measure that the applicant install a split-rail fence with appropriate signage along the western 3S-foot
stream buffer boundary. Such split rail fence and signage shall be installed prior to recording of the
short plat. Staff recommends as a condition of approval that the placement of such fence be shown on
a final landscape plan which shall be submitted to the Planning Division project manager for review
and approval prior to recording ofthe short plat. Also, staff recommends as a condition of approval
that a Native Growth Protection Easement (NGPE) be established from the westernmost 3S-foot
stream buffer boundary to the eastern property line. The NGPE shall be indicated on the short plat
and a note describing the. NGPE shall be placed on the face of the short plat. The existing easternmost
shed on proposed Lot 1 shall be removed or relocated outside ofthe NGPE prior to installation of the
split rail fence. There shall be no mowing within the NGPE.
Three letters commenting on the classification of Kennydale Creek were received by staff. Two of the
letters commented on a previous project in the vicinity and questioned the Class 4 stream deSignation
of Kennydale Creek (Exhibits 6 and 8). A third letter was received from Karen Walter, Muckleshoot
Indian Tribe Fisheries Division (Exhibit 7), asking about the classification of Kennydale Creek and
providing suggestions for buffer area enhancement. Staff responded to these letters and stated that
this two-lot short plat does not affect the classification of the creek. Furthermore, the future
development on the project site would occur outside of the 3S-foot stream buffer. Therefore, there is
no essential nexus for requiring buffer area enhancement. However, by requiring the NGPE and not
alloWing mowing or removal of vegetation, the buffer area would be enhanced.
ERe & Short Plat Report 11-066.doc
;
I , . . City;/ Renton Department of Communi~ & ECO.C Development
JOEY'S SHORT PLAT
ERe and Adarative Short PI~t Report & Decision
WAll-Q66, ECF, SHPL-A
Report of September 26, 2011 Page 6 of 15
Mitigation Measures:
1. The applicant shall install a split rail fence with appropriate signage alDng the westernmDst 35-fDDt
stream buffer bDundary Df Kennydale Creek. Such split rail fence and signage shall be installed priDr tD
recDrding Df the shDrt plat.
2. A Native GrDwth ProtectiDn Easement (NGPE) shall be established between the western mDst 35-
fDDt stream buffer boundary and the eastern property line. The NGPE shall be indicated Dn the shDrt
plat and a note describing the NGPE shall be placed Dn the face Df the shDrt plat. The existing
easternmDst shed Dn PrDpDsed lDt 1 shall be remDved Dr relDcated Dutside Df the NGPE priDr tD
instaliatiDn Df the split rail fence. There shall be nD mDwing within the NGPE.
Nexus: SEPA Environmental RegulatiDns; RMC 4-3-050E
D. COMMENTS OF REVIEWING DEPARTMENTS
The propDsal has been circulated tD City Department and DivisiDn Reviewers. Where applicable, their
CDmments have been incorpDrated intD the text Df this repDrt and/Dr "AdvisDry NDtes tD Applicant."
y"' CDpies of all Review Comments are contained in the Official File and may be attached to this
report.
PART THREE: ADMINISTRATIVE SHORT PLAT REVIEW
A. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 land Use Districts
a. SectiDn 4-2-020: PurpDse and Intent Df ZDning Districts
b. SectiDn 4-2-070: ZDning Use Table
c. SectiDn 4-2-110: Residential DevelDpment Standards
d. SectiDn 4-2-115: Residential DeSign and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. SectiDn 4-3-050l: Streams and lakes
b. SectiDn 40-3-050M: Wetlands
3. Chapter 4 Property Development Standards
a. SectiDn 4-4-030: DevelDpment Guidelines and RegulatiDns
4. Chapter 6 Streets and Utility Standards
a. SectiDn 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. SectiDn 4-7-070: Detailed Procedures fDr ShDrt SubdivisiDns
b. SectiDn 4-7-120: CDmpatibility with Existing land Use and Plan -General Requirements and
Minimum Standards
ERe & Short Plat Report 1l-066.doc
City of Renton Department of Community anomiC Development
JOEY'S SHORT PLA T
ERC o;'.ministratiVe Short Plat Report & Decision .
WA11-055, ECF, SHPL-A
. Report of September 26, 2011 Page 7 of 15
c. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
d. Section 4-7-130: Environmental Consideration -General Requirements and Minimum
Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
B. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
l. Land Use Element:
2. Community Design Element:
3. Environmental Element
C. DEPARTMENT ANALYSIS:
Residential Policies
Established Residential Neighborhoods
Critical Areas
1. Project Description/Background
See Project Narrative, above.
2_ Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from
SEPA Environmental Review pursuant to WAC 197-11-800(6)(a). Since this site contains both
Kennydale Creek and a wetland, SEPA Environmental Review is required.
3. Compliance with ERC Conditions
See Mitigation Measures in Part 2 B, above.
4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify
and address issues raised by 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 this report.
5. Consistency with Short Plat Criteria
Approval of a plat is based upon several factors. The following short plat criteria have been
established to assist decision-makers in the review of the plat:
aJ Compliance with the Comprehensive Designation
The site is designated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map.
Lands in the RLD designation are intended to guide development on land appropriate for a
range of low intensity residential where land is either constrained by sensitive areas or where
the City has the opportunity to add larger-lot housing stock, at urban densities of 4 du/net acre,
ERe & Short Plat Report 11-066.doc
City o~ Renton Department oj Community & ECO.C Development
JOEY'S SHORT PIA T
Report of September 26, 2011
ERe and Ad.trative Short Plat Report & Decision
WAH-066, ECF, SHPL-A
Page 8 of 15
to its inventory_ Lands that either do not have significant sensitive areas, or can be adequately
protected by the critical areas ordinance, are zoned R-4_ The proposal is consistent with the
following Comprehensive Plan Land Use, Community Design and Environmental Element
objectives and policies_
Policy LU-157_ Within the Residential 4 dulac zoned area a maximum density of 4 units per acre
is allowed to encourage larger lot development and increase the supply of upper income
housing consistent with the City's Housing Element
Policy Objective Met D Not Met
Policy CD-l2_lnfill development, defined as new short plats of nine or fewer lots, should be
. encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods.
Policy Objective Met D Not Met
Objective EN-A_ Protect and enhance water quality of sUrface water resources including the
City's lakes, rivers, major and minor creeks, and intermittent stream courses.
Policy Objective Met D Not Met
Objective EN-B_ Preserve and protect wetlands for overall system functioning.
Policy Objective Met D Not Met
b) Compliance with the Underlying Zoning Designation
The subject site is designated R-4 on the City of Renton Zoning Map. The proposed
development would allow for the future construction of one new single-family dwelling unit.
Density: There is no minimum density in the R-4 zone and the maximum density is 4 units per
acre. The area of the critical areas (wetland and stream) onsite (5,150 square feet) is deducted
from the gross square footage of the site. Therefore, the net square footage would be 31,627
square feet (0.73 acre). The net density for the two proposed lots would be 2.74 dwelling units
per net acre which falls within the permitted density range for the R-4 zone.
lot Dimension: As demonstrated in the table below, all lots meet the requirements for
minimum lot size, depth, and width.
As Proeosed Lot Size Width Deeth
8,000 SF minimum 70 feet required 80 feet required
Lotl 17,882 SF 70 feet 2SSfeet
Lot 2 18,965 SF 74 feet 255 feet
ERe & Short Plat Report 11-066.doc
City of Renton Department of Community anomiC Development
JOEY'S SHORT PLA T
Report of September 26, 2011
~RC an.ministrative Short Plat Report & Decision
LUAll-066, EeF, SHPL-A
Page 9 of 15
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet; interior
side yard is 5 feet; and the rear yard is 25 feet. The proposed lots are oriented so that the front
yards of both lots face west. The proposed lots appear to contain adequate area to provide all
the required setbacks.
Building Standards: The R-4 zone permits one residential structure per lot. Each of the
proposed lots would support one detached unit. Accessory structures are permitted at a
maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in
size. Building height in the R-4 zone is limited to 30 feet for primary structures and 15 feet for
detached accessory structures. The allowed building lot coverage for lots over 5,000 square
feet in size in the R-4 zone is 35 percent or 2,500 square feet, whichever is greater. Impervious
surface area coverage may be a maximum of 55 percent. The existing house on proposed Lot 1
complies with these standards and the building standards for proposed Lot 2 would be verified
at the time of building permit review.
c) Community Assets
The site (outside ofthe wetland area) is vegetated primarily with lawn. There are 7 trees on the
project site (2 cedars and 5 alders) all of which would be retained. In addition to the trees, the
site also contains Pacific willow, Himalayan blackberry, reed canary grass, creeping buttercup,
giant horsetail, Watson's willow-herb, watercress, and scattered skunk cabbage.
The applicant would be required to plant two ornamental trees, a minimum caliper of 1 Yz
inches (deciduous) or 6 -8 feet in height (conifer), within the 30-foot front yard setback area
for the proposed lots (Exhibit 4). The submitted landscape plan indicates that two 1 Yz-inch
caliper flowering cherry trees would be planted in the front yard of each lot. Existing
landscaping may be used to augment the required landscaping.
In order to protect the onsite stream and wetland, staff has recommended mitigation measures
which are discussed in Part Two of this report.
d) Compliance with Subdivision Regulations
Streets: There is existing sidewalk, curb, and gutter fronting the project site along Jones Avenue
NE. No additional street improvements are required. The proposal would result in an increase
in traffic trips to the City's street system. The new residence is expected to generate 9.57 trips
at a rate of $75.00 per additional average daily vehicle trip; credit is given for the existing
residence on the subject property. The Transportation Mitigation Fee is estimated to be
$717.75 (1 new lot x 9.57 trips x $75.00 = $717.75) and would be payable prior to recording the
short plat. Therefore, staff recommends as a condition of approval that the applicant pay a
Transportation Mitigation Fee, estimated to be $717.75, prior to recording the short plat.
Blocks: No new blocks would be created as part of the proposed short plat.
Lots: The shape, orientation, and arrangement of the proposed lots comply with the
requirements ofthe Subdivision Regulations and the Development Standards ofthe R-4 zone.
ERe & Short Plot Report 11-066.doc
1
City o~ Renton Department of Community & ECO.C Development
JOEY'S SHORT PIA T
. Report of September 26, 2011
ERC and Ad.trative Short Plat Report & Decision
LUAll-D66, EeF, SHPl-A
Page 10 of 15
Proposed Lots 1 and 2 are rectangular in shape. Access to both lots would be via Jones Avenue
NE. Both lots meet the requirements for minimum lot size, depth, and width as demonstrated
in the table above. The lots are oriented to the west; the front yards would be along Jones
Avenue NE. Lot 1 contains an existing house to be retained and Lot 2 appears to have sufficient
building area forthe development of a detached single-familyresidence provided the applicant
complies with the conditions of approval.
e) Reasonableness of Proposed Boundaries
Access: Access to both lots would be via Jones Avenue NE.
Topography: The site is primarily flat.
Relationship to Existing Uses: All properties surrounding the subject site are deSignated R-4 cm
the City's Zoning Map. The proposal is similar to existing development patterns in the area and
is compatible with that development. In addition, the proposed development is consistent with
the Comprehensive Plan and the Zoning Code.
f) Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to
furnish services to the proposed development, subject to Code required improvements and
fees. Staff recommends as a condition of approval that a Fire Mitigation Fee, estimated to be
$488.00, be paid prior to recording the short plat .
. Schools: According to the Draft Environmental impact Statement for the City of Renton Land
Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44
students per single-family residential dw.elling. Based on the student generation factor, the
proposed short plat would result in 0.44 additional students (0.44 X 1 new lot = 0.44) to the
Renton School District. The Renton School District Impact Fee is currently $6,310.00 per each
new single-family unit and is payable prior to the issuance of building permits. it is anticipated
that the Renton School District can accommodate any additional students generated by this
project at Kennydale Elementary School, McKnight Middle School, and Hazen High School.
Parks: There would be no anticipated impacts to parks.
Storm Water: The project will comply with Appendix C of the 2009 King County Surface Water
Design Manual and the City of Renton Amendments to the KCSWDM, Chapters 1 and 2. Based
on the City's flow control map, this site falls within the Flow Control Duration Standard,
Forested Conditions.
Water and Sanitary Sewer Utilities: The site is served by the City of Renton water and sewer
services. All plats are required by City Code to provide one hydrant within 300 feet of any
proposed Single-family structure. In addition, separate water service is required to be provided
to each bUilding lot prior to recording the plat. All short plats shall provide a separate side
sewer to each building lot prior to recording.
ERe & Short Plat Report 11-0G6.doc
City of Renton Department of Community anomiC Development
JOEY'S SHORT PLA T
ERe an.ministrative Short Plat Report & Decision
LUAll·066, ECF, SHPL·A
Report of September 26, 2011 Page 11 of 15
D. FINDINGS:
Having reviewed the written record in the matter, the City now enters the following:
L Request: The applicant is requesting an Administrative Short Plat approval for the subdivision of
one parcel (36,847 square feet) into two lots for the future construction of one single-family
residence on Lot 2. The existing single-family residence on Lot 1 would remain.
2. Application: The applicant's short plat application complies with the requirements for information·
for short plat review. The applicant's short plat plan and other project drawings are contained
within the official land use file (Exhibits 2 -5).
3. Comprehensive Plan: The subject proposal is designated Residential Low Density (RLD) in the
Comprehensive Plan.
4. Zoning: The proposal is zoned R-4.
5. Subdivision Regulations: The proposal is subject to the requirements established by the City's
Subdivision Regulations.
6. Existing Land Uses: Single-family residences in R-4 zoning surround the project site to the north,
south, east, and west.
7. System Development Charges: Water System Development Charges and Sewer System
Development Charges, at the current rates, will be required for each new single-family residence as
part of the construction permit.
8. Public Utilities: The applicant will be required to install individual sewer and water stubs to serve
the new lot.
E. CONCLUSIONS:
1. The subject site is located in the Residential Low Density comprehensive plan designation and
complies with the goals and policies established with this designation.
2. The subject site is located in the R-4 zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City
Code and conditions of approval.
3. The proposed Joey's Short Plat complies with the subdivision regulations as established by City
Code and state law provided all advisory notes and conditions are complied with.
4. The proposed Joey's Short Plat complies with the street standards as established by City Code,
provided the project complies with all advisory notes and conditions of approval contained herein.
5. Staff recommends measures to protect the onsite stream and wetland.
ERe & Short Plat Report 11-066.doc
1
City ~J Renton Department oj Community & Eeo'ie Development
JOEY'S SHORT PLA T
Report of September 26, 2011
F. DECISION:
ERe and A.strative Short Plat Report & Decision
WAll-Doo, ECF, SHPL-A
Page 12 of 1S
The Joey's Short Plat, File No. LUAll-066, ECF, SHPl-A, is approved and is subject to the following
conditions:
1. The applicant shall comply with the environmental mitigation measures specified for Joey's Short
Plat, lUAll-066, ECF, SHPl-A.
2. The applicant shall pay a Transportation Mitigation Fee, estimated to be $717.75, prior to recording
the short plat.
3. The applicant shall pay a Fire Mitigation Fee, estimated to be $488.00, prior to recording the short
plat.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
c.s::\J,
C.E. "Chip" Vincent, Planning Director
Planning Division
~ Date
TRANSMITTED this 30th day of September, 2011 to the Contact/Applicant/Owner(s):
'Contact/Applicant:
Wilford Hughes
14401 Issaquah Hobart Road
Issaquah, WA 98027
Owner:
Lorraine Tay/or
2208 Jones Avenue NE
Renton, WA $8056
TRANSMITTED this 30th day of September, 2011 to the Party(ies) of Record:
Jean Stearns
2216 Jones Avenue NE
Renton, WA 98056
William O'Connor
9215 Washington Street
Port Angeles, WA 98362
ERC & Short Plat Report 11-066.doc
Fritz Brendemihi
1203 N 3lfh Street
Renton, WA 9056
Karen Walter
Muekleshoot Indian Tribe
Fisheries Division
39015172" Avenue SE
.. Auburn, WA 98092
Deonna Dobok
1700 NE 20th Street
Renton, WA 98056
Susan Rider
1835 NE 20th Street
Renton, WA 98056
City oj Renton Deportment of Community &4tnom;c Development
JOEY'S SHORT PIA T
Report of September 26, 2011
TRANSMITTED this 30th day of September, 2011 to the following:
Neil Watts, Development Services Director
Larry Meckling, Building Official
. Kayren Kittrick, Development Services
Jon Conklin, Development Services
Corrie Olson, Development Services
Fire Marshal
Jennifer Henning, Current Planning Manager
Renton Reporter
ERC onlministrotive Short Plat Report & Decision
WAll-055, ECF, SHPL-A
Page 13 of 15
G. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION
The administrative land use decision will become final ifthe decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on October 14, 2011. An appeal of the decision(s) must be filed within
the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-
110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the
required fee to Hearing Examiner, City of Renton; 1055 South Grady Way, Renton, WA 98057. Additional
information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -
7th Floor, (425) 430-6510.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not
readily discoverable prior to the original decision is found or if he finds there was misrepresentation of
fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend
the original decision, there will be no further extension of the appeal period. Any person wishing to take
further action must file a formal appeal within the 14-day appeal time frame.
EXPIRATION: The Administrative Short Plat decision will expire two (2) years from the date of decision. A
single one (1) year extension may be requested pursuant to RMC 4-7-070.M.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
deCision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and
this permits all interested parties to know the contents of the communication and would allow them to
openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the
appeal by the Court.
ERe & Short Plat Report l1-066.doc
City of Renton Department of Comrr. 1& EC.iC Development
JOEY~ SHORT PLAT
EnVir.ntaf Review Committee Report
. LUAll-055, ECF, SHPL-A
Report of September 26, 2011 Page 14 of 15
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for the
land use actions.
Planning:
1. RMC section 4-4-030.C.2Iimits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division. The Development Services Division reserves
the right to rescind the approved extended haul hours at any time if complaints are received.
2. The applicant will be required to comply with protection measures for retained trees as set forth in
RMC 4-4-130H8.
3. The applicant will be required to comply with Environmental Regulations concerning Native Growth
Protection Areas, streams, and wetlands contained in RMC 4-3-050.
4. Language for the NGPE is: "The Native Growth Protection Easement (NGPE) identifies the stream,
wetland and buffer areas. The creation of the Native Growth Protection Easement (NGPE) conveys to
the public a beneficial interest in the land within the easement area. This interest shall be for the
purpose of preserving native vegetation for the control of surface water and erosion, maintenance of·
slope stability, visual and aural buffering, and protection of plant and animal habitat. The Native
Growth Protection Easement imposes upon all present and future owners and occupiers of the
easement area enforceable on behalf of the public by the City of Renton, to. leave undisturbed all trees
and other vegetation within the easement area. The vegetation within the NGPE may not be cut,
pruned, covered by fill, removed or damaged without express written permission from the City of
Renton. The right of entry granted herein shall apply to the agents, representatives and employees of
the owners or subs'equent owners ofthe underlying property."
5. The Renton School District Impact Fee is currently $6,310.00 and is payable prior to issuance of building
permits for Lot 2.
Plan Review -Water:
1. The project will need to provide domestic service, and fire service to serve the proposed development.
2. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling
exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one
fire hydrant is required within 300-feet of the proposed buildings and two hydrants ifthe fire flow goes
up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street
intersections.
3. The fee for a %-inch water meter installed by the City is $2,260.00.
Plan Review -Sewer:
1. The Sanitary Sewer System Development Charges are based on the size of the domestic water meter.
These fees are colletted at the time a construction permit is issued. The sewer fee for a %-inch water
meter is $1,591.00
Plan Review -Transportation:
1. Traffic mitigation fees will apply. Traffic mitigation fees of $717.75 will be required prior to recording of
the short plat as a condition of th~ plat.
2. The maximum driveway width for a single loaded garage is 9 feet and 16 feet for a double loaded
garage.
Plan Review -Fire:
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures.
Available fire low is limited to 1,250 gpm.
2. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to
1,500 GPM and requires two hydrants within 300 feet of the structures.
ERe & Short Plat Report 11-066.doc
_ City of Renton Department of Comn
JOEY'S SHORT PLA T
Report of September 26, 2011
y .onomie Development aAf!ministrative Short Plat Report & Decision.
.. LUAll-066, ECF, SHPL-A
Page 15 of 15
3. Buildings shall have approved address numbers placed in a position that is plainly legible and visible
from the street or road fronting the property.
Property Services:
please see attached for memo from Property Services.
ERe & Short Plot Report 11-066.doc
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SHORT PLAT DATA
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in ply 2011 '
--------Certifi{-:-;;t" No. 3699;1
RENTON, WA 96056
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Lakes and Rivers
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Bellevue
Des Moines
Issaquah
Kent
King Coooty
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. ' '
September 21,2011 , Department of Community and Economic Development:'
, ' ", Alex Pietsch,Ad!Tlinistratdr .
William E. O'Connor
·921 South Washington Street
Port Angeles,WA 98362
. . . . . .
SUBJECT: " JOEY'S SHORTPLAT, LUAll-066, ECF, SHPL-A'
De"r Mr. O'Connor: . . ,.... . .' .
, Thank you for your letter regarding Joeis S~ort riat, LUM1-066, ECF, SHPL'A th~t we
received on S'eptember7, ~011. Your comments have been added to the file-for the
decision-maker to sonsider.
'. Your commentsa~e'much ~ppreciated. In your letter you stated that you were certai~
,that Susan,Rider would be contacting me regarding this matter, In fact, Ms. Rider did
conta~t me by mail ~nd provided backgro~nd and history, including somesupplem~ntal '
'materials regarding Kennyaale Creek. ThiS' project is for the subdivision of land to create
I. • . . .
;:one additionallat in the Resid,ential-4 dwelling units per acre (RA) zone. The'
classification olKennydale Cr'eek is not atissu'e. The p'roject would maintain the"
, minimum 35-foot buffe'r ar'ea required fora,Class 4 stream.,' ,
, , I will includeyou as a Party ~f Record for JoeY's Short Plat, LUAll,066, ECF, SHPL-A.'
You, may co~tactme at (425) 4~0-7382 or gwasser@rentonwa.gov.
" . , " .
'.'" Sincerely,
~,/'~ ~~
Gfrald'C. wasslr
, A~sociateplann,er
Renton Gty Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
Gerald Wasser
. From:
Sent:
To:
•
Karen Walter [KWalter@muckleshoot.nsn.us]
Wednesday, September 07,2011 11 :14 AM
Gerald Wasser
• EXHIBIT 7
Subject: Joey's Short Plat, LUA 11-066, ECF, SHPL-A, Notice of Application and Proposed
Determination of Non-Significance, Mitigated
Jerry,
The Muckleshoot Indian Tribe Fisheries Division has reviewed the Notice of Application materials for the above
referenced project. We have a question and initial comment about this project as noted below:
1. Per the Critical Areas Review for this site (Altmann Oliver Associates Aug 2011), Kennydale Creek through this
site is considered· a Class 4 stream by Renton.· What is the basis for this classification? According to the
surveyors configuration of the stream and wetland onsite, the stream is 10 feet wide. If the stream is this wide,
. then it suggests that the stream is capable of supporting salmon. Please provide the data that Renton has to
support the classification of Kennydale Creek at this location.
2. The Critical Areas Review also notes that the stream is currently ditched and mowed to the edge of the channel.
As part of the short plat, the stream buffer should be enhanced with native trees and shrubs to improve habitat
and water quality and shade out the existing reed canarygrass.
We appreciate the opportunity to review this proposal and look forward to the City's responses. We may have comments
subsequently.
Thank you,
Karen Walter
Watersheds and Land Use Team Leader
Muckleshoot Indian Tribe Fisheries Division
39015172"d Ave SE
Auburn, WA 98092
253-876-3116
1
-
Denis law', • ,-C '. ' _~Ma:.yO' .....:----riJIII' Ciit' , f.i:'iLfdj',l.!7, -J~t<]SJ' ~,' ; '-(-<~ -[tj,-'r:--'" '! ... '!e-i"t, ;,' ,; , ,~;_.-.I;\ -~~_; .. " .. ,_.1 _-.1. :'_._.t),') ._.
, September 21,2011 , Department 6f Community and Economic Development
, " , 'Alex Pietsch, Administrator '
Karen Walt!'!r
Muckleshoot Indian Tribe Fisheries Di~ision
39015 1720d Avenue SE
Auburn,WA98092
SUBJECT: JOEY'S SHORT PLAT, LUA11-066, ECF, SHPL-A
Dear Ms. Walter:
....
Thank youJor, your email of September 7,201i regardingJDey's Short Plat, LUA11-:066,
ECF,SHPU\, In that email you ask what the basis is for classifying KerinytJale,Creek;"s a
CloSS 4 Stream in this area and you prDvide suggestions'fDr stream buffer en'hancem'ent.
Renton Municipal Code (RMC) 4-H50Q, Figure 4-3-0S0Q4 (copyatta~hed) identifies
, Kennydale Creekas~ Class 4 stream in this viCinity', RMC 4'3,~05()L,1:a,iv identifies Class'
, 4 waters as non-salmonid-be~ringdu~ing years of normal rainfall. A check dam on '
Lower Kenhyda,le ,Cree'k would likely,renderthe stream course,impassable to salmon" . .' . . . . .
The project is to subdivide the existihg pa~cel which would cr'eateone add'itibnallDt,
l3~th lots w6uid be oriented eastlwestand KehnytJaleCreek wD~id remai~uhtDuched,
'The buffer, fD~ Class 4 ~tr~ams is a minim~m of 35 feet.-The ~pplicant is propDsing tD
maintain, that buffer and staff will recommendth~t aspliuail fence be,install~d along
the bufferb~unciary, Because the 35-foDt buffer area will be maintained,there isno
essential nexus to,requirebuffer enhancement,
I trust that your co~cerns have been addressed in this letter,
,Please cont~ct me at (425) 430-7382 Dr gwasser@rentonwa:govifyou have any
questio~s" ... '
.... ~~
Associate, Planner
Attachment
~enton Dty .. Hal! • , 055 South Grady Way -Renton, Washington 98057 • ·rentonwa.gov
Figure 4-3-050Q4
STREAMS AND LAKES
•
Col:1llllU!Iity & Ecooomic De\'elopmtn~
Alcd'"'''''''~''' ~SAaSb'Ji! 6Ct\~ .
b~ h.m-a,.rrnt.l..!IdJo
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•
Water Classes
l'>-.:::q Gitytim~ ~~\\I;rlf';C~;; f -...-~~.tn&Class3 .. -.......,. . . . ," L-J PA.t..Bomdary _e __ V~laterCl.3s&! =·Y'.l:lerClas.s01
ian~~-JI Cufvert
\tTY Of REHTOH • EXHIBITS-
.. ~ ,v.!t\ . '
.Lf <;" \ r"'" :
SEP092011 ~~d"(""~
Mr. Gerald Wasser-RECENED
CIlY CLERK'S OFFICE
Shocking-but not surprising-would best describe,
our neighborhood's reaction to the belated posting
for the proposed Joey's short plat~
In spite of our submitting hundreds of photos and
letters, testimony from many longtime area
residents, letters from both the Washington State
Departinent of Ecology and the Washington
Department of Fish and Game agencies, and a
stream study condncted by the Wild Fish
Conservancy organization .. which has been in the
City's possession since 2008-the plat application, is
referring to Kenoydale Creek as a class 4
intermittent stream.
We have provided incontrovertible proof that this
creek NEVER dries up, even in the most protracted
dry weather at the end of Slimmer (see enclosed
photos, taken today) and we find it indefensible that
the City continues to maintain the fiction that this
creek is anything less than a Class 3. The
, '
classification should have been upgraded years ago,
especially after we had.hand-delivered the Wild
Fish Conservancy study to Chip Vmcent in December
of 2008.
Although we had submitted all of our documentation
prior to the change in the City's process to upgrade
the ,stream classification,we still met the criteria '
established in 2009.
•
2006·
Letter from Larry Fisher,
Habitat Biologist for
•
Washington Department of Fish and Game
requesting classification be upgraded, due to the
presence of crayfish and other unidentified fish in
the creek.
2008 ..
Stream study from Wild Fish Conservancy, accepted
by City of Renton Administrator Chip Vincent
We note that in spite of the re~classification of both
Honey and Maplewood Creeks, the City has failed in
its' stated goals of preserving and protecting our
critical areas where it concerns Kennydale Creek.
We are·urging you to rectify this situation
immediately to prevent the costly appeals and
litigation we would all prefer to avoid.
We are enclosing a number of supporting documents
to help you deteI"IDine the facts of this case, and we
have many more boxes of documents available if you
should need them.
Thank you for your prompt consideration of this
matter.
Sincerely,
Susan Rider Kennydale Critical Areas Alliance
1835 NE 20th St
Renton, WA (425)228.8711
• •
State of Washington
DEPARTMENT OF FISHAND WILDLIFE
Region 4 Office: 16018 ·MilI'Creek Boulevard -Mill Creek, Washington 98012 -(425) n5-1311
. October 12, 2006
Erika Conkling, Senior Planner
City of Renton
Economic Development Neighborhoods and Strategic Planning Division
1055 South Grady Way
Renton, Washington 98055
Dear Ms .• :onkling:
SUBJECT: Proposed Determination of Non-significance; Kennydale Blueberry Farm
Rezone, File Number CPA 2006-M-02, Kennydale Creek and Its Associated
Wetlands, Tributary to Lake Washington '\ :A
The Washington Department ofFish and Wildlife (WDFW) has reviewed the above-referenced
Proposed Detennination of Non-significance, and offers the following comments at this time.
Other comments may be offered if the project progresses.
A Hydraulic Project Approval (HP A; RCW 77.55.021/WAC 220-110; to be issued by WDFW)
would be required for activity affecting the natural bed or flow ofthe stream or its associated
wetlands.
TI1e stream on the propelty is the upper end of Kennydale Creek and should be classified at least
as a claSs 2 perennial stream. It supports crayfish and other unidentified fish species. The
wetlands are a rare peat soil based system of very high value, especially if restored and given
adequate buffering. WDFW believes it is imperative to preserve and protect these wetlands, as
directed by the Growth Management Act (GMA), and it would be contradictory to the GMA to
rezone this property and allow dense residential development, particularly without a carefully
planned and implemented mitigation plan. Deveiopment of the property without such a plan
would result in disruption of the natural drainage and the degradation of the quality of the stream
and wetland system. WDFW also notes the buffers widths being considered are inadequate to
protect this very sensitive system.
Furthermore, WDFW believes it would be premature to evaluate the potential impacts of the
proposed rezone without a proper wetland delineation and a full biological evaluation. The
SEP A checklist is lacking key information concerning fish and wildlife use of the site and the .
area near the site. A variety of wildlife species (including great blue herons, osprey, pileated
woodpeckers, deer, ducks; and shorebirds) have been observed using this area for habitat, but
Ms. Conkling
October 12, 2006
Page 2 • •
that is not mentioned in the SEP A checklist. Nor does the checklist even mention the existence
of the wetland. As it is, there is no scientific basis by which to evaluate the potential impacts
of the proposed rezone on the wetland or stream system or the fishlife and wildlife which
use it for habitat. This proposal should not proceed without further study and a plan to
restore the wetland and its buffers:
"WDFW appreciates the cooperation of the City of Renton in our efforts to preserve, protect;
perpetuate, and manage the fish and wildlife resources of the state ofWasbington.
Thank you for the opportunity to provide these comments. If you have any questions, please
contact me at (425) 649-7042 or fisheldf@dfw.wagov.
Sincerely,
-1.--~." ",.....,':" D ~ ....... o..{.,l-
Larry Fisher
Area Habitat Biologist
LF:lf:CORB1ueberryFarm.s.doc
cc: "WDFW SEPA Coordinator
, .
• •
STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
."'oNi/west Reg/Ollal Office. 3190 16rf" Avellue SE. BeUevlle, Washingtol/' 98008-5452. (425) 649-7000
October 16, 2006
Ms .. Erika Conkling, Senior Planner
City of Renton
lOSS S Grady Way
. Renton, W A 98055
Dear Ms Conkling:
. RE: Comments on SEPA DNS for Kennydale Blneberry Farm Rezone, LUAOS-159
Thank you for the opportunity to comment on the proposed DNS dated October 2, 2006, for a
rezone of the Kennydale Blueberry Farm property from Resource Conservation (RC) to R-4.
The Department of Ecology believes that the proposed rezone will pose a significant risk-of
adverse impacts to wetlands on this property, and to the beneficial functions that the wetlands
provide to the watershed .. The DNS does not adequately evaluate this risk. .
The SEP A checklist attached to the DNS notes that the lower two-thirds of the parcel is covered
by 1 to 5 feet of "soft peat." The Soil Survey of King County Area (Snyderet al. 1973) maps
this soil as Shalcar muck, a hydric (wetland) soil. Evidence indicates that the site holds a large
remnant of an important wetland system maintained by shallow groundwater and by a spring that
flows out of the adjoining greenbelt on the east. As the SEPA checklist notes, the surface water
from this spring flows nortl1 via a ditch just inside the parcel's eastern border and ultimately
through Kennydale to Lake Washington.
A "Special Focus Issue Paper on the Kennydale Blueberry Farm" (Issue Paper) was included in
the information packet for the Renton Planning Commission meeting of November 2,2005. This
Issue Paper noted that the "soft soils" covering about two-thirds of the parcel would have to be
"removed and replaced with suitable fill" in order to build homes on the site.
The Issue Paper states that "a wetland area mapped over a portion of the Blueberry farm" is the
basis for requesting a wetland evaluation. After discussing the site'.s potential for residential
development, the issue paper cautions:· ·"Depending upon the results of a wetland analysis, this
tyjJe of activity may not be allowed under current regulations." The paper cOncludes that
existing information on drainage or wetland conditions is outdated and that ·updated information
is needed before a zoning decision can be made. We agree. .
Ms. Erika ConklinL
September 16, 2006
Page 2 • •
Unfortunately, the proposed DNS says nothing about the updated information that the issue
paper said was needed. The proposed action could very well lead to th~ destruction of wetlands;
including replacement of organic soils by fill. Muck and peat soils are extraordinarily effective
at improving water quality by removing toxins and other pollutants. They also retain
disproportionate volumes of stormwater and release it slowly .. Such functions are vital to the
health of the watershed, the municipal infrastructure, and Lake Washington. A delineation,
rating, and function assessment of wetlands on the parcel should be a prerequisite to any land-use
decision that could affect their fate .
. The wetland study should also evaluate the effect of "improvements in drainage of the property,"
inclu~g "a major dewatering in 2004," which the issue paper said the property owner reported.
What was the nature of the dewatering? Could it have resulted in adverse impacts to aquatic
resources or other sensitive areas? Did it involve work below the ordinary high water mark or
divert or change the natural flow?
Thank you for taking th~se concerns into account. Please call or e-mail me with any' questions or
for further discussion. I can be reached at (425) 649-4447,
Sincerely,
Richard K. Robohm
Wetland Specialist
RKR:rc
cc: Anne Fritzel, Department of Community, Trade and Economic Development
Pam Erstad, Washington Department of.Fish & Wildlife
Jeff Davis, Washington Department of Fish & Wildlife
Donna Bunten, Ecology CAO Review Coordinator
Erik Stockdale, Wetlands Specialist, Ecology Northwest Regional Office
• . ---.. • w
Wild Fish Conservancy
September 23, 2008
The Wild Fish Conservancy (WFC) performed a stream assessment survey on Kennydale Creek, at
tributary to Lake Washington in Renton, WA on September 18, 2008 (Figs.1-3). The objective of the
survey was to evaluate the summer low-flow characteristics of the watershed and to deScribe the likely
impacts of continued degradation of the creek's watershed.
'; \
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Figure 1. Kennydale Creek field assessment locations .
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• • ••
Evidence that the survey results from September 18, 200S are representative tummer low-flow
conditions can be found in adjacent watershed stream flow data Provisional stream flow data from
USGS National Water Information System
(http://waterdata.usgs.gov/wainwis/uv?cb 0006O=0n&forrnat=gif stats&period=30&site no= 12120000)
demonstrate that flows in the Mercer Creek watershed, a Lake Washington tributary north of Kennydale
creek, were 5.4 cfs at tbe time of Wild Fish Conservancy's KennYdale survey, well below the median
flows experienced on September IS during the past 54 years (Figure 6) and the mean monthly flows
during the past 62 years.
3BB.B
'C
288.B
C <:>
" " " 1oo.B
'-" Q. ...
'" " --" .....
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" " ,
" '" '-'" 18.B .&:
" " .... co
4.B
Ilug 38 Sep B6 Sep 13 Sep 28
----Pro .... i:>iona.l Data Subject to Revision
1:, Heman daily statistic (54 ye"rs) -Disch" .. ge
STATlsnCS OF MONTHLY MEAN DATA FOR WATER YEARS 1!!45 .2007. BY WATER YEAR {WY}
Oct Nov 'Dec J,n Feb Mar Apr M.y Jun' Jul Aug Sep
Mean 16.~ .'\~.l,.) -J(1.O -l<l$ ~J.7 ~95 2.l.h 14.7 .12.-% KD R,6::! I \.2
Ma, MA 77.:1 70.7 &4.S 6\,1 (,75 .~Y.9 27.:! . D.& Jfl5 XI,I) 22.?-
(WY) ( 11.)~2) t2{X17 j \11.)97) i2006i ( 11),)6i {197~j {] 9lJl j l!lJ%1 l19S5i (l9t.m I::!O{}.tJ 111.)71'1
Min 7.-+:? 11.0 1(',5 15.',1 1Il.::! 15.4 9.90 H • ..1-5 5.:'4 :;.22 3.25 5.05
(1'.'1'1 COO.'2.) (P)77) ( 1977) 111.)77) (I99J; tl~C15i I~{)O-l·) (\Y5~i (J 95~i I!Y581 119-+5) \ 11)55)
Figure 6. August and September 200S USGS Stream Flow Data for Mercer Creek, a Lake Washington
tributary north of Kennydale Creek.
Please feel free to contact me with any questions about Wild Fish Conservancy's surveyor this report.
Sincerely,
Jamie Glasgow, M.Sci.
Director of Science and Research
Wild Fish Conservancy
42SnsS·1l67
www.wildfishconservancy.org
6
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•
The Honorable Jay V. White
Trial Date: Monday, Dec. 15,2008
Trial Time: 9:00 a.m.
IN THE SUPERIOR COURT OF THE STATE OF WASHINGTON
IN AND FOR KING COUNTY
KENNYDALE CRITICAL AREAS
. ALLIANCE, Ii Washington Don-profit
corporation, and SUSAN RIDER, . NO.08-2-21823-6KNT r Petitioners,
v.
CITY O~ RENTON, Ii Washington
Municipai Corporation; and RICHARD
LAURALEE GORDIEY, husband and
wife,
1):; wY I M-
[IllS! !SED] ORDER Gfu'dQ i ... UJ
PEITTIO~'MOTlONTO
SUPPLEMENT THE RECORD
Res oDdents.
THIS MATTER having come on for hearing pursuant to the motion of Petitioners
to supplement the administrative record with a stream assessment conducted by Wild Fish
t1\.G Co~ Lt~",~ ~~~,..-J ~ ,o."cI"rl1f". I C::::;'" "I (?P ... ~ j-
R:~:C: (~~~~eR:;:L~~~::~~~~!er .;:,v;~bP, .
p~·Yl. ~~7,~~'; ~:\g::~f~tten, stl1'l'sRiHg eReftmti W
,evidc;ncii cited thrill, IX IS HEREBY ORDERED: .
. . ~,.,,€n.
1. Petitioners' motion to supplement the record is gj;? tc:i.
2,. RP(I'....,J....l~ Guv.l.~~· ~~). On. CI< II
?-~ ... c.~.,..... \.c ~~\~-G\..J
()6.x,,J(,-
[llReF em' 'J ORDER QR::'al'l'RlIG PE1TI10NERS'
MOTION TO SUPPLEMENT THE RECORD-I
OR\G1NAL
GENDLER & MANN. LLP
1424 flJul1b AvCftlJe, SLlIt. 1D15
Sellttlll, WA 91J'101
Ptlonu~ tl081 $21-3881
Fax: 12De:16Z'l...oS1Z
1
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Datedthls ~ dayof N~
u~~
TIlE JAY V. WHITE
4 KING COUNfY SUPERIOR .GOUR T JUDGE
5
6
7
8
Presented by:
GENDLER & MANN,llP
9 By:
10 endan W. Done ers
WSBA No. 39406
11 ttorney for Petitioners
12 IKCAA(Dcn)\U.ll'A cosolPropo<ed Orda ~ Motion
13
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28 {)£;.t'I'1"'1..-
E~8j 3~Dl ORDER ~ \i:l'fflm PETITIQNERS'
MOTION TO SUPPLEMENT THE RECORD-2
Ga.lPLei II< MANN. LLP
1424 Fl)\lrth Awnu., SPIte 1.016
SIII:fttj., WA SB,01
Pbono: \.OSj621-BSSS
Fu: 1208) 821...0512
~ --.. "A".n,," ECF,SHPL'A
NAME: IJoeYs ShDrt Plat
requesting Environmental (SEPA) Review and Administrative Short ". Iplat approvallD subdivide a 36,847 square foot panoeilnlD two lots. The two
,.IH. lots would be 17,882 5.f. (lDt 1) and 18,965 5.f. (lDt 2). Kennydale
ICreek, a aass 4 creek, is present and bisects the site. A category 2 or 3
1(3,SOO 5.f.) is present on the northeast portion of the site. 80th proposed lots
IWOuid gain access from Jones Avenue NE. An existing house and two sheds are
DCaJ:e<l on what would be lDt 1. The existing buildings are proposed ID be
-:: Once the wetland and stream anea is deducted the resulting net
area is 0.73 acres. A two-lot short piat would yield a density of 2..74
!du/net acre. The site {s generally Hat. The project requires SEPA environ~tal
lreview and short plat, I
12208 Jones Avenue NE
Izone: ~duo.uo,· 4 dwelling units per acre (R-4)
IPublic i I (SEPA) Review, , ShQrt P'.,
Gerald Wasser, tel: ,email:
I 'I'" Hughes, WH Huges Ci:J.j 14401 Issaquah Hobart Rood; Issaquah, WA
.. ""I'StHl, 98027
loate of August 8, 2011
of
August 26 2011
:
may
Ibe 9,2011
[Map: The map below is for illustrative purposes only. In the event of omissions, errors or differences,
Ithe documents in CEO's files will control. aiel< on map to be directed to the Oty's ~ Portal.
I~"i-~!B -:: .... ~.:,-.;i~~W~.,~~:
;1~oi~1~:~ ~':1~~:i,~;;~~~~}q .
".\Jij(k#ji," '::V'it'--i· .,;.T-r.1 ,..;: .. ,;','t."":"}::;..:; ," 'I =f'
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• ',1. P.l~,:;r:;.3~~;_,l:~; ~,t~:.1
II 1
on the above application must be submitted in writing t~ Gerald Wasser,
-" Manager, ceo a Piannlng Division by 5:00 p.m. 00 September 9, 2011. If you have
about this proposal, or wish to be made a party of record and receive additional
• by_ mail,contact the Prole",Manager at 425-430'7382.
Retum to too of page,
• • • e ·
9/9/2011 3:55:06 PM
~-9/9/2011 3:51 :49 PM
Figure 4. Culvert outlet under (Site C) on September
width was 3 feet, and stream flow was easily discernable.
Figure 5. Stream channel at Site D on September 18, 2008, approximately 30 feet
downstream from the culvert outlet under NE 24" StreeL
Flow Conditions :
5
"Development ac!itiCS within the basin have hiStoricall!graded stream and
wetland habitats. Filling of wetlands, increased slormwater runoff and peak
stream flows, addition of sediment and pollutants to the water, and removal of
coniferous forest cover have contributed to the degradation of local habitat in the
basin."
Table 1. Wild Fish Conservancy observations from field verification locations (Figures 1-3), September
182008.
Wotted Bankfull
Silo .... lbJdo LD!!i 1tude WIdth Width Subclnt. Flow No' ..
A N 47..50932 . W 122.19424 2'00\ .'001 mud V_ Dhchad stream chaMeI, soh mud abstrale, reed canary grass
~
Ditched stream chameI, son mud stbs:trala >M1h oc:x::assicowllll
B N .47.50961 W 122.1!U62 3 feet HOOI mud and oottie V .. cobb6e.. Aquatic maaoinv9f1abra1as observed indudad maytty
nymphs. ~ IaN ... and ampNpods.
C N 47.51297 W 122.19756 3 feet 4'001 cobble and sand Ves Well-shaded stream corridor . Water is dear and cool . Aquatic
Invertebrates observed, same as B.
0 N 47.51308 W 122.'9738 3 feet 6.faet _and.,.,-d Ves Wekhaded stream oonidor. Water is dear and cool . Aquatic
invertebrates observed, tame as B.
Table 2. Impacts from Increases of Impervious Surfaces, from Thurston Regional Planning Council,
2003.
~
In C'f'a~wd ImplrvlOu~I"'I!I~ Habitat etlannl'l Streambed
h.:6ds to rlODckll~ lo:!!:!! EIo!llon Widening alll'ration
l..,..sedl'Dlt.me X X X X X
Increased peak 1Iov: X X X X X
Increased peak now d ... tion X X X X X
ChonpeS;' sediment loading X X X X x
Deaeosed base flow X
lna:eased s1reom tern_lure X
Increased s\ream acDty x
Inc<eosed VI.tor polution x
SOURCES: (GlL ... '<T. 2000; t.111l.'-'lZAno:< .... '<0 SlP.E.'_\lS : STU)"" Of Hro10LOGIC)J.lPACTS. 199 7).
Kennydale Creek mayor may not currently support a fish populatiOn. but there is no doubt that it
contributes wa~ and aquatic invertebrateS to Lake Washington and therefore affects the water qUality
and, in part, the integrity, of Lake Washington. Lake Washington supports chinook salmon and steelhead
listed as threatened under the Endangered Species Act; as well as sockeye and coho salmon; kokanee;
resident and sea-run cutthroat trout; and a wide variety of native non-salmonids. Bull trout, also listed as
t:ru:eatened wider the ESA, have been docuniented in Lake Washington. Many of these fish, including
juvenile chinook salmon, spend a significant amount of time rearing and feeding in the Lake Washington
littoral (nearshore) habitats that are fed by small streams including Kennydale Creek. Wbile the streams
themselves are smal,l, they are numerous and the cumulative effects of their degradation can have
significant implications for the health and productivity of Lake Washington and the fish that live there.
4
I ' ~ •
,.
Fig.3. Lower Kennydale Creek: study reach in Renton, W A. Field verification locations are represented by
the yellow stars.
Results
The channel was wetted and stream flow was easily discemable at all four locations (Table 1, Figures 4-
5). The channel meets the physical criteria for. fish habitat established by the Washington State in WAC
222-16-D31: at least 2.0 foot bankfull width and less than 16% gradient The documented presence of
perennial aquatic invertebrates, including the relatively pollution·intolerant families Ephemeroptera and
Trichoptera:, indicates the stream channel bas not gone dry in recent years.
Compromising the condition of KeOilydale Creek through the addition of impervious area and the
associated stormwater runoff will further degrade the condition of the stream (Table 2). The South Puget
Sound Forum Indicators Report (fRPC, 2006) s1lIIlII:\arizes the local impacts of impervious area:
"Among other variables, studies have found a strong relationship between the amount of
impervious surface and forest cover in a basin or watershed, and the health of streams
and other w.ater resources. The greater the ·amount of .impervious area and the
corresponding loss of forest cover, the less water that is absorbed into the ground -being
.fiItered naturally and slowly returning to our ground water .or stream systems. Increased
surface runoff leads to more pollution in our streams and inlets, to Jllgher and increased
numbers of flood events, and to degradation of our streams and stream beds." (South
. Puget Sound Environmental Quality -Economic Vitality Indicators Report, July 2006).
King County's May Creek Basin Plan (2001), developed for the Lake Washington tributafy
immediately to the north of Kennydale Creek, states:
3
Fig.2. Upper Kennydale Creek study reach in Renton, W A. Field assessment locations are represented by
the yellow stars.
2
------------------------------
DEPARTMENT OF COMMUNITY
AND .ECONOMIC DEVELOPMENT
M E M 0 RAN D U
DATE: May 2, 2012
TO: Bonnie Walton, City Clerk's Office
M
FROM:
SUBJECT:
Carrie K. Olson, Plan Review x7235 dO
JOEY'S SHORT PLAT, LUA-l1-()66-SHPL
Attached please find two sets ofthe above-referenced original Mylar and three paper
copies ofthe Mylar for recording with King County.
The recording instructions in order are as follows:
1. Record the short plat mylars.
2. Request King County to return one of the executed mylars to us for our records.
Please have the Courier take these documents via 8-hour service. A check in the
amount of $15.81 made out to Champion Couriers is attached.
According to Finance, the King County recording fees for this and all subsequent plat
recordings should be charged to account #000000.007.559.60.49.003.
PI~ase call me if you have any questions. Thank you.
Cc: Kayrell Kittrick (Notice of Recording)
Jan Conklin
Yellow File
i:\planreview\colson\Shortplats iOI2\joey's shpl 07m clerkrecord new format.doc
Printed: 05-01-2012
Payment Made:
eITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA11-066
05/01/2012 11 :47 AM Receipt Number:
Total Payment: 1,205.75 Payee: W H HUGHES #3258
Current Payment Made to the Following Items: .
Trans Account Code Description
5045 304.000000.009.345 Fire Mitigation-SFR
5050 305.000000.016.344 Traffic Mitigation Fee
Payments made for this receipt
Trans Method Description Amount
Payment Check #3258 1,205.75
Account Balances
Amount
488.00
717.75
.,
Trans Account Code Description Balance Due
3021 303.000000.020.345 Park Mitigation Fee
3080 503.000000.004.322 Technology Fee
3954 650.000000.000.237 Special Deposits
5006 000.000000.007.345 Annexation Fees
5007 000.000000.011.345 Appeals/Waivers
5008 000.000000.007.345 Binding Site/Short Plat
5009 000.000000.007.345 Conditional Use Fees
5010 000.000000.007.345 Environmental Review
5011 000.000000.007.345 Prelim/Tentative Plat
5012 000.000000.007.345 Final Plat
5013 000.000000.007.345 PUD
5014 000.000000.007.345 Grading & Filling Fees
5015 000.000000.007.345 Lot Line Adjustment
5016 000.000000.007.345 Mobile Home Parks
5017 000.000000.007.345 Rezone
5018 000.000000.007.345 Routine Vegetation Mgmt
5019 000.000000.007.345 Shoreline Subst Dev
5020 000.000000.007.345 Site Plan Approval
5021 000.000000.007.345 Temp Use, Hobbyk, Fence
5022 000.000000.007.345 Variance Fees
5024 000.000000.007.345 Conditional Approval Fee
5036 000.000000.007.345 Comprehensive Plan Amend
5045 304.000000.009.345 Fire Mitigation-SFR
5050 305.000000.016.344 Traffic Mitigation Fee
5909 000.000000.002.341 Booklets/EIS/Copies
5941 000.000000.007.341 Maps (Taxable)
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
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.00
.00
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.00
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.00
.00
R1201942
.---c-c----~--------___:_~--------.-----------------------------,
Denis L~w
Max or
.,April24,2012
Mr.BillHughes
•
WH Hughes Homes ,
Department of Com;;'~nity and Economic Development, ,.,
" .". Alex Pi~tsch)\dminisirat6r
,i4401Issaciu~h:HorbartRd SE
Issaquah WA 98927-6~J25 .
"JOEY'S SHORT PLAT, LUA-ll~066-SHPL , -.. ,."., . , ,SUBJECIT:
. ~ ..
",The review submltt<il on the above:mentioned short plat has beencorripleted and th'e '
, "followingcomme~ts have been:returried. " ," " , ',," '
" '" SHORT PLAT REVIEW COMMENTS: (These items are required to be com'pleted p~ior to
recording of the sh0r:t plat.) ,. ' . '. ," " " '. ' "
, .'
'1. Pay the Transpo'rtation a~dFire Mitigation Fees in the amountof $1;205,75 f~r i lot
u~denUAil-066 made payable to the(:jtyof Renton, These fees may be paid at
the Customer Services Counteron,the 6th floor of Renton CitY Hall. ' . . ,',,-.' '.' -'".", ,"
2, ' Provide a PMT ofthe final short plat drawing.
,'When the above items are completed; you ~ay submit the signed and notarized short plat·
., 'Mylar (one o~igin~1 Mylar an'd one copy/on Mylar) of.eachsheet) along with a check in the
'amount of $iS,81 (current couri~r fee) made outtoCtiampion Courie~s,' ,
Should youn~ed to discuss any~6rtion ofthis letter please contact me at (425) 430-7235,
" • I ' '. . .. .'
Si ncerely; ,
Carrie K, Olson
'. ' . .'
: Development Services; Plan 'Review
" E-m~iled To: Touma Engineers '. mhtouma@'aoLcom
Cc: Yellow File
" ,-I:~lanReview\COLSON\Shortpi~t:' 2~12\Joe~s s~r.: 06L Re.quest M~larStop:?Oc.
R~mton City Hall .'.1 O~5 So'uth Grady Way • Renton, Washington 9S0?? ~ rento~wa·.g~v
. . ~ .
.,----------------------------------
.
• COMMUNITY & ECONOMIC
DEVELOPMENT
•
MEMORANDUM
DATE:
TO:
ROUTE TO:
FROM:
SUBJECT:
March 29, 2012
Jan lilian, Plan Review
Kayren Kittrick, Plan Review ;tr)
Carrie Olson, Plan Review LY
Joey's Short Plat, LUA-ll-066-SHPL
Attached is the most recent version of the above-referenced short plat. If all review
concerns have been addressed, please sign below or return your comments as needed.
Thanks.
Attachments included:
• Letter of Compliance
• Lot Closures
• Title Report
• Short Plat drawings .
Also provide the following information requested by Gregg Zimmermen as requirement
of project closeout and signing of short plat mylars.
Status Of: Ac~egl~!! R~I~te!!
'i. P[!!le~ #~
As-Builts
Cost Data Inventory
Bill of Sale
Easements
(Water, Sewer, Utilities,
Hydrant, etc.)
Deed of Dedication
Restrictive Covenants
Maintenance Bond
Comments:
Approval: ~""'" -¥.. ¥. ~ck
Ka r Kittrick
Cc: Yellow File
Comments
Square Footage:
Release Permit Bond
i:\planrcview\colsonlshortplats 2012\joey's shpl DIm pr-ts reviewstart newformat.doc
NA
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DATE:
TO:
FROM:
•
COMMUNITY & ECONOMIC
DEVelOPMENT
•
M E M 0 RAN DUM
.. April 10,2012
SUBJECT:
Bob Mac Onie, Technical Services
Carrie Olson,Plan Review cP
Joey's Short Plat, lUA-ll-066-SHPl
Attached is the most recent version of the above-referenced short plat The following
attachments are enclosed for your review:
• Short Plat drawings
If all review concerns have been addressed, please sign below or return your comments
as needed. Thanks.
. -.~~~) APprov;rse~-~ ~
Robert T ac Onie, Jr.
Date: -4/2.-4/2 .0 \ z-
Cc: Yellow File
i:\pianreview\colson\shortplats 2012\joey's shpJ 04m ts reviewstart newfonnat.doc
COMMUNITY & ECONOMIC
DEVELOPMENT
•
MEMORANDUM
DATE: April 10, 2012
TO: Sandy Minniti, Development Services
FROM: Carrie Olson, Plan Review
SUBJECT: Joey's Short Plat, LUA-ll-066-SHPL
A copy of the above mentioned short plat is attached for your information. If you have
comments or changes in addressing. please let me know.
i:\planreview\colson\Shortplats 2012\joey's shpl OSmjan c. reviewstart newformat.doc
• • COMMUNITY & ECONOMIC DEVELOPMENT
MEMORAN DUM
DATE: April 5, 2012
TO: Jerry Wasser, Planning
FROM: Carrie Olson, Plan Review
SUBJECT: Joey's Short Plat, lUA-U-066-SHPl
Attached is the LUA folder for the short plat. We are in the final review stage of recording this
short plat.
• PMT's will be provided with signed Mylar.
• Mitigation fees will be paid at recording in the amount of $1,205.75.
• Please sign-off landscape drawing and return to me.
• On 4-6-12 you wrote that you spoke with the applicant, Bill Hughes. He has relocated the
shed outside the 35' stream buffer area thereby not requiring a demo permit. The split
rail has been installed and is waiting for the signs to be added to the fence. He will provide
photos at that time.
• Jerry, please provide a copy of the photos of the fence and sign installation when they are
available so I can include them in the LUA folder.
Please sign and date below and return to me when you have accepted this project as completed.
Thanks.
Date :-,t.-r--':"-'f-
Cc: Yellow File
I:\PlanRevieW\COLSON\Shortplats 20 12\Joey's Short Plat SHPL 03m PlanningReview.doc
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'-'I _I A ' IN ~ liJ 1 V ( I 7,823 SF) : ' :'l' t;s CC) : 1 <D
il 00 4G.sa : C\.l Or \ I i :0 tf) 9.03' 8.41': 0 . ------1-----------255~Os:_--58§~Gt8~w----------------------J z
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(18,354 SF) if! f'-.I
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F' Io"-'d"~ cl.. r"i ! i ~-----------------------------~------------~ 255 _ 14' S89° I 3'58" W -----------------
pin -334390-3602
2208 Jones Ave NE
Renton, WA 98056
N
•
•
• o
TOUMA ENGINEERS
& LAND SURVEYORS,PLLC
6632 S 191"' PlACE, SUIlE E·102, KENT, WA 98032
TEL 425-251-0665 FAX 425-251-0625
E-mail Address:mhtouma@aol.com
Trarsnittal
TO:
City of Renton
1055 South Grady Way
Renton, WA 98043
Altention: callie Olson
Date:
Joey's Short Plat LUA11..Q66.SHPL
SUBJECT:
FROM: Dan Touma
We are submitting the following documents:
(3) Revised plans
April 9, 2012
If you have any question with respect to this transmittal, please call me.
• •. ~/;¢t;5F'\1:~~1,~
3/2/2012
Jo.ey Short Plat
f'.jA~ 28 2012
RECEIVED
2208 Jones Ave NE
Renton WA 98056
LUA11-066, ECF, SHPL-A
Please be advised that all conditions of the Joey Short Plat have been satisfied.
Item 1) Complience of all environmental Mitagation Measures
1) Install spilt Rail Fence and signage
2) Native Growth Protction Easement (NGPE) will be shown on Final Short Plat Map -:s: _ '~ __
,>:'" " / ! " )\ 3) Existing Shed will be taken down and lor relocated just outside 35 Ft Line-D-a/)ll"-<l! fihV·VIAV· f
Item 2) Transporation fee of $717.75 will be paid just prior to recording final short plat
Cb}~l~~
, '{ i-i
/
/ Item 3) Fire Mitagation Fee of $488.00 will be paid just prior to recording of final shoet plat
If (;1.06 ,J 5 /
/
Denis Law
Mayor
April 5, 2012
Mr:.Bili Hughes .
'.
, WH,H'ughes:Homes
i4401'lss~qiJah-HorbartRd SE .'
Iss~quah WA 98027-6925 ' . ;,. .
. ' . ,>.
" '" '. -', "'" , .' ;, " .. "--..
,Department of Community ~ndEconom;"c De~~lopment
'...' . ' Alex.Pietsch, Administrator
, ' 0, '.' ,',
SUBJ~CT: . JOEY'S SHORT PLAT, LUA~11~066-SHPL . ':! .
'.' ' .. '
'," " The review on the above'mentioned shbrt plat has been cornpleted and the following ccimmen,tshave'
been returned, Please review these comments and make the necessary changes, .Once 'changes have .'
,b~en completed please resubm'it tllr~e copiesof the short plat dr~wings and three 'copiesof a~y other
relaied docume'nts, c. ',' ...' , ,"
')
SHORT PLAT REVIEW COMMENTS: (These items are r~quired to be,completed prior to recording of the,
short plat)' , , . . , " , . -",
COMMENTS FROM:' Bob Mac Onie -425-430-7369"
. . ~
1. Note the dtyof Rent~n land record number, LND-20-0565, ?nthe short plat, '
2,TheC;ty Of Renton "APPROVALS" block is signed by the Citvof Rent~nAdministrator, ,,',
Departm'ent'of Public'Works,
3, Add a note on the short plat stating that, Lots 1 and 2 ~fthe short plat have a no~-
'"sever~b'le,e-q~al and undivided interest in Tract 'A': • " ,'" ,
PI~a. ~e conta~t .. Ja. ~ 1I.lian, ~Ian~evie;";er-425-4~.O,-7216 !JL. ivil,const~ucti?n items to b.e'comPleted, , '
-5I,e I!as IIots'gR,Ctf QRtl,,! flFejeet ¥e~~ ~:--ij\3 }'f~\;}., ' ,',,', , •• ,
, shouid you need ,to disi:uss any portio'n of this letter please contact me at (425) 430-7235, ' '., , , .. . .
Sincerely,
~'Ka~
arrieK, Olson " ' .. , ': :, '"
Development Services, Plan Review
, ' ,
E-mailedTo:T~umaEngi~eersinhtou·ma@aoLcom , . ". .
.Cc: ,Yello~ File ." '", !
, ,
I:\PlanRev}~W\CO~SO~hortPlats 2012Voey SHPL 02l Change RequestStop~doc . .' , . " " . >'.
Renton City Hilll '. 1055 South Grady Way ~: Renton, Washjngton, 9805;' renton';~,g~v,
' .
,-----------•
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORAN DUM
April 5, 2011
Jerry Wasser
Bob Mac onieLl)
Joey Short Plat, LUA-ll-066-SHPL
Format and Legal Description Review
I have reviewed the above referenced short plat submittal and have the following
comments:
Note the City of Renton land record number, lND-20-0565, on the short plat.
The City of Renton "APPROVALS" block is signed by the City of Renton Administrator,
Department of Public Works.
Add a note on the short plat stating that lots 1 and 2 of the short plat have a non-
severable, equal and undivided interest in Tract 'A'.
h:lfile sysllnd -land subdivision & surveying recordsllnd-20 -short platsI056SGoey)\rvlI040S.doc
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255_ 14' S89°1 3'58" W
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'"" '""
•
•
N ~LAJ pin -334390-3602 LA,jn5LA~L
2208 Jones Ave NE
Renton, WA 98056
Carrie Olson
From:
Sent:
To:
Subject:
•
Jan lilian
Thursday, March 29, 2012 10:33 AM
Carrie Olson
FW: Joey's SP
•
Disregard my comment below regarding Park and Fire $. For sure, one transportation fee is due.
From: Jan lilian
Sent: Thursday, March 29, 2012 9:55 AM
To: carrie Olson
Subject: Joey's SP
Carrie,
The one new lot is subject to payment of a transportation mit $ because this short plat was subject to SEPA review. No
mit $ are collected for Parks or Fire.
Jtu1/ Ill£tu1/
City of Renton
Development Services
lOSS -S. Grady Way 6th floor
Renton, WA 98057
425-430-7216
iillian@rentonwa.gov
.. ", .
1
3/2/2012
Joey Short Plat
2208 Jones Ave NE
Renton WA 98056
•
LUA11-066, ECF, SHPL-A
•
Please be advised that all conditions of the Joey Short Plat have been satisfied.
Item 1) Complience of all environmental Mitagation Measures
1) Install spilt Rail Fence and signage
2) Native Growth Protction Easement (NGPE) will be shown on Final Short Plat Map
3) Existing Shed will be taken down and lor relocated just outside 35 Ft Line
Item 2) Transporation fee of $717.75 will be paid just prior to recording final short plat
Item 3) Fire Mitagation Fee of $488.00 will be paid just prior to recording of final shoet plat
... .., .
-------------------------------• •
Lot Map Check
t~",o O"""T~v.
b fif4,p.2 " "'~tv~ttt'
'l'~Ct'" U l(}ll
"IVS;
---------------------------------------------------------------------------~
Lot name: LOT 1
North: 189642.9882 East: l303719.0818
Line Course: S lr-46-15 W Length: 71.83
North: 189572.6687 East: l303704.4287
Line Course: S 89-l3-58 W Length: 102.50
North: 189571.2962 East: 1303601.9379
Line Course: N 00-33-10 E Length: 70.02
North: 189641. 3130 East: l303602.6l34
Line Course: N 89-10-36 E Length: 116.48
North: 189642.9867 East: 1303719.0814
Perimeter: 360.82 Area: 7,670 sq.ft. 0.18 acres
Mapcheck Closure -(Uses listed
Error Closure: 0.0016
courses, radii, and deltas)
Course: S 17-03-51 W
East: -0.00047 Error North: -0.00152
Precision 1: 227,442.04
Lot name: LOT 2
North: 189496.9313
Line Course: N 89-l3-52 E
North: 189498.1077
Line Course: N 11-46-15 E
North: 189572.6662
Line Course: S 89-13-58 W
North: 189571.2937
Line Course: S 00-33-10 W
North: 189496.9272
East: 1303601.2254
Length: 87.67
East: 1303688.8875
Length: 76.16
East: 1303704.4240
Length: 102.50
East: 1303601.9332
Length: 74.37/,
Eas't!"'!" 1303601. 2157
Perimeter: 340.70 Area: 7,069 sq. ft. 0.16 acres
Mapcheck Closure -(Uses
Error Closure: 0.0106
Error North: -0.00411
Precision 1: 32,252.73
listed courses, radii, and deltas)
Course: S 67-07-36 W
East: -0.00973
, .. . •
Lot name: NGPE
North: 189498.1078
Line Course: N 89-13-52 E
North: 189500.3551
Line Course: N 00-28-45 E
North: 189644.9801
Line Course: S 89-10-36 W
North: 189642.9902
Line Course: S 11-46-15 W
North: 189498.1122
East:
Length:
Length:
Length:
Length:
---------
•
1303688.8915
167.47
East: 1303856.3464
144.63
East: 1303857.5560
138.48
East: 1303719.0903
147.99
East: 1303688.9006
Perimeter: 598.57 Area: 22,108 sq. ft. 0.51 acres
Mapcheck Closure -(Uses
Error Closure: 0.0101
Error North: 0.00442
Precision 1: 59,034.58
listed courses, radii, and deltas)
Course: N 64-09-55 E
East: 0.00913
•
Project: 525254
------ --------Lot-Map Check
Lot name: LOT 1
North: 189644.9781
Line Course: S 89-10-36 W
North: 189641. 3145
Line Course: S 00-33-10 W
North: 189571.2978
Line Course: N 89-13-58 E
North: 189574.7128
Line Course: N 00-28-42 E
North: 189644.9804
•
Wed Mar 07 15:01:36 2012
East: 1303857.5499
Length: 254.96
East: 1303602.6162
Length: 70.02
East: 1303601.9406
Length: 255.04
East: 1303856.9578
Length: 70.27
East: 1303857.5444
Perimeter: 650.29 Area: 17,882 sq. ft. 0.41 acres
Mapcheck Closure -(Uses
Error Closure: 0.0059
Error North: 0.00222
Precision 1: 110,913.34
listed courses, radii, and deltas)
Course: N 67-47-02 W
East: -0.00543
Lot name: LOT 2
North: 189574.7129 East: 1303856.9632
Line Course: S 89-13-58 W Length: 255.04
North: 189571. 2979 East: 1303601.9461
Line Course: S 00-33-10 W Length: 74.37
North: 189496.9313 East: 1303601. 2286
Line. Course: N 89-13-52 E Length: 255.14
North: 189500.3551 East: 1303856.3456
Line Course: N 00-28-42 E Length: 74.36
North: 189574.7125 East: 1303856.9664
Perimeter: 658.91 Area: 18,965 sq. ft. 0.44 acres
Mapcheck Closure -(Uses
Error Closure: 0.0032
Error North: -0.00037
Precision 1: 205,624.16
listed courses, radii, and deltas)
Course: S 83-22-03 E
East: 0.00318
.. ' .. ·cn· .. .. .. .. ..
* .. It ..
Order No.:
• Old Republic Title, Ltd.
5207093872
SHORT PLAT CERTIFICATE
•• SECOND REPORT ••
Unit:
•
Date: February 9, 2012 at 8:00 a.m.
Fee:
Sales Tax:
Total:
$ 200.00
$ 19.00
$ 219.00
FOR INFORMATION AND ASSISTANCE ON THIS ORDER CONTACT: LYNNWOOD OFFICE
Mike McCarthy, Title Officer (mmccarthy@ortc.com)
Marlene Graber, Title Officer (mgraber@ortc.com)
Stephanie Dvorak, Title Officer (sdvorak@ortc.com)
Cindy Fraser, Assistant Title Officer (cfraser@ortc.com)
Minda Obey, Assistant Title Officer (mobey@ortc.com)
Telephone: (425) 776-4305 Fax: (425) 776-3350
4114 198th St SW, Suite #4, Lynnwood Washington 98036
Reference:
ATTN BILL HUGHES
W. H. HUGHES HOMES
15220 CEDAR GROVE RD SE
ISSAQUAH, WA 98027
Ladies/Gentlemen:
In the matter of the plat submitted for your approval, the Company (Old Republic National Title Insurance
Company) has examined the records of the County Auditor and County Clerk of King County, Washington, and the
records of the Clerk of the United States Courts holding terms in said County and from such exami ion hereby
certifies that the title to the following described land, Situate in said King C unty, to-wi·
Vested in:
WH HUGHES JR. CO., INC., a Washington corporation
Legal Description:
SEE ATTACHED EXHIBIT "A" FOR LEGAL DESCRIPTION
FOR SPECIAL EXCEPTIONS, SEE ATTACHED:
0793872 Page 1
•
EXHIBIT "A"
The South half of Tract 294, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIVISION NO.4,
according to the plat thereof recorded in Volume 11 of Plats, page 82, records of King County, Washington.
EXCEPT the North 150 feet thereof;
SITUATE in the County of King, State of Washington.
END OF EXHIBIT "A"
0793872 Page 2
•
SPECIAL EXCEPTIONS:
1. Rights of parties in possession and claims that may be asserted under unrecorded instruments, if any.
2. GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENCY; 1ST HALF DELINQUENT
ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1:
For year:
Amount Billed:
Amount Paid:
Parcel No.:
Levy Code:
2012
$ 2,975.20
$ 0.00
334390-3602-07
2100
ASSESSED VALUATION:
Land: $ 155,000.00
Improvements: $ 69,000.00
3. DELINQUENT GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENT; 1 ST HALF
DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1:
Year
Amount Billed
Amount Paid
Parcel No.
Levy Code
Assessed Valuation
Land
Improvements
2011
$1,443.19
$419.73
334390-3602-07
2100
$173,000.00
$82,000.00
4. DEED OF TRUST to secure an indebtedness of the amount stated below and any other amounts payable
under the terms thereof:
Grantor:
Trustee:
Beneficiary:
Loan No.:
Amount:
Dated:
Recorded:
Recording No.:
WH Hughes Jr. Co, Inc, a Washington corporation
Old Republic Title, Ltd.
Marine Heights, LLC
Undisclosed
$250,000.00
August 5, 2011
August 15, 2011
20110815000256
5. ASSIGNMENT OF RENTS AND/OR LEASES, GIVEN AS SECURITY, AND THE TERMS AND
CONDITIONS THEREOF:
Assignor:
Assignee:
Amount:
Dated:
Recorded:
Recording No.:
0793872
WH Hughes Jr. Co., Inc., a Washington corporation
Marine Heights, LLC, a Washington limited liability company
$250,000.00
August 12, 2011
August 15, 2011
20110815000258
Page 3
• •
6. DEED OF TRUST to secure an indebtedness of the amount stated below and any other amounts payable
under the terms thereof:
Grantor:
Trustee:
Beneficiary:
Loan No.:
Amount:
Dated:
Recorded:
Recording No.:
WH Hughes Jr. Co, Inc., a Washington corporation
Old Republic Title, Ltd.
Lorraine Taylor
Undisclosed
$30,000.00
August 5, 2011
August 16,2011
20110816000387
7. Matters as contained or referred to in an instrument,
NOTE 1:
Entitled
Recorded
Record of Survey
May 13,2011 in Official Records under Recording Number 20110513900006
The liability of the Company under this Short Plat Certificate shall be limited to the amount of actual loss sustained
by the addressee because of reliance upon the information set forth herein, but in no event shall such liability
exceed the fee paid for this Short Plat Certificate.
RMKlrob (sd 2114/12)
0793872 Page 4
• ~ ._"._---<, •
DENSITY
WORKSHEET
City of Renton Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property: 1. 3G. JT7 7 -square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets**
Private access easements**
Critical Areas*
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
6. Divide line 5 by line" for net density:
----' square feet
- square feet
(O,,3COsquarefeet .sa ~tf1
2. (O,~ square feet
3. 2.b,417 square feet
4. _.---,~-=-I __ acres
5. __ 2..=-__ units/lots
6.
.~ 3.Z.~ • = dwelling units/acre
'Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deducted/excluded .
.. ** Alleys (public or private) do not have to be excluded.
r I :\F 0 J ms\P la Ilning\d ensi t y. doc . I . OJ/OS
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DEPART~ENT Of ASSESSMENTS RECORDING NO. VOL/PAGE
........ ~~ ... , ,~----~,. L I I " , T SCALI: (I"IMB'--
5UJI ," _ JO"
~1~ PORTION OF
334390-3502 .--!-SW 1/4 OF THE NE 1/4 OF SEC 5. l'VIN 23 N. RG 5 E, WM
.-~.----L
AQUIFER PROTECTION NOTICE
THE LOTS CREAlED H£RElN fl\LL ~ ZCHE :2 Cf" IIDmltfS AOLFER PROTECTION
AAEA .IJm ARE SUa.£CT TO THE RECUIROlENlS Cf" 1HE CITY OF" RENTON OROINN'lct
f4367 NIl AS IdoIENOOl BY 0R!lINJ,HCE: NO. 47-4<1. THtS OlY'S saL ~ IT
ORIHIQNG ",,,TO! IS ~ED f'ROU A 5HAl.l.OW Arum UIIO£R THt CIlYS SUFlFAC[.
1HERE IS NO NATURAL BARRI:R f!E1'IiIE£N 1)£ W,o,illi 1.1.!1.£ NIl CRot.t.'O SUflF"~
El(ll!(l.I.[ CARE: SltOULD BE EXDICS£D WtIDI HANDUNG ANY UWO SUBSTANCE: OTI£R
THNI W"'TEF. TO PRmrC'l FRa.I C(Nf"CT NTH THE: GR!1MD &JRfACE. IT IS THE
HOIIf(lIlHERS RESPONSlBUn TO PROTECT 1\1[ CIlYs DRINKING WATER.
LUA-XX~XXX-SHPL
LNO-XX-Xxxx
SURVEY NOTES
y (F R£/fT(JI Uti'< IJ34
ERSECllDtl JONES A Vi. HE '"
Uth SlRITT. FNO 1 IB" BR
t IN COHCRffi YON
o.SE (06/0()
191.115.1971
I.30J.5n.l040
~2~E mus'
EX CB NE 24t ,--~-?-<:~~
l:
' 0. -, .. u h STREET V -
EL = 2~5.9"_11'VI IIfIERSE FOU'40 • HE '" tI£~tf1 AEERO££tI A\IE
CAP lSI /2 REBAR '" PIN ~ CONCR S1RUT, FMD : "l/ 1'/""\ ""'" "'". ,,,"",, m.oo< .. ,,,;t
-.-':,., N 8910'36~ E 25~:,'
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'Ll, " ~l" ""'-:i,' !§J I ~~-!": 0 " L "" J!~ i '; '1"8· .-' : iil L_ ~iy, -:~stro"Jd
ci ::::; + I LOT 2 ,'ii: :Ji: -J. r--, <..; lI,B.B2 'Q.ll,~
o L I ! ,,'n, 504' ·---~---:------"N-8~113'58 '
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: :::; 16.96,~ .q.1l
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ORDINAAY liICI-I
'W"TER MAAK
INS1RUIoCENT: TCPCCfj Grl 3000W TOTAL S'TA'J'OII
t.l£THOO USED: F1EUl lRA\o£RSE WITH ACnJA:..
fIElD W£ASUREUENTS mil ANGI.£S
WA: 33Z-13O-£l9O
DAlE OF SlJR'oEY: MY 2011
BASS OF E£4RlNC: .K:WES "''0{ Nf (OU3:l'2J" £)
LEGAL DESCRIPTION
1HE SOUTH HALF OF 'tRACT 29~. co HUMANS
lAKE WASHNGTO'I GARDEN Cf" IIDI II't1SIOi NO
.(, ACCORDING TO 1HE PL.J,.T 1HElIEOr m:CORDED
IH \UJJUE 11 or I"I..ATS. PAGE B2. RECCIlOS Cf"
KlNG COUNT'!'. WASHINGTON.
EXCE'T THE NCRlH 150 FEET lHERElJf;
SITUATE IN !HE COOHT'r CF lONG. STATE (I'
'WASHINGTON.
·r~·:
ENGINEER / SURVEYOR
~!
TOUMA OiG1NEEf!:S ok LANO SJR\£lORS
6632 S 191st PLACE g)lTE E -102
KENT, WIoSM1NCTON 96032
LORR,tJNE T"'YLOR IRE rENe.:: OWNER
_ 2206 .JJNE5 ,1.11( NE
. _ FOUND 1 IRON RENTON, WA 96058
AlDER I . -~'i/ PIPE (7/2011) 425-44+-l367
. /. . . . I __ SHORT PLAT DATA
,;
~
"'" H
N , , --'--J------NUWBER CF' LOTS 1"R0000SED - 2
-r~AL
AIL~
5, 14'~ 'I roT"-S",'" OUT '''' ",'" ~ •
----~I----E FENCE~; CURRENT ZONINC _ R ... : "l, ......... -FOUHC I" :RO'I ![i ~, DENSITY Pffit.llTTnl _ ... UNITS PEl< ... CRE G O\ ...... l/ A.I:J;-j' "" """""'1 """U"~""~'" 00<""-'" 'Uj"'" f--. \ "'-"'Tc...-1M Q ~ ~5{).J3· PRoPOSED SQUAR£: FOOTAGE Of" Tli£ LOTS
" '" 0. -,,,-,,'-,,'W \ ,_ n,"""" -IlIM EL -250.7S' . ~-w 2651172 (CRl arr Of RENTCJ> lolOO 1369 2 _ 16.965 sq. ft.
t
--l/gSO t 6,5 e>o
-~, /.$0 F'f'Z...
'~LolL of-5A~ry'
\ /aD'Yo
___ -~ I.: NE 2Dth S1l!E!1". FNO J-BRI\$S MON W
~v n ~ 585"'22 J. H la5±N or IN1!RSEcn(ltl ~(E}~
S BS702" VI 13Z.'j79 V PUNOi \lARK r; CCflO!E1T t,I(J<I IN CASE (07/2011) NE 20th STREET N_189,tln.O:n
REN10N I.lOO ,1a:l9 £-1,306,215.3011
liON' JONES A\IE HE .t INl[RSECTlL.'tI ABEROEDI A\IE N£ '"
STREET, fNO PIN IN HE 20'".b STREET. mo I'tI IN ~~J:I C...sE (1l7/2U11) COOC'.IlET;::.ION IN CASE (07/l0n)
5/i5.237
•• 17
rs CERTlFIC . .e.TE
y represents 0 su~vt')' mode
ny direction in conformonc~
ents at the Survey Recoroing
;t of Lorroine Taylor
'lI \::l
It. ~
7JfI: TOUMA ENGINEERS
LAND SURVEYORS,PLLC
JOEY SHORT PLAT
2208' JONES AVE 'NE
RENTON, WA 96056
V£ST VAU..E:Y EXECUl1VE PARK 0_. BY O"TE .JOEl NO.
w o <
'" ~
~~,:;,;;o'%o <'it~>
iI,\ ,'0 I"~~ U~ I
l6J2 5OIJ]1; ,OIST Pl.O.C[. sum: (-'1)2 'ICO<T. 11M IfIL032 0"1' T. JULY 2011 52S-HS-0\1
pttCt£ (4lS) 2!i'-oe~ F.o,x (~:!:i)::"---OC:; fc:cCH<~,C,",""----!",CcC",,7:"':"'--+:~C'~n=------f
Certificate No. 3-8992 ""' 1'·30' ,~,
/0, ::,e>e Fr~
,
, ,
•
•
,
·~ • PLANNING DIVISION ...
WAIVER OF SUBMITTAL REQUIRE'1VIENTS
FOR LAND USE APPLICATIONS
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
PROJECT NAME: -I--=p'--''-'----='''--'='''>-l.----
3. Building
4. Planning
H'\CEO\Data\Forms·Templates\Self-Help Handouts\Plannrng\waiverofsubmittalreqs.xls 06/09
" ." --'. •. PLANNING DIVISION .-
WAIVEROF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Inventory of Existing Sites 2
Lease Draft 2 AND 3
Map of Existing Site Conditions 2 AND 3
Map of View Area 2 AND 3
Photosimulations 2AND 3
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
PROJECT NAME: -+-=='--+-\._=-"""' ......... -..,. __ _
3. Building DATE: ____________ _
4. Planning
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs.xls 06109
• •
August 4, 2011
Bill Hughes
WH Hughes Homes
14401 Issaquah-Hobart Rd SE
Issaquah, WA 98027-6925
AOA
F:,~ ~'f'!r\) :e:I-I!,",f):1 gll"irolllllGlllnl
Planning &
Lalldscape
Arcilil{,cjure
AOA-4072
SUBJECT: Revised Critical Areas Review for Joey's Short Plat (File No. 11-021)
2208 Jones Ave. NE, Renton, WA (Parcel 334390-3602)
Dear Bill:
On June 30, 2011 I conducted a wetland and stream reconnaissance and
delineation on the subject property utilizing the methodology outlined in the 1997
Washington State Wetlands Identification and Delineation Manual. The primary
focus of the initial reconnaissance was on the southwestern portion of the site in the
vicinity of a proposed new residence to be constructed as part of the short plat. A
subsequent site visit was conducted on July 26, 2011 to map the approximate
location of a wetland located in the northeastern portion of the site.
Existing Conditions
The northwest portion of the site is currently developed with an existing single-family
residence and associated detached out-buildings. The southwestern portion of the
site in the vicinity of the proposed residence consists of a flat mowed upland lawn.
Soil borings taken throughout this portion of the site revealed dry, non-hydric, high
chroma soils and there was no evidence of ponding or prolonged soil saturation.
Kennydale Creek drains from south to north through the central portion of the site.
During the initial field investigation, the ordinary high water (OHW) of the west side
of the stream was delineated. The delineated boundary was subsequently surveyed
by Touma Engineers and Land Surveyors, PLLC and is depicted on the survey
drawing. Kennydale Creek is considered a Class 4 stream by the City of Renton
and would require a 35-foot buffer.
Kennydale Creek on the site consists of a well-defined channel that appears to have
been historically ditched. Vegetation along the stream banks is mowed to the edge
of the channel and plant species within and adjacent to the channel at the time of the
field investigation consisted almost entirely of reed canarygrass (Phalaris
",
Bill Hughes
August 4, 2011
Page 2
•
arundinacea) and watercress (Rorippa nastUlTium-aquaticum). Woody vegetation
along the stream corridor was generally restricted to one twin red alder (Alnus rubra)
tree adjacent the southern portion of the channel.
In addition to Kennydale Creek, a disturbed wetland was observed in the
northeastern portion of the site. The approximate location of this wetland was
mapped during the July 26, 2011 site visit and is depicted on your density calculation
sheet (attached). The wetland consists of a shallow topographic depression that
appears to extend slightly off-site to the north. Vegetation within the wetland at the
time of the site visits included Pacific willow (Salix lasiandra), Himalayan blackberry
(Rubus discolor), reed canarygrass, creeping buttercup (Ranunculus repens), giant
horsetail (Equisetum telmateia), Watson's willow-herb (Epilobium watsonil), and
scattered skunk cabbage (Lysichitoll americanum). Hydrology within the wetland
was generally assumed based on the presence of disturbed hydric soils.
Since this wetland is located more than 15 feet from the eastern OHW of the stream,
and the maximum possible buffer from this wetland would be 50 feet, the buffer from
Kennydale Creek would be more restrictive. The maximum 50-foot buffer is based
on the unlikely possibility that the wetland is a Category 2 rather than a more likely
Category 3 wetland which requires a 25-foot buffer per RMC 4-3-050M.6.c.
Priority Habitats and Species
As part of the stream assessment, the Washington Department of Fish and Wildlife's
Priority Habitats and Species database was reviewed. This database does not
indicate that any priority habitats or species are located on or adjacent the property.
In general, the habitat value of the on-site riparian corridor is relatively low due to the
historic and on-going vegetation maintenance that has resulted in a low plant
species and structural diversity along the stream channel.
Conclusion
As part of the proposed short-plat, a single-family residence would be constructed
within the lawn in the southwestern portion of the site. It is my understanding that
since: 1) the proposed residence would be constructed outside of the 35-foot stream
buffer and 2) there is no proposed activity within the wetland area located east of the
stream, there are no proposed critical area impacts on the site.
i
_ Bill Hughes
August 4, 2011
Page 3
• ..
If you have any questions regarding the reconnaissance or stream delineation,
please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist
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,--------------
Denis Law
Mayor •
. September 21,2011 . D~partment of Community and Economic Development
.. . Alex Pietsch, Administrator
Karen Walter
Muckleshoot Indian Tribe Fisheries Di~ision
39015 172 nd Avenue SE
Auburn,WA 98092
SUBJECT: JOEY'S SHORT PLAT, LUAll-066, ECF, SHPl-A
Dear Ms. Walter:
Thank you.for your email of September 7,2Cni regardingJoey's Short Plat, LUAll-066, .
ECF,SHPL'A. In that email you ask what the basis is for classifying KennydaleCreek as a
Class II Stream in this area and you provide ·suggestions· for stream buffer enhancement.
< • " ,
Renton Municipal Code (RMC) 4-H50Q, Fig~re 4-3-050Q4 (copy attached) identifies
Kennydale Creek as a Class4 stream in this viCinity. Rrvic 4+050L.l.a.iv identifies Class
. 4 waters as ·non-salmonid-bearing during years of normal rainfall. A check dam on
Lower Kennydale .Creek would likely.renderthe stream course impassable to salmon .. . . -, ' '. .
The project is to subdivide the existing pa~cel which would create one additional lot.
Both lots would be oriented ea~tjwestand Keni1Ydaletre~k would remain uhtouched .
.. The buffer. for Class 4 str~ams isa minirilUm of 35 feet. The applicant is proposing to
m'aintainthat buffer and staff will recommend that asplitrailfence be installed along
the buffer boundary. Because the 35:foot buffer area will be maintairied,there isno
essential nexus to require buffer enhancement. .
Itr~st that your concerns have been addres~edi~ this letter.
. Please contact me at (425) 430-7382 or gwasser@rentonwa:govifyou have any
questions.
···.tt~
Gerald C. Wasser
Associate Planner
Attachment
. .'
~enton City_ Hall • 1 OSS'South ~rady way" _ Rento~, Was~ington 98057 • 're~tonwa:go~
Figure 4-3-050Q4
STREAMS AND LAKES
•
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Community & &ooomic De\·dopmcn\
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_....-...... u.re., ......... t.I .... Cli,,~ ................. ....,.-... ___ "_-.,.WUL'IiiI_! .... _I(o~.
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•
Water Classes
12::.:-;:':! City lim~ -\'Vat.er Ctass 1 -..,.-'va.at~r Clau.3
,...-., . . L-J PAA Bcmdary _ ..... -Wat-ar Class 2 === v.ater CIEis.a .4
Iitttftft1 CUlvert .
Denis Law
Mayor •
September 21,2011 Department of Community and Economic Development
. ., .: Alex Pietsch, Administrator
Susan Rider
1835 NE20th Sttreet
Renton, WA. 98057
SUBJECT: JOEY'S SHORT PLAT, LUAU-066, ECF, SHPL-A
Dear Ms. Hider:
. .
Thank you for your letter regarding Joey's Sh~rt Plat, LUA11-066,ECF, SHPL-Athat we
received on September 9, 2011. Your comments haye b'een added to the file for the
decision-maker to consider.
While I appreciate thehistoryimd background, as well as the supplemental materials,
you provided on Kennydale Creek, this project is for the subdivision of land to create.
one additional lot in the Residential-,: 4 dwelling units per acre (R-4) zone, The.
classification of Kennydale creek is not at issue.: The project would maintain the
minimum 35-foot buffer area required for <iClass 4 stream, .'
. i will include yoil as a Party of Record··for Joey'sShort Plat, LUAll~066,ECF, SHPL-A. . '. . . , . .
You may contact me at (425) 430"73820rgwasse·r@rentonwa,gov.
Gerald C Wasser'
Associate Planner
'~ ..
. .
'.~. '.' ~ .. ~
Renton City Hall • 10S5 South Grady Way • Renton, Washington 98057 • rentcowa.gov
Denis law
Mayor
September 21, 2011
William E. O'Connor
•
921 South Washington Street
Port Angeles, WA 98362
Department of Community and Economic Development,
, ' Alex Pietsch,Administrator '
SUBJECT: JOEY;S SHORTPLAT, LUAU-OGG, ECF, SHPL-A '
Dear Mr. O'Connor:'
Thank you for your letter regarding Joey~s Short Plat, LUAU-OG6, ECF, SHPLCA that we
received on September7, 2011. Your comments have been added to the file for the
decision-maker t; ~onside~. " ' '
,Your' comments'are much app,reciated~ I~ your'letter you stated that youwe~e certain'
,that Susan·Rider would be contacting me regarding this matter, In fact, Ms. Ri.der did
contact me by mail and provided backgro~nd and history, including some supplemental
materials regarding Kennydale Creek. This' project is for the subdivision of land to create
. one additional lot in the Residential-4 dwelling units per acre (R-4) zone. The'
classification of Kennydale Creek is not at issue. The project would maintain the
, minimum35-foot buffer area required fora.Class 4 stream. ' ,
, I will include you as a Party of Record for JoeY's Short Plat,LUAl1-066, ECF, SHPL-A.
, . .. .. . .
You may contact me at (425) 430-7382 or gwasser@rentonwa.gov. , , ,
Sincerely, . /~M·.
IdCW
'" ~,
ra . ass r
Associate Planner
Renton City Hall • 1 ass South Grady Way • Renton, Washi~gton 98057 '. rentonwa.gov
• • City of Renton Department of Community & Economic Development
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: SEPTEMBER 2011
APPLICATION NO: LUA1 DATE CIRCULATED: AUGUST 2011
APPLICANT: Wilford H PROJECT MANAGER: Wasser
PROJECT TITLE: , Short Plat PROJECT REVIEWER: Jan lilian
SITE 0.85 acres EXISTING BLDG AREA uare feet
LOCATION: 2208 Jones Avneue NE PROPOSED BLDG AREA
SUMMARY OF PROPOSAL: Applicant requests to subdivide a 36,847 square foot parcel into two lots. The two resulting lots would be
17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek, a Class 4 creek, is present and bisects the site. A Category 2 or 3
wetland (3,500 s.f.) is present on the northeast portion of the site. Both proposed lots would gain access from Jones Avenue NE.
An existing house and two sheds are located on what would be Lot 1. The existing buildings are proposed to be retained. Once
the wetland and stream area is deducted the resulting net developable area is 0.73 acres. A two-lot short plat would yield a
density of 2.74 du/net acre. The site is generally flat. The project requires SEPA environmental review and short plat approval.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element 0/ the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Element of the Probable Probable More
Environment Minor Major In/ormation
Impacts Impacts Necessary
Earth
Air
Water ~ 0"'-
Plants
Land/Shoreline Use 'tilities.
Animals
Environmental Health PubNc Services .-
Energy/
Natural Resources
~~~=·~eet
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
itional information is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
,.
•
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVElOPMENT
•
MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
September 13, 2011
Jerry Wasser, Planner
Jan lilian, Plan Review gil
Utility and Transportation Comments for Joey's Short Plat
2208 -Jones Ave NE
lUA 11-066, ECF
I have reviewed the application for West Pacific Short Plat located at 16646 -109th Ave SE and have the
following comments:
EXISTING CONDITIONS
WATER Water service is provided by the City of Renton. There is an 8-inch water main in Jones Ave
NE. The existing home at 2208 -Jones Ave NE is served by a %" water meter connected to the
water main in Jones Ave NE.
SEWER Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Jones Ave
NE. The existing home at 2208 -Jones Ave NE is connected to sewer.
STORM There is a drainage ditch in Jones Ave NE.
STREETS There is new sidewalk, curb, and gutter fronting the site in Jones Ave NE.
CODE REQUIREMENTS
WATER
l. The system development fee for water is based on the size of the domestic water meter that will
serve the new home on the new lot. The fee for a %-inch water meter install is $2,236.00.
2. The fee for a %-inch meter installed by the City is $2,260.00.
3. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and
must be located within 300 feet of the structure. There are fire hydrants in the vicinity that may be
counted towards the fire protection of this project, but are subject to verification for being within 300
feet of the nearest corner of the building. If not already in place, a Storz "Quick Connect" fitting will be
required to be retrofitted on any existing hydrant approved to serve the site.
H:/CED/Planning/Current Planning/PROJECTS/ll-066.Jerry/Plan Review Comments LUA 1l-066.doc
------------------------------------~
Joev's Short Plat -LUA11-066
Page 2 of 2
September 13, 2011
SEWER
• •
1. The System Development fee for sewer is based on the size of the new domestic water to serve the
new home on the new lot. The sewer fee for a %-inch water meter install is $1,591.00.
SURFACE WATER
1. The Surface Water System Development fee is $1,012 per new lot. Credit is given to the existing
home. This fee is payable prior to issuance of the construction permit.
2. Small project drainage review is required for any single-family residential project that will result in
2,000 square feet or more of new impervious surface, replaced impervious surface, new plus replaced
impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds anyone of
these thresholds, a drainage plan and drainage report will be required with the site plan application. The
report shall comply with Appendix C of the 2009 King County Surface Water Manual and the City of
Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City's flow control map, this site
falls within the Flow Control Duration Standard, Forested Conditions.
3. A geotechnical report for the site is required. Information on the water table and soil permeability,
with recommendations of appropriate flow control BMP options with typical designs for the site from
the geotechnical engineer, shall be submitted with the application.
TRANSPORTATION/STREET
1. The transportation mitigation fee of $717.75 may be assessed for the new lot. Credit is given to the
existing home. This fee is expected to be replaced with an impact fee sometime within the next year
which will likely be higher and vested at the time of building permit.
2. Street improvements are not required.
3. The maximum width of a single loaded garage driveway shall not exceed nine feet (9'), and double
loaded garage driveway shall not exceed sixteen feet (16').
General Comments
1. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of
the drainage report, permit application and an itemized cost of construction estimate, and application
fee at the counter on the sixth floor.
3. All subdivisions shall provide water, sewer, and storm stubs to each new lot prior to recording of the
plat.
4. Separate permit and fees will be required for the water meter installation, side sewer connection,
and storm water connection.
H:/CED/Planning/Current Planning/PROJECTS/11-066,Jerry/Plan Review Comments LUA 11-066.doc
CityO!Rlton DepartmentotCammunity & Econ~mic D!/opment Db" " ,r,eli. :j,' "",,,..;;;)
EN V I RON MEN TAL & DE VEL 0 P MEN TAP P Lie A T ION REV IE wlT,g' f.l1flil:1'llON
REVIEWING DEPARTMENT: '"rIM ~ if A ..J COMMENTS DUE: SEPTEMBER 9, 201fUG ~ 6 2011
APPLICATION NO: LUA11-066, ECF, SHPL·A DATE CIRCULATED: AUGUST 26,2011 RECEIVt=n
APPLICANT: Wilford Hughes PROJECT MANAGER: Jerry Wasser
PROJECT TITLE: Joey's Short Plat PROJECT REVIEWER: Jan lilian
SITE AREA: 0.85 acres EXISTING BLDG AREA (gross): 1,230 square feet
LOCATION: 2208 Jones Avneue NE PROPOSED BLDG AREA (gross) NjA
SUMMARY OF PROPOSAL: Applicant requests to subdivide a 36,847 square foot parcel into two lots. The two resulting lots would be
17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek, a Class 4 creek, is present and bisects the site. A Category 2 or 3
wetland (3,500 s.t.) is present on the northeast portion of the site. Both proposed lots would gain access from Jones Avenue NE.
An existing house and two sheds are located on what would be Lot 1. The existing buildings are proposed to be retained: -Once
the wetland and stream area is deducted the resulting net developable area is 0.73 acres. A two-lot short plat would yield a
density of 2.74 du/net acre. The site is generally flat. The project requires SEPA environmental review and short plat approval.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More Element of the Probable Probable More
En1lironment Minor MoJor In/ormation
Impacts Impacts Necessary
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housin,
Air
Woter KS ies
lare
Plants
Land/Shoreline Use
Animals
~ion.
Environmental Health ,
Energy/
Natural Resources
Aif:::,;,.,
B. POLICY-RELATED COMMENTS
C. CODE-RELATED COMMENTS
~~M-L%t.O
:> JeA#A7h?'~~~
We have reviewed this application with particular attention to those areas in which we have expertise anCf1i'avr!"identijied areas of probable impact
. -~""f~"~""""'.M~"""~~"_' ~. cr/I7!fI
I
• • 5# 883
TRANSPORTATION MITIGATION FEE
Project Name: Joey's Short Plat
Project Address: 2208 Jones Avenue NE
Contact Person: Wilford Hughes
Permit Number: LUA11-066
Project Description: 2-[01 SFR short p[al with existing home
SEPA triggered
Land Use Type: Method of Calculation:
X Residential
o Retail
DNon-retaii
X ITE Trip Generation Manual, 8 th Edition
Calculation:
2-1= 1 x 9.57 = 9.57 ADT
9.57 x $75.00 = $717.75
Transportation
Mitigation Fee: $717.75
o Traffic Study o Other
(210) SFR 9.57 trips/DU
Calculated by: ....:K..:.: . .:.:K:.::.itt:::..r:.::ic:.:.k __ ~~~ __________ Date: 8/29/2011
I
Date of Payment: ______________________________________________________ __
• • DEVELOPMENT SERVICES
City of Renton Department of Community & Economic Development CITY OF RENTON
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
&lIl'nl\
REVIEWING DEPARTMENT: T ron""1 . .x IrhliCf\ ~ .. "
COMMENTS DUE: SEPTEMBER 9, 2OJ..\... __ ..
APPLICATION NO: LUA11-066, ECF, SHPL-~ DATE CIRCULATED: AUGUST 26, 2011
APPLICANT: Wilford Hughes PROJECT MANAGER: Jerry Wasser
PROJECT TITLE: Joey's Short Plat PROJECT REVIEWER: Jan lilian
SITE AREA: 0.85 acres EXISTING BLDG AREA (gross): 1,230 square feet
LOCATION: 2208 Jones Avneue NE PROPOSED BLDG AREA (gross) N/A
SUMMARY OF PROPOSAL: Applicant requests to subdivide a 36,847 square foot parcel into two lots. The two resulting lots would be
17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek, a Class 4 creek, is present and bisects the site. A Category 2 or 3
wetland (3,500 s.f.) is present on the northeast portion of the site. Both proposed lots would gain access from Jones Avenue NE.
An existing house and two sheds are located on what would be Lot 1. The existing buildings are proposed to be retained. Once
the wetland and stream area is deducted the resulting net developable area is 0.73 acres. A two-lot short plat would yield a
density of 2.74 du/net acre. The site is generally flat. The project requires SEPA environmental review and short plat approval.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Element of the Probable Probable More
Environment Minor MoJor In/ormation
Impacts Impacts Necessary Impacts Impacts Necessary
Earth
Air
Water
Plants iii
Land/Shoreline Use Utilities
Animals
Environmental Health
Energy/
Natural Resources
Feet Af~E i,OOOFeet
B. POLICY-RELATED COMMENTS
C. CODE-RELA TED 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 i'!formation is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
~-~. ~----• • Cfi'Y fYI RI!tJ'I'(».I
CoWl'\.
.L-{: <;"" \ f WI
SEP 09,2011 \\c,......o..~:
Mr. Gerald Wasser-RECEIVED
CITY CLERK'S OFFICE
Shoeking-but not surprising-would best deseribe
our neighborhood's reaedon to the belated posdng
for the proposed .Joey's short plat.
In spite of our submitdng hundreds of photos and
letters, testiDlony from many 10ngtiDle area
residents, letters from both the Washington State
DepartiDent of Eeology and the Washington
DepartiDent of Fish and Game ageneies, and a
stream study eondueted by the WUd Fish
Conservaney organizadon-whieh has been In the
City's possession sinee 2008-the plat appUeadon is
referring to KeDDydale Creek as a elass 4
Intermittent stream.
We have provided Ineon~vertible proof that this
ereek NEVER dries up, even in the most protraeted
dry weather at the end of sumDler (see enelosed
photos, taken today) and we find it indefensible that
the City eondnues to maiDtain the fiedon that this
ereek is anything less than a Class 3. The
elassifieadon should have been upgraded years ago,
espeeially after we had hand-deUvered theWUd
Fish Conservaney study to Chip Vineent In Deeember
of 2008.
Although we had submitted all of our dooUDlentadon
prior to the ehange in the City's proeess to upgrade
the .stream elassifieadon, we sdll met the eriteria
estabUshed In 2009.
•
2008-
Letter from Larry Fisher,
Hahitat Biologist for
•
Washington Department of Fish and Game
retplesting elassifleadon be upgraded, due to the
presenee of erayfish and other unidentified fish in
the ereek.
2008-
Stream study from WUd Fish Conservaney, aeeepted
by City of Renton Administrator Chip Vineent
We note that In spite of the re-elassifleadon of both
Honey and Maplewood Creeks, the City has failed In
its' stated goals of preserving and proteeting our
erideal areas where it eoneerns Kennydale Creek.
We are urging you to reetify this situadon
inllnediately to prevent the eosdy appeals and
Udgadon we would all prefer to avoid. .
We are eneloslng a number of supporting doeuments
to help you determine the faets of this ease, and we
have many more boxes of doeuments available if you
should need them.
Thank you for your prompt eonsideradon of this
matter.
Sineerely,
Susan Rider Kennydale Crideal Areas Allianee
183S NE 20th St
Renton, WA . (425)228-8711
• •
State of Washington
DEPARTMENT OF FISH AND WILDLIFE
Region 4 Office: 16018 'Mill Creek Boulevard -Mill Creek, Washington 98012 -(425) 775-1311
October 12, 2006
Erika Conkling, Senior Planner
City of Renton
Economic Development Neighborhoods and Strategic Planning Division
1055 South Grady Way
Renton, Washington 98055
Dear Ms. '~onkling:
SUBJECT: Proposed Determination of Non-significance; Kennydale Blueberry Farm
Rezone, File Number CPA 2006-M-02, Kennydale Creek and Its Associated
Wetlands, Tributary to Lake Washington '\ /1
The Washington Department ofFish and Wildlife (WDFW) has reviewed the above-referenced
Proposed Determination of Non-significance, and offers the following comments at this time,
Other comments may be offered if the project progresses.
A Hydraulic Project Approval (HPA; RCW 77.55.021/WAC 220-110; to be issued by WDFW)
would be required for activity affecting the natural bed or flow of the stream or its associated
wetlands.
The stream on the property is the upper end of Kennydale Creek and should be classified at least
as a class 2 perennial stream. It supports crayfish and other unidentified fish species. The
wetlands are a rare peat soil based system of very high value, especially if restored and given
adequate buffering, WDFW believes it is imperative to preserve and protect these wetlands, as
directed by the Growth Management Act (GMA), and it would be contradictory to the GMA to
rezone this property and allow dense residential development, particularly without a carefully
planned and implemented mitigation plan. Development of the property without such a plan
would result in disruption ofthe natural drainage and the degradation of the quality of the stream
and wetland system. WDFW also notes the buffers widths being considered are inadequate to
protect this very sensitive system.
Furthermore, WDFW believes it would be premature to evaluate the potential impacts of the
proposed rezone without a proper wetland delineation and a full biological evaluation. The
SEPA checklist is lacking key information concerning fish and wildlife use of the site and the
area near the site. A variety of wildlife species (including great blue herons, osprey, pileated
woodpeckers, deer, ducks, and shorebirds) have been observed using this area for habitat, but
Ms. Conkling
October 12, 2006
Page 2 • •
that is not mentioned in the SEPA checklist. Nor does the checklist even mention.the existence
of the wetland. As it is, there is no scientific basis by which to evaluate the potential impacts
of the proposed rezone on the wetland or stream system or the fishlife and wildlife which
use it for habitat. This proposal should not proceed without further study and a plan to
restore the wetland and its buffers:
WDFW appreciates the cooperation of the City of Renton in our efforts to preserve, protect,
perpetuate, and manage the fish and wildlife resources of the state of Washington.
Thank you for the opportunity to provide these comments. If you have any questions, please
contact me at (425) 649-7042 or fisheldf@dfw.wa.gov.
Sincerely,
Larry Fisher
Area Habitat Biologist
LF:lf:CORBlueberryFarm.s.doc
cc: WDFW SEPA Coordinator
~-.-------------------------------• •
STATE OF W ASHTNGTON
DEPARTMENT OF ECOLOGY
MI~tl/lveSI Regiol/al Office. 3190 16f/" A,'ellue SE. Bel/evlle, Wa"ll/lIgIOli 98008-5452. (425) 649-70{){)
October 16, 2006
Ms. Erika Conkling, Senior Planner
City of Renton
lOSS S Grady Way
. Renton, W A 98055
Dear Ms Conkling:
RE: Comments on SEPA DNS for KennydaJe Blueberry Farm Rezone, LUA05-159
Thank you for the opportunity to comment on the proposed DNS dated October 2, 2006, for a
rezone of the Kennydale Blueberry Farm property from Resource Conservation (RC) to R-4.
The Department of Ecology believes that the proposed rezone will pose a significant risk-of
adverse impacts to wetlands on this property, and to the beneficial functions that the wetlands
provide to the watershed .. The DNS does not adequately evaluate this risk. '
The SEPA checklist attached to the DNS notes that the lower two-thirds of the parcel is covered
by I to 5 feet of "soft peat." The Soil Survey of King County Area (Snyderet al. 1973) maps
this soil as Shalcar muck, a hydric (wetland) soil. Evidence indicates that the site holds a large
remnant of an important wetland system maintained by shallow groundwater and by a spring that
flows out of the adjoining greenbelt on the east. As the SEPA checklist notes, the surface water
ftom this spring flows north via a ditch just inside the parcel's eastern border and ultimately
through Kennydale to Lake Washington.
A "Special Focus Issue Paper on the Kennydale Blueberry Farm" (Issue Paper) was included in
the information packet for the Renton Planning Commission meeting of November 2, 2005. This
Issue Paper noted that the "soft soils" covering about two-thirds of the parcel would have to be
"removed and replaced with suitable fill" in order to build homes on the site.
The Issue Paper states that "a wetland area mapped over a portion of the Blueberry farm" is the
basis for requesting a wetland evaluation. After discussing the site's potential for residential
development, the issue paper cautions: . "Depending upon the results of a wetland analysis, this
type of activity may not be allowed under current regulations." The paper concludes that
existing information on drainage or wetland conditions is outdated and that updated information
is needed before a zoning decision can be made. We agree.
\
Ms. Erika Conkling
September 16, 2006
Page 2
• •
Unfortunately, the proposed DNS says nothing about the updated info~ation that the issue
paper said was needed. The proposed action could very well lead to the destruction of wetlands,
including replacement of organic soils by fill. Muck and peat soils are extraordinarily effective
at improving water quality by removing toxins and other pollutants. They also retain
disproportionate volumes of stormwater and release it slowly. Such functions are vital to the
health of the watershed, the municipal infrastructure, and Lake Washington. A delineation,
rating, and function assessment of wetlands on the parcel should be a prerequisite to any land-use
decision that could affect their fate .
. The wetland study should also evaluate the effect of "improvements in drainage of the property,"
including "a major dewatering in 2004," which the issue paper said the property owner reported.
What was the nature of the dewatering? Could it have resulted in adverse impacts to aquatic
resources or other sensitive areas? Did it involve work below the ordinary high water mark or
divert or change the natural flow?
Thank you for taking these concerns into account. Please call or e-mail me with any questions or
for further discussion. I can be reached at (425) 649-4447.
Sincerely,
Richard K. Robohm
Wetland Specialist
RKR:rc
cc: Anne Fritzel, Department of Community, Trade and Economic Development
Pam Erstad, Washington Department ofFish & Wildlife
Jeff Davis, Washington Department ofFish & Wildlife
Donna Bunten, Ecology CAO Review Coordinator
Erik Stockdale, Wetlands Specialist, Ecology Northwest Regional Office
• •
Wild Fish Conservancy
, ,
September 23, 2008
The Wild Fish Conservancy (WFC) petfonned a stream assessment survey on Kennydale Creek, at
tributary to Lake Washington in Renton, WA on September 18, 2008 (Figs.I-3). The objective of the
survey was to evaluate the summer low-flow characteristics of the watershed and to deScribe the likely
impacts of continued degradation of the creek's watershed.
Figure 1. Kennydale Creek field assessment locations.
--------------------------------------------------------------------• •
Fig.2. Upper Kennydale Creek study reach in Renton, W A. Field assessment locations are represented by
the yellow stars. .
2
,------------------------------------------------------• •
Fig.3. Lower Kennydale Creek study reach in Renton, W A. Field verification locations are represented by
the yellow stars.
Results
The channel was wetted and stream flow was easily discemable at all four locations (fable I, Figures 4-
5). The channel meets the physical criteria for, fish habitat established by the Washington State in WAC
222-16-031: at least 2.0 foot bankfull width and less than 16% gradient. The documented presence of
perennial aquatic invertebrates, including the relatively pollution-intolerant families Ephemeroptera and
Trichoptera, indicates the stream channel has not gone dry in recent years.
Compromising the condition of Kennydale Creek through the addition of impervious area and the
associated storrnwater runoff will further degrade the condition of the stream (fable 2). The South Puget
Sound Forum Indicators Report (TRPC, 2006) summarizes the local impacts of impervious area:
"Among other variables, studies have found a strong relationship between the amount of
impervious surface and forest cover in a basin or watershed, and the bealth of streams
and other water resources. The greater the 'amount of .impervious area and the
corresponding loss of forest cover, the less water that is absorbed into the ground -being
filtered naturally and slowly returning to our ground water or stream systems. Increased
surface runoff leads to more pollution in our· streams and inlets, to higher and increased
numbers of flood events, and to degradation of our streams and stream beds." (South
Puget Sound Environmental Quality -Economic Vitality Indicators Report, July 2006).
King County's May Creek Basin Plan (2001), developed for the Lake Washington tributary
immediately to the north of Kennydale Creek, states:
"
" I . , 3
---------------• •
"Development activities within the basin have historically degraded stream and
wetland habitats. Filling of wetlands, increased stormwater runoff and peak:
stream flows, addition of sediment and pollutants to the water, and removal of
coniferous forest cover have contributed to the degradation of local habitat in the
basin."
Table I. Wild Fish Conservancy observations from field verification locations (Figures 1-3), September
IS 2OOS. -_U -UtIIudo
1.0_
WIdth Width -Plow -
A N47.50932 W 122.19424 2 feet 4 feet mud Ves Ditched SIr88m ohannel.1IOft mud oubsIrato. rood canary grass
rIparia.
DItched stream channel, 80ft mud substrate with occaasionaI
B N 47.50961 W 122.111462 3 feet • feet mud and_ Yes _. Aquatic macro/nv_as oboarved Included mayfly
nymphs. caddisfly larvae. and amphlpods.
C N 47.51297 W 122.19756 3teel 4 feat cobble and sand Yes WaJl_ sJream corridor. Water Is cJear and cool. Aquatic
lnvenebrales observed, arne as B.
0 N 47.51308 W 122.19738 3 feet 6 feet cobble and sand Ves WeD·shaded stream conidor. Water Is dear and 0001. Aquatic
invertebrates observed, same as B.
Table 2. bnpacts from Increases of bnpervious Surfaces, from Thurston Regional Planning Council,
2003.
R It I t
Incn'a~!('d Irnpl:fVIOU!!n{'!! Halu!;11 ChanOl I Strl'arnt)l'd
lead! to FloodlnQ LOllS EroSIOn wldunlOQ alt.·ratlon
Increesed volume x x x X x
Increesed peak flow X x x x x
Increased peek flow duration x X x X X
ChongeS in sediment loading X X X X X
Decreased base flow X
In~eased stream temperature X
Increased s~eam acidity 'x
Increased water poVution X
SOt'RC£S: (GRA.'1T. ZOOO: l'RBA!-lZAno~ A.'lD SlREA.\!S; STLlllES OF HlllROLOGIC IMPAC1S. 1997).
Kennydale Creek mayor may not currently support a fish population, but there is no doubt that it
contributes water and aquatic invertebrates to Lake Washington and therefore affects the water qliality
and, in part, the integrity, of Lake Washington. Lake Washington supports chinook salmon and steelhead
listed as threatened under the Endangered Species Act; as well as sockeye and coho salmon; kokanee;
resident and sea-run cutthroat trout; and a wide variety of native non-salmonids. Bull trout, also listed as
threatened under the ESA, have been documented in Lake Washington. Many of these fish, including
juvenile chinook salmon, spend a significant amount of time rearing and feeding in tbe Lake Washington
littoral (nearshore) habitats that are fed by small streams including Kennydale Creek. While the streams
themselves are small, they are numerous and the cumulative effects of their degradation can have
significant implications for the health and productivity of Lake Washington and the fish that live there.
4 , .. . ,
• •
Figure 5. Stream D on September 18. 2008 . approximately 30 feet
downstream from the culvert outlet under NE 240b Street.
Flow Conditions:
5
. . • •
Evidence that the survey results from September 18, 2008 are representative of summer low-flow
conditions can be found in adjacent watershed stream flow data. Provisional stream flow data from
USGS National Water Information System
(http://waterdata.usgs.gov/wa/nwisluv?cb 00060=0n&forrnat-gif stats&period-30&site no= 12120000)
demonstrate that flows in the Mercer Creek watershed, a Lake Washington tributary north of Kennydale
creek, were 5.4 cfs at the time of Wild Fish Conservancy's Kennydale survey, well below the median
flows experienced on September 18 during the past 54 years (Figure 6) and the mean monthly flows
during the past 62 years.
USGS 12128888 IlERCER CREEJC NEAR BELLEVUE. itA
388.8 r---------------------------------------------~----,
1 ,
1
1
•
288.8
188.8
t 18.8
Cl
4.8~--------------------------------------~~----~
Rug 38 Sep 88 Sep 19 Sep 28
----Provisional Data Subject to Revision ----
;:, "edian dally statistic (54 !/liars) --Diacharee
STATISTICS OF MONTHLY MEAN DATA FOR WATER YEARS 1945 ·21107, BY WATER YEAR (WYI
001 Nov Deo Jan Feb Mar Apr May Jun Jul Aug
Mee .. Ib.K .~2.l) 40.0 .)(1$ )).7 21.),5 21.tI 14.7 12.4 X.7) ~.fl2
Ma. 44.4 77,3 70.7 1<4$ b1.1 "7." .w.') 27.'2 2~.K Itl5 ~I.~
1M) (I~H2) CW(7) ( 1')97) i20llbj IIt)Yfl) ( It17Z, (J9t}l) IP)%) ( 19K;) ( jtJl)7 I 12()()~)
Min 7.42 11.0 1(1.5 15.1) I().~ 10504 ~.IH) MAS :U~ J.22 ).25
1M) C!OO.') i 1~771 t ItJ77) 11977) ( 19~J) 11110.;) c~mj) ( 1l./,5X) IIIJ:'\K) tl95x) IIWSI
Sep
11.2
22.~
( 1l)7KJ
s.o;
(1955)
Figure 6. August and September 2008 USGS Stream Flow Data for Mercer Creek, a Lake Washington
tributary north of Kennydale Creek.
Please feel free to contact me with any questions about Wild Fish Conservancy's surveyor this report.
Sincerely,
Jamie Glasgow, M.ScL
Director of Science and Research
Wild Fish Conservancy
425n88-1167
www.wildfishconservancy.org
6
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IS
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The Honorable Jay V. White
Trial Date: Monday, Dec. 15,2008
Trial Time: 9:00 a.m.
IN THE SUPERIOR COURT OF THE STATE OF WASHINGTON
IN AND FOR KING COUNTY
KENNYDALE CRITICAL AREAS
ALLIANCE, a Washington non-profit
OOlJlOration, and SUSAN RIDER,
Petitioners,
v.
CITY OF RENTON, Ii Washington
Municipai Corporationj and RICHARD
LAURALEE GORDLEY, husband and
wife, .
Res ndents.
.. NO.08-2-21823-6KNT
~.
1)';",,(, I,..c,
[IUS !Ed] ORDER C;;ib~41 III
PETITIONERS' MOTION TO
SUPPLEMENT TIiE RECORD
TInS MATTER having come on for hearing pursuant to the motion of Petitioners
(')6,x,..Ifr-
[RllefCIJ£'I 'j ORDER t;!R:'dR'BlO PETITIONERS'
MOTION TO SUPPLEMENT THE RECORD-I
OR\GlNAL
GENDLER 80 MANN. LLP
'424 hurlh Avenul. 8ulht1016
Seettl., WA 9'101
Phon.: 1201' 82'~.B8
fiX: 120eltlZt-oB1Z
w~se:Dl BDD~ D~ ~DW
Dated this ~ dayof N~ 2008.
u .. t;:'----
1
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4 TIm JAY V. WHITE
KINO COUNTY SUPERIOR COURT JUDGE
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Presented by:
GENDLER & MANN. LLP
9 By:
10
11 ey fur Petitioners
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28 ()ti.x,tI'"
[PIUiil SS!!D] ORDER an 111$ ro PETITIONERS'
MOTION TO SUl'PLEMENT TIlE RECORD-2
GENDLER .. MANN. LLP
1424 Fourth Awn" •• Blafg 1D1I
&00lil0. W/4 BB'O'
Phan&: CZ081 821.aasa
F .. : 1208) 12,..06,\2
~~~;;;;;,;;;;;;;;;;;;;;;;;;;;;;~,;;;;;;---;;;;;;;-;;;"",,-;;;;;;;;-~;;;;;;;;;;;;,;;;,,;;,;;;;;;--~-- - - ----
PROJECT /LUAll-066, ECF, a-A ~ NUMBER: _ ~
IPROJECT NAME: 16'5 Short Plat I
EJ Application requesting Environmental (SEPAl Review and Administrative Short
Description: _ Plat approval to subdivide a 36,847 square foot parcel Into two lots. The two
. resulting lots would be 17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2): Kennydal~
Creek, a aass 4 creek, is present and bisects the site. A category 2 or 3 wetland
(3,500 s.f.) Is present on the northeast portion of the site. Both proposed lots
would gain access from Jones Avenue NE. An existing house and two sheds are
located on what would be Lot 1. The existing buildings are proposed to be
retained. Once the wetland and stream area is deducted the resulting net
developable area is 0.73 acres. A two-lot short plat would yield a density of 2.74
dU/net acre. The site Is generally flat. The project requires SEPA environmental
review and short plat approval.
IGeneral Locatlon:112208 Jones Avenue NE
llone: IIResidential-4 dwelling units per acre (R-4)
IPublic Approvals: IIEnvlronmental (SEPA) Review, Administrative Short Plat approval
IProJect Manager: IIGerald Wasser, tel: 425-43Q-.7382, email: awasser@rentoowa·goy
Applicant/ProJect Wilford Hughes, WH Huges CO.; 14401 Issaquah Hobart Road; Issaquah, WA
Contact Person: 98027
Date of
Application:
Notice of
Complete
Application:
comments may
be
Submitted
through:
jAugust 8,2011
[August 26 2011
Map: The map be/ow Is for Illustrative purposes only. In the event of omiSSions, errors or differences,
the documents In CEO's files will control. alck on map to be directed to the aty's GIS Portal.
IDeclslonCs): II
Comments on the above application must be submitted In writing to Gerald Wa .... r,
Project Manager, CED -Planning Dlvtslon by 5:00 p.m. on September g, 2011, If you have
questions about this pn.posal, or wish to be made a party of record and receive additional
notification by mall, contact the Project Manager at 425-430-7382.
Return to top of page.
w . .
(J1
~
Office of the City Clerk
1055 South Grady Way
Renton WA 98057-3232
1"\, tii\~~ ~ (.I.I~~~o
ADDRESS SERVICE REQUESTED
•
~-:J
-----
Gerald Wasser
From:
Sent:
To:
•
Karen Walter [KWalter@muckleshoot.nsn.usj
Wednesday, September 07,2011 11 :14 AM
Gerald Wasser
•
Subject: Joey's Short Plat, LUA11-066, ECF, SHPL-A, Notice of Application and Proposed
Determination of Non-Significance, Mitigated
Jerry,
The Muckleshoot Indian Tribe Fisheries Division has reviewed the Notice of Application materials for the above
referenced project. We have a question and initial comment about this project as noted below:
1. Per the Critical Areas Review for this site (Altmann Oliver Associates Aug 2011), Kennydale Creek through this
site is considered a Class 4 stream by Renton. What is the basis for this classification? According to the
surveyors configuration of the stream and wetland onsite, the stream is 10 feet wide. If the stream is this wide,
then it suggests that the stream is capable of supporting salmon. Please provide the data that Renton has to
support the classification of Kennydale Creek at this location.
2. The Critical Areas Review also notes that the stream is currently ditched and mowed to the edge of the channel.
As part of the short plat, the stream buffer should be enhanced with native trees and shrubs to improve habitat
and water quality and shade out the existing reed canarygrass.
We appreciate the opportunity to review this proposal and look forward to the City's responses. We may have comments
subsequently.
Thank you,
Karen Walter
Watersheds and Land Use Team Leader
Muckleshoot Indian Tribe Fisheries Division
39015172"d Ave SE
Auburn, WA 98092
253-876-3116
1
--------------------------------------~ , .,,-. • •
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
M EM 0 RAN 0 U
September 8,2011
Jerry Wasser
Bob Mac oni9 . .
Joey Short Plat, LUA-ll-066-SHPL
Format and Legal Description Review
M
I have reviewed the above referenced short plat submittal and have the following
comments:
Comments for the Project Manager:
Please note that the application notes that Lorraine Taylor is the owner but since the
application has conveyed her interest in the property at issue to the applicant, via deed·
under recording number 20110815000255.
Comments for the Applicant:
A portion of the block of text associated with City of Renton Mon # 369 is illegible.
Information needed for final short plat approval includes the following:
Note the City of Renton land use action number and land record number, LUA-ll-066-
SHPL and LND-20-0565, respectively, on the final short plat submittal. The type size used
for the land record number should be smaller than that used for the land use action
number.
Provide a direct tie to two City of Renton Survey Control Network monuments. The
geometry will be checked by the city when provided.
Provide sufficient information to determine how the short plat boundary was
established.
Provide short plat and lot closure calculations.
h:\fi1e sys\lnd -land subdivision & surveying records\lnd-20 -short piats\0565\rv090911.doc
Addressee N arne
Page 2 of3
Date of Memo • •
Indicate what has been, or is to be, set at the corners of the proposed lots.
Note discrepancies between bearings and distances of record and those measured or
calculated, if any.
The lot addresses will be provided by the city as soon as possible. Note said addresses
and the street name on the short plat drawing.
On the final short plat submittal, remove all references pertaining to utilities facilities,
trees, concrete, gravel, decks and other items not directly impacting the subdivision.
These items are provided only for preliminary short plat approval.
Do note encroachments.
Do not include an owner's block oran engineer/surveyor block.
Do not include any references to use, density or zoning on the final submittal
If the surrounding properties are platted, note the lot numbers and plat name on the
drawing otherwise note that the properties are unplatted.
Remove the building setback lines from the proposed lots. Setbacks will be determined
at the time that building permits are issued.
Note the research resources on the short plat submittal.
Note ill! easements, covenants and agreements of record on the short plat drawing.
The City of Renton "APPROVALS" block is signed by the City of Renton Administrator,
Department of Public Works.
A pertinent approval block is also needed for the King County Assessor's Office. Provide
signature lines as required.
All vested owner(s) of the subject short plat, at the time of recording, need to sign the
final short plat submittal. Please note that the owner shown on the short plat no longer
owns the property and thus cannot be the signatory.
Note that if there are easements, restrictive covenants or agreements to others (City of
Renton, etc.) as part of this subdivision, they can be recorded concurrently with the
short plat. The short plat drawing and the associated document(s) are to be given to the
Project Manager as a package. Reference the associated document(s) on the short plat
drawing and provide spaces for the recording numbers thereof.
h:lfile sysllnd -land subdivision & surveying recordsllnd-20 -short plat~I0565\rv090911.doc
.ft",
Addressee Name
Page 3 of3
Date of Memo • •
If there are new private easement(s) proposed with this short plat, include the following
statement, juxtaposed to the subject easement: "Area for new private (utilities, access,
etc.) easement". Since the new lots created via this short plat are under common
ownership at the time of recording, there can be no easement(s) until such time as the
lots are conveyed to others, via conveyance documents. The conveying document(s)
need to include a statement about the together with and/or subject to specific
easement rights.
Add the following Declaration of Covenant language on the face of the subject drawing,
ltthe previous paragraph applies:
DECLARATION OF COVENANT:
The owner of the land embraced within this short plot, in return for the
benefit to accrue from this subdivision, by signing hereon covenants and agrees
to convey the beneficial interest in the new easements shown on this short plat
to any and all future purchasers of the lots, or of any subdivisions thereof. This
covenant shall run with the land as shown on this short plat.
If there are no new private easements defined on the subdivision the Declaration
of Covenant language currently shown can be removed.
If there is to be a Native Growth Protection Easement for the wetland and wetland
buffer area please include the relevant language and clearly delineate the area(s)
so impacted.
h:\file sysllnd -land subdivision & surveying recordsllnd-20 -short plalsl0565lrv09091l.doc
,-" •
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. ____ .. _._-:tJ' __ 'f0~ jy.\(_~_CH~·'1·r~~~_~, __ ""ttdt~ . .:I-Io.Ls.~~c.(a('rdt!£a~_ .. __
ell< J ... sb!.1'r. y<JY .Wll~ {!crJ. ~f....~~J.,,--_<!-i _4~r. -2.28..-87Il~.__ _ __ ....
.. __ . _____ ' .. _ '?1~Lc_ g.V'1._~("-~_.<t -P"-.J., •. o{k~:Lo" .it-.p.o}~ _g~_1~Ju.r... ___ ~_
.Cc>,,--4."'.ve.~_.w.6~k {h_)~Su<!.· ._._ ... ___ '. __
i-
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-------
'.iI [I,
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N
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•
I ,
City o.ton Department of Community & Economi.elopment
EN V I RON MEN TAL & D EVE LOP MEN TAP P L I ~ • ., IV.. '~ SHE E T
REVIEWING DEPARTMENT: ~(\YYliG . 'Dev; COMMENTS D~E: SEPTEMBER 9,2011\\
APPLICATION NO: LUA11-066, ECF, SHPL-A DATE CIRCULAT~ AUGUST 26,2011 )
APPLICANT: Wilford Hughes PROJECT MANAGER:"'Jer ~
.
PROJECT TITLE: Joey's Short Plat PROJECT REVIEWER: Jan lilian
SITE AREA: 0.85 acres EXISTING BLDG AREA (gross): 1,230 square feet
LOCATION: 2208 Jones Avneue NE PROPOSED BLDG AREA (gross) N/ A
SUMMARY OF PROPOSAL: Applicant requests to subdivide a 36,847 square foot parcel into two lots. The two resulting lots would be
17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek: a Class 4 creek, is present and bisects the site. A Category 2 or 3
wetland (3,500 s.f.) is present on the northeast portion of the site. Both proposed lots would gain access from Jones Avenue NE.
An existing house and two sheds are located on what would be Lot 1. The existing buildings are proposed to be retained. Once
the wetland and stream area is deducted the resulting net developable area is 0.73 acres. A two-lot short plat would yield a
density of 2.74 du/net acre. The site is generally flat. The project requires SEPA environmental review and short plat approval.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major In/ormation
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary Impacts Impacts Necessary
Earth Housing
Air Aesthetics
Water Ligh Glare
Plants Recreation
Lond/Shoreline Use Utilities
Animals Transportation
Environmental Health Public Services
Energy/ Historic/Cultural
Natural Resources Preservation
Airport Environment
10,000 Feet
14 000 Feet
8. 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 infarmation is needed to properly assess this proposal.
q/(4/11
•
---------------------------------------------------------------------------------------------------
•
City o.ton Deportment of Community & Economi.etopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMENTS DUE: SEPTEMBER
APPLICATION NO: SHPL-A DATE CIRCULATED: AUGUST
APPLICANT: Wilford PROJECT MANAGER: Wasser
PROJECT TITLE: PROJECT REVIEWER: Jan lilian
SITE AREA: 0.85 acres EXISTING BLDG AREA are feet
LOCATION: 2208 Jones Avneue NE PROPOSED BLDG AREA
SUMMARY OF PROPOSAL: Applicant requests to subdivide a 36,847 square foot parcel into two lots. The two resulting lots would be
17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek, a Class 4 creek, is present and bisects the site. A Category 2 or 3
wetland (3,500 s.f.) is present on the northeast portion of the site. Both proposed lots would gain access from Jones Avenue NE.
An existing house and two sheds are located on what would be Lot 1. The existing buildings are proposed to be retained. Once
the wetland and stream area is deducted the resulting net developable area is 0.73 acres. A two-lot short plat would yield a
density of 2.74 du/net acre. The site is generally flat. The project requires SEPA environmental review and short plat approval.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Element 0/ the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Eorth Housing
Air Aesthetics
Water LiQht/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,OOOFeet
B. POLICY-RELA TED COMMENTS
~ tX1-ZfU)~~ in ~J;o
C. CODE-RELATED COMMENTS ~CUA /U)~~1o £lJo/
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact
ti n is needed to properly assess this proposal.
Signature of Director or Authorized Representative Date
- ---------------
• .... ~ ,
~ -iii''''''
• CITY OF RENTON •
FIRE PREVENTION BUREAU
MEMORANDUM
DATE: August 29,2011
TO: Jerry Wasser, Associate Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Preliminary Comments for Joey's Short Plat
Environmental Impact Comments:
1. The fire mitigation impact fees are currently applicable at the rate of $488.00 per single
family unit. This fee is paid prior to recording the plat. No charge for existing home.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up
to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600
square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire
flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as
long as they meet current code, including 5-inch storz fittings. There is one existing
hydrant within 300-feet. There is adequate fire flow in the existing 8-inch water main.
2. Fire department apparatus access roadways are adequate.
CT:ct
joeyssp
....
•• '~' i:.
City o.ton Department of Community & Economi.elopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW
REVIEWING DEPARTMENT: 'Fi rG COMMENTS DUE: SEPTEMBER 9, 2011
APPLICATION NO: LUAll-066, ECF, SHPL-A DATE CIRCULATED: AUGUST 26, 2011
APPLICANT: Wilford Hughes PROJECT MANAGER: Jerry Wasser
PROJECT TITLE: Joey's Short Plat PROJECT REVIEWER: Jan lilian
SITE AREA: 0.85 acres EXISTING BLDG AREA (gross): 1,230 square feet
LOCATION: 2208 Jones Avneue NE PROPOSED BLDG AREA (gross) N/ A
SHEET
SUMMARY OF PROPOSAL: Applicant requests to subdivide a 36,847 square foot parcel into two lots. The two resulting lots would be
17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek, a Class 4 creek, is present and bisects the site. A Category 2 or 3
wetland (3,500 s.f.) is present on the northeast portion of the site. Both proposed lots would gain access from Jones Avenue NE.
An existing house and two sheds are located on what would be Lot 1. The existing buildings are proposed to be retained. Once
the wetland and stream area is deducted the resulting net developable area is 0.73 acres. A two-lot short plat would yield a
density of 2.74 du/net acre. The site is generally flat. The project requires SEPA environmental review and short plat approval.
A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
Earth Housin,
Air
Water
Plants
Land/Shoreline Use
~~ 'f£"::
es
Animals
Environmental Health
Energy/
Natural Resources
~/Sto:~C~:.~I~U'OI
A:,!?';;l:
14 Illln ~~~,
8. 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 in/ormation is needed to properly assess is proposal.
7
Signature of Director or Authorized Representative Date
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NON_SIGNIFICANCE-MITIGATED (DNS-M)
UAn:
PIlOJECT NUMIlR,
PIlOJECT NAME:
"""wi 16, 2011
WAl1..Q66, ECF,SHPL· ....
JOIy'.ShortPIaI
PIlOIECTOESCRIPTlON: Mpllant flqU"U to subdMde I 16.841 .qu,,' fool ~lUllnlo two 101 •. rho
two , .. "It In, lot' would M 11,88Z ,.f. (lot 1).nd 18,965 • .1. (lot 2f. Kln"velilo ete.k, I O .. S 4 <;fH" ~ 11<"'""1 Ind
bl •• t\llne ,Itl, A COI"1I0IY 1 or 1 wotllnd (3,500 ,.1.)11 pre.lnt on th. """M.1t portion 01 tho site. 80th proposed
loti _uldilin "",,51 from lonet ",VI"'" NE. "n •• lollnl hou ••• nd lwo ,h.dl ,ro located on whit would'" Lot 1.
Th. "I<I'tlng bulldl", •• re propo • ..o to b. "'lol""d, Onci tho .... tllnd."" nmm Ire, Is deduct" 1M relu1tlnc net
d .... ..,p,&bie "u Is o.n luel. "'Iwo--ll>t short pllt would yield' den.lty of 2.14 du/net .er •. Tho ,Ite I ••• n.rally ~.t.
Tho proJlct .. qui". Sf,A environmental "vlew.nd $I>o<t plat Ippr"""l.
PIlOJlCT LOCATION: ll08 )On" IlYlIIUe NE
O",ONAI. OlTERMINAnON Of NON.SlGNIFICANa. MmGATED (ONS-M): AI tnt Lead AaoMey, thft City 01 R~nton hll
dltl,ml""d Ihlt II,nlllconl Invl,onm.ntollm~cts ... ""nhty to I • ..., !rem 1M pmpo.ed p.ojed. The .. Ic,e. If
permitted und"the RCW .3.21(,110. the OtyolRenton I. ullna th' Optional DNS-M pr«ell to I"" OOlite Ihll I ONS.
M Is Ilkd,. 10 1>0 Is,",d. Commlnt perlcJd' lor \hi projod ,nd tllo p<Opolld (m5oM , .. Inte~t.d "to I .1011•
o;ommenl period. Thor. will be na commonl period follawlol Ih. 111uonci of Ihl Th .. mokl ~"rmlnllkln al Non-
Sllnlflconco.Mltjpted (ONs-M). A l~-dav Ipptll perlod wUllcRow 1110 I ...... nc. oflh, ONS-IvI.
PlRMIT APl'UCATION OAT(: August a, 1011
Nona OF COMPLETE APPUCAnON, AUB"tI 16.1011
APPUC"-NT/PIIOJECf CONTACT PERSON: Wilford HUlhH;W.H. HUlhll ta.; l~~Oll"o~ulh Hobart A.,.d;
I ... ~uh,. W"" lion
'"rmIU/1\rIIro< RoquaIlld:
OthorhnnlU .... hldr may lot .. qulrod:
t.ccatlon whl" .ppll~lon mov
1>0,...-1..-..1,
PUIUC HEARINGt
CONSISfENCY QVt:Rvt[W:
zonl"lf!.and U'"
Enolranmonurl !SEPA) A.vll .... , "-'imlnl'lrlllvl Short Pili opp.o",,1
Hyd"uUc Plrmit Appro .. '. Con.tructlon p,rmlt
I)oplrtmonl 01 Community. E_omlc O .... lopm.nt (CEO) -PI,nnlo,
Olvl,'on. 5h.tIr floor ~.nton CIty Hili, 10S5 50utIr Grady Way, R.nto ... WA
91051
'"
ThI.ubject lite Is dn1lnlled R •• ldlnll.1 Singi. Ftmllv (RSFj on the City of
Renlon Comprl~en!fv"I tind use M~p.nd R~lldlnllll.' (11-8)011 thl City's
Zanln, MOP.
If you wouIdlilto 10 lie mlde I party of record to rlce"'o '",Iho, I"form'lion on Ihi. propolld PfOllct. o;omplol' thi.
form and rltum 10: City 01 Renlon, aD _ Pllnnl"1 0/YbI0II, lOSS So. G'Wy Way. Renton, W"" t80S1.
Nlme/Rlo NO.: Joey'.SI>ort PI.t/LIJAIHI66. fCF, SKPL·,," . ... ,,------------------
M,,"IUNG.lDDRESS: ________________________ _
TEI.f.PKONENO.: ________ _
Envlronml_1 Docvmo"UI...6.
'nlualll the ~_"'I'fol~'" EnvlRmmentll (SEP""J Chodll:ot
o....Io_tR .... UtiofIS
U,.d for P",jlct MttllltlO":
,.".,.,. ... Mltllltlon Moa.u ... ,
Thl p"'llcl win be lubllet 10 tn. Clty'l SEPA o-n:Ilnonco, ftMC.·7·07D, IIMC4-3-
050.1... ~MC '·3-C1O.M, M«: .·J-ll0 Ind owr Ippligoblo cod .. Ind
.. ",III!cf1'''"ppmptlltl.
TIM followll1l Mltllillon Mil ... "' ..... In 1\Io:.Jy 1>0 Imposed on the II"II'OIId
project. Thll •• eccmmendld MIIII"llon Me .. u". oddr ... proJ.ct Imp~cts nol
cOYe",d by '''''tIne cod," Ind rqulltloRl .. r;Ittd .bon.
:,;;:~kotr~b:.,:=;o fcI/cw rIIf 'ocommlndollo,u of Ih. GIf<lIiW>nIcG' Ropr:>tt with regord to ,110,
TItt opp/lcGnl wiN H nq.nr.d 10 kutoll eoru/tud:l"" end .torbl conlm/ fmdrJg on fht wort JIM of rho '"fir 10
~nt '"'ru,1OII1II1O rIIf fIT.om buffo •. TItt '''''1111 mUl' H In.rcllod (IfIor 10 rhl (UIIIInn' of tonlffll(flon
<>nd/or INNding p.rmIb ond ",moln rmtll rho ccmpl.1Ion of c""strvctlorl.
Commlrrts 110 tho 1_ 'ppllcatlon ml,ml 1>0 ... ttmlttoJd In .. rttInf; to C; .... 1cI WI ..... ",.-u. pt,""". ceo _
P'.n"'", Olvillon, 1055 !ovth andy Wrt. ft.-. WA tlO!>1. by 5:110 PM on So",lmbor 9. 2011. lI"(t1u hno
qUIIUOnlli>otJl !hI. pro", .. ', or wish 10 be midi I porty of ,"cord.mj "C.lvlldditloo.1 notillariion by mill, Contlc!
lho Pro/eCI "' ........ Anyone .... 110 IIIbmlU WlItto" o;o""""nts .. 1R .ulomatlcll!v become I puty 01 roo;ord and....m be
""Un,d Qlonydlcls"m on !hI. project.
CONTACT PERSON: Gerald C. Wasser, Associate Planner; Tel: (425) 430-7382;
Eml: gwasserl@rentonwa.gov
PLEASE INCLUDE THE PROJECT NUMBER WHEN CAlUNG FOR PROPER FILE IDENTIFICATION
/' / CERTIFICATION
I, ~ 4< tI'2 ~M~erebY certify that ..;.:.z....:,.0"
were posted in,;;:l:-conspicu;~s p,aces or nearby the
Date: ~d;of(
STATE ;Z WA£lINGTON
COUNlY OF KING
)
) 55
)
I certify that I know or have satisfactory' evidence that G-"( m [el I Q C'-'iS if
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses and purposes mentioned in the instrument_
Notary Public in~he State of Washington
Notary (Print): I J J I b __ ~~~·dd~·~b~r.~~~e~( ____________ _
My a ppoi ntment exp i res_: __ --,A::!·.l&I'(j"f-l-'J.;' (s...k:L.--'¢~qL,I--"C}:!O::.I!;,3L_ ____ _
• • CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMic'DEVEi.OPM~NT-P~~~!N~·q.lg.i$!q~:;·
AFFIDAVIT OF SERVICE BY MAILING . C:\'V' ';:":':Jj.
,-' ",' n.,':;-¢.'-",.;~,~:1'":,,,,~,:_:., _~~ "_~~",_ ... &;;.,,
On the 26th day of August, 2011, I deposited in the mails ofthe United States, a sealed envelope containing
Acceptance Letter, Notice of Application, Reduced Site Plan, Environmental Checklist documents. This
information was sent to:
Agencies See Attached
SEPA Registry (emailed) Department of Ecology
Wilford Hughes Contact/Applicant
Lorraine Taylor Owner
300' Surrounding Proper,ty Owners -NOA only See Attached
(Signature of Sender):
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that Jennifer Henning
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes
mentioned in the instrument.
Dated: "''!8':'-5 ~ il C. dOli ) Notary P blic in and for the State. of Washington
Notary (print): ___ .:...~-=-. ""A-'-'-""(7'-'r"'4=<f""'f _____________ _
My appointment expires: ""~ \As.\--OL q I ;;t 0 l3
;_''''-',,:i'~·('~.~*"''·.,.h~·v.-, 1~~I~5tJlJ.I1]~;.!" Joey's Short Plat
~._. n '-..,. ft~~ . .:;~j~cW.~,in Jl.~r.:· LUA11-066, ECF, SHPL-A
template -affidavit of service by mailing
• •
Dept. of Ecology"
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region ..
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers ..
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Boyd Powers·
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
900 Oakesdale Ave. 5W
Renton, WA 98055-1219
Metro Transit
Senior Environmental Planner
Gary Kriedt
201 South Jackson Street K5C-TR-0431
Seattle, WA 98104-3856
Seattle Public Utilities
Real Estate Services
Attn: SEPA Coordinator
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
• AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
WDFW -larry Fisher· Muckleshoot Indian Tribe Fisheries Dept ...
1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer
Issaquah, WA 98027 39015 _172" Avenue SE
Auburn, WA 98092
Duwamish Tribal Office .. Muckleshoot Cultural Resources Program ..
4717 W Marginal Way 5W Attn: Ms Melissa Calvert
Seattle, WA 98106-1514 39015 172nd Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division .. Office of Archaeology & Historic Preservation·
Environmental Planning Supervisor Attn; Gretchen Kaehler
Ms. Shirley Marroquin PO Box 48343
201 S. Jackson 5T, M5 KSC-NR-050 Olympia, WA 98504-8343
Seattle, WA 98104-3855
City of Newcastle City of Kent
Attn: Steve Roberge Attn: Mr. Fred Satterstrom, A1CP
Director of Community Development Acting Community Dev. Director
13020 Newcastle Way 220 Fourth Avenue South
Newcastle, WA 98059 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Municipal liaison Manager Steve lancaster, Responsible Official
Joe Jainga 6200 South center Blvd.
PO Box 90868, MS: XRD-01 W Tukwila, WA 98188
Bellevue, WA 98009-0868
"'Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application.
template· affidavit of service by mailing
334450016509
ALLISON PATRTICIA R
13722 W LAKE KATHLEEN DR SE
RENTON WA 98059
334390356106
DE SALVATORE OLGA
2100 JONES AVE NE
RENTON WA 98056
802955017008
GERKING LYNN+JEREMY
2213 KENNEWICK PL NE
RENTON WA 98056
334450021301
HANSON JAMES R+MARGARET L
2225 JONES AVE NE
RENTON WA 98055
929086006004
LIMING EDWARD+MAGGIE
2109 KENNEWICK PL NE
RENTON WA 98056
334450019008
MILLER ANTONIO+CARMEN
2132 HIGH AVE NE
RENTON WA 98056
334450019107
PRESTON VIRGINIA C
2217 JONES AVE NE
RENTON WA 98056
802955021000
ROLLINS EMILY R+BENJAMIN A
7617 l1lTH PL SE
NEWCASTLE WA 98056
334450018109
SPARROW WILLIAM M
2115 JONES AVE NE
RENTON WA 98056
334390360801
SYRBU VYACHESLAV+NATALYA
1717 NE 23RD ST
RENTON WA 98056
• 334450018307
BRENDEMIHL FRITZ W
1203 N 38TH ST
RENTON WA 98056
334390320102
DUTRO TERRY+SIRI C
10711 SE 30TH ST
BELLEVUE WA 98004
334450018000
GRAPES NATHAN D+ARCELIE
2124 HIGH AVE NE
RENTON WA 98056
802955018006
KNIRK ERIN L+CHRISTOPHER C
2219 KENNEWICK PL NE
RENTON WA 98056
334390360702
MA GENE Y+MYRA JOYCE F
1711 NE 23RD ST
RENTON WA 98056
802955016000
MORRIS JONATHON L+JENNIFER
2207 KENNEWICK PL NE
RENTON WA 98056
334450021004
RATRAYRN
2301 JONES AVE NE
RENTON WA 98055
929086007002
SMITH MICHAEL A+SEBERO JER
2115 KENNEWICK PL NE
RENTON WA 98056
334390360108
STEARNS BRIAN & JEAN
2216 JONES AVE NE
RENTON WA 98056
334450019206
TASSI BADREDDINE
2209 JONES AVE NE
RENTON WA 98056
• 334390316209
CAVE ROBERT N
12518 E 17TH ST
BELLEVUE WA 98005
334390360504
FROHLICH ROBERT M+CARLSON H
6909 128TH PL SE
BELLEVUE WA 98006
334450016608
HA CELINA+HO CYNTHIA
2033 JONES AVE NE
RENTON WA 98056
334450014009
KOHLMEIER RONALD &ANNETTE M
2420 NE 25TH ST
RENTON WA 98056
334450021202
MCLEOD CHRIS TINA
2224 HIGH AVE NE
RENTON WA 98056
334390360009
NELSON JESSE
1725 NE 24TH ST
RENTON WA 98056
334450022309
ROBERSON WILLIAM
16834 31ST PL S
SEATTLE WA 98188
334390320300
SNOHOMISH COUNTY SRDTF
3000 ROCKEFELLER AVE #404
EVERETT WA 98201
334450018901
STEWART HUGH J
16735 SE 63RD PL
BELLEVUE WA 98006
334390360207
TAYLOR LORRAINE
2208 JONES AVE NE
RENTON WA 98056
-,0
334450018208
ULRICH DANIEL
2125 JONES AVE NE
RENTON WA 98056
802955020002
WOLFE JUSTIN F+PAMELA SANS
2231 KENNEWICK PL NE
RENTON WA 98056
• 334390360603
VELEZ JUAN A
1705 NE 23RD ST
RENTON WA 98059
802955019004
WONG THOMAS HANN G
2225 KENNEWICK PL NE
RENTON WA 98056
• 929086008000
WALSH JAMES+ELIZABETH
2121 KENNEWICK PL NE
RENTON WA 98056
• / •
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MITIGATED (DNS-M)
DATE: August 26, 2011
PROJECT NUMBER: 'LUAll-066, ECF, SHPL-A
PROJECT NAME: Joey's Short Plat
PROJECT DESCRIPTION: Applicant requests to subdivide a 36,847 square foot parcel into two lots. The
two resulting lots would be 17,882 s.f. (Lot 1) and 18,965 s.f. (Lot 2). Kennydale Creek, a Class '4 creek, is present and
bisects the site. A Category 2 or 3 wetland (3,500 sJ.) is present on the northeast portion of the site. Both proposed
lots would gain access from Jones Avenue NE. An existing house and two sheds are located on what would be lot 1.
The existing buildings are proposed to be retained. Once the wetland and stream area is deducted the resulting net
developable area is 0.73 acres. A two·lot short plat would yield a density of 2.74 du/net acre. The site is generally flat.
The project requires SEPA environmental review and short plat approval.
PROJECT LOCATION: 2208 Jones Avenue NE
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DN5-M): As the Lead Agency, the City of Renton has
determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as
permitted under the RCW 43.21C.ll0, the City of Renton is using the Optional DNS-M process to give notice that a DNS-
M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single
comment period. There will be no comment period foltowing the Issuance of the Threshold Oetermlna.tion of Non-
Significance-Mitigated tONS-MI. A 14-day appeal period will follow the issuance of the DNS-M.
PERMIT APPLICATION DATE: August 8, 2011
NOTICE OF COMPLETE APPLICATION: August 2G, 2011
APPLICANT/PROJECT CONTACT PERSON: Wilford Hughesj W.H. Hughes Co.; 14401 Issaquah Hobart Road;
Issaquah, WA 98027
Permits/Review Requested:
Other Permits which may be required:
Requested Studies:
location where application may
be reviewed:
PUBLIC HEARING:
CONSISTENCY OVERVIEW:
Zoning/land Use:
Environmental (SEPAl Review, Administrative Short Plat approval
Hydraulic Permit Approval, Construction Permit
Wetland Delineation and Geotechnical Study
Department of Community & Economic Development (CEO) -Planning
Division, Sixth Floor Renton City Hall, lOSS South Grady Way, Renton, WA
98057
NfA
The subject site is designated Residential Single Family (RSFl on the City of
Renton Comprehensive Land Use Map and Residential-8 (R-8) on the City's
Zoning Map.
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to; City of Renton, CED -Planning Division, lOSS So. Grady Way, Renton, WA 98057.
Name/File No.: Joey's Short Plat/LUAll-0GG, ECF, SHPL-A
NAME: __________________________________________________________________ _
MAILING ADDRESS:
TELEPHONE NO.:
•
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Proposed Mitigation Measures:
•
Environmental (SEPA) Checklist
The project will be subject to the City's SEPA ordinance, RMC 4-7-070, RMC 4-3-
OSO.l, RMC 4-3-080.M, RMC 4-2-110 and other applicable codes and
regulations as appropriate.
The following Mitigation Measures will likely be imposed on the proposed
project. These recommended Mitigation Measures address project impacts not
covered by existing codes and regulations as cited above.
The applicant will be required to /oflow the recommendations of the Geotechnical Report with regard to site,
utility, and building construction;
The applicant will be required. to install construction and erosion control fencing on the west side of the creek to
prevent intrusion into the stream buffer. The fencing must be installed prior to the issuance of construction
and/or building permits and remain until the completion of construction.
Comments on the above application must be submitted in writing to C?erald Wasser, Asso.clate Planner, CED -
PlannIng DiviSion, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on September 9, 2011. If you have
questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact
the Project Manager. Anyone who submits written comments will automatically become a party of record and will be
notified of any decision on this project.
CONTACT PERSON: Gerald C. Wasser, Associate Planner; Tel: (425) 430-7382;
Eml: gwasser@rentonwa.gov
I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
·o'enisLaw
Mayor
· August 26; 2011
Wilford Hughes
W.H. Hughes Co.'
•
14401 Issaquah Hobart Road
Issaquah, WA 98027
Oepartment of C;ommunity and Economic Development
Alex Pietsch,Administrator
Subject: Notice of Complete Application"
... Joey's Short Plat, LUAll-OG,G, ECF, SHPL-A
Pear Mr.Hughes:
The Planning Division of the City 'of Renton has determined thanhe subj~ct application
· ,is complete according to submittal requirements and, therefore, is accepted for review. . '.. . . ' .
It is tentatively ~cheduledfor consideration by the Environmerital Review Co'mmittee on
. September 19, 2011. Prior to that review, you will. be notifi~d. if any additional
· i[lformation is required to continue processing your application.· -
. ,
, Please contact me at (425) 430-7382 if you have any questions.
'Sincerely,
'~~ ..
-,friGerald Wasser
-Associate Planner
cc: lorra!~ Taylor / O~ner{s)
Renton City H'all -: , aSS' Sout~ Grady Way • Ren~on, Washington 98057' • rentonwa.gov
---------------------------------------------
Denis Law .•.
Mayor
. August 26, 2011
NancyRawls
Departm-ent of Transportation··
Renton School District _ ..
420 Park Avenue N
Renton, WA98055
Sul:lject: Joey's·Short Plat:
Department of Community·and Economic Development
Alex Pietsch, Administrator
LUAll-OGG,_ ECF, SHPL-A
The City of Re~ton's Department of Community and Economic Development (CED) has
received an application -for a -2-lot single-family subdivision loca.ted at 2208 Jones
Avenue NE. Please see the enclosed Notice of Application for further details.
·Ihorder to process this application, CED needs tokn~w which Renton schoois wou.ld be
attended by childrenliving in residences at .the location indicated· above.· Please fill.in
the appropriate schools on the list below and return this letter to my attention, City of
. Renton,CED, Planning Division, 1055 South Grady Way; Renton~ Washington 98057 by
--September 9, 2011.
-. Elementary School: ~-_-'-_____ -'-_~ __ .,._~---,--'---'---_,_---'
Middle Schoof: ____ -'--_-,-~ ____ _,_-'--'-----~--'---,---
High School:
iNill the schools you have indicated be able to. handle theimpactofthe additional
students estimated to come from the proposed development? Yes No __ -,-
Any_ Comments:,.--____ ---,-____ -;-_---'--"-~_..,---.,_-'---,__--"-~
. Renton City Hall • 1055 South Grady Way.. Renton, yvashington 98057 • rentonwa.gov
f.... Nancy Rawls
Page 2 of 2
August 25; 2011 •
.. Thank youfor providing this important information. If you have any:questions regarding·
this project, please contact me. at (425)430-7382 ..
Sincerely, ..
....•... ~~. ~ .....
(ffV Gerald c. Wa~ser .
. . Associate Planner·
Enclosure
-----~-----------
,
City of Renton 0 , 'sion Planning IVI
" LAND USE PERMI-T ~\JG-SIO\\
MASTER APPLICATION ~~cc~~~~\Q)
PROPERTY OWNER(S) PROJECT INFORMATIO~
NAME:
LoQ.Q.A "J~_ T---A1!>r"
PROJECT OR DEVEL~\ENT NAM~
, ::rO(:'" \ ~1 .-l.... LAc-I
ADDRESS: 22.a~ Je"Q..5 ~~ •
PROJECT/ADOOESS(S)/LOCATION AND ZIP CODE:
2.2.0f!:,. -:ro~ Auf.. rUE:..
CITY: ~-\oJ, w-f\ ZIP:ct~b ~~ I..t..J ~ • 't8=:S(' ,>'-
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
TELEPHONE NUMBER:
, APPLICANT (if other than owner)
334-3'rO-3~o2 -67
NAME: uJ.L~eJ>.. H 0Q~..s. EXISTING ~ND USE(S): J+.. C,n /J :s,~ ~A' ....... ,v(
COMPANY (if applicable): '.lj. ~, ~~ Lt:::, , -PROPOSED LAND Usr:
'5 \~ f'"A .... l";i' ~
, , I L JI.
ADDRESS: 14-40 l ~vAH . ~d" EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
~ ~L"'D
CITY: -:r: s-sACU .Art ZIP: ,\8:>b 7 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if J'plicable) ,J \A
TELEPHONE NUMBER: ~S' .r 4-4 /1 .... 3.,3" J EXISTING ZONING: 2.:-4-
CO NT ACT PERSON PROPOSED ZONING (if applicable):
NAME: sAwt---A!J ArfL,c.AfY .-' SITE AREA (in square feet): ,
3G>/717. 00
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
COMPANY (if applicable): DEDICATED: ;.J IA
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS: tJ/A-
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: ZIP: ACRE (if"'llIllic;ab~) .
TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBE OF PROPOSIilB.s:t_lIf applicable)
~lOlIIJa s_ WIMIOIIA'21'.
NUMBE OF ,,,,,,,~y~~d,,tf!lgl'lltPl!il(lll~lic Ie):
"
J"
H:\CEO\Data\Fonns-Templates\Self-Help Handouts\Pianning\masterapp.doc - 1 -
06/09
.' ,
10
I'-'
•
~
PROtCT INFORMATlON(Contin~) ~~~~~~L-______________ -,
, ......
NUMBER OF EXISTING DWELLING UNITS (if applicable):
\
SQUARE FOOTAGE OF PRO~~ED RESIDENTIA~ Ai
BUILDINGS (if applicable): .1< ... .A;/I(llr;}JJf'"
'-,rvvv-v vV'
SQUARE FOOTAGE OF EXISTING RESIDENTIAL 'Z,
BUILDINGS TO REMAIN (if applicable): l /2..15 ff .
SQUARE FOOTAGE OF PROPOSEDCON-RESIDENTIAL
BUILDINGS (if applicable): t-J A
SQUARE FOOTAGE OF EXISTING NON-RESlENTIAL
BUILDINGS TO REMAIN (if applicable): ,..I A
NET FLOOR AREA ON NON-rSIDENTIAL BUILDINGS (if
ap~cable): ,..J A .
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable): " J-J I A
PR~JECTVA~ ,J\A
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
~ D AQUIFIER PROTECTION AREA ONE
D AQUIFIER PROTECTION AREA TWO
D FLOOD HAZARD AREA
D. GEOLOGIC HAZARD
D HABITAT CONSERVATION
''\-SHbRELINE STREAMS & LAKES
~. WETLANDS
___ sq. ft.
___ sq. ft.
___ sq. ft.
_-,--_sq. ft.
sq. ft.
, LEGAL DESCRIPTION OF PROPERTY ,
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE (!If. QUARTER OF SECTION s: . TOWNSHIP 23 . RANGE .S" . IN THE CITY ---------OF RENTON; KING COUNTY. WASHINGTON
TYPE OF APPLICATION & FEI;S
List all land use applications being applied for:
1. hltA 3. -
-2. .-,-,-4. .
Staff will calculate applicable fees and postage: $
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) LD\ 'I:~ \ '('If? "l"h ~ a -ra, \0 y-, dadare under penalty of perjury under the laws of the State of
Washington that I am (please check one) ~the current owner of the property involved in this application or __ the authorized representative to act
for a co oration please attach roof of au orization and that the fore Din statements and answers herein cOntained and the information h 'are rp ( p ) 99 er8Wlth
In all respects true and correct to the best of my knowledge and belief.
: I k:~::~~~~~tt:~~thatLa~'{Q,\(\e 1'. ~'1 \of inst to be his/her/their free and voluntary
'}./Ilc)p'ed in the instrument.
-My appointment expires: \:v\.c1>lC,h. ,
H:\CEO\Data\Forms-TempJates\Self-HeJp Handouts\Planning\masterapp.doc - 2 -06/09
•
L~AL
The land referred to is situated in the County of King, City of Renton, State of Washington, and
is described as follows:
The South half of Tract 294, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIVISION
NO.4, according to the plat thereof recorded in Volume 11 of Plats, page 82, records of King
County, Washington. •
EXCEPT the North 150 feet thereof;
SITUATE in the County of King, State of Washington.
ABBREVIATED LEGAL
A portion of the South half of Tract 294, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF
EDEN DIVISION NO.4
Tax Account No. 334390-3602-07
-Q.T'-I
~
I
v
PREAPpttICATION MEET'NG
JOEY'S SHORT PLAT
2208 JONES AVE NE
CITY OF RENTON
Fg~f Renton.
Planning Division
~UG - 8 1011
Department of Community and Economic Development
Planning Division
PRE11-021
June 02,2011
Contact Information:
Planner: Gerald Wasser Phone: 425.430.7382
Public Works Reviewer: Jan lilian Phone: 425.430.7216
Fire Prevention Reviewer: Dave Pargas Phone: 425.430.7023
Building Department Reviewer: Craig Burnell Phone: 425.430.7290
Please retain this packet throughout the course of your project as a reference.
Consider giving copies of it to any engineers, architects, and contractors who work
on the project. You will need to submit a copy of this packet when you apply for
land use and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager (planner) to have it pre-
screened before making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided
on the' proposal are based on the codes and poliCies in effect at the time of
review. The applicant is cautioned that the development regulations are regularly
amended and the proposal will be formally reviewed under the regulations in
effect at the time of project submittal. The information contained in this summary
is subject to modification and/or concurrence by official decision-makers (e.g.,
Hearing Examiner, Planning Director, Development Services Director, Department
of Community and Economic Development Administrator, Public Works
Administrator and City Council).
"
DATE: May31,2011
• CITY OF RENTON •
FIRE PREVENTION, BUREAU
MEMORANDUM
TO: Jerry Wasser, Associate Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Preliminary Comments for Joey's Short Plat
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up
to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600
square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire
flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as
long as they meet curreritcode, including 5-inch storz fittings. There is one existing
hydrant within 300-feet. There is adequate fire flow in the existing 8-inch water main. I
2. The fire mitigation impact fees are currently applicable at the rate of $488.00 per single
family unit. This fee is paid prior to recording the plat. No charge for existing home.
3. Fire department apparatus access roadways are adequate.
CT:ct
joeyssp
~.
•
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVElOPMENT
-1]f" Cityo{} ci ------ID\,~IIDl1@IID 0
M E M 0 RAN DU M
DATE: May 24,2011
TO: Jerry Wasser, Planner
FROM: Jan lilian, Plan Review ~
SUBJECT: Joey's Short Plat
2208 Jones Ave NE
PRE 11-021
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. 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.
I have completed a preliminary review for the above-referenced proposal. The following comments are
based on the pre-application submittal made to the City of Renton by the applicant.
Water
1. Water service is provided by the City of Renton. There is an 8-inch water main in Jones Ave NE. The
existing home at 2208 Jones Ave NE is served by a %" water meter connected to the water main in Jones
Ave NE.
2. System development fee for water is based on the size of the new domestic water meter that will
serve the new home on the new lot. Fee for %-inch water meter install is $2,236.00.
3. Fee for a %-inch meter installed by the City is $2,260.00. -Sanitary Sewer
eo-... 4
1. Sewer service is provided by the City of Renton. There is· an 8-inch sewer main in Jones Ave NE. The
existing home at 2208 Jones Ave NE is connected to sewer.
2. System development fee for sewer is based on the size of the new domestic water to serve the new
home on the [}ew Ipt. Sewer fe~.fo.r a %-in6t: w~r meter install is $1,~91.00. ~ w.:> ....... ~
-SQ4-.c.~u~l A.~-~-'-' C. L . [;) ."::'" .~~
Storm bramage. l,O :S
1. There is a drainage ditch in Jones Ave NE. \ "
{ .~
,
H/CED/Planning!Current Ptanning/PREAPPSjl1-Q21Jerry/Plan Review Comments -PRE 11-021
Joey's Short Plat PRE 1l-{)21
Page 2 of 2
May 24, 2011 • •
2. Small project drainage review is required for any single-family residential projectthat will result in
2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced
impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds one of these
thresholds, a drainage plan and drainage report will be required with the site plan application. The
report shall comply with Appendix C of the 2009 King County Surface Water Manual and the City of
Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the City's flow control map, this site
falls within the Flow Control Duration Standard, Forested Conditions.
3. A geotechnical report for the site is required. Information on the water table and soil permeability,
--.,;'Y'!>' with recommendations of appropriate flow control BMP options with typical designs for the site from
the geotechnical engineer, shall be submitted with the application.
4. Surface water system development fee is $1,012.00 for the new lot.
~-.--.----.----' .--.--... ~-.-"---
Transportation/Street
1. No street improvements are required for this project. There is new sidewalk along the east side of
Jones Ave SE fronting this site. .
2. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-
__ .>'" loaded garage driveway shall not exceed sixteen feet (16').
/
General Comments
1. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2. Separate permit and fees will be required for the water meter installation, side sewer connection,
and storm water connection.
3. Water service, sewer stub and a drainage flow control bmp are required to be provid·ed to the new
~ lot prior to recording of the short plat.
/ .
H/CED/Planning!Current Plannin~PREAPPS/ll-021Jerry/plan Review Comments -PRE 11-021
•
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
MEMORANDUM
DATE: June 2, 2011
TO: Pre-application File No. 11-021
FROM: Gerald Wasser, Associate Planner
SUBJECT: Joey's Short Plat
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and
permitting issues are based on the pre-application submittals made to the City of
Renton by the applicant and the codes in effect on the date of review. The applicant is
cautioned that information contained in this summary may be subject to modification
and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community &
Economic Development Administrator, Public Works Administrator, Planning Director,
Development Services Director, and City Council). Review comments may also need to
be revised based on site planning and other design changes required by City staff or
made by the applicant. The applicant is encouraged to review all applicable sections of
the Renton Municipal Code. The Development Regulations are available for purchase'
for $50.00 plus tax, from the Finance Division on the first fio?r of City Hall or online at
www.rentonwa.gov
Project Proposal: The subject property is located at 2208 Jones Avenue NE. The
property is zoned Residential-4 dwelling units per acre (R-4) and is 36,770 square feet
(0.84 acre) in size. The applicant is proposing to subdivide the property into 2-lots.
Proposed Lot 1 would have an area of 17,823 square feet and proposed Lot 2 would
have an area of 18,954 square feet. Access to proposed Lot 1 would continue to be via
an existing driveway from Jones Avenue NE. Access to proposed Lot 2 would also be'
from Jones Avenue NE.
Current Use: The property has an existing 1,230 square foot house, two sheds and a
carport which would remain on Proposed Lot l.
Zoning/Density Requirements: The subject property is zoned Residential -4 dwelling
units per acre (R-4). There is no minimum density in the R-4 zone and the rnaximum
density is 4.0 dulac. Private access easements, critical areas and public right-of-way
dedications are deducted from the total area to determine net density. While it appears
that there is adequate net site area to comply with the required net density range,
formal project application must include a density calculation worksheet which verifies
that the project is il'1 compliance with the required density range. Note:' Please see the
~ .
>
h:\ced\planning\current plannlng\preapps\11-021.jerry\preOl1-021,joey's short plat,2-lot shpl, r-4.doc
Joey's Short Plat, PRE I 1-021 •
Page 2 of5
June 2, 2011 •
Critical Areas Section, below. A calculation of critical areas square footage will be
required in order to determine the net site area and, subsequently, the net site
density.
Development Standards: The project would be subject to RMC 4-2-110A, "Development
Standards for Single Family Zoning Designations" effective at the time of complete
application. A copy ofthese standards is included.
Minimum Lot Size. Width and Depth -The minimum lot size permitted in Zone R-4 is
8,000 square feet for parcels less than one acre. Minimum lot width is 70-feet for
interior lots and 80-feet for corner lots. The minimum lot depth is 80-feet. The proposal
appears to meet the minimum lot size and width requirement.
Building Standards -The R-4 zone allows a maximum building coverage of 35% of the lot
area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size.
Building height is restricted to 30 feet. Detached accessory structures are restricted to
1S-feet in height. Accessory structures are also included in building lot coverage
calculations. Compliance with building standards will be determined at the time of
building permit review for any new structures.
Setbacks -Setbacks are the minimum required distance between the building footprint
and the property line and any private access easement. The required setbacks in the
Zone R-4 are:
Front yard -30-feet for the primary structure;
Rear yard -25-feet;
Side yards -5-feet, except 20-feet for side yards along a street.
Residential Design and Open Space Standards: The Residential Design and Open Space
Standards contained in RMC 4-2-1215 would be applicable to any new residential
structures. A handout indicating the applicable guidelines and standards is enclosed. As
applicable to the R-4 zone the guidelines are:
Garages -The visual impact of garages shall be minimized, while porches and front
doors shall be the emphasis of the front ofthe home. Garages shall be located in a
manner that minimizes the presenCe of the garages and shall not be located at the end
of view corridors. Alleyway access is encouraged. If used, shared garages shall be
within an acceptable walking distance to the housing unit it is intended to serve.
Primary Entry -Entrances to homes shall be a focal point and allow space for social
interaction. Front doors shall face the street and be on the fa~ade closest to the street.
When a home is located on a corner lot (i.e. at the intersection of two roads or the
intersection of a road and a common space) a feature like a wraparound porch shall be
used to reduce the perceived scale of the house and engage the street or open space on
both sides.
Fa~ade Modulation -Buildings shall not have monotonous facades along public areas.'
Dw~lIings shall inclilde articulation along public frontages; the articulation may include
y
h:\ced\planning\current planning\preapps\1l'{)21.jerry\preOll'{)21,jOey's short plat,2-lot shpl, r.-'l.doc
Joey's Short Plat, PREII-.
Page 3 of 5
June 2, 20 II • t~' v,..' ~~~~Tht;;',~
the connection of an open porch to the building, a dorm:er./a~l~g the street, or a well-
defined entry element.
Windows and Doors -Windows and front doors shall serve as an integral part of the
character of the home. Primary windows shall be proportioned vertically rather than
horizontally .. Vertical windows may be combined together to create a larger window
area. Front doors shall be a focal point of the dwelling and be in scale with the home.
All doors shall be of the same character as the home.
Scale, Bulk, and Character -A diverse streetscape shall be provided by using elevations
and models that demonstrate a variety of floor plans, home sizes, and character.
Neighborhoods shall have a variety of home sizes and character.
Roofs -Roofs shall represent a variety of forms and profiles that add character and
relief to the landscape of the neighborhood. The use of bright colors, as well as, roofing
that is made of material like gravel and/or reflective material is discouraged .
. Eaves -Eaves should be detailed and proportioned to complement the architectural
style of the home.
Architectural Detailing -Architectural detail shall be provided that is appropriate to the
architectural character of the home. Detailing like trim, columns, and/or corner boards
shall reflect the architectural character of the house.
Materials and Color -A diversity of materials and color shall be used on homes
throughout the community. A variety of materials that are appropriate to the
architectural character of the neighborhood shall be used. A diverse palette of colors
shall be used to reduce monotony of color or tone.
Access/Parking: The applicant has indicated that access would be taken for proposed'
Lot 1 via the existing driveway from Jones Avenue NE and while it is not indicated, staff
assumes that access to Lot 2 would be via a new driveway from Jones Avenue NE. Each
lot is required to accommodate off street parking for a minimum of two vehicles.
landscaping and Open Space: The site is vegetated and staff will recommend retention
of existing trees. Tree requirements for short plats include at least two trees of'a City
approved speCies with a minimum caliper of lX-inches per tree which must be planted
in the front yard or planting strip of each lot prior to building occupancy.
A conceptual landscape plan must be provided with the formal land use application as
prepared by a registered landscape Architect, a certified nurseryman or other
certified professional. If 100 percent drought tolerant plants are used, irrigation is not
required.
Significant Tree Retention: A tree inventory and a tree retention plan along with a tree
retention worksheet shall be provided with the formal land use application. The tree
retention plan must show preservation of at least 30 percent of significant trees, and
indicate how proposed building footprints would be sited to accommodate preservation
h:\ced\p'lanning\current planning\preapps\l1-021.jerry\pre01HJ21,joey's short plat,2-lot shpl, r-4.doc
Joey's Short Plat, PREII-021 •
Page 4 of5 .' June 2, 2011·
of significant trees that would be retained. If trees cannot be retained, it may be
possible to replace them with minimum 2 inch caliper trees at a ratio of six to one.
Critical Areas: Kennydale Creek, a Class 4 Stream bisects the subject site from south to
north. Class 4 Streams have a 35-foot buffer area which is measured from the stream
banks. While there are no mapped wetlands on the subject property the existing
vegetation and topography indicate that wetlands may be present. In order to
determine the buffer area for Kennydale Creek a stream study would be required with a
formal short plat application. Further, in order to determine if wetlands and their buffer
areas exist on site, a wetland delineation study must be prepared by a wetland biologist.
A habitat study must be incorporated into the wetland delineation.
Environmental Review: Short plats are categorically exempt from Environmental (SEPA)
Review unless critical areas are found to be present on the project site. The project area
contains Kennydale Creek, a Class 4 stream, and potential wetlands. Therefore, SEPA
Review is required.
Permit Requirements: The proposal would require approval of an Administrative Short
Plat and SEPA Review. The Short Plat request and SEPA Review would'be reviewed
concurrently within an estimated time frame of 6 to 8 weeks. The fee for the short plat
is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee); the fee for SEPA Review is
$1,030.00 ($1,000.00 plus 3% Technology Surcharge Fee). Detailed information
regarding the land use application submittal is provided in the attached handouts.
Upon receipt of preliminary approval, the applicant must complete any required
improvements, such as Sidewalks, fire hydrants and grading. A separate construction
permit is required for these improvements. The applicant must also satisfy any
conditions of the preliminary approval before the short plat can be recorded. A
separate (no-fee) submittal is required for the final short plat. The newly created lots
may be sold only after the short plat has been recorded. The applicant can submit plans
for building permit review for new construction before the short plat is recorded,
however, the City can issue building permits only when the plat has been recorded.
Impact/Mitigation Fees: Impact fees, which would replace mitigation fees, may be
adapted prior to building permit approval (for which an applicant may vest to
impact/mitigation fees). Those fees have yet to be determined. Currently fees are the
following:
• A Parks Mitigation Fee based oSer new single family
residence payable prior to recor' .
• A Transportation Mitigation Fee based on $75.00 per each new
average daily trip attributable to the project payable prior to
recording;
• A Fire Mitigation Fee based on $488.00 per ~ Single-family
residence payable prior to recording; and,
h:\ced\planning\current planning\preapps\1l-{)21.jerry\preOU-Q21,joey's short plat,2-lot shpl, r-4.doc
Joey's Short Plat, PREII-.
Page 5 of5 • June 2, 2011
• A Renton School District Impact Fee based on $6,300.00 per eac h
new single-family residence payable prior to issuance of building
permits.
A handout listing all of the City's Development related fees is attached for your review.
Expiration: Upon approval, a short plat is valid for two years with a possible one year
extension .
•
h :\ced\planning\current planning\preapps\ll-021.jerry\preOll-021,joey's short plat,2-lot shpl, r-4.doc
377.8
City of Renton , Washlngton
Joey's Short Plat PRE11-021
o 188.90 , , 377.8 Feel =
.--J ~!,' + 'I!l-'~' ". -I./!'* I. • "'" •• ' •• ~'.~~ o.o.lJ'~l'
TIlls map 15 • user generated static output'rom an Internet mapping site and
is for referenet only . Oata lay.,.. Itlat appear on this map mayor may not be
accurate , current. or otherwise reliable .
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Lakes and Rivers
Water Courses
Parcels
Street Names
Righls of Way
Streets
Roads
Jurisdicttons --0.. McWtu; '-....
""" COunt,
Mercer ItItnd
Nowao ...
RftfTON
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Aerial (March 2010)
• Red: BancU
• OrHI'\: Band_2
• Blue: Btlnd_3
Notes
Enter Map Desaiption
o
-----------------------------------------------------
C4 32 T24N RSE E 112
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ZONING MAP BOOK -E4 -08 T23N RSE E 112
PW nCHNICAl SERVICES .'
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E4 -08 T23N RSE E 112
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05 T23N R5EE 112
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, PLANNING DIVISION . ~ .
WAIV. OF SUBMrrTAL RE.QlJW{EMENTS
FOR LAND USE APPLICATiONS
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
3. Building
4. Planning
H'\CEO\Data\Forms-Templates\SeJf-HeJp Handouts\Planning\waiverofsubmittalreqs.xis
City of Renton
Planning Division
AUG -8 lUll
( \
06109
· PLANNING DIVISION
WAIVE.F SUBMITTAL REQUIRl4tENTS
FOR LAND USE APPLICATIONS
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites 2 AND 3
Lease Draft 2AND3
Map of Existing Site Conditions 2 AND 3
of View Area
Photosimulations
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
PROJECT NAME: -\r-=="--........,,~="""-'''-'-----
3. Building DATE: ____________ _
4. Planning
H:\CED\Data\Forms· T empiateslSelf-Help Handouts\Planning\waiverofsubmittalreqs.xls 06109
....:£-'
• •
Joey Short Plat Project Narrative:
Project Name: Joey Short Plat, 2 lot Short Plat, 2208 Jones Ave NE
Permits Required: Administrative Short Plat
Zoning Designation: R-4
Current Use: Single Family Residence
Special Site Features: Class 4 Stream, Class 2 Wetland
City of Renton
Planning Division
AUG - 8 ZOl1
Soil Type and Drainage: Dark BrownlBlack Medium Dense Silty Sand with Trace
Gravel
Proposed use of Property: Single Family Residence
Proposed Lots #: 2
Access: Jones Ave NE
Off Site Improvements: None
Construction Costs: None
Quantities and Types of Materials: None
Number of Trees to be Removed: None
No Land to be Dedicated to the City of Renton
No Job Shacks etc
Proposed Modifications: None
Distance from Stream to Work Area: There will be no Construction Work done
under this Permit
...-....
~/ ..
------------------------------------------------------------------~
DENSITY
WORKSHEET
City of Renton Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
1.' Gross area of property: 1. ]~.]J 1 square feet •
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets"
Private access easements"
Critical Areas'
Tolal excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
6. Divide line 5 by line 4 for net density:
_____ square feet
---,--;;;-~::;;; square feet
/0, .3cDsquare feet
Lb. 471 •
3.
square feet
square feet
4. __ ._~ ____ I,----_ acres
5. ____ -==--___ units/lots
6. 3.2. 8 = dwelling units/acre
'Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deducted/excluded.
** Alleys (public or private) do not have to be excluded.
. H:\Fonns\Planning\dem'ity.doc -I . 03/08
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DEPARTI.1ENT OF ASSESSMENTS RECORDING NO VOL/PAGE
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PORTION or
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AQUIFER PROTECTION NOTICE LUA~XX~XXX~SHPL
YOi' RENltlN ~ON IJ.3.t
ERS£CTlON JONES A vt: N:: .I:
24th STIlEn. rno 1/8' OR
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AREA ,o,ND ARE gj8.£CT TO THE REOUIRomns OF" THE CITY or I!E}(TOO ORO!N.o.tICE
1-\3&7 Io.IIll AS AUEJ'fOED BY ORDItI.o.NCE J'fO ... 7-10. THIS clYS sa..e: sa.JRCE or
~" WAlDl IS SUPPUED F'R0t.I A SHAU.OW MUfEI UtlOER 1J.E CITY'S SURfACE
THERE IS NO NA1U'IA!. B.o./lRJER BEl"WEEN lHE WAlDl lUlL! 00 GR().Ml SUl!l'ACE.
EXTREME CARE SHOUlD BE EXERCISED 'IoHOJ HANOlJlolG .o.tIY ur.uo SUE!STAHC!: 01l1ER
THAN ""Am TO PROTECT ffiQ,I CONTACT '101111 THE GROIJoIO SJRFACE. IT IS lIiE
HDIlEOYoW£RS RESf'ONS/BUTY TO F'iKlTECl THE cm-s Of!llol.1(JNG WAlEIt
l..ND-XX-XXXX
SURVEY NOTES
INSffiUI.lOO: TCf'~ G!'T XIOOW TOT'-I. STATION
Io€lHOO USED; rno 1R1.\£RSE "MTIl o\.CTUAL
F1ElIJ WEASURiJ,orTS AHD ..... (;I,£S
WAC 332-1JO-C90
DATE or !l.JR\£Y: .lIt.Y 2011
191.115.1971
\.3G3.Sn.l040
_____ ~2~ElJ2.;.g:r _~---.--
D CE NE 24th STREET INlDlSEC1\Ctl...arnoEOl AVO
~,,~flJ'" BASIS OF BEAIIWG.: .D>I£S AVE NE (Oc-3:r2:i" E)
LEGAL DESCRIPTlON
TIit saJlH HAiS or lRACT 21K CD ~ANS
lAKE lI'.o.5HIJ'f"lON G.oJlDEH Cf EDEll D/VlSlOO J'fO
~, A~G TO 1HE PLAT nfllElJ' RECORDED
IN VQ.lJ.\It 11 OF PLATS. PAG( 8:!. RECORDS or
IOJ'fG CCiUtITY, WASHIJ'fGTCJI ~ _101 IJ. -24811 WE Ir liE 24111 SlREET. fWD _
.
/ ItlV EL .. 245 .. '91'-1:"'1/ f'IN It; cc.lCROE 1,100 IN CASE
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: ______ e~: ____ _ ._:1
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EJrCEJ'T TIlE NORlH 150 fED nfllECI';
SffiJATE IN "!HE COOtHY OF" KING, STAlE or
WASlt~Gl1JN
,~.~." Ir-:,._-~·,,:TC'. ~,
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'~ ENGINEER / SURVEYOR
"' -~j ::; n 0
TOU ... A ~GlNEtRS o!.: LlNO SURVEYORS
6632 S 191,,1 PlACE SUITE: E -102
KENT. WASHINGTON 9BOJ2
~i z OWNER ~ F"ENt( LORR ...... E T .... YlOR
,I _ F"OUtIO I" tROO ~~i?"'';; ~~~E
/., PIP[ (7/2011) 425-~3367
/ SHORi PLAT DATA
1----.~"""AL.
AILt-M
i!
\... SOU1H UNE Of" 1RA~ 294
fOUHD )' :RON
-" ~~ "', ",""" CD "'" ~ "" =_..,
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1N\j El ----, TREET j E~I.3OG~1~ ---'i,·,,'''-"""~E 20th S, /
TOTAl SHORT PLAT AREA 36,8 .. 7 I~ II..
NUIoIBffi Of' LOTS PIUJPOSED -:2
CUflRElJT ZONING -R ~
DENSITY PERt.llnuJ -~ UNITS Pm AffiE
DENSlTY -236 DUjACRE
PROPos.-:D SOU"-RE FOOTAGE OF l1-!£ LOTS
I _ 17.882 .~. It
:! 16,965 sq. It-
(~5o-t 3,500
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"-B17.7J9
5G5..237
;.17
,'5 CERTlFIC.A.TE
y represents 0 survey mode
ny' direction In conformor.c~
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;t of Lorraine ''lylor
Certificate No. 3-8992
~
I
, J' ~ ,I llI: JOE Y SHORT PLA T /<;)~b:--TOUMA ENGINEERS 2.208 JCNES ,11.1£ 111£ (l" ;. ~""f LAND SURVEYORS,PLLC RENTON. WA 98055 I
W"".5r VAUEY EXECllTlVE PARK OWN. BY O"'r.: JOB NO I .Il ~@) ,= -,.~ ~ ~ ,-,~ -~. ~ -'" ,. ~, >0" "'-">-0,, J
I \~~0'~ ~~OOE (~~~) l'!I'--o!I!~ FAA «2:1) :':;,....cG:Z:;
~ CKKD. BY SCALE SHEET I U\-1T 1"_30' 1 OF" 1
,0, ~~ Fr?.
City of Renton . l f\eotoO
TRE E RETE N TI 0 NC~~~(\~(\g Divis
iO
(\
WORKSHEET
1. Total number of trees over 6" in diameter1 on project site: 1.
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous2 £> trees
Trees in proposed public streets 0 trees
Trees in proposed private access easements/tracts _o--,:=-_ trees
Trees in critical areas3 and buffers $" trees
Total number of excluded trees: 2. __ ......::O~ __ trees
3. Subtract line 2 from line 1: 3. __ -,O=-__ trees
4. Next, to determine the number of trees that must be retained4 , multiply line 3 by:
0.3 in zones Re, R·1, R-4, or R-8
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. ___ O ___ trees
5. List the number of 6" or larger trees that you are proposing 5 to retain 4 :
5. b" trees
6. Subtract line 5 from line 4 for trees to be replaced:
<If line 6 is less than zero, stop here. No replacement trees are required).
6. __ 0=·=--__ trees
7. Multiply line 6 by 12" for number of required replacement inches:
7. 0
8. Proposed size of trees to meet additional planting requirement:
(Minimum 2-caliper trees required) 8. 0
9. Divide line 7 by line 8 for number of replacement trees 6 :
(if remainder is .5 or greater, round up to the next whole number)
inches
inches
per tree
9. __ -"0=-___ trees
1. Measured at chest heighl
2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or
certified arborist, and approved by the City.
3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of
the Renton Municipal Code (RMC).
4. Count only those trees tq be retained outside of critical areas and buffers.
5. The City may require modification of the tree retention plan to ensure retention of the maximum number of
trees per RMC 4-4-130H7a
6. Inches of street trees. inches of trees added to critical areaslbuffers, and inches of trees retained on site that
are less than 6;' but are greater than 2" can be used to meet the tree replacement requirement.
H:DivisionIFonnsffreeRetentionWorksheet 11107
•
Construction Mitigation Description:
No Construction is Anticipated at this Time
• City of Renton
Planning DiviSion
AUG -8 ZOI1
•
Joey Short Plat, 2208 Jones Ave NE Renton
Drainage Control Plan Narative
• . 01 Henton c,t\!. Oi\liSIO(1
pla(1(1I(1g
~Il\J ~ S 1~\\
A single Family House will be built on the new lot that will be created thru this short.
plat. There is an existing driveway (with existing curb cut) on the north side of the new
lot off of Jones Ave. The existing house will be remaining.
When the building permit is applied for on the new residence a drainage plan will be
included in the submittal. The existing driveway will be figured in the analysis as the
BMPS will be evaluated.
<t' • •
PLANNING DIVISION
ENVIRONMENTAL CHECKUSTtRenicm
City of Renton Planning Division
1055 South Grady, Way, Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
, PURPOSE OF CHECKLIST: r
r "" II III I!,) UIVISlon
AUG -8 2011
The State Environmental Policy Act (SEPA), Chapter,43,21C R9W, requires all governmental agencies to
consider the environrnental impacts of a proposal before making decisions, An Environmental Irnpact
Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the
quality of the environment The purpose of this checklist is to provide information to help you and the
agency identify impacts from your proposal (and to reduce or avoid im'pacts from the proposal, if it can be
done) and to help the agency decide whether an EIS isrequired,
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Governmental agencies use this checklist to determine whether the environmental impacts of your
proposal are Significant, requiring preparation of an EIS, Answer the questions briefly, with the most
precise information known, or give the best description you can,
You must answer each question accurately and carefully, to the best of your knowledge, In most cases,
you should be able to answer the questions from your own observations or project plans without the need
to hire experts, If you really do not know the answer, or if a question does not apply to your proposal, write
"do not know" or "does not apply", Complete answers to the questions now may avoid unnecessary
delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark
designations, Answer these questions if you can, If you have problems, the governmental agencies can
assist you,
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of
time or on different parcels of land, Attach any additional information.that will help describe your proposal
or its environmental effects, The agency to which you submit this checklist may ask you to explain your
answers or provide additional information reasonably related to determining if there may be significant
adverse impact
USE OF CHECKLIST FOR NON PROJECT PROPOSALS:
Complete ·this chE!cklist for 'nonproject proposals, even though questions may be answered "does not
apply:" IN,ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D),
For nonproject actions (actions involving decisions ~on policies, plans 'and programs), the references in the
checklist to the words' "project," "applicant," and "property or site" should be read' as "proposal,"
"proposer," and "affected geographic area," respectively.. , I
- 1 -
06/09
H:\C EO\Oata\Forms-T emplates\Self-Help Handouts\Planning\envchlst. doc
• • A. BACKGROUND
1. Name of proposed project, if applicable:
To'?,! 5 ~r \-?CAt
2.
3. Address and phone n~er of applicant and contact pJ;:n: ,
I 44e I :.L~AQ.u4b\" L ~P\""'
4.
:C:S5AQ \JAv!L-o-> A '1' ~z 7
Date checklist prepared:
5. Agency requesting checklist:
L "7 of
6. Proposed timing or schedule (including phasing, if applicable):
7. Do you have any plans for future additions, expansion, or further activity related to or connected
with this proposal? If yes, explain.
1-/0
8. List any environmental information you know about that has been prepared, or will be prepared,
directly related to this proposal.
9. Do you know whether applications are pending for governmental approvals of other proposals
directly affecting the property covered by your proposal? If yes, explain.
~P
10. List any governmental approvals or permits that will be needed for your proposal, if known.
11. Giv'e brief, complete description of your proposal, including the proposed uses and the size of the
project and site.
\0
3 ~(77D
Wlli bL
k
s ... l::, a9.\ u-J) I
q. F'T I,...,f.c
-2-
H:\CED\Data\Forms-Templales\Self-Help Handouts\Planning\envchlst.doc
06109
•• • • 12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township, and
range if known. If a proposal would occur over a range of area, provide the range or boundaries
of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if
reasonably available. While you should submit any plans required by the agency, you are not
required to duplicate maps or detailed plans submitted with any permit applications related to this
checklist.
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a.
b.
General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous,
other ______ . .
FLA-'I . ~,\r... q~~ ~\'O~-'L +0 ~ E.. A6"T' PA e:. 7' ..fk.-L.-?-et-k.-
What is the steepest slope on the site (approximate percent slope?)
What general"!)ipes of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any
'prime farmland. . .. " ' ' ,'...
C\I-
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe. . : No
e. Describe the purpose, type, and approximate quantities of any filling or grading proposed.
f.
h.
Indicate source of fill.
Could erosion occur as a result of clearing, construction, or use?
describe.
If so, generally
About what percent of the site will be covered with impervious surfaces after project
construction (for example, al~!~buildilgS)? ...
. I 2 0 I~ t 2 4 7... ""T'b'" At.
Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
-3-06/09
H:\CED\Oata\F orms~ T emplates\Self-Hel p Handouts\Planning\envchlst. doc
• • 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.
b.
c.
Are there any off-site sources of emission or odor that may affect your proposal? If so,
generally describe.
Proposed measures to reduce or control emissions or other impacts to air, if any:
3. WATER
a.
1)
2)
3)
Surface Water:
Is there any surface water body on or in the immediate vicinity of the site (including year-
round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type
and provide names. If appropriate, state what stream or river It trows into.
c.. \ A~ Ar :s. ~""--
C-A"-. 2. ~f..-\U
Will the project require any work over, in, or adjacent to (within 200 feet) the described
waters? If yes, please describe and attach available pians. \ , .J.... 1
f-\~~ ~ ,\t ~"-l:::. u It~ W II'"
~ 0 ~ e» . ~. W. 0 -t ...s 'il-f.k""'n ,,\0
Estimate the amount of fill and dredge material that would be placed in or removed from
surface water or wetlands and indicate the area of the site that would be affected.
Indicate the source of fill material.
NIP.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
I'll?
5) Does the proposal lie within a 100-year tiood plain? If so, note location on the site plan.
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
-4-06/09
H:\CED\Data\Forms-Templates\Self-Help Hando~ts\Planning\envchlst.doc
. .
i.
. .
.'
• • b. Ground Water:
1) Will ground water be withdrawn, or will water be discharged to ground water? Give
general description, purpose, and approximate quantities if known.
2)
c.
1 )
2)
: ... d.
Describe waste material that will be discharged into the ground from septic tanks or other
sources, if any (for example: Domestic sewage; industrial, containing the following
chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of
such systems, the number of houses to be served (if applicable), 0::crLthe nu r of
animals or humans the system(s) are expected to serve.
~o...:O't--~ • t l ~ (, ,..:; I .
~/:::. . c.. I.-\-..( SM ~~..., '5.s>-~r ~7CJ t~
Water Runof) (including storm wiler): /
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
fiow into other w~:~o, de~i~~ \ ~ iLl ~~Ab
Could waste material enter ground or surface waters? If so, generally describe.
tI~
Proposed measur:es to ~educe ~r control surf~ce, ground, and. n.inoff water impacts, if I
any: A~~\U>-J4Q S~.......:... UJ"A,""t''£.-''-.. '6 'f6~
17"= ~~~ r ..... ~o4
4. PLANTS
a. Check or circle types of vegetation found on the site:
~ deciduous tree: alder, maple, aspen, other
__ evergreen tree: fir, cedar, pine, other
shrubs ,.'
--::J... grass
__ pasture
__ crop or grain
__ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
water plants: water lily, eel grass, milfoil, other I other types of vegetation .
b. What kind and amount of vegetation will be removed or altered?
tYD,J*,
c. List threatened or endangered species known to be 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: N...u£,.
-5· 06/09
H:\CED\Oata\F arms-T emplates\$etf.Hel p Handouts\Planning\envchlst.doc
• • 5. ANIMALS
.r
Circle any birds and animals, which have been observed on or near the site or are known
to be on or near the site:
Birds: hawk, heron, eagle, songbirds, other . pcb,,J;" J f III..::.-L
Mammals: deer, bear, elk, beaver, other -:----c:-_-LrJ~oNf.~~~-;_-
Fish: bass, salmon, trout, herring, shellfish, other __ £N=ty..lj=£ ... ~
@ List any threatened or endangered species known to be on or near the site.
JJP,J(.
c. Is the site part of a migration route? If so, explain
d. Proposed measures to preserve or enhance wildlife, if any:
,Jo t4 f..
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 he~. 'ng,
..
'.
b.
manufacturing, etc. .,' f ,./~,.. ~ t0ATu~ ~1'6 -nf:AT WA"#.f2. ~ I~<tc... -L I&:> ~ J2. -Li ;{vl.er-a'1 /I ~
Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
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:
rJl:T~E
7, ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk
of fire and explosio.n, spill, or hazardous waste, that could occur as a result of this
proposal? If so, describe. r.J &>
Describe special emergency services that might be required.
2) Proposed measures to reduce or control environmental health hazards, if any:
rJt::>f\Jg);;
-6-06/09
H:\CED\Data\Forms·Templates\Self-Help Handouts\Planning\envchlst.doc
.. - - - - -----------------
• •
b, Noise
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)? , rJotUf..
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 nOis,e would ~ome from the site\ C\ ~ r>
LJS N5. -\ lWG""t"ot3 ~ J2j::3 I ~ •
A--M -~~ ~ ',00 -<::. ~ 00 (> --
3) Proposed measures to reduce or control noise impacts, if any:
8, LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties?
P:;d "i>"t:.-+v1 :5,~ Ie...-' vl'r.-'l"'j
b, Has the site been used for agriculture? If so, describe,
c. Describe any structures on the site, \ ~
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I ... ~~ / I -CbA ~ •
d, Will any structures be demolished? If so, what?
~, ,.Yo-
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e, What is the current zoning classification of the site?
K...~:4-. '.
~ 7 Q What is the current comprehensive plan designation of the site?
g. If applicable, what is the current shoreline master program designation of the site?
NI~
h. Ha~ any part of the siie beehciassified 'as an "environme'ritally sensitive" area?
specify. . {1 .' _} '. . 'fI!J$l (y~ ~ .sT~M--~
If so,
i. Approximately how many people would reside or work in the completed project?
c~:~ +.7. -r 4 ~
06/09
H:\CED\Data\Forms~Templates\Self~Help Handouts\Planning\envchtst.doc
• • j. Approximately how many people would the completed project displace?
(9
k. Proposed measures to avoid or reduce displacement impacts, if any:
I. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income·housing.
c. Proposed measures to reduce or control housing impacts, if any:
,Jo,Jf..
10. AESTHETICS
a.
b.
c.
What is the tallest height of any proposed structure(s), not including antennas; what is the
principal exterior building material(s) proposed.
3 0 .. pr ~Q~ jHALIl' PL~.s(~&'-":r
What views in the immediate vicinity would be altered or obstructed? "
r1o-~
Proposed measures to reduce or control aesthetic impacts, if any:
rJD,JL
11. LIGHT AND GLARE
a.
b.
What type of light or glare will the proposal produce? What time of, d'\Y would it mainly
occur? ,4 -r'/~';'--..J c.l'~ ~t,j~ f~
oS ~{e-F-+-1l.j r!.-"":f>E-. Ar-rb€--D;Att.L .
Could light or glare from the finished project be a safety hazard or interfere with views?
-8-06/09
H:\CEo\Oata\Forms·Templates\Self.Help Handouts\Planning\envchlst.doc
. .
, .
I • •
c. What existing off-site sources of light or glare may affect your proposal?
d. Proposed measures to reduce or control light and glare impacts, if any:
12. RECREATION
C[) What designated and infonmal recreational opportunities are in the immediate vicinity?
b. Would the proposed project displace any existing recreational uses? If so, describe. riO
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
rJo,.Jf...
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.
b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or
cultural importance known to be on or next to the site.
-,r1e~
c. Proposed measures to reduce or control impacts, ifany:
f'lou'-
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.
-:Te..>£S A,j~.
b. Is site currently served by public transit? If not, what is the approximate distance to the
nearest transit stop? {IJ 0
c. How many parking spaces would the completed project have? How many would the
project eliminate? . ~. to 4.e
2-fo"".(.,~:t.?-:k.l rw::J ~~F~~
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\envchlst.doc
d.
e.
• 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? rJ0
Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation?
If so, generally describe. NO
How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
g. Proposed measures to reduce or control transportation impacts, if any:
No,.Jf...
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, health care, schools, other)? If so, generally describe.
,..Jo
b. Proposed measures to reduce or control direct impacts on public services, if any.
,Jot0L
16. UTILITIES
a. Circle utilities currentl available at 'the site: lectrici
sanitary sewer septic system, other.
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. tV 0 ,.Je.....;:) U + \ \.~1aS
c. SIGNATURE
I, the undersigned, declare under penalty of perjurY under the laws of the State of Washington that
to the best of my knowledge the above information is true, correct, and complete. It is understood
that the lead agency may withdraw any declaration of non-significance that it might issue in
reliance upon this checklist should there be any willful misrepresentation or willful lack of full
disclosure on my part.
Proponent Signature:
Name Printed:
Date:
-10 -.06/09
H:\CED\Data\Forms·Templates\Self·Help Handouts\Ptanning\envchlst.doc
. , ,
• •
Altmann Oliver Associates, LLC AOA
August 4, 2011
Bill Hughes
WH Hughes Homes
14401 Issaquah-Hobart Rd SE
Issaquah, WA 98027-6925
t.\JG -B LU'\
Environmental
Planning &
Landscape
Al'chiteculre
AOA-4072
SUBJECT: Revised Critical Areas Review for Joey's Short Plat (File No. 11-021)
2208 Jones Ave. NE, Renton, WA (Parcel 334390-3602)
Dear Bill:
On June 30, 2011 I conducted a wetland and stream reconnaissance and
delineation on the subject property utilizing the methodology outlined in the 1997
Washington State Wetlands Identification and Delineation Manual. The primary
focus of the initial reconnaissance was on the southwestern portion of the site in the
vicinity of a proposed new residence to be constructed as part of the short plat. A
subsequent site visit was conducted on July 26, 2011 to map the approximate
location of a wetland located in the northeastern portion of the site.
Existing Conditions
The northwest portion of the site is currently developed with an existing single-family
residence and associated detached out-buildings. The southwestern portion of the
site in the vicinity of the proposed residence consists of a flat mowed upland lawn.
Soil borings taken throughout this portion of the site revealed dry, non-hydric, high
chroma soils and there was no evidence of ponding or prolonged soil saturation.
Kennydale Creek drains frorn south to north through the central portion of the site.
During the initial field investigation, the ordinary high water (OHW) of the west side
of the stream was delineated. The delineated boundary was subsequently surveyed
by Touma Engineers and Land Surveyors, PLLC and is depicted on the survey
drawing. Kennydale Creek is considered a Class 4 stream by the City of Renton
and would require a 35-foot buffer.
Kennydale Creek on the site consists of a well-defined channel that appears to have
been historically ditched. Vegetation along the stream banks is mowed to the edge
of the channel and plant species within and adjacent to the channel at the time of the
field investigation consisted almost entirely of reed canarygrass (Phalaris
Bill Hughes
August 4, 2011
Page 2
• •
arundinacea) and watercress (Rorippa nasturtium-aquaticum). Woody vegetation
along the stream corridor was generally restricted to one twin red alder (Alnus rubra)
tree adjacent the southern portion of the channel.
In addition to Kennydale Creek, a disturbed wetland was observed in the
northeastern portion of the site. The approximate location of this wetland was
mapped during the July 26, 2011 site visit and is depicted on your density calculation
.sheet (attached). The wetland consists of a shallow topographic depression that
appears to extend slightly off-site to the north. Vegetation within the wetland at the
time of the site visits included Pacific willow (Salix lasiandra), Himalayan blackberry
(Rubus discolor), reed canarygrass, creeping buttercup (Ranunculus repens), giant
horsetail (Equisetum telmateia), Watson's willow-herb (Epilobium watsonil), and
scattered skunk cabbage (Lysichiton americanum). Hydrology within the wetland
was generally assumed based on the presence of disturbed hydric soils.
Since this wetland is located more than 15 feet from the eastern OHW of the stream,
and the maximum possible buffer from this wetland would be 50 feet, the buffer from
Kennydale Creek would be more restrictive. The maximum 50-foot buffer is based
on the unlikely possibility that the wetland is a Category 2 rather than a more likely
Category 3 wetland which requires a 25-foot buffer per RMC 4-3-050M.6.c.
Priority Habitats and Species
As part of the stream assessment, the Washington Department of Fish and Wildlife's
Priority Habitats and Species database was reviewed. This database does not
indicate that any priority habitats or species are located on or adjacent the property.
In general, the habitat value of the on-site riparian corridor is relatively low due to the
historic and on-going vegetation maintenance that has resulted in a low plant
species and structural diversity along the stream channel.
Conclusion
As part of the proposed short-plat, a single-family residence would be constructed
within the lawn in the southwestern portion of the site. It is my understanding that
since: 1) the proposed residence would be constructed outside of the 35-foot stream
buffer and 2) there is no proposed activity within the wetland area located east of the
stream, there are no proposed critical area impacts on the site.
•
Bill Hughes
August 4, 2011
Page 3
• •
If you have any questions regarding the reconnaissance or stream delineation,
please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist
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Ph 253-896-J (} 11
Fx 253-896-2633
GeoResources, LLC
5007 Pacific Hwy E., Sle. 16
Fife, Washington 98424
WH Hughes Company. Inc.
14404 Issaquah-Hobart Road, Suite 104
Issaquah, Washington 98027
(425) 444-3367
Attn: Mr. Bill Hughes
July 26.2011
Geotechnical Infiltration Letter
2208 Jones Avenue NE
Renton, Washington
PN: 3343903602
Job No. WHHughes.JoneAve
INTRODUCTION & SCOPE
City of Renton
Planning Division
AUG -8 lOll
This letter addresses the feasibility of infiltration for the proposed single family
residences to be located at 2208 Jones Avenue NE in Renton, Washington, as shown on
Figure 1. We visited the site on June 15,2011. The purpose of our services was to
evaluate the surface and subsurface conditions at the site as a basis for developing and
providing geotechnical stormwater recommendations for the proposed development.
Specifically, our scope of services for the project included the following:
1. Visiting the site and conducting a geologic reconnaissance to assess the site's
soil, groundwater and slope conditions;
2. Exploring the subsurface conditions in the pond areas by excavating two test pits
across the site;
3. Completing laboratory grain size analysis for the site soils; and
4. Providing infiltration rates for the stormwater facility, as appropriate.
SITE CONDITIONS
Surface Conditions
The site is in an area of existing residential development. The site consist of a
single tax parcel that measures about 25 feet deep (east to west) by 150 feet wide (north
to south) and encompasses about 0.85 acres. The site is currently developed with an
existing single family residence located in the northwest corner of the parcel. The site is
bounded by residences on the north and south, Jones Avenue on the west, and by a
vacant parcel on the east.
The homesite is generally level, to slight lower, than Jones Avenue on the west.
Behind the house is a shallow seasonal drainage that tends to flow from south to north
across the parcel. The bottom of the drainage is about 2 to 3 feet below the existing
residence (see attacheci photographs). On tile east side of the drainage, the site slopes
back up to the east. According to topographic information obtained from the King County
iMap website, total topographic relief across the parcel is on the order of 10 feet.
The site is mostly covered with grass and scattered ornamental trees. The
eastern, upper portion of tile site is covered witll a dense stand of younger trees and
native shrubs.
WHHughes.JoneAve
July 26, 2011
Page 2
Site Soils
• •
Tile USDA Natural Resource Conservation Service (NRCS) Web Soil Survey for
Pierce County maps the soils in the area of the site as Indianola loamy sand (InC). The
Inelianola soils are derived from sandy glacial outwash deposits that form on 6 to 15
percent slopes and are listed as having 8 "moderate" erosion hazard. These soils are
listed in hydrologic soils group "A".
Subsurface Conditions
As stated, the subsurface conditions underlying the site were evaluated by
excavating two shallow test pits with a mini-excavator. In general, out test pits
encountered about 4 to 6 inches of sod and topsoil overlying a loose to medium dense
silty fine to medium sand. These shallow soils mantled a dark brown/gray fine to medium
sand with minor amounts of silt and organics. The subsurface conditions in the two test
pits were fairly consistent and generally confirmed the mapped stratigraphy. The soils
encountered were visually classified in accordance with tile Unified Soil Classification
System (USCS), a copy of which is attached as Figure 4. The Test Pit Logs are attached
as Figure 5.
Grain Size Analysis
Our geotechnical laboratory tests were completed on representative samples
collected from the proposed stormwater facility. The enclosed laboratory testing sheets
graphically present these results.
Groundwater Conditions
Slow groundwater was observed at about 3)1, feet below existing grades in both test
pits. The depth of seepage was generally consistent wi III the level of water in the drainage
ditch east of the residence. Based on the nature of the near surface soils, we anticipate
fluctuations in the local groundwater levels will occur in response to precipitation patterns,
off-site construction activities, and site utilization.
CONCLUSIONS AND RECOMMENDATIONS
Based on the soils encountered in our explorations, laboratory analyses, and our
engineering analysis, we conclude that the infiltration of stormwater is feasible in the native
sand appears feasible from a grain size standpoint. According to the 2009 King County
Stormwater Manual, Appendix C2.2.2.1.b, a minimum of 1-foot of separation is required
between the seasonal high groundwater and the bottom the infiltration gallery; therefore
there may not be sufficient separation between the bottom of an infiltration gallery and
seasonal high groundwater.
Stonnwater Infiltration
Stormwater infiltration rates for the site soils were determined in accordance with
the 2009 I<:;ng Counly Slormwater Manual, Appendix C. We performed sieve analysis on a
representative soil sample collected from the outwash soils. Based on the results of our
sieve analysis and our experience, the upper loamy sand would be considered a Type 4
soil, whereas tile deeper, cleaner sand would be a Type 3 soil (Appendix C.2.3.2). We
"would recommend a maximum infiltration rate of 4 for the deeper sand and a rate of 1 for
the upper silty sand. We recommend that an appropriate factor of sarety should be applied
to this value. A typical factor of safety of 2 is usually applied to surface grade stormwater
systems. A higher factor of safety should be considered for a below grade stormwater
system. We recommend that we observe the excavation of the infiltration system to verify
WHHughs.JoneAve.1
July 26, 2011
Page 3
•
that suitable soils have been exposed.
•
Appropriate design, construction and maintenance measures will be required to
ensure the infiltration rate can be effectively maintained over time. It should be noted that
'special care is required during the grading and construction periods to avoid fine sediment
contamination of the infiltration system, especially from the overlying loamy gravels, This
may be accomplished by using an alternative storm water management location during
grading and construction activities or leaving the bottom of the systems 1 to 2 feet high, and
subsequently excavating to the finished grade once the driveways are paved and
landscaping is installed. All contractors working on the site (builders and subcontractors)
should be advised to avoid "dirty" stormwater flowing to the site's stormwater system during
construction and landscaping activities at the site. Concrete trucks should not be washed
or cleaned on-site.
Suspended solids could clog the underlying soil and reduce the infiltration rate for
the system. To reduce potential clogging of the infiltration systems, the infiltration system
should not be connected to the storm water runoff system until after construction is complete
and the site area is landscaped, paved or otherwise protected. Temporary systems may be
utilized through construction, Periodic sweeping of the paved areas will help extend the life
of the infiltration system.
+ • +
We trust this is sufficient for your current needs, Should you have any questions,
or require additional information, please contact us at your earliest convenience.
Respectfully submitted,
GeoResources, LLC
l<SS:RMH:kss
Renee M. Hadley
Staff Geologist
DaclO: WHHughs.Jonel\ve.1
Attachments: Figure 1: Site Vicinity Map
Figure 2: ExploraUon Map
Figure 3: USDA Soli Map
Figure 4: Un!ffed Soil Classification System
Figure 5: Test Pit Logs
Grain Size Analysis
Principal
•
GeoResources, LlC
5007 Pa,ific Highway East, Suite 16
Fife, Washington 98424
Phone: 253-896-1011
Fax: 253-896-2633
•
Approximate Site Location
Site Vicinity Map
2208 .Jones Avenlle NE
Renton, Washington
DoclD: Hugfles .• Jol1p.sSt.F ,July 20'11
Not to Scale
Flyure 1
•
Approximate Site Location
(rna) created from tile USDA Natural Resource Conservation Service Web Soil SUrve
Soil Hydrologic Soil Name Parent Material Slopes Erosion Hazard T~~e~ ____ ~~~~ ______ ~ ____ I~~~~~~~ __ .~4-~~~4 _____ ~~~ _____ f_S~O~IIS~G~1~·O~U~p~
InC Indianola loam sand Sand Glacial Outwash 6 to 15 Moderate A
(N.. ,w"*,,:
S
GeoResources, LLC
5007 Pacific Highway East, Suite 16
Fife, Washington 98424
Phone: 253-896-1011
Fax: 253-896-2633
NRCS SCS Soils Map
2208 Jones AvenueNE
Renton, Washington
DoclD: Hughes.JonesSt.F July 2011
Not to Scale
Figure 3
SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS GROUP GROUP NAME
SYMBOL
GRAVEL CLEAN GW WELL-GRADED GRAVEL, FINE TO COARSE
GRAVEL GRAVEL
COARSE GP POORLY-GRADED GRAVEL
GRAINED More than 50%
SOilS Of Coarse FracHon GRAVEL GM SILTY GRAVEL Retained on
No.4 Sieve WITH FINES
GC CLAYEY GRAVEL
More than 50% SAND CLEAN SAND SW WELL-GRADED SAND, FINE TO COARSE SAND
Retained on
No. 200 Sieve SP POORLY-GRADED SAND
More Illan 50%
01 Coarse Fraction SAND SM SILTY SAND
Passes WITH FINES
No.4 Sieve SC CLAYEY SAND
SILT AND eLA Y INORGANIC ML SILT
FINE CL CLAY GRAINED
SOILS Liquid limit
Less than 50 ORGANIC OL ORGANIC SILT, ORGANIC CLAY
SILT AND CLAY INORGANIC MH SILT OF HIGH PLASTICITY, ELASTIC SILT
More t!lan 50%,
Passes CH CLAY OF HIGH PLASTICITY, FAT CLAY
No. 200 Sieve LIquid limit
50 or more ORGANIC OH ORGANIC CLAY, ORGANIC SILT
HIGHLY ORGANIC SOILS PT PEAT
NOTES: SOIL MOISTURE MODIFIERS:
1. Field classification is based on visual examination of sol! Dey-Absence of moisture, dry to the louch
In general accordance with ASTM 02488-90.
Moisl-Damp, but no visible water
2. Soil classification usln~ laboratory lesls Is based on
ASTM 02487-90. We\-Visible free water or saturated, usually soli Is
obtained from below water table
3. Descrlp\lon of 5011 densl\y or consistency are based on
interpretation of blow count data, visual appearance of
salls, and or test dala.
GeoResources, LLC Unified Soil Classification 5007 Pacific Highway East, Suite 16
Fife, Washington 98424 2208 Jones Avenue NE
Phone: 253-896-1011 Renton, Washington
Fax: 253-896-2633
DoclO: Hughes.JonesSt.F I July 2011 I Figure 4
Depth (ft)
o -~
2
2 4
Depth (H)
0 -y,
y, -2%
31,4 -4
Test Pit Tp·1
Location: Front of site
Soil Type Soil Description
Sad over Topsoil
Light gray/tan willl orange mottling, silty fine to medium SAND (loose to medium dense,
moist)
SP Dark brown/gray fine to medium SAND, some silt, scaltered organics (medium dense,
moist to wet)
Soil Type
SP
Terminated at 4 feet below ground surface.
No caving observed.
Slight groundwater seepage observed from 311, feel.
Soil Description
Sad over Topsoil
Test Pit Tp·2
Location: Back of site
light gray/tan with orange mottling, silty fine to medium SAND (loose to medium dense,
moist)
Dark brown/gray fine to medium SAND, some silt, scaltered organics (medium dense,
moist to wet)
Terminated at 4 feet below ground surface.
No caving observed.
Slight groundwater seepage observed from 3 feel.
GeoResources, LLC Test Pit Logs
2208 Jones Avenue NE
Renton, Washington
5007 Pacific Highway East, Suite 16
Fife, Washington 98424
Phone: 253-896-1011
Fax: 253-896-2633
DoclD: Hugl1es.JonasSI.F I July 2011 1 Figure 3
• •
Particle Size Distribution Report
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-~+H4-1 4+1'1-j1..1-II -jL1_LII ~IH J+jl-IH-l---t-JlI+I' _!I_~I-U I
I I I I I I I I I I 1 I I I
90 -
I I I I I I I I I I I I I _.--1--I . --1--I ,-1---,I--i-,i'1ijjtl-I-I-~+---lj+HH-+++---l20
: I I I I : I I I I I: ::1 I
70 H-H-+--1WI+I-j!l-LI-1.-JlI-l-l-J-lI-J-I.-I--OO-l-I-lI\-l-Lj-LlfWI-H-l++--ttt-H+l-++--· 30
I I I I I I I I I!I I I I I
i I I I I I I I I II I I I I
60----:-:'--:-:-ii: -1--I---I---HtIH'H-I:111-i I I I
80
40
I+HI-+I -ttI1H-H-IIH-+I-HI--+I-j\IH-H-j\I-H-I--fjl:t-t+tiIH\;-1 t-t-I -:HI J!l.1 j-l--j-l--+----+I I+HI-I-I-~----50 50 I I I I I I I I I I I I I I
I I I II II I II. tl ! II 40 - --I--H-IH+~-lH+-IIH-jil-I+I-H+-+--" ....,1--~~-IJj.++-H-+--+H~H--j-+---l60
I I I I I I I I I I I I I I
301+Hf-i-1 -H-Ilrt-H-ll-j+ I I I ~H-+-fhll : -+ r+-: Ul j--l-I-I--I----+I·~+-I-·H--l70
: I I!I:I I I Iltll 20 I---1-I -I--1-1-I-H--+-+l1 I -II-III I.jjj..HH-I--I--I-H++I-H·-)--1 SO
I I I I I I I I I I I I I
I I I I I I I I I I I I I I
10 - -.--1----IlItl-·I+-Irl--rl--;.-\;I-lH-IH--I---I---1-hl+I--hI+r+.,\d+liH-+--I-hl---H+t+-H++-190
I I: I ; I I 1;1 ; ; I
o LL~...l:---,-M~.LIL.LIU!...1 ...l1-,J!f1LLll..LL.-L----'fill-LUlLl: I..LL 1--,--;; 1!Y-IJJ-l..LJ-..L....L----;;7if-U-.LL.L....l-,;-;;;'; 1 00
100 10 1 0.1 0.01 0.001
GRAIN SIZE -mm.
-u m
;U o m
Z
-l
()
~
;U
(j)
m
;U
%+3" % Gravel % Sand 1--__ ~----'%'-:F,-"ln"'e-'-5 __ "",,~ ___ I
i---oc-oa-,·-"se"'T-' I"'FC"";n-e-l=c-o.-rs-er-:IM-:-'-:dl"-um=T-I--O:F"C";n-e--Silt I --Clav
I 0.2 18.0 I 75.9 5.9
SIEVE
SIZE
1/4
#10
1120
1/40
#60
#100
#200
PERCENT
FINER
100.0
99.8
97.R
81.8
43.4
16.5
5.9
SPEC.'
PERCENT
(110 specificlllion provided)
Sample Number: 0902826
Location: 2208 Jones Ave. N.E. Renton
GeoResources, LLC
Fife, WA
PASS?
(X=NO)
Material Descrigtion
Lt GreylBrn, orange moUled silty sand
PL=
085= 0.4528
030= 0.2026
C u= 2.72
Alterberg Limits
LL-
Coefficients
060= 0.3108
015= 0.1428
C c= 1.15
PI=
050= 0.2732
010= 0.1145
USCS= Qa.ru;lf,c,{'Nmho=
Remarks
Lt Grey/Bm, ornnge silty sand
F.M.-1.33
Client: W. J.L Hughes
ProjAct: 2208 N.E. Jones Road Renton
6-15-11
Project No: 0902827
Date: 6-15-11
Flaure
Tested By: --'C"-R"'O'--________ Checked By: "C!-'R"'O'--_______ _
- -------------
~ ~~---------------
• •
ORDER NO. : 5207093925-1
EXHIBIT A
The land referred to is situated in the County of King, City of Renton, State of Washington, and
is descri bed as follows:
The South half ofTract 294, CD. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIVISION
NO.4, according to the plat thereof recorded in Volume 11 of Plats, page 82, records of King
County, Washington.
EXCEPT the North 150 feet thereof;
SITUATE in the County of King, State of Washington.
ABBREVIATED LEGAL
A portion of the South half of Tract 294, CD. HILLMAN'S LAKE WASHINGTON GARDEN OF
EDEN DIVISION NO.4
Tax Account No. 334390-3602-07
Page 1 of 1
City of Renton
Planning Division
!lUG-StU))
** (;.Jf 1<* OLD REPUBLIC
Jf 'fi.. TITLE & ESCROW
* 1<,.. *
Attached Commitment Issued for the sole use of:
W. H. HUGHES HOMES
1S220 Cedar Grove Rd SE
Issaquah, WA 98027
Attention: BILL HUGHES
4114 198th Street SW, Suite 4
Lynnwood, WA 98036
(425) 776-1970
Our Order Number 5207093925-1
Customer Reference TAYLOR/WH HUGHES
When Replying Please Contact:
Marlene Graber
Mike Mccarthy
Direct: (425) 776-4305
Fax: (425) 776-3350
See Attached Commitment to Insure
oln LJf! TITI
• • ALTA Commitment
COMMITMENT FOR filE INSURANCE
Issued by Old Republic National "Title Insurance Company
OLD REPUBLIC NATIONAL filE INSURANCE COMPANY, a Minnesota corporation ("Company"), for a valuable
consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the
Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or
referred to in Schedule A, upon payment of the premiums and charges and compliance with the ReqUirements; all
subject to the provisions of Schedules A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or
policies committed for have been inserted in Schedule A by the Company.
All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or
when the policy or poliCies committed for shall issue, whichever first occurs, provided that the failure to issue the
policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
Issued through the office of:
Old Republic "Title, Ltd.
4114 198th Street SW, Suite 4
lynnwood, WA 98036
Authorized Officer or Agent
OLD REPUBUC NATIONAL TITLE INSURANCE COMPANY
A Corporation
400 Second Avenue South, Minneapolis, Minnesota 55401
(612) 371-1111
By
Attest
Page 1 of 7 Pages
President
Secretary
ORTIe 1613 (2006) OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
• Order Num.: 5207093925-1
ALTA Commitment
1. Effective Date: June 1, 2011, at 8:00 AM
2. Policy Or Policies to be issued:
ALTA Owner's Policy -2006
Amount: $290,000.00
Premium: $1,132.00
Tax: $107.54
Rate: General Schedule
Note: Standard Coverage
SCHEDULE A
Customer Reference: TAYLOR/WH HUGHES
Proposed Insured: W. H. HUGHES HOMES, INC.
ALTA Loan Policy -2006
Amount: Amount to come.
Rate: Simultaneous
Note: Extended Coverage
Proposed Insured: To be determined
The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said Policy
or Policies are set forth in Exhibit A attached. Copies of the Policy forms should be read. They are
available from the office which issued this Commitment.
3. The estate or interest in the land described Or referred to in this Commitment is
Fee
4. Title to the Fee estate Or interest in the land is at the Effective Date vested in:
LORRAINE TAYLOR, as a separate estate
5. The land referred to in this Commitment is described as follows:
Page 2 of 7 Pages
ORTIC 1614 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
• Order Num!: 5207093925-1
See Legal Description Exhibit.
This Commitment is not valid without SCHEDULE A and SCHEDULE B.
Page 3 of7 Pages
ORTIe 1614 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
• • Order Number: 5207093925-1
SCHEDULE B
Customer Reference: TAYLOR/WH HUGHES
l. REQUIREMENTS:
1. Pay us the premiums, fees and charges for the policy.
2. Documents satisfactory to us creating the interest in the land and/or the mortgage to be
insured must be signed, delivered, and recorded.
3. You must tell us in writing the name of anyone not referred to in this Commitment who will
get an interest in the land or who will make a loan on the land. We may then make
additional requirements or exceptions.
4. Release(s) or Reconveyance(s) of appropriate items.
5. If any document in the completion of this transaction is to be executed by an attorney-in-
fact, the completed Power of Attorney form should be submitted for review prior to closing.
6. If the property described in Schedule A is occupied by a marital community or registered
domestic partnership as a homestead under Washington law, any conveyance or
encumbrance must be executed by both spouses/domestic partners pursuant to RCW
6.13.060.
7. Satisfactory evidence furnished to this Company as to the due formation and continued
existence of W. H. HUGHES HOMES, INC. as a legal entity under the laws of the State of
Washington; and documents from its board of directors authorizing this transaction and
specifying the officers who shall to execute on behalf of the corporation.
Page 4 of 7 Pages
ORTIe 1616 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
,---------------------------------------------------------------------------------------------
• •
Order Number: 5207093925-1
SCHEDULE B continued
Customer Reference: TAYLOR/WH HUGHES
II. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are
disposed of to the satisfaction of the Company:
Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or
attaching subsequent to the Effective Date hereof but prior to the date the proposed Insured acquires for value of
record the estate or interest or mortgage thereon covered by this Commitment.
1. Encroachments, or questions of location, boundary and/or area which an accurate survey
may disclose.
2. Easements or claims of easements not disclosed by the public records.
3. Rights or claims of parties in possession not disclosed by the public records.
4. Any lien or right to lien for services, material, labor, and/or contributions to an employee
benefit fund or State Workers' Compensation that is not disclosed by the public records.
5. Exceptions and reservations in United States patents, Indian tribal codes or regulations,
Indian treaty or aboriginal rights, including easements and equitable servitudes. Water
rights, claims or title to water.
6. Any service, installation or general connection charges for sewer, water, electricity,
telephone, gas and/or garbage removal.
7. General taxes not now payable; special assessments and/or special leVies, if any, that are
not disclosed by the public records.
8. Lien of Real Estate Excise Sale Tax upon any sale of said premises, as established by the
Washington State Department of Revenue.
NOTE: As of the date of this commitment, the current Excise Tax Rate is: .0178.
Confirm the current rate by contacting the following prior to closing:
Name of Agency King County Records and Election Division, Excise Tax Department at
Telephone Number (206) 296-1843
Page 5 of 7 Pages
ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
---------------------------
• •
Order Number: 5207093925-1
9. GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DEUNQUENT; 1ST HALF DELINQUENT
ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1:
Year
Amount Billed
Amount Paid
Parcel No.
Levy Code
Assessed Valuation
Land
Improvements
2011
$419.73
$209.87
334390-3602-07
2100
$65,000.00
$61,200.00
10. General taxes shown as exempt on the tax rolls as follows:
Year
Tax Account No.
Levy Code No.
2011
334390-3602-07
2100
Any liability for additional taxation and/or termination of the exemption currently allowed
under RCW Chapter 84.36 due to a change in ownership or death of the taxpayer.
11. Matters as contained or referred to in an instrument,
Entitled
Recorded
Record of Survey
May 13, 2011 in Official Records under Recording Number
20110513900006
--------------------Informational Notes -------------------
A. NOTE: According to the public records, there have been no deeds conveying the property
described in this report recorded within a period of 24 months prior to the date hereof
except as follows:
NONE
Page 6 of 7 Pages
ORTIe 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
• •
Order Number: 5207093925-1
NOTE: The last recorded transfer .or agreement to transfer the land described herein
is as follows:
Recorded January 31, 1989 in Official Records under Recording Number
8901310353
B. Pursuant to WAC Code 284-29-260, there will be a cancellation charge (minimum of $50 plus
tax) in the event the proposed transaction does not close.
C. NOTE: This report covers land which was identified by street address and/or tax parcel
number(s) -assessor's parcel number(s) when the order was opened.
D. The applicable rate(s) for the policy(s) being offered by this report or commitment appears
to be section(s) 3, 28 and 18.
E. Short Term Rate ("STR") does not apply.
F. NOTE : We find no pertinent matters of record against the name(s) of : W. H. HUGHES
HOMES, INC.
G. Matters dependent upon inspection of the premises have been cleared for ALTA Mortgagee's
Policy. The ALTA Mortgagee's Policy, when issued, will contain the ALTA 9 (CLTA 100), ALTA
22 (CLTA 116), ALTA 8.1 endorsements.
H. NOTE: The CLTA 116 may describe the improvements as a Single Family Residence known
as 2208 Jones Avenue Northeast, Renton, WA 98056.
rob/RMK
Page 7 of 7 Pages
ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY
• •
CONomONS
1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument.
2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other
matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in
Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved
from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced
by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if
the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other
matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall
not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and
Stipulations.
3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties
included under the definition of Insured in the form of policy or policies committed for and only for actual loss
incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to
eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon
covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or
policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the
Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are
hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein.
4. This Commitment is a contract to issue one or more title insurance poliCies and is not an abstract of title or a report of
the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring
against the Company arising out of the status of the title to the estate or interest or the status of the mortgage
thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment.
5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is
$2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of
the parties. You may review a copy of the arbitration rules at http://www.alta.org. If a policy other than the 2006
ALTA Owner's Policy of lit Ie Insurance, 2006 ALTA Loan Policy of lit Ie Insurance or 2006 ALTA Short Form
Residential Loan Policy is ultimately issued, the arbitration provisions of the issued policy shall control.
• •
ORDER NO. : 5207093925-1
LEGAL DESCRIPTION EXHIBIT
The land referred to is situated in the County of King, City of Renton, State of Washington, and
is described as follows:
The South half of Tract 294, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIVISION
NO.4, according to the plat thereof recorded in Volume 11 of Plats, page 82, records of King
County, Washington.
EXCEPT the North 1S0 feet thereof;
SITUATE in the County of King, State of Washington.
ABBREVIATED LEGAL
A portion of the South half of Tract 294, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF
EDEN DIVISION NO.4
Tax Account No. 334390-3602-07
Page 1 of 1
• •
Exhibit A
AMERICAN LAND TITLE ASSOCIATION
OWNER'S POLICY OF TITLE INSURANCE -2006
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or
expenses that arise by reason of:
1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and loning) restricting, regulating, prohibiting, or
relating to
(i) the occupancy, use, or enjoyment of the Land;
(ii) the character, dimensions, or location of any improvement erected on the Land;
(iii) the subdivision of land; or
(iv) environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion l(a) does not modify or limit the
coverage provided under COvered Risk 5.
(b) Any governmental police power. This Exclusion l(b) does not modify or limit the coverage provided under Covered Risk 6.
2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.
3. Defects, liens, encumbrances, adverse claims, or other matters
(a) created, suffered, assumed, or agreed to by the Insured Claimant;
(b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disdosed in
writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
(c) resulting in no loss or damage to the Insured Claimant;
(d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and
10); or
(e) resulting in loss or damage that would not have been sustained jf the Insured Claimant had paid value for the Title.
4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title
as shown in Schedule A, is:
(a) a fraudulent conveyance or fraudulent transfer; or
(b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy.
5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Data of Policy and
the date of recording of the deed or other instrument of transfer in Public Records that vests Title as shown in Schedule A.
EXCEPTIONS FROM COVERAGE -SCHEDULE B, PART ONE
ThiS policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of:
1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real
property or by the Public Records; (b) proceedings by a public agency that may result In taxes or assessments, or notices of such proceedings,
whether or not shown by the records of such agency or by the Public Records.
2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that
may be asserted by persons in possession of the Land.
3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
4. Any encroachment, encumbrance, violation, variation, or adverse drcumstance affecting the Title that would be disclosed by an aCQJrate and
complete land survey of the Land and not shown by the Public Records.
5. (a) Unpatented mining daims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or tItle
to water, whether or not the matters excepted under (a), (b), or (c) are shown by the public records.
6. Any lien or right to a lien for services, labor or material not shown by the public records.
Page 1 of 2
• •
Exhibit A
AMERICAN LAND TITLE ASSOCIATION
LOAN POLICY OF TITLE INSURANCE -2006
EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, coSts, attorneys' fees, or
expenses that arise by reason of:
2. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or
relating to
(i) the occupancy, use, or enjoyment of the Land;
(v) the character, dimensions, or location of any improvement erected on the Land;
(vi) the subdivision of land; or
(vii) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion
lea) does not modify or limit the coverage provided under Covered Risk 5.
(b) Any governmental police power. This Exclusion l(b) does not modify or limit the coverage provided under Covered Risk 6.
2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.
3. Defects, liens, encumbrances, adverse claims, or other matters
(a) created, suffered, assumed, or agreed to by the Insured Claimant;
(b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in
writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy;
(c) resulting in no [ass or damage to the Insured Claimant;
(d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13,
or 14); or
(e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage.
4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing-business laws
of the state where the Land is Situated.
5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured
Mortgage and is based upon usury or any consumer credit protection or truth-in-Iending law.
6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien
of the Insured Mortgage, is
(a) a fraudulent conveyance or fraudulent transfer, or
(b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy.
7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and
the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered
Risk l1(b).
EXCEPTIONS FROM COVERAGE -SCHEDULE B, PART 1, SECTION ONE
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of:
1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real
property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings,
whether or not shown by the records of such agency or by the Public Records.
2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that
may be asserted by persons in possession of the Land.
3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.
4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an acrurate and
complete land survey of the Land and not shown by the Public Records.
5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title
to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records.
6. Any lien or right to a lien for serviCes, labor or material not shown by the public records.
Page 2 of 2
• •
OLD REPUBLIC TITLE, LTD.
Privacy Policy Notice
PURPOSE OF THIS NOTICE
Title V of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or
through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third
party unless the institution provides you with a notice of its privacy policies and practices, such as the
type of information that it collects about you and the categories of persons or entities to whom it may
be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies
you of the privacy policies and practices of OLD REPUBLIC TITLE, LTD.
We may collect nonpublic personal information about you from the following sources:
Information we receive from you such as on applications or other forms.
Information about your transactions we secure from our files, or from [our affiliates or 1 others.
Information we receive from a consumer reporting agency.
Information that we receive from others involved in your transaction, such as the real estate
agent or lender.
Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional non public
personal information will be collected about you.
We may disclose any of the above information that we collect about our customers or former
customers to our affiliates or to nonaffiliated third parties as permitted by law.
We also may disclose this information about our customers or former customers to the following
types of nonaffiliated companies that perform marketing services on our behalf or with whom we
have joint marketing agreements:
Financial service providers such as companies engaged in banking, consumer finance,
securities and insurance.
Non-financial companies such as envelope stuffers and other fulfillment service
providers.
WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR
ANY PURPOSE THAT IS NOT SPECIFICALLY PERMmED BY LAW.
We restrict access to nonpublic personal information about you to those employees who need to
know that information in order to provide products or services to you. We maintain physical,
electronic, and procedural safeguards that comply with federal regulations to guard your non public
personal information.
ORT 287-C 5/07/01
**** * *
• •
; OLD REPUBLIC TITLE & ESCROW, Ltd.
** * ** THIS SKETCH IS PROVIDED, WITHOUT CHARGE, FOR YOUR INFORMATION. IT IS NOT INTENDED TO SHOW All MATTERS RELATED TO THE
PROPERTY INCLUDING, BUT NOT llMfTED TO, AREA, DIMENSIONS, EASEMENTS, ENCROACHMENTS OR LOCATIONS OF BOUNDARIES. IT IS NOT A
PART OF, NOR DOES IT MODIFY, THE COMMITMENT OR POUCY TO WHICH IT IS ATTACHED. THE COMPANY ASSUMES NO LIABILITY FOR ANY
MATTER RELATED TO THIS SKETCH, UNLESS SUCH COVERAGE IS SPECIFICALLY PROVIDED BY THE COVERED RISKS OF THE POLICY. REFERENCE
SHOULD BE MADE TO AN ACCURATE SURVEY FOR FURTHER INFORMATION.
NORTHEAST OUARTERS. SECTION 5. TOWNSHIP 23 NORTH. RANGE 5 EAST
PROPERTY ADDRESS: 2208 JONES AVENUE NORTHEAST. RENTON. WA 98056
,)4 ;" I 60 60 " N 89-07-11 E , -----------------------------------------o
~
=-,.,
TRA
10680.
und Int
66.96
38106 SF
3601
7200 SF
3161
_._.-L._._~_~_~_~_ -~-~---------------
NE 24T11 ST
1. 51 AC "-.iii~",,":;;:'--1
3160
1. 67 AC
3162
4114 198TH STREET SW LYNNWOOD, WA 98036, PHONE (425) 776-1970 FAX (425) 776-5710
• •
AFFIDAVIT OF INSTALLATION OF ,
PUBLIC INFORMATION SIGN
City of Renton Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
STATE OF WASHINGTON )
COUNTY OF KING
being first
duly sworn on oath, deposes and says:
1. On the 2.7 day of Tl.! Y , 20~, I installed I public
information sign(s) and plastic flyer box on the property located at
2,..2 A8 T~"C$..4 ~IZ.. ~t for the following project:
Toe;l~ s. L..rt ? LAY
Project na e
lcl2J2.A, /'Jf..
Owner Name
2. I have attached a copy of the neighborhood detail map marked with an "X" to
indicate the location of the installed sign.
3. This/these public information sign(s) was/were constructed and installed in
locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal
Cod, eod lho Cily" 'Pobl;o "'"m"'o, S1g" ''',"II''Iof!",:!,,,,g,, "2-
Z
7-,j
Installer Sign e
SUBSCRIBED AND SWORN to before me thiS.JJ!: day of J (..(.,~ ,20 \ \ .
NAOMI R. !',tNNI'IMER
NOTARY PUBLIC
STI'ITE Of W/XSHINGTON
COMMISSION EXPIRES
OCTOBER 4. 2011 .
~~.KR~
NOTARY PUBLIC in and for the State of Washington,
residing at '\<.eh-!on. I t. )f) .
_ ""', My. commission ~J:<p.ires on \ D -L/ -2b I ! , --. -.
I {:\CED\J)ata \F onns-T empla tes\Se 1 f-Help Han dou ts\Planning\pubsi gn. doc - 3 -03/06/2009
l
Printed: 08-08-2011
Payment Made:
• CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA 11-066
08/08/2011 02: 19 PM
•
Receipt Number:
City of Renton
Planning Division
AUG -8 lU"1I
R1103045
Total Payment: 2,472.00 Payee: W.H. HUGHES JR. COMPANY, INC.
Current Payment Made to the Following Items:
Trans Account Code Description Amount
----------------------------------------------------------------------
3080 503.000000.004.322 Technology Fee 72.00
5008 000.000000.007.345 Binding Site/Short Plat 1,400.00
5010 000.000000.007.345 Environmental Review 1,000.00
Payments made for this receipt
Trans Method Description Amount
Payment Check 2768 2,472.00
Account Balances
Trans Account Code Description Balance Due
3021 303.000000.020.345 Park Mitigation Fee .00
3080 503.000000.004.322 Technology Fee .00
3954 650.000000.000.237 Special Deposits .00
5006 000.000000.007.345 Annexation Fees .00
5007 000.000000.011.345 Appeals/Waivers .00
5008 000.000000.007.345 Binding Site/Short Plat .00
5009 000.000000.007.345 Conditional Use Fees .00
5010 000.000000.007.345 Environmental Review .00
5011 000.000000.007.345 Prelim/Tentative Plat .00
5012 000.000000.007.345 Final Plat .00
5013 000.000000.007.345 PUD .00
5014 000.000000.007.345 Grading & Filling Fees .00
5015 000.000000.007.345 Lot Line Adjustment .00
5016 000.000000.007.345 Mobile Home Parks .00
5017 000.000000.007.345 Rezone .00
5018 000.000000.007.345 Routine Vegetation Mgmt .00
5019 000.000000.007.345 Shoreline Subst Dev .00
5020 000.000000.007.345 Site Plan Approval .00
5021 000.000000.007.345 Temp Use, Hobbyk, Fence .00
5022 000.000000.007.345 Variance Fees .00
5024 000.000000.007.345 Conditional Approval Fee .00
503.6 000.000000.007.345 Comprehensive Plan Amend .00
5909 000.000000.002.341 Booklets/ErS/Copies .00
5941 000.000000.007.341 Maps (Taxable) .00
5998 000.000000.000.231 Tax .00
I .
I
CITY OF RENTON
SHORT PLAT
RENTON, WASHINGTON
DECLARATION OF COVENANT
THE OWNERS OF LAND EMBRACED WITHIN THIS SHORT PLAT, IN
RETURN FOR THE BENEFITS TO ACCRUE FROM THIS SUBDIVISION, BY
SIGNING HEREON COVENANT AND AGREE TO CONVEY THE BENEFICIAL
'INTEREST IN THE NEW EASEMENTS SHOWN ON THIS SHORT PLAT TO
ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY
SUBDIVISIONS THEREOF. THIS COVENANT SHALL RUN WITH THE LAND
AS SHOWN ON THIS SHORT PLAT.
OWNER'S DECLARATION
KNOW ALL PEOPLE BY THESE PRESENTS THAT WE. THE UNDERSIGNED OWNERS
OF INTEREST IN THE LAND HEREBY SHORT SUBDIVIDED, DO HEREBY MAKE A
SHORT SUBDIVISION THEREFORE DECLARE THIS MAP TO BE THE GRAPHIC
REPRESENTATION OF THE SAME, AND THAT SHORT SUBDIVISION IS MADE WITH
THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRE OF THE OWNERS
IN WITNESS WHEREOF WE SET OUR HANDS AND SEALS.
LORRAINE TAYLOR
ACKNOWLEDGMENTS
STATE or WASHINGTON )
COUNTY or __ _
THIS IS TO CERTIFY THA T ON THIS --IJA Y OF , A.D. 20_ BeFORE ME.
THE UNDERSIGNED, A NOTARY PUBUC, PERSONALLY APPEARED ~=-::::-:=:-;:;-;;::-=;::-ro ME KNOVrN TO BE THE INDMDUALS MfO SIGNED THE ABOI£ --CER=TI=rt=CA-TE..".....,.AN,""'V,.....A:-:-CI(,,-::-N~OVtl£DGED ro ME THA T THEY SIGNED THE SAME AS THEIR FREE ."" ""T."'V ACT A,un .n<Trl ~ ..•. ~,,_.~ p-VL. ... ,' ."'i'l I .'1" I =tv ... , "'~.i;I,.'.
'MTNESS MY HAND AND OFFICIAL SEAL THE DA Y AND 'YE:AR rtRST ABOI£ WRI77EN.
L{)
0
~
0:::
C/)
SIGNATURE OF _______ _
NOTARY PUBLIC IN AND FOR THE
STA TE or WASHINGTON, Re;!OING IN _____ _
MY APPOINTMENT EXPIRES:
NE 24TH STREET
SITE w z w z
~ NE 20TH STREET
«
(f) Z (f)
W W 0
Z w Z
0 0 0 .., 0:: ::::.i: w 0 m w «
NE 16TH STREET
VICINITY MAP
RECORDER'S CERTIFICATE No.
APPROVALS:
CITY OF RENTON
Administrator of Community and Economic Development
Examined and approved this day of ____ -', 20, __
Administrator
CITY OF RENTON MON #334-
INTERSECTION JONES AVE NE &
NE 24th STREET, FND 1/8" BR
PIN IN CONCRETE MON
IN CASE (06/04)
~--N= 191,115.1971
E=l,303,577.1040
DEPARTMENT OF ASSESSMENTS RECORDING NO. VOL./PAGE
Examined and approved this __ day of ____ ---..., 20· __
Assessor SCALE:
i 0
SCALE 1" = 30'
Deputy i\ssessor PORTION OF
Account Number __ 3_3_43_9_0_3_6_0_2 __ _
SW 1/4 OF THE NE 1/4 OF SEC 5, TWN 23 N, RG 5 E, W.M.
AQUIFER PROTECTION NOTICE
THE LOTS CREATED HEREIN FALL WITHIN ZONE 2 OF RENTON'S AQUIFER PROTECTION
AREA AND ARE SUBJECT TO THE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE
#4367 AND AS AMENDED BY ORDINANCE NO. 4740. THIS CITY'S SOLE SOURCE OF
DRINKING WATER IS SUPPLIED FROM A SHALLOW AQUIFER UNDER THE CITY'S SURFACE.
THERE IS NO NATURAL BARRIER BETWEEN THE WATER TABLE AND GROUND SURFACE.
EXTREME CARE SHOULD BE EXERCISED WHEN HANDLING ANY LIQUID SUBSTANCE OTHER
THAN WATER TO PROTECT FROM CONTACT WITH THE GROUND SURFACE. IT IS THE
HOMEOWNERS RESPONSIBILITY TO PROTECT THE CITY'S DRINKING WATER.
LUA-XX-XXX-SHPL
LND.,-XX-XXxx
SURVEY NOTES
INSTRUMENT: TOPCON GPT 3000W TOTAL STATION
METHOD USED: FIELD TRAVERSE WITH ACTUAL
FIELD MEASUREMENTS AND ANGLES
WAC 332-130-090
DATE OF SURVlEY: JULY 2011
BASIS OF BEARING: JONES AVE NE (00'33'23" E)
LEGAL DESCRIPTION
N 89'07'20" E 1324.95' A.
NE 24th STREE--r ----'V
THE SOUTH HALF OF TRACT 294, CD HILLMANS
LAKE WASHINGTON GARDEN OF EDEN DIVISION NO
4, AqCORDING TO THE PLAT THEREOF RECORDED
IN VOLUME 11 OF PLATS. PAGE 82, RECORDS OF
KING COUNTY. WASHINGTON.
w z
w > «
(f)
w
z o
'"'")
EX CB
1M EL = 248.11
INV EL = 245.91'-12"W
FOUND 1/2" REBAR &
INTERSECTION ABERDEEN AVIE
NE & NE 24th STREET, FND ---'
PIN IN CONCRETE MON IN CASE
(07 /2011), ,~,
"! '~r"
)h! I /'.,.1
. : I I
WIRE FENCE
;: ,! f3
EXCEPT THE NORTH 150 FEET THEREOF;
SITUATE IN THE COUNTY OF KING. STATE OF
WASHINGTON.
" I
CAP LS# 17659 2.0 OFFSET
(7/2011 )
II I .. ~ ,. ,_. '", ;' ,;:'
. ~ " ,~. ." -.I
N 89°10'36" E 25496', !
. -._. •
;-t=.",----:x-_-x-.-' ,-.
I
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I i
11-2 I .
I
1
/
",--ORDINARY HIGH
WATER MARK
i
i
'_'_'_'_.l~l_
w
FOUND 1/1" REBAR &
CAP LS# 17659
(7/2011 )
ENGINEER / SURVEYOR
TOUMA ENGINEERS & LAND SURVEYORS
6632 S 191 st PLACE SUITE E -102
KENT, WASHINGTON 98032
SHORT PLAT DATA
II
II
~ II I
/I I
N 89°13'52 'I e 255.14'
. ! f __
"--WIRE FENCE ~:?,
TOTAL SHORT PLAT AREA 36,847 sq. ft.
NUMBER OF LOTS PROPOSED -2
CURRENT ZONING - R 4 Sr-¥--
II
II v
EX B
EX CB
FOUND 1" IRON
PIPE (7/2011)
------RIM EL = 250.33'
INV EL = 24S.10'-12"W
'--RIM EL = 250.78'
INV EL = SB5'22'37"W
._-/
265B.72
S 89'20'24" W 1325.79'
CITY OF RENTON MON #1839
INTERSECTION JONES AVE NE &
NE 20th STREET, FND PIN IN
NE 20th STREET
SOUTH LINE OF TRACT 294
CITY OF RENTON MON #369
185±N OF INTERSECTION ~4IlJm)'Hlffi~EM5
& NE 20th STREET. FND 3"BRASS MON W
PUNCH MARK IN CONCRETE MON IN CASE (07/2011)
N=189,092.033
E=1.306,215.308
DENSITY PERMITTED - 4 UNITS PER ACRE
DENSITY -2.36 DU/ACRE
PROPOSED SQUARE FOOTAGE OF THE LOTS
1 -17,882 sq. ft.
2 -18,965 sq. ft.
'----CONCRETE MON IN CASE (07/2011)
N= 188,877.739
INTERSECTION ABERDEEN AVE NE &
NE 20th STREET. F~;D PIN IN
CONCRETE MON IN CASE (07/2011)
E=1,303,565.237
EL = 279.17
LAND SURVEYOR'S CERTIFICATE
.
~ o >
Filed for record this __ day of ___ ,20_ at __
In book __ of ___ at page __ _ at the request
M This map correctly represents a survey mode
by me or under my direction in conformance
with the requirements of the Survey Recording
g TOUMA ENGINEERS
LAND SURVEYORS,PLLC
JOEY SHORT PLAT
UTILITY PLAN
RENTON, WA 98058
Act at the request of Lorraine Taylor
in july 2011
of Dan M. Touma WEST VALLEY EXECUTIVE PARK DWN. BY DATE JOB NO.
6632 SOUTH 1915T PLACE, SUITE E-102 'KENT, WA 98032 DAN T. JULY 2011 525-245-011
PHONE (425) 251-0665 FAX (425) 251-0625 I--------+--------+---------t
CHKD. BY SCALE SHEET
Mgr. Supt. of Records Certificate No. 38992 MHT 1"=30' 1 OF 1
---'-----,,~
,
,
I
CITY OF RENTON
SHORT PLAT
RENTON, WASHINGTON
DECLARATION OF COVENANT
THE OWNERS OF LAND EMBRACED WITHIN THIS SHORT PLAT. IN
RETURN FOR THE BENEFITS TO ACCRUE FROM THIS SUBDIVISION, BY
SIGNING HEREON COVENANT AND AGREE TO CONVEY THE BENEFICIAL
INTEREST IN THE NEW EASEMENTS SHOWN ON THIS SHORT PLAT TO
ANY AND ALL FUTURE PURCHASERS OF THE LOTS, OR OF ANY
SUBDIVISIONS THEREOF. THIS COVENANT SHALL RUN WITH THE LAND
AS SHOWN ON THIS SHORT PLAT.
OWNER'S DECLARATION
KNOW ALL PEOPLE BY TI-lESE PRESENTS TI-lAT WE, TI-lE UNDERSIGNED OWNERS
OF INTEREST IN TI-lE LAND HEREBY SHORT SUBDIVIDED, DO HEREBY MAKE A
SHORT SUBDIVISION TI-lEREFORE DECLARE TI-lIS MAP TO BE TI-lE GRAPHIC
REPRESENTATION OF TI-lE SAME, AND TI-lAT SHORT SUBDIVISION IS MADE WlTI-l
THE FREE CONSENT AND IN ACCORDANCE WITH TI-lE DESIRE OF TI-lE OWNERS
IN WITNESS WHEREOF WE SET OUR HANDS AND SEALS.
LORRAINE TAYLOR
ACKNOWLEDGMENTS
STA TE OF WASHINGTON )
COUNTY OF __ _
THIS IS TO CERnFY THAT ON THIS --DAY OF A.D. 20_ BEFORE ME.
THE UND£RSlGNED, A NOTARY PUBUC, PERSONALL Y APPEARED --:-:-=-:c-:::::-::,.",,-==-
, TO ME KNO'M>! TO BE THE INDIWDUALS MlO SIGNED THE ABO~
-::CC£R=nF1=C-:-:A TE=-:-AN,:-:::D:-A:-::CJ<:-::-N~O'MEDGED TO ME THA T THEY SIGNED THE SAME AS THEIR FREE
VOLUNTARY ACT AND DEED.
WITNESS MY HAND AND OFFICIAL SEAL THE DA YAND Yf:AR FIRST ABO~ WRmeN. -, .
SIGNATURE OF _______ _
NOTARY PUBLIC IN AND FOR THE
STA TE OF WASHINGTON, RESIDING IN _____ _
MY APPOINTMENT £XPIRE:s:
NE 24TH STREET
SITE w z
~ NE 20TH STREET
«
(f) Z
W W Z w a Cl
~ a:::
NE 16TH STREET
w
CD «
VICINITY MAP
RECORDER'S CERTIFICATE No.
w z
(f)
Cl
Z a
~
Cl
W
APPROVALS: DEPARTMENT OF ASSESSMENTS RECORDING NO. VOL.jPAGE
CITY OF RENTON
Administrator of Community and Economic Development Examined and approved this __ day of ____ --0, 20 __
30 30 15 o 60
Exomined and approved this day of ____ ---', 20 __ Assessor SCALE:
Deputy Assessor PORTION OF
Administrator
Account Number __ 3_3_43_9_0+-. _3_6_0_2 __ _
SW 1/4 OF THE NF':, 1/4 OF SEC 5, TWN 23 N, RG 5 E, W.M.
w z
w > «
U1 w
Z o
-:>
CITY OF RENTON MON #334
INTERSECTION JONES AVE NE &
NE 24th STREET, FND 1/8" BR
PIN IN CONCRETE MON
IN CASE (06/04) ~--N= 191,115.1971
E=1,303,577.1040
N 89'07'20" E 1324.95'
AQUIFER PROTECTION NOTICE
THE LOTS CREATED' HEREIN FALL WITHIN ZONE 2 OF RENTON'S AQUIFER PROTECllON
AREA AND ARE SUBJECT TO THE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE
#4367 AND AS AMENDED BY ORDINANCE NO. 4740. THIS CITY'S SOLE SOURCE OF
DRINKING WATER IS SUPPLIED FROM A SHALLOW AQUIFER UNDER THE CITY'S SURFACE.
THERE IS NO NATURAL BARRIER BETWEEN THE WATER TABLE AND GROUND SURFACE.
E TREME CARE SHOULD BE EXERCISED WHEN HANDLING ANY LIQUID SUBSTANCE OTHER
AN WATER TO PROTECT FROM CONTACT WITH THE GROUND SURFACE. IT IS THE
H MEOWNERS RESPONSIBILITY TO PROTECT THE CITY'S DRINKING WATER.
LUA-XX-XXX-SHPL
LNO-XX-Xxxx
SURVEY NOTES
INSTRUMENT: TOPCON GPT 3000W TOTAL STATION
METHOD USED: FIELD TRAVERSE WITH ACTUAL
FIELD MEASUREMENTS AND ANGLES
WAC 332-130-090
DATE OF SURVEY: JULY 2011
BASIS OF BEARING: JONES AVE NE (00'33'23" E)
LEGAL DESCRIPTION
EX CB NE 24th STREET
THE SOUTH HALF OF TRACT 294, CD HILLMANS
LAKE WASHINGTON GARDEN OF EDEN DIVISION NO
4, ACCORDING TO THE PLAT THEREOF RECORDED
IN VOLUME 11 OF PLATS, PAGE 82, RECORDS OF
KING COUNTY, WASHINGTON.
I
L
1/
1/ I
5: 1/ I
1/ I
/I I
1/ I
I
I
I I
I
1M EL = 248.11
INV EL :=: 245.91'-12"W
FOUND 1 /2" REBAR &
CAP LS# 17659 2.0 OFFSET
(7/2011 )
" ~, '
•• ", < f r"; . )(~ --------
GRAVEL DR
I
PROAOSED WM
I
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I-.-J
IOJ 1i2
I
PROPOSED SS ~
BSBL
I
I
L __________ ~-__ ---~
N 8
1
1
INTERSECllON ABERDEEN AVE
NE & NE 24th STREET. FND ---'
PIN IN CONCRETE MON IN CASE
(07 /2011 ),.~ '.;>
,j ,~t,·
'r"~ I ... .-.,.J
I I
. I r'
0 10'36" E 254 96',
I ,
tt=;1--,
i ,
,-.-
I ./ I ! ORDINA Y HIGH
, , i. WATER ARK
1-5
1-6
r I 1'-3' ~-It-I',,: -'.i -----~-
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IA ' -,4" /
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to
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N o o o
---...q-~ Z·
EXCEPT THE NORTH 150 FEET THEREOF;
SITUATE IN THE COUNTY OF KING, STATE OF
WASHINGTON.
FOUND 1/2" REBAR &
CAP LS# 17659
(7/2011)
ENGINEER I SURVEYOR
TOUMA ENGINEERS & LAND SURVEYORS
6632 S 191 st PLACE SUITE E -102
KENT, WASHINGTON 98032
r--WIRE FENCE LORRAINE TAYLOR
OWNER
I ./
" 2208 JONES AVE NE
FOUND 1 IRON RENTON, WA 98058
PIPE (7/2011) 425-444-3367
SHORT PLAT DATA .-.-.-.-.-.. -• • _II_._X-· 1/ .-._. •
Sl-+--
II
5: 1/
II
-H--+---+I
1/
1/
EX B
EX CB
FOUND 1" IRON
PIPE (7/2011)
~-h'IM EL :=: 250.33'
INV EL = 248.1O'-12"W
RIM EL :=: 250.78'
INV EL = S85'22'37"W
N 89'13'52'1 B 255.14' ,
2658.72
S 89'20'24" W 1325.79'
CITY OF RENTON MON #1839
INTERSECTION JONES AVE NE &
NE 20th STREET, FND PIN IN
NE 20th STREET
i_-
WIRE FENCE ~.-.~
SOUTH LINE OF TRACT 294
CITY OF RENTON MON #369
185±N OF INTERSECllON ~~J1\.'fil}J[}ffi"VtVe6Q'6
& NE 20th STREET, FND 3"BRASS MON W
PUNCH MARK IN CONCRETE MON IN CASE (07/2011)
N=189,092.033
E=1,306,215.308
TOTAL SHORT PLAT AREA 36,847 sq. ft.
NUMBER OF LOTS PROPOSED - 2
CURRENT ZONING - R 4
DENSITY PERMITTED - 4 UNITS PER ACRE
DENSITY -2.36 DU/ACRE
PROPOSED SQUARE FOOTAGE OF THE LOTS
1 -17,882 sq. ft.
2 -18,965 sq. ft.
5,.. fl.€-Awt-AuA ~
LJ:=....~ LA.~ 0 AUA
'----CONCRETE MON IN CASE (07/2011)
N"" 188,877.739
INTERSECTION ABERDEEN AVE NE &
NE 20th STREET. FND PIN IN
CONCRETE MON IN CASE (07/2011)
E=1,303,565.237
EL = 279.17
LAND SURVEYOR'S CERTIFICATE
AUG -8 Lui1
-.
• -.J o >
iK\ ~, ,0 ~ Ii W If-; lQ)
Filed for record this __ day of ___ ,20_ aC_
In book. __ of ___ at poge __ _ at the request
of Dan M. Touma
M This mop correctly represents a survey mode
by me or under my direction in conformance
with the requirements of the Survey Recording
Act at the request of Lorraine Taylor
jg TOUMA ENGINEERS-
LAND SURVEYORS,PLLC
JOEY
RENTON, WA 98058
WEST VALLEY EXECUTIVE PARK OWN. BY DATE JOB NO.
in july 2011 6632 SOUTH 1915T PLACE. SUITE E-102 • KENT, WA 98032 DAN T. JULY 2011 525-245-011
PHONE (425) 251-0665 FAX (425) 251-0625 1--------+---------+-----------1
CHKD. BY SCALE SHEET
Mgr. Supt. of Records Certificate No. 38992 MHT 1 "=30' 1 OF 1
_ ____ "'" ~,.o·_, •..