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HomeMy WebLinkAboutReport 1PARTIES OF RECORD HONEY CREEK EAST MODEL HOMES David Widseth 3641 NE 24th Street Renton, WA 98056 tel: (425) 226-8946 (party of record) Don & Debroah Vandermark 3640 NE 24th Street Renton, WA 98056 tel: (425) 226-9605 (party of record) LUA12-063, TP2 Ernest B. Reed 2331 Queen Avenue NE Renton, WA 98056 tel: (425) 226-1676 (party of record) John & Sylvia O'Brien 3613 NE 23rd Court Renton, WA 98056 tel: (425) 235-8333 (party of record) Valerie Bradley 2262 Shelton Avenue NE Renton, WA 98056 tel: (425) 277-6533 (party of record) Updated: 08/23/12 (Page 1 of 1) W Ld Fl/ -) r� Z __IrM K%'Tf ILIS IVINOMOIH AC A.LIO rlh YT 1 4w -C� 7"� S 3 M H 12J N 'd 54 1,141H SlD311HDV -C� ku LU N, I 4 LU lll AlNIIOo SNI>1 S10l 3-Idliinvi 3001» NO1JN1-lHV3 NO LVOOI 3115 CIEMUGHinv S1d30NOO OISSV-I0 UN31­10 Z Q �M .- ISIMHIN0N / / fit) l - L�-B88- I• 1S H11�ON S 1 D3 1 f H2f VD 1IHOHV Q. 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N DE DE V7 ry -----�OLZ------3 6S -99-i N i O r j f.. 9L'L91 9L"L9T Ln o a I Lg'T9T q 4H"TLi n,r 9L OH � fa. o O ti r yr �Nw SbT Z£•6 SST I I 9y1 r� 171) n •- r Cc SST I OE j OE SST SYT r I or ;bT ID i 9ET I O6 `SSi" m I W q rn C �j CJ NIn i I r., r N d' 4rl Ui .a ci z szr NI O 3 65�,$S-T N L ,.y A ; i u1 iN yr N m •" Ln m Li •-' m r'1 p, 8 T vJ (moi W cn m Ir z 35T SST -- _ os � of 66•rzT o I SCE 6b 68T VIC"Mr ------ '3 S 3AV H18a 6L -Z$6 01 S9 F w r rn 65 vs r> O y, ti,l N (rJ m u3Ln o rn r, n r o to 10CD r �� CD rn N 4� m rl o .y [v wo .--- -- .. ---- - Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting an Administrative Tier 2 Temporary Use Permit in order to construct 5 model homes on future lots created as part of the Honey Creek East Plat. I Location: 3800 Block of NE 22"d Place x Comments: r t i 5c ,w. CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: July 3, 2013 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, z Project Name: Honey Creek East Model Homes Temporary Use Permit LUA (file) Number: LUA-12-063, TP Cross -References: AKA's: Project Manager: Jennifer Henning Acceptance Date: August 14, 2012 Applicant: Classic Concepts VI, LLC Owner: Wayne Jones } Contact: Kaitlyn Jones PID Number: 0423059229; 0423059228 t ERC Decision Date: ERC Appeal Date: Administrative Approval: November 7, 2012 Appeal Period Ends: November 21, 2012 Public Hearing Date: Date Appealed to HEX: By Whom: s HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting an Administrative Tier 2 Temporary Use Permit in order to construct 5 model homes on future lots created as part of the Honey Creek East Plat. I Location: 3800 Block of NE 22"d Place x Comments: r t i 5c ,w. DEPARTMENT OF COMMUNITY .00000 �rCity af 'n AND ECONOMIC DEVELOPMENT PLANNING DIVISION TIER 2 TEMPORARY USE PERMIT FAPPROVAL ❑ DENIAL EVALUATION FORM & DECISION DATE: November 7, 2012 PROJECT NUMBER: LUA12-063, TP PROJECT NAME: Honey Creek East Model Homes Temporary Use Permit PROJECT MANAGER: Jennifer Henning, Current Planning Manager OWNER: Wayne Jones, Owner Classic Concepts VI, LLC PO Box 146 Renton, WA 98057 CONTACT: PROJECT LOCATION: DATE OF EXPIRATION: Kaitlyn Jones Classic Concepts, VI, LLC PO Box 146 Renton, WA 98057 3800 Block of NE 22" d Place November 8, 2013 PROJECT DESCRIPTION: The applicant is requesting an Administrative Tier 2 Temporary Use Permit in order to construct five (5) model homes on future lots created as part of the Honey Creek East Plat. RMC 4-9-240D.2 allows for the construction of either five model homes or 20% of the total number of lots (whichever is less) prior to recording with a Tier 2 Temporary Use Permit. As Honey Creek East is a 44 -lot plat, the applicant is permitted a maximum of 5 model homes. The proposed homes would be constructed on what will be future Lots 1, 3, 6, 42, and 43 when the Honey Creek East Plat is recorded. The project was originally described as proposing model homes on Lots 1, 3, 4, 5, and 6; however, the applicant has requested to be permitted to construct the model homes on Lots 1, 3, and 6 on the north side of NE 23rd Place, and Lots 42 and 43 which are located across from Lots 1, 3, and 6 and on the south side of NE 23rd Place. City of Renton Department of Community & Economic Development Administrative Temporary Use Permit Honey Creek East Mode! Homes Temporary Use Permit LUA12-063TP DATE OF PERMIT: November 7, 2012 Page 2 of 2 The applicant proposes to site the "Greenwood" on Lot 1, the "Alki" on Lot 3, and the "Sunset" on Lot 6; while the "Imperial" would be sited on Lot 42 and the "Emporio" would be sited on Lot 43. Each of the proposed homes is required to meet the development standards of the R-8 Zone including setbacks, height, and lot coverage. The home designs will be analyzed separately at the time that the applicant submits for the individual building permits for each model home. Staff from various City disciplines have reviewed the application and did not have comments or concerns as a result of their review. Notice of the application was mailed to property owners within 300 feet of the site, and no substantive comments regarding the model home proposal were received. The following Honey Creek East Model Homes Temporary Use Permit is hereby approved. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: C.E. "Chip" Vincent, Administrat r Date Department of Community & Economic Development 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. APPEALS: Appeals of permit issuance must be filed with the City of Renton Hearing Examiner by S:00 p.m. on November 21, 2012. Appeals must be filed in writing, together with the required fee to the City of Renton Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. City of Renton Municipal Code Section 4-8-110 governs appeals to the Hearing Examiner. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. d g -i i _ 0. °j m z Q �' n'I' .fl➢ aE :I. af;h I �ry=='- 'o O I,m .,P I Sz o 'f4y d1 �S SBp 65 -SS -S N�£� �C� I ryh a DB 86 S6'p9 S6"p9 _ _66 i0i___. _ 'y -_.. - _ _...,F. �... _. a 65 - I IBTF-6L 1011 52 LZS� ON JN NI vtl41 7 tJ3nS151 I ad Id CIPT SI 'i3D AL1 e > Sa EbT .__—_—_—____.. 4_ a T �$�.'T�.y. 8 zs ez-4 M _S. d bs 4-�i�•-.^—... �_ZpT ('LE6 oN 'Px snoDiZz�-y•r 'Al3 Gi£y6�""�Huio a s£t- I - B{� [z ez-iE a 'zzsz oN Px, �r��pW ua�aa�} 'JNI Inr81 WiV1tSI 2 bl'C65 AL"p0[ T9'ZA T9'ZA a£ So[ l m m BE i OC J °�`� a o w �r•� �� U a 6 `� m P N Y . o a� ti 6i 4 hY57- -/+99L TC ti n 01 � n LU P O 99T OE a 6T -9S -T N N � P r T =I nn Y mI i o a I � ry a Pa i i I I � H BE i 0E SBt SBT m S9T m w � P G a� r� .ted �I p o Lj V] N mo °'riy m� i I I P � LJ y � m N r y O y �t W ^ rn min SBT SOT OL DL Po ao m OL ..r CL 04 � aE SBT m i m O I I � P G a� i �I p o Lj V] �c m m - ai WI mi z i i I I P � ��s M y � m I OF I OC I a� ��na��uaes• i o P � ��s M ND[ ..r 9l'L9T 9L'LST �+s U E, o C> LB"S9T N mf �j *■�.lf LB"ZLT 9L'DE7 C%1 co ` $ L q ;zJr ZC co Sri •br f 551 N (iZ7t° Q C14SSS � y i//�•�$ye t ]j C14sot J 551 BF i BE SSF N Spi I T i 0 Sot w SET sl �I C14_WLAP— SET .. 9.6 .. .:z _.�-_.....-........., _ SLT__. _-._._..oC � m i m u, C: C: C C: ZM pp O� o 7 m C cCO3o w �I N sur °'n Spt m o 3 6s -i 9-T b � W m q ,y3 .I I m^ m ' m i i ift SSTBF ^! 0EWnl LL'Obp �`• j _.9L SLL ��ET,9C Spi of i, .. AB__.3 _L- ? SEC 'Y,&S �f StLi ?' 89 BTT aCq BL S9 % n � m iSL � low P .. o .r O .-• BTT UJ Oil o'°. .'. a .. .., SITE ADDRESS 38XX NE 23RD PLACE HONEY CREEK EAST LOT CURRENT KING COUNTY PARCEL #0423059229 IMPERVIOUS AREA SITE PLAN CITY OF RENTON SCALE 1 INCH =20 FEETN? OWNER LOT AREA; 5516 S.F. HOUSE GARAGE AREA; 1756 S.F. PORCH PATIO AREA; 260 S.F. DRIVEWAY AREA; 585 S.F. TOTAL AREA; 2606 S.F. TOTAL IMPERVIOUS AREA: 47.1 �2, 7J'S88"J'56 E 1y 13'-1 2� '�37 .7; '20 6' .Y 15'-5" L— 7_ 155 NE23RD CLASSIC CONCEPTS VI PO BOX 146 RENTON, WA 98057 P-425-228-9750 F-425-228-7232 LOT 2 EASMENTS EX. 10' UTILITIES EASMENT REC. N0.19991209001432 EX. 10' SEWER EWASMENT REC. NO. 7907090780 28' sm I.of Grits MC9" .1n rarnri+rruruo,�.c>rrn�rf at<y r jai ecor ✓IJJYlJ - sn.a ��vn3�� a sa IRS o G A A 90LE' sms I MOM hOM4f, SITE PLAN CITY OF RENTON SITE ADDRESS SCALE 38 NE 23RD PLACE HONEY CREEK EAST LOT 3 1 INCH =20 FEET CURRENT KING COUNTY N PARCEL # OWNER IMPERVIOUS AREA CLASSIC CONCEPTS VI 5424 S.F. PO BOX 146 LOT AREA; 98057 HOUSE GARAGE AREA; 1770 S.F. P_425_22RENTON, WA 9750 PORCH PATIO AREA; 312 S.F. F-425-228-7232 DRIVEWAY AREA; 442 S.F. TOTAL AREA; 2524 S.F. TOTAL IMPERVIOUS AREA: 46.5 2 sF 2 -8" 44 b` </91 8 lzz 15 2 20 - X44 �le \ 4 (,ot3 hi��av� 6 z LU ff ZSZL-IYZZ C5L 41 x - v M7,73P (zf,V-'-ww4c4 hams SITE PLAN CITY OF RENTON SITE ADDRESS SCALE 38XX NE 23RD PLACE 1 INCH =20 FEET HONEY CREEK EAST LOT 6 CURRENT KING COUNTY N PARCEL #0423059228 OWN ER IMPERVIOUS AREA CLASSIC CONCEPTS VI PO BOX 146RENTON, LOT AREA; 584$ S. F. WA 98057 HOUSE GARAGE AREA; 1917 S. F. P_425_228-9750 PORCH PATIO AREA; 315 S. F. F-425-228-7232 DRIVEWAY AREA; 436 S. F. TOTAL AREA; 2668 S. F. TOTAL IMPERVIOUS AREA: 45.6 % A A A a z w w LL - LU f Q fin O t Lo f� w4d dwt- 153MN1XO�N 51D 311 H ON d �' a :B s; ° e �1d��u�� I55`dll� a��ta z w w LL - LU f Q fin O t Lo f� w4d dwt- 1" 5a U lo LU U gCA-a [*- q,2 gsifqla^ Maf f M! 12�4�'1l ZIOZFrOI'M'Wp00lZl � ucy a{5-1320'4PI - Z4N4Musy aITl32G'9PL � Z4NOFM1M�� AwgAS�NIMYlfO 1tl1d45311i Us7 4�2 ]f1 tlsn �wuuuw 3M.,q % III � I III I SNO VA313 fzooa��1 ,.3 .... -w w�� �(aluaH ZO W83dW� 21()Ib31.X3-- �w �3, I II III � I III I z O Q } w w w Lot u2 wom kapf, I� I �I I SNOIIVA313 aoNlix3 II ii [tfgs Lo �a z 0 u� Q eV -49 h I Qr . r♦ I my �1 r J J t! J 1 T I / I r i I i o m � I I � i Z��� 2 � JL timU❑ eV -49 h I Qr . r♦ I my �1 r J J t! J 1 T I / I r i I i o I I I r I li I I Qsia• Y � aD� � I � I I I C�Ll\ I I ; I ?VdBI-Y� 3015 �5 1 ,� L�+-itO �?,pIPK MKW"IYY 51�85�[L ZIQZfi9l'�Wt90121�mld Byg-i F1�0'OeT-£bN6MLL9d �5ll FILO'M-4-[t-NObRN �/�MS9NIMYtl01V1d�33'11i 4YJ�IZ AaluaH wuddx3o upo ii II I I i tl" I H� tw a z A 10 OI}]OdWA I SNOIIVA313 aola31x3 it 11 II wa �'D �a �b d 4S C,oe WA -d I&OM f, q DT 'vs I 1 �(alua+ �no i II III r; n� II II II II II II SNOIiVA313 A HD 0180dW9 a01a31x3 i II II If L O wrl �a nr V wog -d City of Renton Department of Community & Economic development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:• RWI m COMMENTS DUE: AUGUST 28, 2012 APPLICATION NO: LUA12-063, TP DATE CIRCULATED: AUGUST 14, 2012 APPLICANT: Kaitlyn Jones PROJECT MANAGER: Jennifer Henning PROJECT TITLE: Honey Creek East Model Homes PROJECT REVIEWER: Jan Illian SITE AREA: N/A EXISTING BLDG AREA (gross): N/A LOCATION: 3800 Block of NE 22nd Place PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting an Administrative Tier 2 Temporary Use Permit in order to construct 5 model homes on future lots created as part of the Honey Creek East Plat. RMC 4-9-240D.2 allows for the construction of the lesser of; 5 model homes or 20% of the total number of lots with a Tier 2 Temporary Use Permit prior to recording. The proposed homes would be constructed on what will be future Lot 1, Lot 3, Lot 4, Lot 5, and Lot 6 when the plat is recorded. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information impacts Impacts Necessary Earth Air Water Plants Land/Shorekne Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS I,f E C. CODE -RELATED COMMENTS h/,oQVC Element of the Environment Probable Probable More Minor Major information Impacts Impacts Necessary Housing Aesthetics Li h Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet 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 wh a additional inform otion is needed to properly assess this proposal. Si nature of Director Authorized Representative v Date Cly of 000000: r NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: August 14, 2012 PROJECT NAME/NUMBER: Honey Creek East Model Homes/ LUA12-063, TP PROJECT DESCRIPTION: Classic Concepts, VI, LLC requests a Temporary Use Permit in order to construct 5 model homes on future lots created as part of the Honey Creek East Plat. RMC 4-9-240D.2 allows for the construction (prior to recarding of the plat) of the lesser of 5 model homes or 20% of the total number of lots with a Tier II Temporary Use Permit. The proposed homes would be constructed on what will be future Lot 1, Lot 3, Lot 4, Lot 5: and Lot 6 when the plat is recorded. PROJECT LOCATION: 3800 Block of NE 22n4 Place PUBLIC APPROVALS: Administrative Tier II Temporary Use Review APPLICANT/PROJECT CONTACT PERSON: Kaitlyn Jones, Classic Concepts VI, LLC; PO Box 146, Renton, WA 98057 Eml: kaitlynmariejones@gmail.com PUBLIC HEARING: N/A Comments on the above application must be submitted in writing to Jennifer Henning, Current Planning Manager, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on August 28, 2012. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: JULY 30, 2012 NOTICE OF COMPLETE APPLICATION: AUGUST 14, 2012 ,a k` I 11 )rir� I14 I SF IY ,rW IWs Yl rr r J.mf 1 •� I •Oa1 I N}, I"1T J_--_�—.—___I r.. ... r ]31{ .,.y,�•. 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, 1055 South Grady Way, Renton, WA 98057 - File Name / No.: Honey Creek East Model Homes/ LUA12-063, TP NAME: _ �r t �VI4� 1, Y I r— el r:r MAILING ADDRESS: J 3 r C * _ City/State/Zip: TELEPHONE NO.: Lif FM a: 0 vi K! Ul UE rho "+i rn� City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:P1 (c, COMMENTS DUE: AUGUST 28, 2012 APPLICATION NO: LUA12-063, TP DATE CIRCULATED: AUGUST 14, 2012 APPLICANT: Kaitlyn Jones PROJECT MANAGER: Jennifer Henning PROJECT TITLE: Honey Creek East Model Homes PROJECT REVIEWER: Jan Illian SITE AREA: N/A EXISTING BLDG AREA (gross): N/A LOCATION: 3800 Block of NE 22"d Place PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting an Administrative Tier 2 Temporary Use Permit in order to construct 5 model homes on future lots created as part of the Honey Creek East Plat. RMC 4-9-240D.2 allows for the construction of the lesser of; 5 model homes or 20% of the total number of lots with a Tier 2 Temporary Use Permit prior to recording. The proposed homes would be constructed on what will be future Lot 1, Lot 3, Lot 4, Lot 5, and Lot 6 when the plat is recorded. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Element of the Probable Probable More Environment Minor Major Information impacts Impacts Necessary Housing Aesthetics Li h Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14, 000 Feet we have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative i3'�17 Date City a, ton Department of Community & Economi, . elopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:plan �byie_u_) COMMENTS DUE: AUGUST 28, 2012 APPLICATION NO: LUA12-063, TP DATE CIRCULATED: AUGUST 14, 2012 APPLICANT: Kaitlyn Jones PROJECT MANAGER: Jennifer Henning PROJECT TITLE; Honey Creek East Model Homes PROJECT REVIEWER: Jan Illian SITE AREA: N/A EXISTING BLDG AREA (gross): N/A LOCATION: 3800 Block of NE 22nd Place PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting an Administrative Tier 2 Temporary Use Permit in order to construct 5 model homes on future lots created as part of the Honey Creek East Plat. RMC 4-9-240D.2 allows for the construction of the lesser of; 5 model homes or 20% of the total number of lots with a Tier 2 Temporary Use Permit prior to recording. The proposed homes would be constructed on what will be future Lot 1, Lot 3, Lot 4, Lot 5, and Lot 6 when the plat is recorded. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plan is Land Shoreline Use Animals Environmentol Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Li ht Giare Recreation Utilities Transportation Public Services Historic/Cul tural Preservation Airport Environment 10,000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and hove identified areas of probable impact or areas where additionai information is needed to properly assess this proposal. Signature of Direct r Authorized Representative Date NOTICE OF APPLICATION A Maater Appli[atlan has been flied and acciii with the Department of Community R Ecwrcmk Development IUD] - Plenninat Division of the City of Renton. The followinE bAeflY des[Hbes tM applica0an and the neon-sary PubIk Approval, DATEOf NOTICE OFAPPUCATIDN: Aupi 1.4.2012 PROJECT NAME/NUMBER: Honey Cteek East Model Names J WA13-63,7P PROJECT Dins"p7ION: Classic Concepts, VL LLC recuests 1 Temporary Lae PermN in order 10 mmtmrt 5 model Mmes or future lots created as Part of the Honey Creek East Plat RMC 4-9-240D.2 ali for the cerutrunion (pi W "i 'i pial} aofthe lesser 015 model homes or20%of the total number oflots with a Tier R Temporary Use Pe—J. The proposed home- would be constrtned on'what wkl be future Lot 2, Lot 3, Lot 4, Loi 5, and Lot 6 when the plat is — ided. PROIECTIOCATiONI 38M Block of NE 22'r Piece PUBLIC APPROVALS: Administrative Tier fl Temporary Use Review APPLICANT/PROJECTCONEACT PERSON: Kahl" Jones, Classic Connpta Yl, LEG PD Poo L46, Remora, WA 96057 Ecol kaitiynnudejo..wgmali.com PUBUCHEARING; N/A Comments an the above apptlutim mise be submitted In wri to Jennifer Henri Current AlanelnE Manager, Department of Community 6 Economk: Development, 3055 South Grady Way, RaMon, WA 99057, by 5:06 p.m. an August 29, 2412. If You hate q-01— this proposal, Or wish to be made a party of record and raceive additional Infnrmallon by mail, please contact the Project Manager. Jury— who submits writ", comments wile automatically becomea party of record and will be trouped of any decision on this project. PLEASE rNaUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPu[ATION: JULY 30, 2012 NOTICE Op COMPLETE APPLICAT1ON; AUGUST 14,1011 T 5 -----_ —.�_-- I I if You would Ilke to be made a party of record to receive further Infolmet1ur an thh; proposed project cum plete this to= and return to. tlty of Renton, CEO, PlannlAE Divlsicn, 20555quth Grady Way, Renton, WA noIi Ale Name /NO.: Honry Lank East Madel Homes/ LUA12-063, TP NAME: MAILING ADDRESS: Clty/5tate/21p: TELEPHONE ND.: CERTIFICATION I, hereby certify that �- copies of the above document were posted in conspicuous places or nearby the described property, in Date: 6z/LOL Signed: r STATE OF WASHINGTON j 1 SS COUNTY OF KING I certify that 1 know or have satisfactory evidence that -U ire U " , w \X "\k signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Da�tSc:* i 4 � 0 k2-- =�, Notary Public ifi and for the State of Washington u : Z Notary (Print): �F /f �%►g'y,� 8- 9-� :: My appointment expires: 2�� a - �irrrrr►►����� ��~ CITY OF RFNTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 14th day of August, 2012, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter and Notice of Application documents. This information was sent to: Name Representing Kaitlyn Jones Contact/Applicant Wayne Jones & Debra Ferguson Owners 300' Surrounding Property Owners See attached (Signature of Sender): _ STATE OF WASHINGTON SS COUNTY OF KING ) + s } I certify that I know or have satisfactory evidence that Stacy M. Tucker % �A $ �� signed this instrument and acknowledged it to be his/her/their free and voluntary lkw mentioned in the instrument. �rj'+jchr WA1 Dated: Notary Pr;blic in and for the State of Washington Notary (Print): 4, My appointment expires: es Honey Creek East Model Homes ro' LUA12-063, TP AFFLECK GARY ANDERSON RONALD E ARKHIPCHUK VYACHESLAV 10203 128TH AVE SE RENTON , WA 98056 ARMITAGE DIRCK+DIANA 10125 128TH AVE SE RENTON , WA 98056 BULOW JOHN & RITA 3619 NE 23RD CT RENTON , WA 98056 CONTRERAS EDUARDO 13002 SE 101 ST ST RENTON , WA 98056 DUNCAN DONALD L & MARY J 2303 QUEEN AVE NE RENTON , WA 98056 FRANKELE EDWARD J JR.+BECKY 3701 ND 22ND, PL RENTON WA JONES DORINE J 3912 NE 23RD PL RENTON , WA 98056 KING COUNTY -PARKS ADM -ES -0800 500 4TH AVE SEATTLE, WA 98004 L'HEUREUX GLENN+REBECCA 10116 130TH AVE SE RENTON , WA 98056 MADFAI MARK+LEILA 2320 QUEEN AVE NE RENTON , WA 98056 BRADLEY VALERIE K 2262 SHELTON AVE NE RENTON , WA 98056 BUNNING LARRY W 3712 NE 22ND PL RENTON , WA 98056 DAHL DANIEL A 13025 SE 101 ST ST RENTON , WA 98056 ENGUM MICHAEL R+TAMMRA L 2309 QUEEN AVE NE RENTON , WA 98056 IWEH EMMANUEL 10209 128TH AVE SE RENTON , WA 98056 JONES WM WAYNE JR & DEBRA PO BOX 146 RENTON , WA 98057 KING COUNTY -PROPERTY SVCS ADM -ES -0800 500 4TH AVE SEATTLE, WA 98004 LUNZ JOHN 13315 34TH AVE S TUKWILA , WA 98168 MCCLUSKEY GWENYTH 12843 SE 102ND ST RENTON , WA 98056 BROWN ALAN L+M JEAN 3612 NE 23RD CT RENTON , WA 98056 CHAMBERLIN MARTHA J+JOHN A 3911 NE 22ND PL RENTON , WA 98056 DANIELS VERONICA M+TODD 3809 NE 22ND PL RENTON , WA 98056 FACILITIES & OPERATIONS CTR OFFICE OF THE EXECUTIVE DIR 2501 UNION AVE NE RENTON , WA 98055 JACOBS ARLIE L+DEBBIE J 12804 SW 102ND ST RENTON , WA 98056 KARDASHEV GEORGI A 12632 SE 101 ST ST RENTON , WA 98058 KING COUNTY -ROADS ADM -ES -0800 500 4TH AVE SEATTLE, WA 98004 LYNCH G HOWARD 3601 NE 23RD CT RENTON , WA 98056 MCPHERSON LOREN M+CURRY 3010 ILWACO AVE NE 3918 NE 23RD PL 12856 SE 102 ST RENTON , WA 98059 RENTON , WA 98056 RENTON , WA 98056 MILLER RONALD D NAUSE MERLE+NORMA NICHOLSON SHASTA 3706 NE 22ND PL RENTON , WA 98056 O'BRIEN JOHN M 3613 NE 23RD CT RENTON , WA 98056 PLATZ GRAYDON E & CAROLEE F 2314 QUEEN AVE NE RENTON , WA 98056 SIMPSON JAMES H 3913 NE 23RD PL RENTON , WA 98056 TRAIN TIMOTHY 455 BRONSON WAY NE RENTON , WA 98056 WAYNE WM+DEBRA JONES JR PO BOX 146 RENTON , WA 98057 WOOTEN CHANDRA 3813 NE 22ND PL RENTON , WA 98056 OXFORD RENNICK M+CHRISTIE L 9628 125TH PL SE RENTON , WA 98056 REED ERNEST & BERNICE 2331 QUEEN AVE NE RENTON , WA 98056 SORRIC GARY T 3906 NE 23RD PL RENTON , WA 98056 UNRAU WILLIAM E+RICHMOND KI 3606 NE 23RD CT RENTON , WA 98056 WIDSETH DAVID J 3641 NE 24TH ST RENTON , WA 98056 WYATT ERIK PO BOX 1015 BELLEVUE , WA 98009 PALANCHUK ALEXANDRU+TATIANA 3707 NE 22ND PL RENTON , WA 98056 SERAPHIM MICHAEL J T+GABRIE 3715 NE 22ND PL RENTON , WA 98056 SPENCER RICK A+VICKI L 12850 SE 102ND ST RENTON , WA 98056 VANDERMARK DONALD 12660 SE 100TH ST REINTO N , WA 98056 WIK TRACEE L 14101 149TH PL SE RENTON , WA 98059 YOUNG ARVILLA FAMILY TRUST 3721 NE 22ND PL 3819 NE 22ND PL 14100 SE 171 ST WAY #A102 RENTON , WA 98056 RENTON , WA 98056 RENTON , WA 98058 City of NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: August 14, 2012 PROJECT NAME/NUMBER: Honey Creek East Madel Homes/ LUA12-063, TP PROJECT DESCRIPTION: Classic Concepts, VI, LLC requests a Temporary Use Permit in order to construct 5 model homes on future lots created as part of the Honey Creek East Plat, RMC 4-9-240D.2 allows for the construction (prior to recording of the plat) of the lesser of 5 model homes or 20% of the total number of lots with a Tier II Temporary Use Permit. The proposed homes would be constructed an what will be future Lot 1, Lot 3, Lot 4, Lot 5, and Lot 6 when the plat is recorded, PROJECT LOCATION: 3800 Block of NL 22"1 Place PUBLIC APPROVALS: Administrative Tier 11 Temporary Use Review APPLICANT/PROJECT CONTACT PERSON: Kaitfyn Jones, Classic Concepts VI, LLC; PO Box 146, Renton, WA 98057 Emi: kaitlynmariejones@gmail.com PUBLIC HEARING: N/A Comments on the above application must be submitted in writing to Jennifer Henning, Current Planning Manager, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:0o p.m. on August 28, 2012. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: JULY 30, 2012 NOTICE OF COMPLETE APPLICATION: AUGUST 14, 2012 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, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Honey Creek East Model Homes/ LUA12-063, TP NAME: MAILING ADDRESS: TELEPHONE NO.: City/State/Zip: Denis Law Cit € �N' o Mayor Department of Community and Economic Development August 14, 2012 C.E."Chip"Vin cent, Administrator Kaitlyn Jones, PM Classic Concepts VI, LLC PQ Box 146 Renton, WA 98057 Subject: Notice of Complete Application Honey Creek East Model Homes, LUA12-063, TP Dear Ms. Jones: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7286 if.you have any questions. Sincerely, Jennifer Henning, AICP Current Planning Manager cc: Wayne Jones & Debra Ferguson / Owner(s) Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: r 0, vtr bv-% ADDRESS: T. CITY-�} ZIP: O5� C�c+rL�oh TELEPHONE NUMBER: j 5) 9�-)- y (�j S� APPLICANT. (if other than owner) NAME: 1 Q 4 arra �i M COMPANY (if applicable): ADDRESS: ( L 0 k CITY:cZIP: q�U TELEPHONE NUMBER: r ,DO 130- 6,940 CONTACT PERSON NAME: 0 S COMPANY (if applicable): 1 Ili S5l COn T 5 I LLL ADDRESS: CITY:ZIP: gSoSq ,1 euro S"1 TELEPHONE NUMBER AND EMAIL ADDRESS: )& \y, l 6164 T6n1 61ctrn ►� Car►-) r,,, PROJECT INFORMA PROJECT OR DEVELOPMENT NAME: onc,Gr t-t-1eCs PROJECTIA DRESS(S)ILOCATION AND ZIP CODE: 3 %xk NE, plane K�lc r. 6 r) I w A 0%9056 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): EXISTING LAND USE(S): PROPOSED LAND USE(S): Vie6, a C, EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) /V%A EXISTING ZONING: /Vl� % PROPOSED ZONING (if applicable). WA SITE AREA (in square feet): SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 3sr. SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 1,112-(.� PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) 6.a(o NUMBER OF PROPOSED LOTS (if applicable) 43 NUMBER OF NEW DWELLING UNITS (if applicable): 43 H:10ED\Data\Forms-Templates%Self--Help HandoutsTlanninglmasterapp.doc - 1 - 45109 PRACT INFORMATION (contin NUMBER OF EXISTING DWELLING UNITS (If applicable): jer SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 1 .3 3)-A -5 SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): a SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): AI / Q SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NIA NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): 0� NUMBER OF EMPLOYEES TO BE E=MPLOYED BY THE NEW PROJECT (if applicable): 0, PROJECT VALUE: $ �, O00l 000 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq, ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description an se orate sheet with the followinginformation included ::: SITUATE IN THE I( E QUARTER OF SECTION _, TOWNSHIP -L5, RANGE IN THE CITY OF RENTON, KING COUNTY, WASHINGTON TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 5 l�to e S _r ry 0�o 3. ------ - 2. pfirwk 4. ' Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s)01&4 1A)6 M , fo n e s -�s_ declare under penalty of periury under the laws of the State of Washington that I am (plelase check one) the cuf rent owner of the property involved in this application or %< the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. n \,��t�tit sl I I i rrtrr�r�� M aB '•••,, (Signature of n e -presentative � .• ' S5� fiq '•� AR Y U r'01 - �1G - =, PUS 4.•`,�a 7 atur Eq er/Repr sentative)'.,� >' •.,lp.pq,_.•'`� `\��� �•i�fF 0 F ��f�%Jlflllltlt���� I certify that I know or have satisfactory evidence that signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument_ Notary Public in and for the State of Washington Notary(Print) sunk ), f 1 L�f� fJ1 My appointment expires: 1 d H_10ED\DataTorms-TemplateslSelf--Help Handouts\F1anninglmasterapp.doc - 2 - 06/09 PLANNING DIVISION WAIVr-m OF SUBMITTAL REQU[rxEMENTS,,....'l.;'I",.,.. FOR LAND USE APPLICATIONS F. ....... ....... ... .. .. OMIT .......... .. 1A 8 RMITU -T. Y .... . ......... Calculations 1 This requirement may be waived by: 1. Property Services Section 2- Public Works Plan Review Section 3. Building Section 4. Planning Section PROJECT NAME: C/ -- DATE: V Gi -v�/ Utz— Q:\WEB\PW\DEVSERV\FormslPlanning\waiverofsubmittaireqs.xls 02108 APPLICATION TYPE: FEE AMOUNT: Rezones $2,000.00 Routine Vegetation Management Permit (without critical areas) $75.00 Shopping Cart Plan Review $100.00 Shoreline — related Permits: Shoreline Permit Exemption No charge Shoreline Substantial Development Permit $2,000.00 Shoreline Conditional Use $27000.00 Shoreline Variance $2,000.00 (each) Site Development Plan Approval: Hearing Examiner or Master Plan Site Plan Review $2,000.00 Administrative Site Plan Review $1,000.00 Modification (minor, administrative) No Charge Modification (major) New Application and New Fees Required Special Permit (Hearing Examiner) $2,000.00 Temporary Use Permit: Tier 1 $75.00 Tier 2 $150.00 Temporary Permit Sign Deposit (refundable) $25.00 Variance (per each variance requested) $1,200.00 each Waiver or Modification of Code Requirements $100.00 each request 1 Per RMC 4-3-050F7, the City may charge and collect fees from any applicant to cover costs incurred by the City in review of plans, studies, monitoring reports and other documents related to evaluation of impacts to or hazards from critical areas and subsequent code -required monitoring. EXTRA FEES: Whenever any application is to be handled under the terms of any portion of the City's land use codes, adopted codes, or the Uniform Building Code, and that application is so large, complicated or technically complex that it cannot be handled with existing city staff, then an additional fee can be charged which is equivalent to the extra costs incurred by the City of Renton. Such fees shall be charged only to the extent incurred beyond that normally incurred for processing an application. When the application or development plans are modified so as to require additional review by the City beyond the review normally required for like projects, at the discretion of the City, an additional fee may be charged at $75.00 per hour. Any questions regarding land use fees should be directed to the Planning Division, 6th floor customer service counter, at (425) 430-7294. H:ICED1DatalForms-TernplateslSelf-Help Handouts\PlanningVandusefee_doc - 2 - 10/19/09 PLANNING DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS iN IV :.:::T.'M DIFIED.. LAN Parking, Lot Coverage & Landscaping Analysis 4 tw . . . . T .. . . . . . . . . . . . . . . W ... .. ......... .... ........ .. ...... -L ....... .... ............ .. ............ Wetlands Mitigation Plan, Preliminary 4 .. .. ........ ep Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 ANO 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 PhotosimulationS 2 AND 3 This requirement may be waived by: 1 - Property Services Section PROJECT NAME-. A/ 2. Public Works Plan Review Section 3. Building Section DATE: Qwlq 4. Planning Section Q:%WEB\PMDEVSERV\Fc)rms\Planning\waiverofsubmittaireqs.)ds 02108 LAND USE PERMIT FEES City of Renton Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 APPLICATION TYPE: FEE AMOUNT: Additional Animals Permit (annual fee) $50.00 Annexation No charge Appeal of Hearing Examiner's Decision, Administrative Decision, or $250.00 Environmental Decision Binding Site plan Approval (total fee for both preliminary and final phases) $1,800.00 Code Text Amendment No Charge Comprehensive Plan Map or Text Amendment $1,000.00 Conditional Use Permit $2,000.00 Critical Areas Review Fee 100% of costs of for those projects that propose impacts to critical areas' contract biologist's review' Environmental Impact Statement/Draft and Final 100% of costs of coordination, review and appeals Environmental Checklist Review $1,000.00 Fence Permit (special) $100.00 Grading and Filling Permit (Hearing Examiner) $2,000.00 Lot Line Adjustment $450.00 Manufactured/Mobile Home Park: Tentative $500.00 Preliminary $2,000.00 Final $1,000.00 Open Space Classification Request $100.00 Plats: Short Plat (total for both preliminary and final phases) $1,400.00 Preliminary Plat $4,000.00 Final Plat $1,500.00 Planned Unit Development: Preliminary $2,000.00 Final $1,000.00 Rebuild Approval Permit: Hearing Examiner Review $500.00 Administrative Review $25Q.00 H:ICED1DatalFonns-TemplateslSelf-Help HandoutslPlanningllandusefee.doc - 1 - 10119/09 Classic Concepts VI, LLC PO BOX 146 RENTON, WA 98057-0146 PHONE 425-228-9750 FAX 425-228-7232 July 30, 2012 = :< ra piuli Jennifer Henning, Current Planning Manager Jar n 7i�j City of Renton, 6th Floor rtJ7, , - 1055 South Grady Way Renton, WA 98055 REF: Proposed Honey Creek East Residential Subdivision Temporary Use permit SUBJ: Project Narrative Update Dear Ms. Henning: • Land use permits required for proposed project: All permits needed to complete the subdivision have been acquired and we are waiting final plat approval. The following Land Use permits will be required for the proposal: 1. Temporary Use Permit, Tier II. • Current use of the site and any existing improvements: Site is currently residential property being developed for a 43 lot plat. Storm, sewer, water and curb have been installed, as well as first lift of asphalt. We are in process of installing sidewalk and final clean up, while awaiting final plat approval. • Total estimated construction cost and estimated fair market value of the proposed project: Five model homes are to be built at approximately $250,000 each, excludes lot value and mitigation fees and permits. • Estimated quantities and type of materials involved if any fill or excavation is proposed: All site grading has been completed. Each unit will have approximately 150cy of excavation and backfill for the foundation, with no import or export anticipated. • Number, type and size of any trees to be removed: This site was cleared and graded per the approved construction plans for the plat. A landscape plan has been submitted with final plat approval. • Any proposed job shacks, sales trailers, and/or model homes: There will be a job shack during the construction placed within the northeastern portion of the site. The model homes will be placed on Lot 1, 3, 4, 5, and 6. • Explanation of proposed asses/roadway construction, temporary erosion control, utilities, street and lots addressing: The model homes will be accessed from NE 25rr St. and use a quarry spall driveway up to the house once on property. Silt fence will be place on the downhill side of property during construction. Piles of dirt will be covered with plastic. Catch Basin filter socks will be used to catch dirt. • Proposed security devices for removal of model homes if plat is not recorded: An assignment of funds for $22,500 will be give to City of Renton upon request. This will cover the cost of demolition of three houses; we currently have two existing tax parcels. • Quantity of Model Homes: There will be a total of 5 model homes, which is 12 percent of the 43 lots in the subdivision. Thank you for your consideration. If you have any questions, please feel free to contact me at any time. Off (425-228-9750), Cell (206-930-5840), e-mail (KaitlynMarieJones(&,gmail.com). Sincerely; Kaitlyn Jones Classic Concepts VI, LLC LAKERIDGE DEVELOPMENT PO BOX 946 RENTON, WA 98057-0146 PHONE 425-228-9750 FAX 425-228-7232 November 16, 2005 Laureen Nicolay, Senior Planner Development Services City of Renton, 6th Floor 1055 South Grady Way Renton, WA 98055 REF: Proposed Honey Creek East Residential Subdivision SUBJ: Project Narrative Dear Ms. Nicolay: Qn behalf of Lakeridge Development, Inc., the following is a Project Narrative for the Proposed preliminary plat of Honey Creek East. The project narrative follows the same format as indicated in the Preliminary Plat Submittal Requirements item #6. • Project name, size and location of site: The project name is: Honey Creek East - proposed preliminary plat The size of the project is: The Location of the site is: NE 241h St./ NE 23rd PL. between Shelton Ave N.E. and Queen Ave N.E. Land use permits required for proposed project: The following Land Use permits will be required for the proposal: 1. SEPA declaration. 2. Preliminary Plat approval from the City 3. Engineering Plan approval for the design of the roads, storm, sanitary sewer, water system, erosion control, grading, and street lighting. • Zoning designation of the site and adjacent properties: The existing Zoning designation of the site and adjacent properties is Residential 8du/ga (R-8). Current use of the site and any existing improvements: The site urrently vacant. There are no existin iprovements within the site. A road bisects the property that has recently been dedicated for public ROW. • Special site features (i.e. wetlands, water bodies, steep slopes): There are no known special site features within the site • Statement addressing soil type and drainage conditions: According to the 1973 USDA Soil Conservation Service, Soil Survey, King County, WA, the majority of the site is underlain with Alderwood Series (AgQ. "The Alderwood Series is made up of moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 to 40 inches. These soils are on uplands." The mapping also indicates that a portion of the southern area of the site is underlain with Arents (AmQ. "Arents, Alderwood material consists of Alderwood soils that have been so disturbed through urbanization that they no longer can be classified with the Alderwood series. These soils, however, have many similar features." The existing drainage condition of the site is as follows: 1. The northern portion of the site drains to a low point at the central area. When the road was constructed, there was a TESCP facility that directed stormwater to the permanent conveyance system along NE 24th St./ NE 23rd PL . A recent site visit indicates that outlet from the site has either been filled with sediment or damaged by trespassing off-road vehicles. 2. The southern portion of the site drains to the south into an existing swale and conveyance system. The proposed future drainage condition of the site is a follows: The northern and southern portion of the site will be graded so that the majority of the runoff from the lots and roads will be directed into the existing conveyance system within the NE 24th St./ NE 23rd PL row. • Proposed use of the property and scope of the proposed development: The proposed use of the property is to subdivide the site into 43 single family residential lots. At this time, Lakeridge Development, Inc intends to construct the houses. The scope of the proposed development consists of constructing the entire infrastructure required for a residential development. • For plats indicate the proposed number, density and range of sixes of the new lots: The proposed number of lots is 43. The net proposed density is approximately 6 dwelling units/net acre. The proposed lot areas range from 4,660sf (Lot #3) to 14,463sf (Lot #43). All of the lot sizes for the proposal are shown on the Preliminary Plat Plan sheet. • Access: Access to the site will be from NE 24th St./ NE 23m PL. This road was constructed in the mid 90's to provide neighborhood circulation for the Honey Creek Ridge project. NE 24th St./ NE 23rd PL was designed and constructed to the City of Renton standards for a Collector Street. • Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc): For discussion purposes, it is assumed that NE 241h St./ NE 23rd PL. is considered as "off-site". Improvements will need to be made to this street. A sidewalk will need to be installed on the south side of the street. Street trees and illumination will need to be provided along the street in accordance with City standards. The sewer main is currently installed. A water conveyance system is currently within the road. Storm conveyance facilities are currently within the road. • Total estimated construction cost and estimated fair market value of the proposed project: It is anticipated that the construction cost for the installation of the utilities and road improvements for the project will be approximately $500,000. When the construction for the project is complete, the Final Plat is recorded, all mitigation fees and utility hook-up fees are paid, it is estimated that the value of the completed lots (based upon a conservative average value of $150,000/ lot) is approximately $6,000,000, • Estimated quantities and type of materials involved if any fill or excavation is proposed: It is impossible at this time to determine the exact amount of grading that will be required to construct the project. However, it is anticipated that approximately 10,000 cubic yards will be placed within the northwest and southwest portion of the site to create suitable flat building pads and provide for positive drainage for storm and sanitary sewer conveyance. The source of the proposed import material is not known at this time. However, all imported material will be suitable for road and housing construction. When the on-site improvements are completed, the excavation for the footings of each building will generate approximately 250 yards of material. Some of the material will be removed, and some of the material will be retained and spread within the areas adjacent to the buildings. • Number, type and size of any trees to be removed: A Tree Plan has been submitted with the Preliminary Plat application package that shows the locations of the existing trees and the trees to be removed. Due to the size of the project and the required improvements for roads, utilities, and housing construction, the majority of the existing trees within the site will be removed. + Explana of any land to be dedicated to the y: NE 241h Court and the cul-de-sac on the south side of NE 24th St./ NE 23rd PL will be dedicated to the City upon recording of the final plat. • Any proposed job shacks, sales trailers, and/or model homes: There will be a job shack during the construction of the roads and utilities. The exact location is not known at this time, however, it will more than likely be placed within the northeastern portion of the site. When the on-site road and utility improvements are completed and the Final Plat is recorded there will be a job shack and sales trailer within the site. The location of these facilities is not known at this time. The location of the model home is not known at this time. It is my understanding that Model Homes tend to move within a project based upon sales demand. • Any proposed modifications being requested: There are no proposed modifications being requested at this time. Thank you for your consideration. If you have any questions, please feel free to contact me at any time. Off (425-228-9750), Cell (206-227-8187) Sincerely; David W. Casey, P.E. Lakeridge Development, Inc. C:/Honey Creek East/Documents/Project Narrative 11-16-05.doc Classic Concepts VI, LLC PO BOK 146 RENTON, WA 98057-0146 PHONE 425-228-9750 FAX 425-228-7232 July 30, 2012 Jennifer Henning, Current Planning Manager City of Renton, 61h Floor 1055 South Grady Way Renton, WA 98055 REF: Proposed Honey Creek East Residential Subdivision Temporary Use permit SUBJ: Project Mitigation Description Update Dear Ms. Henning: • Proposed construction dates (begin and end dates): The anticipated construction dates of the five model homes will begin in the Fall of 2012, and end in the Spring of 2013. Thank you for your consideration. If you have any questions, please feel free to contact me at any time. Off (425-228-9750), Cell (206-930-5840), e-mail (KaitlynMarieJones@gmail.com). Sincerely; Kaitlyn Jones Classic Concepts VI, LLC LAKERiDGE DEVELOPMENT PO BOX 146 RENTON, WA 98057-0148 PHONE 425-228-9750 FAX 425-228-7232 November 16, 2005 Laureen Nicolay, Senior Planner Development Services City of Renton, 6th Floor 1055 South Grady Way Renton, WA 98055 REF: Proposed Honey Creek East Residential Subdivision SUBJ: Construction Mitigation Description Dear Ms. Nicolay: On behalf of Lakeridge Development, Inc., the following is a Construction Mitigation Description for the Proposed preliminary plat of Honey Creek East. The Construction Mitigation Description follows the same format as indicated in the Preliminary Plat Submittal Requirements item #7. • Proposed construction dates (begin and end dates): The proposed construction dates cannot be determined at this time. It is anticipated that on-site construction will begin in the spring/summer of 2006, and end in the fall of 2006. • Hours and days of operation: When the City approves the Engineering plans, construction will begin for the on-site utility and road construction. The days of operation are anticipated to be Monday through Friday. The hours of operation are anticipated to be 7:00AM to 3:30PM. There may be some extended days and hours of work during the construction phase of the project. It should be noted that all hours and days of operation would be within the allowable limits of the City of Renton code. + Proposed hauling/transportation routes: The proposed hauling/transportation route will be from Union Ave NE then turning west on NE 23rd Pl., which then enters the site. Union Ave. NE is a major road that connects to Sunset (SR900). It is impossible to define the exact hauling route for the fill materials to be imported at this time, as the source location of the material to be used cannot be determined until the engineering plans are approved. • Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics: If the site is constructed in the dry season, the contractor will have access to a water truck to be used for minimizing Dust. Due to the size of the site and the required improvements to be installed, it is anticipated that Traffic and Transportation impacts will be negligible. The engineering design of the project will contain a separate Traffic Control plan sheet that shows alternate routes to be used when NE 24th St/NE 23rd Pl. is to be closed for utility installation and for the paving overlay prior to the completion of the construction activities. Erosion and Mud will minimized through the design of a Temporary Erosion and Sediment Control Plan (TESCP) that will be a part of the engineering plan set that will be reviewed and approved by the City of Renton prior to the beginning of construction. The TESCP plan will provide for interceptor swales, rock construction entrance(s), sediment traps, and other methods as required by the 2005 KCSWDM to minimize any erosion impacts during the construction of the infrastructure and residential units. There are no known Noise issues associated with the proposal that are not common and allowable during the construction of a single-family residential project. Therefore, no noise mitigation measures are proposed. • Preliminary traffic control plan: There is no Preliminary traffic control plan for the following reasons: At some time during the construction of the on-site utilities and road improvements, NE 24th St/NE 23rd Pl. (within the site) will need to be closed for the installation of the side sewers, water services, and curb cuts for driveways. It is not known if the closure will be for the entire road or for a portion of the road. The engineering plan set, to be reviewed and approved by the City, prior to construction, will include a traffic control plan sheet that addresses this issue. It is anticipated that NE 24th St/NE 23rd Pl. will need a pavement overlay prior to the completion of the construction activities. The street will need to be closed for this work. The engineering plan set, to be reviewed and approved by the City, prior to construction, will include a traffic control plan sheet that addresses this issue. Thank you for your consideration. If you have any questions, please feel free to contact me at any time. Off (425-228-9750), Cell (206-227-8187) Sincerely; David W. Casey, P.E. Lakeridge Development, Inc. C:/Honey Creek East/Documents/Construction Mitigation 11-16-05.doc 1• ABATEMENT AGREEMENT TEMPORARY USE City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 Wit; .f fi, I, ha; Alyn -50nc.5 being the Applicant for the Temporary Use Permit at the Location of: 3$kk NE 217 eT1r, 1 eVA-0 h LJ Toro Hereby authorize the City of Renton to summarily eliminate the Temporary Use and all evidence of the use if it has not been removed as required by the terms of the permit. I also agree to reimburse the City for any expense incurred in abating this Temporary Use. Signature: ,���+��� I I I "'//,/I/ Print Name: i OL t� r, : U t\0T A l? ), Date: A-09- STATE 2d. • �v ,�`. STATE OF WASHINGTON ) �/f+dF'Wp5\,{;rrrr�`� ) SS COUNTY OF KING } I certify that i know or have satisfactory evidence that signed this instrument and acknowledged it to be his/her/their free and v luntary act for the uses and purposes mentioned in the instrument. Dated: % o�.s-%� Notary Pu lic in and for the State off Washington Notary(Print): My appointment expires: PW/DevSery/Forms/Planning/Tempuse.doc 8 01108 Release and Inc__nnification Agreement t__ Model Hames 14-1 This agreement is made by and between the City of Renton, Washington, a municipal corporation of the State of Washington ("City') and [,iass� Co�,Lto�s f VT ("Owners"). Recitals The Owners own real property in the City legally described in Exhibit A, attached_ The Owners have submitted an application for building permit(s) and/or a Temporary Use Permit to construct model homes on the real property prior to recording of a short plat or final plat. Since changes to the short plat or final plat may be necessary after construction of the model homes rendering the homes illegal, there is some risk in building the model homes. In consideration of the inherent risks associated with the construction of buildings in advance of the recording of the plat, the City requires the owner to execute an indemnification agreement prior to any model home construction activities. Agreement The parties agree to the following: The City authorizes the Owners to do the work as described in the Temporary Use Permit application No. once building permits have been obtained. 2. The owners assume the risk that the model home(s) must be removed or reconfigured and therefore release and discharge the City and its representatives from all known and unknown losses, claims, damages or causes of actions which the owners have or may have relating to buildings or structures authorized by the Temporary Use Permit. 3. As a condition of granting Owner permission to construct model homes, Owner agrees to indemnify, defend and hold the City of Renton Harmless from any claims or liens that may be exerted against the property as a result of construction of model homes and use of the unrecorded plat of �cLs� 4. Owners understand and acknowledge that, should the model home construction not comply with the proposed lot configuration of the final plat, that no variances to development standards for either the lots or the homes may be granted as such a situation would be considered a "self-induced hardship". 5. Owners acknowledge that they understand that any construction begun prior to the recording of the final plat must be in compliance with all City zoning and subdivision requirements (e.g. setbacks, lot coverage, etc.) or removed prior to recording of the final plat. If the final plat is not recorded prior to the expiration of the Temporary Use Permit, Owners acknowledge that the homes must be removed unless complying with all applicable code requirements (e.g, one home per lot, etc.). B. Applicant will also provide an Abatement Agreement and a security device acceptable to the City to ensure removal of any structures not in compliance with City regulations at the time of expiration of the Temporary Use Permit and understands construction of the model homes is at Owners' own risk. 7. The provisions of this agreement.shall bind the parties, their legal heirs, representatives, successors and assigns and shall expire upon the recording of the final plat of "one Gres is Ec., tr . I, (Print Name) Vic%46,a Sovis,_ _.-AV 345 declare tha� '6% I cf property involved in the application, ©the authorized rem corporation, please attach proof of authorization to sign)i�.t� e contained and the information herewith submitted are Irfali NWpe8�pi;}�r� knowledge and belief. = u�, 1,Qs � r V M,l Owner JJ� s� .0 '•���' ` F OF Was �� ATTEST. Subscribed and sworn to before me, a Notary Public,'ltinsd bY� h =M*. �wlY 20l� ignature of Notary Public) one) ❑ the owner of the ie property owner (if a statements and answers herein a9ct to the best of my F w e State of PW/DevSery/Forms/PlanningfTempuse.doe 9 01108 on the Classic Concepts VI, LLC PO BOX 146 RENTON, WA 98057-0146 PHONE 425-228-9750 FAX 425-228-7232 July 30, 2012 Jennifer Henning, Current Planning Manager City of Renton, 6th Floor 0%1 1055 South Grady Way Renton, WA 98055 1 itt t 7 REF: Proposed Honey Creek East Residential Subdivision Temporary Use permit SUBJ: Project Drainage Report Update Dear Ms. Henning: Honey Creek East utilizes the detention pond location in Tract A of Honey Creek Ridge Division I. NE 23rd which runs through Honey Creek East was required to be constructed as part of the Honey Creek Ridge project. The storm drainage conveyance system which connects Honey Creek East with Honey Creek Ridge Detention Pond was installed at that time. The detention pond in Track A Honey Creek Ridge was oversized to accommodate the Honey Creek East project in the future. Honey Creek East's only required improvement to the pond in Tract A was to resize the control device to accommodate Honey Creek East. The Sewer main and water main were installed in NE 231-d as were some of the sewer services and water services. Attached are the project overview and core requirement sections from the approved Technical Information Report for the project. • All storm has been installed per approved plans • All sewer has been installed per approved plans • All water has been installed per approved plans • Curb has been installed per approved plans • Dry Utilizes has been installed per approved plans • Sidewalk is currently being installed per plan approved plans. Thank you for your consideration. If you have any questions, please feel free to contact me at any time. Off (425-228-9750), Cell (206-930-5840), e-mail (KaitlynMarieJones@gmail.com). Sincerely; Kaitlyn Jones Classic Concepts VI, LLC w TECHNICAL INFOR11lIATION REPORT FOR THE APPROVED PRELIMINARY PLAT OF: HONEY CREEK EAST CITY OF RENTON FILE # LUA 05-1443, ECF, PP PREPARED FOR: LAKERIDGE DEVELOPMENT, INC. P.O. BOX 146 RENTON, WA 98057 (425) 228-9750 PREPARED BY: CASEY ENGINEERING. P.O. BOX 1255 FALL CITY, WA 98024-1255 (206) 227-8187 DATE: DECEMBER, 2006 REVISED: �-ZG~aoG HONEY CREED EAST TECHNICAL INFORMATION REPORT TABLE OF CONTENTS SECTION I: PROJECT OVERVIEW SECTION II.: DRAINAGE FEATURES A. Existing Drainage Features B. Proposed Drainage Features SECTION M. CORE &. SPECIAL REQUIREMENTS, AND CONDITIONS OF PRELIMINARY PLAT APPROVAL A. Core Requirements B. Special Requirements C. Preliminary Plat Conditions Of Approval SECTION IV: OFF-SITE ANALYSIS SECTION V: ANALYSIS OF OFF-SITE COMBINED WATER QUALITY/DETENTION FACILITY A. Basin B Description B. Creation of Pre -Developed On -Site and Developed Off-site Hydrographs C. Description of Design Process and Hydrograph Summary D. Narrative of Design Process as Presented in History of Hydrograph Activity E. History of Hydrograph Activity Printout F. Discussion of Assumptions Used in Design G. Description of Discharge Structures H. Description of Storage Structures SECTION VI: CONVEYANCE SYSTEM DESIGN A. Pipe Conveyance Analysis B. Biofiltration Swale Design SECTION VII: SWPPP (TESC) DESIGN SECTION VIII: SPECIAL REPORTS AND STUDIES APPENDIX: THE FOLLOWING INFORMATION IS CONTAINED IN THE APPENDIX APPENDIX 1: Basin Reports and Detail Basin Summary APPENDIX II: Pipe Conveyance Reach Summary APPENDIX III: Pipe Conveyance Structure Reports EXHIBITS PROVIDED IN THIS TIR: EXHIBIT A: Existing Drainage Features EXHIBIT B. Existing Downstream Conveyance System EXHIBIT C: Honey Creek East Developed Condition Sub Basin Drainage Areas EXHIBIT D: Honey Creek East Structures and Reach Information HONEY CREEK EAST SECTION I: PROJECT OVERVIEW The Honey Creek East site is located within the City of Renton, Washington. A vicinity map showing the location of the site is provided in this section. The site area is approximately 8.05acres. The site is within a portion of the NE V of SECTION 4, TOWNSHIP 23 N, RANGE 5 EAST ,W.M. The proposal is to subdivide approximately 8.05 acres into 43 residential dwelling units. The Preliminary Plat Map plan sheet (provided with the preliminary plat application package) shows the proposed location of the site and the proposed lot design for the site. The site is currently undeveloped with no existing structures. Existing On -Site Drainage Features The only existing on-site drainage feature is a drainage ditch located.at the southeast portion of the site the south of proposed lots 41 through 43. The ditch is within an existing drainage easement. The ditch is proposed to be replaced with a conveyance system during the construction of the project. Storm inlet basins will be provided at appropriate locations to ensure that any surface runoff currently draining to the ditch will be able to be conveyed in the developed condition In the developed condition, the back yards of lots 41 through 43 will continue to drain to this existing system. Propgsed_On-Site Drainage Features In the developed condition, storm conveyance systems will be installed to ensure that the roofs, footing drains, yards and roads will be conveyed into the existing storm conveyance within NE 2e St / NE 23rd P1. No other on-site drainage features are proposed. Construction Required Stormwater conveyance systems will be required to be constructed to direct stormwater into the existing conveyance system within NE 20 St / NE 23" Pl. The engineering design of the project contains a separate plan sheet showing the locations of the storm structures, conveyance lines and location of roof and footing drains. Included in this Section is the following information: 1. Vicinity Map of the Site. HONEY CREEK EAST SECTION 11. DRAINAGE FEATURES A. EXISTING DRAINAGE FEATURES NOTE: This section is provided as background information as it was a part of the Honey Creek Ridge T.T.R. The information is provided to enable one to understand how the Honey Creek East project interacts with the overall hydraulic analysis that is presented in section V of this T.T.R. The referenced Exhibit A is provided in this Section. Please refer to the Honey Creek Ridge TIR on file at the City of Renton for other references in this section. 1. Honey Creek The most predominant existing drainage feature within the site is Honey Creek. Honey Creek enters the property at the southwestern portion of the site and traverses to the northwest to leave the property at the southern most extension of 120th Place S.E. (Devils' Elbow). Honey Creek flows at the bottom of a ravine in a well defined channel. The stream channel parallels a sewer line access road for the entire distance within the site. The access road is on the east side of the stream along the southern portion of the stream reach and crosses to the west side of the stream over a bridge a short distance south of the existing Devils' Elbow Sanitary Sewer Lift Station. See attached Exhibit A, Existing Drainage Features Construction of the Honey Creek subdivision will have a negligible impact to the Stream during the construction of the on-site improvements. A sanitary sewer tie-in will occur along the existing sewer access road.. Two stabilized stormwater outfalls will be constructed adjacent to the stream for the two detention facilities. When the construction is complete, the proposed stormwater system contained in this report should have a beneficial effect to the stream due to the elimination of undetained stormwater that has resulted in two existing erosion areas within the site and the one erosion area south of the site. 2. Western Hills - Bypasses Basin B The existing open ditch stormwater conveyance system within Western Hills ends at the northern side of S.E. 100th at the western terminus of the road. The stormwater then flows overland to the west for a short distance before flowing overland to the south, down the hill, and into the broad swale. A field observation of the area indicates that due to the sandy nature. of the soil, dense vegetation, and rodent activities, some of the stormwater flows overland, some flows in shallow concentrated flow within swales, and some of the stormwater flows subsurface. Downstream of the bottom of the swale near the proposed Tract A boundary, a defined channel begins to emerge. Within a short distance, the channel becomes a deep (6' to 8) ravine with steep eroding side slopes. The erosion within the 3. Albert Balch's Sierra Heiahts_# 4 Northern Basin - Bypasses Basin 13 The pipe conveyance system within the Albert Balch's Sierra Heights #4 neighborhood ends along the southern side of S.E. 100th approximately 400' east of the western terminus of the road which is midway along the northern boundary of proposed lot 57. The discharge pipe is a 12" CP. The stormwater then flows to the west for approximately 100' in a ditch that begins fairly well defined at the pipe outfall. At the western terminus of the ditch the storm water flows overland to the south west to the Tract A broad swale described above for the existing flows that originate within the Western Hills project. 4.Albert Balch's Sierra Heights # 5 Divisions BCD and F `The reason that the existing platted lots within Albert Balch's Sierra Heights # 4 have not been developed is due to the unsuitable nature of the soils within the site for on-site septic drainfields. Sometime in the past, the upper flat portion of the site was logged, cleared and graded. During the grading of the site, the majority of the topsoil was either removed or displaced onto the hillside areas. A graded roadbed exists at the location of the 124th Ave S.E. dedicated right -of --way. During periods of rainfall, stormwater runoff from the northern portion of the area flows into the Tract A area. Stormwater runoff from the southern portion of the area is concentrated by the existing graded roadway into the broad swale east of lots 15, 16, and 17 within Division II. There is a well defined erosion "notch" at the location where the stormwater flows down into the swale area in the vicinity of the western end of lot 16. The broad Swale contains a mature second growth stand of Douglas Fir with fairly dense low growing shrubs. Stormwater entering the Swale flows in shallow channels down to Honey Creek. 5.Albert Balch's Sierra Hei hts # 4 Southern Basin - Off-site The pipe conveyance system within the southern basin of Albert Balch's Sierra Heights # 4 discharges into an open ditch at the northern side of the western terminus of S.E. 104th St., west of 125th Ave. S.E.. The discharge pipe is a 12" CP. The open ditch conveys the stormwater to the west for approximately 270'. The ditch then turns to the southwest for a distance of 50' where the ditch ends abruptly at the edge of a steep ravine. The ravine is a significant feature that appears to have been created by direct undetained stormwater discharging onto sensitive soils. The ravine is within a parcel of land that the Renton Parks Department purchased within the last two years for the purpose of creating a trailhead for access to the Honey Creek TraWMay Creek trail system. Section VIII of this TIR contains a survey of the erosion area and a "conceptual" plan for stopping the migration of the northern face of the erosion feature. The primary aspect to eliminating any further erosion is that of eliminating the off-site undetained stormwater from the area. The proposed conveyance design includes a piped stub to pick up the stormwater and convey it to the Basin B facility and provide a flow splitter so that the off-site stormwater bypasses the R/D pond. There is a potential for working with the City of Renton during the on-site construction to provide some additional form of restoration in a manner that may be beneficial to both the City of Renton and the Honey Creek Project. Exhibit G. in Section VI. of this report shows a plan view of this area and proposed restoration and drainage considerations to stabilize this feature. The Geothechnical Report provided in Appendix IV. contains an evaluation of this feature and proposed restoration options. An option that is currently being pursued is that of placing large organic debris (stumps) in the erosion area and placing topsoil between the stumps with an acceptable top dressing that provides long term erosion protection. B. PROPOSED DRAINAGE FEATURES The proposed drainage features within Basin B will consist of a piped conveyance system to direct the stormwater runoff to a combined 3 -Cell DetentionTWater Quality Pond facility located within Division I, Tract B. The outfall of the pond will be provided with a piped system to convey the storrnwater down to Honey Creek where there will be an appropriate outfall and gabion energy dissipater adjacent to the stream. Section IV. contains a design of the facility and a hydraulic analysis of the detention pond to show that the facility is large enough to provide the required storage. The location and proposed design of the Basin B detention facility is evaluated in the January 1993 Geotechnical Report contained within Appendix IV of this report. HONEY CREEK EAST SECTION III: CORE & SPECIAL REQUIREMENTS, AND CONDITIONS OF APPROVAL A. CORE REQUIREMENTS The following is a narrative describing how the proposed Honey Creek East Project will satisfy the Core & Special Requirements for Full Drainage Review. Table 1.1.2.A of the 2005 Surface Water Drainage Manual contains a list of items that need to be satisfied when a project is required to satisfy the elements of a Full Drainage Review. This narrative addresses all of the items in Table 1.1.2.A. Core Requirement 41: Discharge At The Natural Location The proposed Honey Creek East project is in compliance with this Core Requirement. The majority of the site will drain to the existing conveyance within NE 24`h STI NE 23rd ST. Stormwater entering the above mentioned conveyance system will then be directed to the existing combined water quality/detention facility within "Tract B" of the recorded Plat of Honey Ridge that was designed to accommodate the additional runoff from the Honey Creek East site — with minor improvements. A small portion of the yards within the southern half of the site will probably drain to the south into the existing conveyance along the southern side of proposed lots 41 through 43. This drainage will be at the natural discharge location for the yards for this portion of the site. Core Recruirernent #2: Off -Site Analysis Section IV of this report contains a narrative and a Plan Sheet showing the Downstream Conveyance System from the western side of the site to the existing storm pond within Tract "B" of Honey Creek Ridge Division I.. Core Requirement #3: Flow Control The existing combined Water Quality/Detention Facility located within Tract `B" of Honey Creek Ridge Division 1. was designed for additional storage to accommodate the Honey Creek East property. Section V. contains the required calculations and design elements to show compliance with the Flow Control requirements for the additional runoff from the Honey Creek East Site. The design is in compliance with the Preliminary Plat Conditions of approval. In general, the requirement is: "Limit Peak rate of runoff to 50% of the existing condition 2-yr,24-our design storm while maintaining the existing condition peak rate for the 10 -yr and 100 -yr, 24hr-hour design storms." Core Requirement #4: Conveyance System The engineering design for the project contains a Plan Sheet (Generalized Utilities Plan) showing the Proposed Conveyance from the new street improvements to the existing conveyance within NE 24h St. / NE 23`d Pl. The information contained in Section VI of this report provides an analysis of the proposed conveyance system within the site to the "Tract B" combined Water Quality/Detention facility within Honey Creek East Division I. This information will be reviewed and confirmed prior to the approval of the engineering design of the project. Core Requirement #5: Erosion And Sedimentation Control Section VII contains the design elements of the SWPPP requirements. The engineering plan set is provided with the plan sheets that are provided in Section VII.. Core Requirement #6: Maintenance And Operations The Basin B facility is currently being maintained by the Honey Creek Ridge Homeowner's Association. The Honey Creek East project will become a part of the maintenance. Core Requirement #7:Financial Guarantees and Liability Any Financial Guarantees and Liability requirements that may be placed on the project will be addressed prior to the recording of the Final Plat. Core Requirement #8:Water Quality It is proposed that the Water Quality requirement be satisfied with the modification of the existing combined Water Quality / Detention Facility within the existing Tract "B" of Honey Creek Ridge — Division I. Modifications to this facility have been made in this TIR and in the engineering plan set per the conditions of Preliminary Plat approval. B. SPECIAL REQUIREMENTS Special Requirement #1: Other Adopted Requirements At this time, there are no other known Adopted Requirements that apply to the proposal. Special Requirement #2: Floodplain / Floodway Delineation This Requirement is not applicable to the project. Special Requirement 43: Flood Protection Facilities This Requirement is not applicable to the project. Special Requirement #4: Source Control This requirement, if applicable, will be addressed at the time the engineering design is submitted for review by the City. Special Requiremept #5: Oil Control This requirement, if applicable, will be addressed at the time the engineering design is submitted for review by the City. S. PRELIMINARY PLAT CONDITIONS OF APPROVAL The following is a narrative describing how the engineering design of the project satisfies the Preliminary Plat and SEPA conditions of approval. Preliminary Conditions: 1. See response to SEPA Conditions below 2. The Landscape plan that was prepared and reviewed prior to the Public Hearing is, in my understanding, in compliance with this condition. Jill Ding would be the contact person at the City to verify if any further information is requited. 3. This condition will be satisfied at the time of Final Plat review 4. This condition will be satisfied prior to the approval of the Engineering Plans. 5. The applicant is in the process of obtaining the documents to satisfy this condition. SEPA Conditions: 1. The engineering plan set contains the required elements to satisfy this condition. See plan sheets 10 and 11. In addition, information is provided in Section VII of this report. 2. Section V contains the analysis to show compliance with this condition. 3. This condition will be satisfied prior to the Recording of the Final Plat. 4. This condition will be satisfied prior to the Recording of the Final Plat. 5. This condition will be satisfied prior to the Recording of the Final Plat. July 13, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT/OWNER- LOCATION: SUIWY ARY OF REQUEST: SUND4ARY OF ACTION: DEVELOPMENT SERVICES REPORT: Wayne Jones Lakeridge Development, Inc. PO Box 146 Renton, WA 98057 Horley Creek East Preliminary Plat File No.: LUA 05-144, ECF, PP NE 23`d PlaceNE W Street between Queen Avenue NE and Shelton Avenin. NE Approval for a 434ot subdivision of an 8.05 -acre site intended for the development of single -fainly residential lots. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on June 20, 2006. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: NZINUTES The following minutes are a summary of the June 27, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, June 27, 2006, at approximately 9:46 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. l: Yellow file containing the original - application, proof of posbn& proof of publication and other documentation pertinent to this Exhibit No. 2: Preliminary Plat Plan Exhibit No. 3: Con ural Grading Plata Exhibit No. 4: Generalized Utilities Plan Exhibit No. 5: Tree Cutting and Land Cl Plan Exhibit No. 6: Conceptual Landscape Plan Exhibit No. 7: Nei boyhood Detail Map Exhibit No. 8: Zoning Ma Honey Creek East Preliminary Plat File No.: LUA-05-144, ECF, PP July 13, 2006 Page 2 Exhibit No. 9: ERC Mitigation Measures The hearing opened with a presentation of the staff report by Jill Din Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The property is located to the west of Union Avenue NE and is bisected from northwest to southeast by NE 24" Street which turns into NE 23rd Place, Queen Avenue NE is located along the western property boundary and the site is north of NE 22"d Place. The property is located within the R-8 zoning designation and the Residential Single -Family Comprehensive PIan designation. The site is approximately 8 acres in area and is proposed to be subdivided into 43 lots and one tract. Tract K is located along the eastern side of the site and is a 30 -foot panhandle that connects to Union Avenue NE. Access to the site would be via NE 20 Street/NE 23rd Place, there is also a proposed NE 24& Court, which terminates in a cul -de -sae turn around on:the NE portion of property. Construction requires grading and excavation activities for building pads, roadways and utilities. The proposal retains 14 or 15% of the significant trees identified on the site. The stormwater runoff would be collected in catch basins and conveyed to the stormwater detention system that was constructed with the Honey Creek Ridge plat. That system was sized to accommodate the additional runoff The Environmental Review Committee issued a Determination of Non -Significance — Mitigated with 5 mitigation measures. No appeals were filed. The proposed plat is consistent with the Land Use Element and Community Design Element and Environmental Elements of the Comprehensive Plan Designation. The net density is 6.03 dwelling units per acre which is within the allowed density for the R-8 zoning designation. All lots appear to be in compliance with the required lot width, depth and size standards as well as the required setback requirements for construction of single family residences for the R-8 zoning designation. Compliance with all setback and building standards will be verified prior to the issuance of individual building permits. .A coneeptual-landsoape•plan was-subnrittedidmt proposed the plantm-of.94:trm e_ap yard.--- areasrof the lots or along the street frontages. Only 1 tree was proposed within front yard area of Lots 13, 22 and 23. A revised landscape plan must be submitted at the time of construction permit application showing a minimum 5 -foot landscape along all public right-of-way frontages and two trees will be shown within all front yards. All lots appear to comply with arrangement and access requirements, they also appear to have sufficient building area for the development of detached single-family homes. Full street improvements, paving, sidewalks, curb and gutter, storm drains, landscaping, street lighting and signage will be required along the frontages of NE 23'd Place, NE 20.Street, Queen Avenue NE and the proposed NE 2e Court. A homeowner's association or maintenance agreement should be established for the development, which would be responsible for any common improvements and/or tracts within the plat prior to final plat approval. Honey Creek East Preliminary Plat File No.: LUA-05-144, ECF, PP July 13, 2006 Page 3 The topography of the subject site is generally flat. The northeastern portion of the site gradually slopes from east to west at an approximate 2% grade. The southwestern portion of the site gradually slopes downward from the northwest to the southeast. Temporary Erosion Control Plan and the use of Best Management Practices would mitigate potential erosion and off site sediment impacts. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. The site is located within the Renton School District and they have indicated that they can handle the. proposed 19 additional students. The site is within the City of Renton water service area. There is an 8 -inch watermain within the existing NE 20 Street/NE 2P Place roadway. The Fire Department requires one hydrant within 300 feet of any proposed single-family structure. The generalized utility play proposes to tie into a watermain located on the Sierra Heights Elementary School property. An easement from the Rent+on:School Districtwill be required priory. to the. construction of any watermain improvements. The property is located within the City of Renton sewer service. There is an 8 -inch sewer main in the NE 24'' StreeVNE 23`d Place right-of-way. This main must be extended along the full frontage of the parcel being developed, including Lots 34 and 35 along Queen Avenue NE. Wayne Jones, Lakeridge Development, PD Box 146, Renton, WA 98057 stated that this project dates back about 12 years when they were working on the Honey Greek Ridge project. The construction of the NE 24d' Street/NE 23`a Place was a condition of that plat. At that time this plat was in King County and it took several years to get it annexed and through all the changes and reorganizations. The Honey Creek Pond was constructed oversized at that time to handle this development. The sewer and water lines are already in the NE 24" Street/NE 23nd Place roadway with stubs going to most of the lots. The pond will need to be modified. Tract X is access for one existing vacant lot Fill will be brought in because the lots are low and the sewer lines are shallow. Portion of the areas of Lots 25, 26, 31, 29, and 27 the area is low, some of the areas are lower than the existing roadway and so they need to be raised in order for the sewer to work properly. The landscape plan will be modified, when the houses were placed on the plan, the trees were placed as best they coul&: They-need :to`decide whe-re'#he. driveways. 1 go -maimWh- gap aimtim. #`riin:the st�� aiidthe fire hydrants and driveways for sight distance and such. They do lots of landscaping with their houses and they might ask for a variance because of the possibility of ending up with a street, driveway, fire hydrant and street light all in the same place, sometimes two trees just won't fit on one lot. They may put three on the next house. The laurel trees that they are recommending are slow growing and generally peak out at about three feet in height. David Case PO Box 1255, Fall City, WA 98024-1255 stated that at the original dedication of the Honey Creek developments, the corridor was dedicated to the Parks Department and this off site was a major issue at that time to provide a secondary access. The Honey Creek project was designed to the 1990 King County Surface Water Drainage Manual, however in order to get the fisheries permit, they had to go to the 1992 DOE standards. The pond has been under -performing and has been releasing water less than what it was designed for. The needed corrections will be made for this development. Neil Watts, Development Services stated that this was designed about 12 years ago, the roadway was built in the County but in suitable fashion to meet Renton standards as well as the conveyance systems, which are in place Honey Creek East Preliminary Plat File No.: LUA-05-144, ECF, PP July 13, 2006 Page 4 and will not need any additional work. There has been some evolution in the drainage requirements, the project was designed for a more stringent standard than the City had in place at that time. The conditions placed on this project by ERC are in agreement with Development Services and Utilities Department. The Examiner inquired as to who would be responsible for the maintenance of Tract X. Mr. Watts stated that the Homeowner's Association would bear that responsibility. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:29 am. FIrTDINGS. CONCLUSIONS_ & RECaIyIlv NDA.TION Having. reviewed the record in this matter, the Examiner now m kms and enters -the following: FINDINGS: 1. The applicant, Wayne Jones, Lakeridge Development, Inc., filed a request for a 434ot Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non -Significance - Mitigated (DNS M). 4. The subject proposal was reviewed by all departments with an interest in the matter. The subject site is located on the east side of Queen Avenue NE at NE 23rd Place and NE 24th Street. Union Avenue NE is located east of the site. Shelton Avenue NE intersects the plat from the south. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. .-The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 5138 enacted in June 2005. 9. The subject site is approximately 8.05 acres or 350,658 square feet. The parcel could be described as a squat, T-shaped parcel. The subject site is approximately 913 feet deep (east to west) by 400 feet wide. The parcel is cut diagonally from the northwest toward the southeast by the NE 24th/NE 23rd roadway, which intersects Queen Avenue on the west and creates a T -intersection with Shelton Avenue NE in the southeast. 10. The subject site is relatively Ievel with slight slopes in the northeast and southwest corners of the site. 11. The subject site is covered with grass, shrubs and a mix of 41 evergreen trees and 52 deciduous trees. The applicant proposes to remove all but 14 of the trees while code requires that 25% of the existing trees be retained or installation of trees equivalent to 25% be installed. The director determined that 9 Honey Creek East Preliminary Plat File No.: LUA-05-144, ECF, PP July 13, 2006 Page 5 additional trees of 2 -inch caliper or greater must be planted. In addition, each lot is required to have two trees installed along the street or in the front yard of the lots. 12. The applicant proposes dividing the acreage into 43 lots and one tract. As noted above, a diagonal road divides the property. Proposed Lots I to 33 would be located north and northeast of this road. Proposed Lots 34 to 43 would be located south or southwest of the road. The tract, Tract X, is a long, thin parcel located east of Proposed Lot 13. The tract is 30 feet wide by 370 feet long and extends east to Union Avenue NE. 13. Access to the subject site will be via Queen and NE 24th Street on the west. Access from the south and east will be via Shelton and Union Avenues where they intersect with NE 23rd Place. In addition, the applicant will be creating an internal cul-de-sac roadway that runs into the northeast corner of the subject site. A cul-de-sac bulb only will be created southwest of the regular cul-de-sac to provide access to the southwesttorherof thoplat 1w—addition, pipestem.driveways-or easements will`provide access to interior lots generally located in the four corners .of the subject site. 14. The density for the plat would be 6.03 dwelling units per acre after subtracting acreage dedicated to roadways. 15. The subject site is located within the Renton School District. The project is expected to generate approximately t 9 school age children. These students would be spread across the grades and would be assigned on a space available basis. 16. The development will increase traffic approximately 10 trips per unit. The development of 43 homes will generate approximately 430 trips. Approximately ten percent of the trips, or approximately 43 additional peak hour trips will be generated in the morning and evening. 17. Stormwater will be conveyed to a system on a nearby plat Honey Creek Ridge. The system on that plat was designed to handle stormwater runoff from the subject site. The ERC did impose the 1992 Ecology Manual Streambank Erosion Control Standard for both this new plat and that existing plat. This will require a modification of the existing detention pond to provide the required water quality volume meeting dual standards. The older plat would meet the standards of the 1990 King County Manual while the proposed plat would have to meet the standards of the 1998 King County Manual. A geotechnical report will be required for any design changes to the existing pond. 18. Sanitary sewer and domestic water will be provided by the City. Lines for both utilities are located in the 23rd/24th right-of-way. The applicant will need an easement for a water line across the school - district property. CONCLUSIONS: The proposed plat appears to serve the public use and interest. The applicant appears to have reasonably divided the two sections of the plat creating reasonably shaped and sired single-family lots. The plat will provide additional housing in a growing area of the City and according to analysis, do so without taxing the City's infrastrucutre. 2. The plat has no critical areas making it easier to divide. The absence of critical areas also makes providing access to the frontage parcels and interior parcels easier. Easements and/or pipestems will provide access in the four corners while most homes will front along public streets. The roads and turnarounds appear to appropriate serve the site and future residents. Honey Creek East Preliminary Plat File No.: LUA-05-144, EGF, PP July 13, 2006 Page 6 3. The applicant will be paying fees to offset the impacts of the new homes, residents and traffic on packs, emergency services and transportation corridors. The development of the property should also increase the tax base of the City thereby providing additional offsets to the impact of this new development. 4. The applicant will have to provide appropriate landscaping both to offset the impacts of removing significant trees but also to landscape the street frontages of the new homes as recommended by staff. 5. The applicant will have to provide updated stormwater drainage features in the offsite detention system and any modifications shall be approved by staff after appropriate geotechnical review. 6. A homeowners association will need to be created to maintain the common infrastructure for the plat including the drainage system and offsite detention pond. RECOMMENDATION: The City Council should approve the Honey Creek East Preliminary Plat subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non -Significance — Mitigated that was issued by the Environmental Review Committee on May 30, 2006. 2. A revised landscape plan shall be submitted at the time of construction permit application to the Development Service Division project manager for review and approval. The revised landscape plan shall show a minimum. 5 -foot landscape along all public (existing and proposed) right-of-way frontages, provided that if additional undeveloped right-of-way in excess of 5 feet exists that this also shall be landscaped. If less than 5 feet of undeveloped right-of-way exists, then the 5 -foot landscaped strip may he installed within the front yards of the proposed lots along the street frontage. Two trees shall be shown within the front yard areas or planting strips of each lot. 3. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final.piat. 4. Either a revised significant tree retention plan shall be submitted with the construction permit application proposing to retain a total of 23 trees or 9 of the proposed trees to be planted shall be 2 -inch caliper trees. 5. The applicant shall procure an easement for a water line across the school district property. ORDERED THIS 13`' day of July 2006. FRED J. KA HEARING EZUAINER Honey Creek East Preliminary Plat File No.: LUA-05-144, ECF, PP July 13, 2006 Page 7 TRANSMITTED THIS 13" day of July 2006 to the parties of record: Jill Ding 1055 S Grady Way Renton, WA 98055 David Casey PO Box 1255 Fall City, WA 98024 John Ortiz 4113 NE 24'' Street Renton, WA 98059 Resident At: 3231 NE 25" Street Renton, WA 98057 Doreen Jones 3912 NE 2P Place Renton, WA 98056 Neil Watts Development Services Division City of Renton Robert C. Kaufman Attorney at Law 2100 116°' Avenue NE Bellevue, WA 98004 Curt & Nancy Whittendorfer 3201 NE 25" Street Renton, WA 98056 Donald L. Frueh Carrie Christianson 2507 Lynnwood Ave NE Renton, WA 98056 TRANSMITTED THIS 13" day of July 2006 to the following. Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Wayne Jones Lakeridge Development PO Box 146 Renton, WA 98056 Val Bradley 2262 Shelton Ave NE Renton, WA 98056 Tina Escobar 2541 Lynnwood Ave NE Renton, WA 98056 Don & Deborah Vandermark 3540 NE 24" Street Renton, WA 98056 Stan Engler, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section 100(§) of the City's Code, request for r ns€deration mu tiled in writing on or before 5:00 p.m., July 27, 2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk., accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 RmLi July 27.200§. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by Clty Council or final Brocessing of the file. You may contact this office for information on formatting covenants. Honey Greek East Preliminary Plat File No.: LUA-05-144, ECF, PP July 13, 2006 Page 8 The Appearance of Fairness Doctrine -provides that no ex parte (private ane -on -one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision -maker concerning the proposal. Decision -makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal Frust be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. w�.nrfxJi �. ����'� �: Rf § � i .: - ■�; . 2� . � ■ 2�\2 ■ a ■ � � � ■��.` ,�a s ■ ■ § . . . § � i § CITY OF RENTON DETERMINATION OF NON -SIGNIFICANCE -MITIGATED REVISED MITIGATION MEASURES APPLICATION NO(S): LUA05-144, PP, ECF APPLICANT: Wayne Jones, Lakeridge Development, Inc. PROJECT NAME: Honey Creek East Preliminary Plat DESCRIPTION OF PROPOSAL: Applicant is requesting Environmental (SEPA) Review and Preliminary Plat approval for the subdivision of an existing 350,658 square foot (8,05 acre) site located within the Residential - 8 (R-8) dwelling unit per acre zoning designation into 43 lots. The proposed lots range in size from 4,660 square feet to 14,463 square feet in area. Access to the proposed lots would be provided via off of NE 23rd Street/NE 24th Street between Queen Avenue NE and Shelton Avenue NE and the proposed NE 24th Court, which terminates in a cul-de-sac turnaround on the eastern portion of the subject site. No sensitive areas are mapped on the subject site. LOCATION OF PROPOSAL: North and south sides of NE 23rd Street/NE 24th Street between Shelton Avenue NE and Queen Avenue NE LEAD AGENCY: The City of Renton Department of Planning/Building/Public Works Development Planning Section MITIGATION MEASURES: 1. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Voiume 11 of the . CV a..� M t 11 1 A id„• -/'. st 1 ti it a ic- Plan 4 iss 1 nn - of Vl'Ii1lT�Ci lcl 1 an uyei7i61it IY RIIUOI Un.. piVYIUC staff- YYYLh iJ V�nJ1r4�.�I V11 ��t�gUt'V 1 1 Il1n �l��i l� I.iJi.la11VV Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 2. The project shall be required to modify the existing Honey Creek Ridge stormwater detention pond to provide the necessary volumes and orifice sizes to meet the 1992 Ecology Manual Streambank Erosion Control Standard for both Honey Creek Ridge and Honey Creek East. The standard falls under Minimum Requirement #5 and can be found in Section 1-2.9 (page A-10), Volume I of Stormwater Program Guidance Manual for the Puget Sound Basin dated July 1992 which is: Limit peak rate of runoff to 50% of the existing condition 2 -year, 24-hour design storm while maintaining the existing condition peak rate for the 10 -year and 100 -year, 24-hour design storms. The existing pond will need to be modified to provide the required water quality volume for the Honey Creek Ridge (based on the 1990 King Count Surface Water Design Manual) and Honey Creek East (based on the 1998 King County Surface Water Design Manual). Note: Any design changes to the existing pond will require geotechnical analysis and review. 3. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. Based on the proposal for 43 new residential lots the fee is estimated at $22,822.68. 4. The proposed proiect shall be required to pay a traffic mitigation fee in the amount of 75 per net new average daily trip prior to the recording of the final 12lat. Based on the proposal to create 43 lots the paMent of $30,863.25 would be required. 5. Staff recommends that the applicant 12ay a Fire Miti ation Fee based on $488.00 12er new single family lot. The fee is estimated at $20,984 based on the proposal for 43 lots. ERC Mitigation Measures Page 1 of 1 Geotechnical Engineering Report Honey Creek East Renton, Washington For Lakeridge Development 1 ' Cornerstone 17625-1301 Ave. NE, C102, Woodinville, WA 98072 Phone: 425-844-1977 i Geotechnical, Inc. Fax: 425-8441987 January 22, 2006 Mr. Wayne Jones Lakeridge Development Pa Box 146 Renton, Washington 98057 Geotechnical Engineering Report Honey Creek East Renton, Washington CG File No. 1435 Dear Mr. Jones: INTRODUCTION IThis report presents the results of our geotechnical engineering investigation at your proposed single- family residential project, Honey Creek East, in the Renton area of King County, Washington. The site is located east of the intersection of 128h Avenue SE and SE 100`h Street, as shown on the Vicinity Map in Figure 1. You have requested that we complete this report to evaluate subsurface conditions and provide recommendations for site development. For our use in preparing this report, we have been provided with an undated, untitled copy of the planned site layout that shows the proposed lot locations and existing topography. PROJECT DESCRIPTION The development will consist of a total of 43 residential lots. We have not been provided with a grading plan, but we expect that site grading will include minor cuts and fills. SCOPE The purpose of this study is to explore and characterize the subsurface conditions and present recommendations for site development. Specifically, our scope of services as outlined in our Services f Agreement, dated March 24, 2003, includes the following: I Geotechnical Engineering Report Honey Creek East IRenton, Washington January 22, 2006 CG File No. 1435 Page 2 1. Observe excavations of the subsurface conditions with trackhoe-excavated test pits. 2. Document subsurface soil and water conditions encountered. 3. Provide recommendations for building foundations. 4. Provide general recommendations for site grading and drainage. 5. Provide lateral pressures for retaining wall design. 6. Prepare a report to document our findings and recommendations. ! SITE CONDITIONS Surface Conditions The project site is about 9 acres in size and has maximum dimensions of approximately 930 feet in the east -west direction and 510 feet in the north -south direction. Access to the site is provided by NE 23rd Place, which crosses through the middle of the site. The site is bordered by a school to the north and residential houses to the east, south and west. The site is bordered to the west by 128,` Avenue SE. A Ilayout of the site is shown on the Site Plan in Figure 2. The site generally slopes gently down from the east and west sides of the site to the center of the south end of the site. The site consists mostly of grassy pasture, with treed areas in the east and west ends of the site. There are worn dirt roads through the middle of the site where there are no trees. Geology Most of the Puget Sound Region was affected by past intrusion of continental glaciation. The last period of glaciation, the Vashon Stade of the Fraser Glaciation, ended approximately 10,000 to 11,000 years ago. Many of the geomorphic features seen today are a result of scouring and overriding by glacial ice. During the Vashon Stade, areas of the Puget Sound region were overridden by over 3,000 feet of ice. Soil layers overridden by the ice sheet were compacted to a much greater extent than those that were not. Part of a typical glacial sequence includes recessional outwash sand underlain by glacial till. Recessional outwash sand is described as sand and gravel. Glacial till is an unsorted mixture of sand, silt, and gravel that was deposited below the glacier, and is commonly referred to as "hardpan." The glacial till has been consolidated under the weight of the glacier and exhibits both high strength and low permeability. Our site explorations encountered glacial till. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 Page 3 Explorations Subsurface conditions within the site were explored on February 28, 2003, by digging four test pits with a trackhoe. The test pits were dug to depths of 6.0 to 8.5 feet below the ground surface. The test pits were located in the field by an engineer from this firm who also examined the soils and geologic conditions encountered, and maintained logs of the pits. At your request, the pits were located in low areas of the site that were suspect for soft soils. The approximate locations of the test pits are shown on the Site Plan in Figure 2. The soils were visually classified in general accordance with the Unified Soil Classification System, a copy of which is presented as Figure 3. The logs of the test pits are presented in Figures 4 and 5. Subsurface Conditions A brief description of the conditions encountered in our explorations is included below. For a more detailed description of the soils encountered, review the test pit logs in Figures 4 and 5. Our explorations encountered a surficial layer of topsoil that was between 0.7 and 1.5 feet thick. The topsoil consisted of loose, dark brown to black silty fine sand with roots to soft sandy silt. Underlying the topsoil in Test Pits 1, 2 and 3, we encountered loose silty fine sand with trace roots up to a depth of 2.3 feet. Underlying the topsoil in Test Pit 4, was loose to medium dense, tan, gray and rust -mottled silty sand with trace gravel and roots that extended to 4.0 feet in depth. The next layer in all test pits consisted of medium dense silty sand with trace gravel extending to depths of 4.5 to 6.5 feet. In all test pits, we encountered dense to very dense, brown -gray to gray silty sand with gravel interpreted as glacial till that extended to the depths explored. Hydrologic Conditions Slight to heavy ground water seepage was encountered in all of the test pits between 1.5 and 4.5 feet deep. We consider this water to be perched. The dense to very dense till is considered poorly draining. During the wetter times of the year, we expect perched water conditions will occur as pockets of water on top of the till layer. Perched water does not represent a regional ground water "table" within the upper soil horizons. Volumes of perched ground water vary depending upon the time of year and the upslope recharge conditions. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 Page 4 GEOLOGIC HAZARDS Erosion Hazard The erosion hazard criteria used for determination of affected areas includes soil type, slope gradient, vegetation cover, and ground water conditions. The erosion sensitivity is related to vegetative cover and the specific surface soil types (group classification), which are related to the underlying geologic soil units. The Soil Survey of King County Area Washington by the Soil Conservation Service (SCS) was reviewed to determine the erosion hazard of the on-site soils. The site surface soils were classified using the SCS classification system as Alderwood gravelly sandy loam with 6-15 percent slopes (AgC). The corresponding geologic unit for these soils is till, which is in agreement with the soils encountered in our site explorations. The erosion hazard for the soil is listed as being slight for the gently sloping conditions at the site. Seismic Hazard It is our opinion, based on our subsurface explorations, that the Soil Profile in accordance with Table 1615.1.1 of the 2003 International Building Code (IBC) is Soil Class C. We referenced the 2002 map from the US Geological Survey (USGS) website to obtain values for SS and Si. The USGS website includes the most updated published data on seismic conditions. The seismic design parameters are: Ss 142.34% g S, 48.56% g Fa 1.0 From Table 1615.1.2(1) of the 2003 IBC FV 1.32 From Table 1615.1.2(2) of the 2003 IBC Site specific coefficients and adjusted maximum considered earthquake spectral response acceleration parameters apply as shown in Section 1615.1 of the IBC. Additional seismic considerations include liquefaction potential and amplification of ground motions by soft soil deposits. The liquefaction potential is highest for loose sand with a high ground water table. The underlying dense till and drift soils are considered to have a very low potential for liquefaction and amplification of ground motion. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 Page 5 CONCLUSIONS ,AND RECOMMENDATIONS General It is our opinion that the site is compatible with the planned development. The underlying medium dense to very dense glacial till deposits are capable of supporting the planned structures and pavements. We recommend that the foundations for the structures extend through any topsoil, loose, or disturbed soils, and bear on the underlying medium dense or firmer, native glacial till, or on structural fill extending to these soils. Based on our site explorations, we anticipate these soils will generally be encountered at typical footing depths. The soils likely to be exposed during construction are highly moisture sensitive and will disturb easily when wet or during wet conditions. We recommend that construction take place during the drier summer months, if possible. If construction takes place during the wet season, additional expenses and delays should be expected due to the wet conditions. Additional expenses could include additional depth of site stripping, export of on-site soil, the import of clean granular soil for fill, and the need to place a blanket of rock spalls in the access roads and paved areas prior to placing structural fill. Site Preparations and Grading The first step of site preparation should be to strip the vegetation, topsoil and any fill or loose soils to expose medium dense or firmer native soils in pavement and building areas. This material should be removed from the site, or stockpiled for later use as landscaping fill. The resulting subgrade should be compacted to a firm, non -yielding condition. Areas observed to pump or weave should be repaired prior to placing hard surfaces. The on-site glacial till likely to be exposed during construction is considered highly moisture sensitive, and the surface will disturb easily when wet. We expect these soils would be difficult, if not impossible, to compact to structural fill specifications in wet weather. We recommend that earthwork be conducted during the drier months. Additional expenses of wet weather or winter construction could include extra excavation and use of imported fill or rock spaIls. During wet weather, alternative site preparation methods may be necessary. These methods may include utilizing a smooth -bucket trackhoe to complete site stripping and diverting construction traffic around prepared subgrades. Disturbance to the prepared subgrade may be minimized by placing a blanket of rock spalls or imported sand and gravel in traffic and Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 Page 6 roadway areas. Cutoff drains or ditches can also be helpful in reducing grading costs during the wet season. These methods can be evaluated at the time of construction. Structural Fill General: All fill placed beneath buildings, pavements or other settlement sensitive features should be placed as structural fill. Structural fill, by definition, is placed in accordance with prescribed methods and standards, and is observed by an experienced geotechnical professional or soils technician. Field observation procedures would include the performance of a representative number of in-place density tests to document the attainment of the desired degree of relative compaction. Materials: Imported structural fill should consist of a good quality, free -draining granular soil, free of organics and other deleterious material, and be well graded to 'a maximum size of about 3 inches. Imported, all-weather structural fill should contain no more than 5 percent fines (soil finer than a Standard U.S. No. 200 sieve), based on that fraction passing the U.S. 3/4 -inch sieve. The use of on-site soil as structural fill will be dependent on moisture content control. Some drying of the native soils may be necessary in order to achieve compaction. During warm, sunny days this could be accomplished by spreading the material in thin lifts and compacting. Some aeration and/or addition of moisture may also be necessary. We expect that compaction of the native soils to structural fill specifications would be difficult, if not impossible, during wet weather. Fill Placement: Following subgrade preparation, placement of the structural fill may proceed. Fill should be placed in 8- to 10 -inch -thick uniform lifts, and each lift should be spread evenly and be thoroughly compacted prior to placement of subsequent lifts. All structural fill underlying building areas, and within a depth of 2 feet below pavement and sidewalk subgrade, should be compacted to at least 95 percent of its maximum dry density. Maximum dry density, in this report, refers to that density as determined by the ASTM D1557 compaction test procedure. Fill more than 2 feet beneath sidewalks and pavement subgrades should be compacted to at least 90 percent of the maximum dry density. The moisture content of the soil to be compacted should be within about 2 percent of optimum so that a readily compactable condition exists. It may be necessary to overexcavate and remove wet surficial soils in cases where drying to a compactable condition is not feasible. All compaction should be accomplished by equipment of a type and size sufficient to attain the desired degree of compaction. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report I Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 I Page 7 Temporary and Permanent Slopes Temporary cut slope stability is a function of many factors, such as the type and consistency of soils, depth of the cut, surcharge loads adjacent to the excavation, length of time a cut remains open, and the presence of surface or ground water. It is exceedingly difficult under these variable conditions to estimate a stable temporary cut slope geometry. Therefore, it should be the responsibility of the contractor to maintain safe slope configurations, since the contractor is continuously at the job site, able to observe the nature and condition of the cut slopes, and able to monitor the subsurface materials and ground water conditions encountered. For planning purposes, we recommend that temporary cuts in the near -surface weathered soils be no steeper than 1 Horizontal to 1 Vertical (1HAV). Cuts in the dense to very dense till may stand at an 0.75H:1 V inclination or possibly steeper. If ground water seepage is encountered, we would expect that flatter inclinations would be necessary. We recommend that cut slopes be protected from erosion. Measures taken may include covering cut slopes with plastic sheeting and diverting surface runoff away from the top of cut slopes. We do not recommend vertical slopes for cuts deeper than 4 feet, if worker access is necessary. We recommend that cut slope heights and inclinations conform to local and WISHA/OSHA standards. Final slope inclinations for structural fill and the cuts in the native soils should be no steeper than 2H:1 V. Lightly compacted fills or common fills should be no steeper than 3H:1 V. Common fills are defined as fill material with some organics that are "trackrolled" into place. They would not meet the compaction specification of structural fill. Final slopes should be vegetated and covered with straw or jute netting. The vegetation should be maintained until it is established. Foundations Conventional shallow spread foundations should be founded on undisturbed, medium dense to very dense soil. If the soil at the planned bottom of footing elevation is not suitable, it should be overexcavated to expose suitable bearing soil. Footings should extend at least 18 inches below the lowest adjacent finished ground surface for frost protection and it should also extend into bearing soils consisting of medium dense or denser soil, whichever is deeper. Minimum foundation widths should conform to IBC Cornerstone Geotechnical, Inc. Geotechnical Engineering Report I Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 I Page 8 requirements. Standing water should not be allowed to accumulate in footing trenches. All loose or disturbed soil should be removed from the foundation excavation prior to placing concrete. For foundations constructed as outlined above, we recommend an allowable design bearing pressure of 2,500 pounds per square foot (psf) be used for the footing design. This may be increased by one-third when considering short-term transitory wind or seismic loads. Potential foundation settlement using the recommended allowable bearing pressure is estimated to be less than 1 -inch total and '/z -inch differential between footings or across a distance of about 30 feet. Higher soil bearing values may be appropriate with wider footings. These higher values can be determined after a review of a specific design. Lateral Loads The lateral earth pressure acting on retaining walls is dependent on the nature and density of the soil behind the wall, the amount of lateral wall movement, which can occur as backfill is placed, and the inclination of the backfill. Walls that are free to yield at least one -thousandth of the height of the wall are in an "active" condition. Walls restrained from movement by stiffness or bracing are in an "at -rest" condition. Active earth pressure and at -rest earth pressure can be calculated based on equivalent fluid density. Equivalent fluid densities for active and at -rest earth pressure of 35 pounds per cubic foot (pcf) and 55 pcf, respectively, may be used for design for a level backslope. These values assume that the on- site soils or imported granular fill are used for backfill, and that the wall backfill is drained. The preceding values do not include the effects of surcharges, such as due to foundation loads or other surface loads. Surcharge effects should be considered where appropriate. The above drained active and at -rest values should be increased by a uniform pressure of 7.6H and 24.7H psf, respectively, when considering seismic conditions. H represents the wall height. The increased loads due to seismic conditions should be redistributed over the back of the wall as a uniform pressure. The above lateral pressures may be resisted by friction at the base of the wall and passive resistance against the foundation. A coefficient of friction of 0.5 may be used to determine the base friction in the native glacial soils. An equivalent fluid density of 240 pcf may be used for passive resistance design. To achieve this value of passive pressure, the foundations should be poured "neat" against the native dense soils, or compacted fill should be used as backfill against the front of the footing, and the soil in front of the wall should extend a horizontal distance at least equal to three times the foundation depth. A factor of Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 Page 9 safety of 2.0 has been applied to the passive pressure to account for required movements to generate these pressures. The friction coefficient does not include a factor of safety. All wall backfill should be well compacted. Care should be taken to prevent the buildup of excess lateral soil pressures due to overcompaction of the wall backfill. This can be accomplished by placing wall backfill in 8 -inch loose lifts and compacting with small, hand -operated compactors. Slabs -On -Grade Slab -on -grade areas should be prepared as recommended in the Site Preparation and Grading subsection. Slabs should be supported on medium dense or firmer native soils, or on structural fill extending to these soils. Where moisture control is a concern, we recommend that slabs be underlain by 6 inches of free -draining coarse sand or pea gravel for use as a capillary break. A suitable vapor barrier, such as heavy plastic sheeting, should be placed over the capillary break. An additional 2 -inch -thick damp sand blanket may be used to cover the vapor barrier to protect the membrane and to aid in curing the concrete. This will also help prevent cement paste bleeding down into the capillary break through joints or tears in the vapor barrier. The capillary break material should be connected to the footing drains to provide positive drainage. Drainage We recommend that runoff from impervious surfaces, such as roofs, driveway and access roadways, be collected and routed to an appropriate storm water discharge system. We suggest that the finished ground surface be sloped at a gradient of 3 percent minimum for a distance of at least 10 feet away from the buildings, as indicated in IBC Section 1803.3. Surface water should be collected by permanent catch basins and drain lines, and be discharged into a storm drain system. We recommend that footing drains be used around all of the structures where moisture control is important. The underlying till may pond water that could accumulates in the crawlspaces. It is good practice to use footing drains installed at least 1 foot below the planned finished floor slab or crawlspace elevation to provide drainage for the crawlspace. At a minimum, the crawlspace should be sloped to drain to an outlet tied to the drainage system. If drains are omitted around slab -on -grade floors where moisture control is important, the slab should be a minimum of I foot above surrounding grades. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 Page 10 Where used, footing drains should consist of 4 -inch -diameter, perforated PVC pipe that is surrounded by free -draining material, such as pea gravel. Footing drains should discharge into tightlines leading to an appropriate collection and discharge point. Crawlspaces should be sloped to drain, and a positive connection should be made into the foundation drainage system. For slabs -on -grade, a drainage path should be provided from the capillary break material to the footing drain system. Roof drains should not be connected to wall or footing drains. Detention Ponta If a storm water detention pond is planned, it should be excavated into the underlying native soils. We recommend that any fill berms be constructed of soils having a maximum permeability of 1 x 10"5 centimeters per second (cm/sec). The on-site till encountered in our test pit explorations should meet this criterion. We should evaluate any proposed berm fill material prior to construction of the berm. If a pond is to be constructed, the cut slopes of the pond should be no steeper than 3H:1 V on the inside of the detention pond and no steeper than 2H: IV above the water table or on the outside portions of the pond berms. Where any berms for the pond are to be constructed, the topsoil and loose soils should be removed down to the medium dense to very dense till. Areas to receive new fill should be stripped of unsuitable surface soils and compacted to a firm, non -yielding state prior to placement of the new fill. The excavation should be kept dry to allow the proper placement of structural fill. Structural fill should be placed and compacted as discussed in the Structural kill subsection of this report. We recommend that the fill in any pond berms be compacted to a minimum of 92 percent of its maximum dry density as determined by the ASTM D1557 compaction test procedure. After each lift of the fill in a berm is compacted to specification, the surface should be scarified to a depth of 2 inches prior to placement of the next lift. The purpose of the scarification is to reduce the risk of creating preferential seepage paths through the pond or berms. It will be important to compact the face of any pond fill embankments. This should be made explicit to the contractor performing the on-site work. Uncompacted soils on a berm face will be more susceptible to erosion and sloughing. If ground water seepage is encountered within a cut slope face, a layer of rock Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 Page 11 spalls may be necessary to minimize erosion of the slope face. The spall layer can be placed at the time of construction, or in the future if sloughing of the slope is observed. Detention Vault If a concrete detention vault is to be constructed, the concrete walls of the vault may be supported on footing foundations bearing on the underlying gray, dense to very dense, glacial till. The allowable soil bearing pressure should not exceed 4,000 pounds per square foot (psf) for the design of the wall footings poured on undisturbed glacial till. We recommend that footing drains be installed on the outside of perimeter footings. The footing drains should be at least 4 inches in diameter and should consist of perforated or slotted, rigid, smooth-walled PVC pipe, laid at the bottom of the footings. The drain line should be surrounded with free -draining pea gravel or coarse sand and wrapped with a layer of non -woven filter fabric. A vertical drainage blanket at least 12 inches thick, consisting of pea gravel or other free -draining granular soils, should be placed against the wails. A vertical drain mat, such as Miradrain 6000 by Mirafi Inc., may be placed against the walls in lieu of the vertical drainage blanket. Structural fill is then placed behind the vertical drainage blanket or drain mat to backfill the walls. The vertical drainage blanket or drain mat should be hydraulically connected to the drain line at the base of the walls. Sufficient number of cleanouts at strategic locations should be installed for periodical cleaning of the wall drain line to prevent clogging. The perimeter walls of the concrete vault with a lid would be restrained at their top from horizontal movement and should be designed for at -rest lateral soil pressure, while the perimeter walls of a vault without a lid would be unrestrained at the top and may be designed for active lateral soil pressure. Active earth pressure and at -rest earth pressure can he calculated based on equivalent fluid density. Equivalent fluid densities for active and at -rest earth pressure of 35 pcf and 55 pcf, respectively, may be used for design for a level backslope. These values assume that the on-site soils are used for backfill, and that the wall backfill is drained. The preceding values do not include the effects of surcharges due to foundation loads, traffic or other surface loads. Surcharge effects should be considered where appropriate. Seismic lateral loading will be the same as described in the Lateral Load section. For that recommended loading, H should represent the distance from the bottom of the foundation to the ground surface. The resulting load should be distributed over the height of the wall as a uniform pressure. For undrained soil conditions, the active and at -rest pressures should be increased to 80 pcf and 90 pcf, respectively. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 Page 12 Undrained conditions may occur in the lower portion of the vault if there is not suitable fall to place a wall drain at the footing elevation. All wall backfill should be well compacted. Care should be taken to prevent the buildup of excess lateral soil pressures due to overcompaction of the wall backfill. This can be accomplished by placing wall backfill in 8 -inch loose lifts and compacting with small, hand -operated compactors. We recommend that an equivalent fluid density of 240 pcf be used to calculate the allowable lateral passive resistance for the case of a level ground surface adjacent to the footing. A coefficient of friction between footings and soil of 0.45 may be used, and should be applied to the vertical dead load only. A factor of safety of 2.0 has been applied to the passive pressure to account for required movements to generate these pressures. The friction coefficient does not include a factor of safety. Pavement The performance of roadway pavement is critically related to the conditions of the underlying subgrade. We recommend that the subgrade soils within the roadways be treated and prepared as described in the Site Preparation and Grading subsection of this report. Prior to placing base material, the subgrade soils should be compacted to a non -yielding state with a vibratory roller compactor and then proof -rolled with a piece of heavy construction equipment, such as a fully -loaded dump truck. Any areas with excessive weaving or flexing should be overexcavated and recompacted or replaced with a structural fill or crushed rock placed and compacted in accordance with recommendations provided in the Structural Fill subsection of this report. CONSTRUCTION OBSERVATION We should be retained to provide observation and consultation services during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, and to provide recommendations for design changes, should the conditions revealed during the work differ from those anticipated. As part of our services, we would also evaluate whether or not earthwork and foundation installation activities comply with contract plans and specifications. Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Honey Creek East Renton, Washington January 22, 2006 CG File No. 1435 I Page 13 USE OF THIS REPORT We have prepared this report for Lakeridge Development and its agents,' for use in planning and design of this project. The data and report should be provided to prospective contractors for their bidding and estimating purposes, but our report, conclusions and interpretations should not be construed as a warranty of subsurface conditions. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractors' methods, techniques, sequences or procedures, except as specifically described in our report, for consideration in design. There are possible variations in subsurface conditions. We recommend that project planning include contingencies in budget and schedule, should areas be found with conditions that vary from those described in this report. Within the limitations of scope, schedule and budget for our services, we have strived to take care that our services have been completed in accordance with generally accepted practices followed in this area at the time this report was prepared. No other conditions, expressed or implied, should be understood. 000 Cornerstone Geotechnical, Inc. Geotechnical Engineering Report Honey Creels East Renton, Washington January 22, 2006 CG File No. 1435 Page 14 We appreciate the opportunity to be of service to you. If there are any questions concerning this report or if we can provide additional services, please call. Sincerely, Cornerstone Geotechnical, Inc. % &A--, Thor Christensen, PE Project Manager Charles P. Couvrette, PE Principal RSW:TRC:CPC:nt Three Copies Submitted Five Figures Information about this Geotechnical Engineering Report Cornerstone Geotechnical, Inc. Vicinity Map N B C D F G H J A M 2iSLAN6 yAg � fi ! Y" J -4, 4 ....1 t%Ty _ O i ! as7H }— I X077, �r } _ r 7T- —p3DTFi-� e sr AM VRLL�r f 5 ijgfH � yyTM, m z ... '� s Project -�..._ Site <I 5 �, _ ���- - - - 7 �� p'tom _ 72 TH ,147}I'.,.._ I � 4 <. i/y i 6iH— i 01995 Thomas Bros. Maps Cornerstone Phone: (425) 844-1977 Haney Creek East Geotechnical, Inc. Fax: (425) 844-1987 File Number Figure 17625 -130th Ave NE, C-102 • Woodinville, WA • 98072 1 z � � LLI � U) z � z LU (D Lli —1. o � Ecu 2 �0 % (V0 __ § 0 22 CL o } ) Unified Soil Classification System MAJOR DIVISIONS GROUP SYMBOL GROUP NAME COARSE - GRAVEL CLEAN GRAVEL GW WELL -GRADED GRAVEL, FINE TO COARSE GRAVEL GP POORLY -GRADED GRAVEL GRAINED MORE THAN 50% OF COARSE FRACTION GRAVEL WITH FINES GM SILTY GRAVEL SOILS RETAINED ON NO. 4 SIEVE GC CLAYEY GRAVEL MORE THAN 50% RETAINED ON number 200 SIEVE SAND CLEAN SAND SW WELL -GRADED SAND, FINE TO COARSE SAND SP POORLY -GRADED SAND MORE THAN 50% OF COARSE FRACTION SAND PASSES NO.4 SIEVE WITH FINES SM SILTY SAND Sc CLAYEYSAND FINE - SILT AND CLAY INORGANIC ML SILT CL CLAY GRAINED LIQUID LIMIT LESS THAN 50% SOILS ORGANIC OL ORGANIC SILT, ORGANIC CLAY MORE THAN 50% PASSES NO. 200 SIEVE SILT AND CLAY INORGANIC MH SILT OF HIGH PLASTICITY, ELASTIC SILT CH CLAY OF HIGH PLASTICITY, FAT CLAY 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 Dry -Absence of moisture, dusty, dry visual examination of soil in general to the touch accordance with ASTM D 2488-83. 2) Soil classification using laboratory Moist- Damp, but no visible water tests is based on ASTM D 2487-83, Wet- Visible free water or saturated, 3) Descriptions of soil density or usually soil is obtained from consistency are based on below water table interpretation of blowcount data, visual appearance of soils, and/or test data. Cornerstone Phone: (425)844-1977 Unified Soil Classification System •Geotechnical, Inc. Fax: (425) 844-1987 17625 -130th Ave NE, C-102 • Woodinville, WA' 98072 Figure 3 LOG OF EXPLORATION DEPTH USC SOIL DESCRIPTION TEST PIT ONE SEVERAL POCKETS OF SLIGHT TO MODERATE GROUNDWATER SEEPAGE WERE 0.0-1-5 ML DARK BROWN TO BLACK FINE SANDY SILT WITH ROOTS (SOFT, MOIST TO WET) 1.5-2.3 SM ORANGE -BROWN SILTY FINE SAND WITH TRACE ROOTS (LOOSE, MOIST TO WET) 2.3-4.5 SM GRAY -BROWN AND SLIGHTLY RUST MOTTLED, SILTY FINE TO MEDIUM SAND WITH TEST PIT TWO TRACE GRAVEL (MEDIUM DENSE, MOIST TO WET) 4.5-6.0 SM GRAY SILTY FINE TO MEDIUM SAND WITH TRACE GRAVEL (DENSE TO VERY DENSE, MOIST TO WET) (GLACIAL TILL) TEST PIT THREE 0.0-0.8 ML DARK BROWN TO BLACK VERY FINE SANDY SILT WITH ROOTS (SOFT, WET) 0.8-1.5 SM LIGHT BROWN SILTY SAND WITH TRACE ROOTS (LOOSE, MOIST TO WET) 1.5-3.0 SM TAN SILTY SAND WITH TRACE GRAVEL (LOOSE TO MEDIUM DENSE, MOIST TO WET) 3.0-6.0 SM BROWN TO GRAY SILTY SAND WITH TRACE GRAVEL (MEDIUM DENSE, MOIST TO WET) 6.0-8-5 SM GRAY SILTY FINE TO MEDIUM SAND WITH TRACE GRAVEL (DENSE TO VERY DENSE, MOIST TO WET) (GLACIAL TILL) SAMPLES WERE NOT COLLECTED MODERATE GROUND WATER SEEPAGE WAS ENCOUNTERED AT 1,5 FEET SLIGHT TEST PIT CAVING WAS OBSERVED FROM 0 TO 6 FEET TEST PIT WAS COMPLETED AT 8.5 FEET ON 2128103 CORNERSTONE GEOTECHNICAL, INC. FILE NO 1435 FIGURE 4 SAMPLES WERE COLLECTED AT 3.0 AND 6.0 FEET SEVERAL POCKETS OF SLIGHT TO MODERATE GROUNDWATER SEEPAGE WERE ENCOUNTERED AT 2.5 FEET SLIGHT TEST PIT CAVING WAS OBSERVED FROM 0 TO 4.5 FEET TEST PIT WAS COMPLETED AT 6.0 FEET ON 2128103 TEST PIT TWO 0.0-0.7 SM DARK BROWN SILTY FINE SAND WITH ROOTS (LOOSE, MOIST TO WET) 0.7-1.8 SM BROWN SILTY FINE SAND WITH TRACE ROOTS (LOOSE, MOIST TO WET) 1.8-4.5 SM TAN TO GRAY SILTY SAND WITH TRACE GRAVEL (LOOSE GRADES TO MEDIUM DENSE ABOUT 3 FEET, MOIST TO WET) 4.5-6.0 SM GRAY SILTY FINE TO MEDIUM SAND WITH TRACE GRAVEL (DENSE TO VERY DENSE, MOIST TO WET) (GLACIAL TILL) SAMPLES WERE NOT COLLECTED POCKETS OF SLIGHT TO MODERATE GROUND WATER SEEPAGE WERE ENCOUNTERED AT 4.5 FEET SLIGHT TEST PIT CAVING WAS OBSERVED FROM 0 TO 4 FEET TEST PIT WAS COMPLETED AT 6.0 FEET ON 2128103 TEST PIT THREE 0.0-0.8 ML DARK BROWN TO BLACK VERY FINE SANDY SILT WITH ROOTS (SOFT, WET) 0.8-1.5 SM LIGHT BROWN SILTY SAND WITH TRACE ROOTS (LOOSE, MOIST TO WET) 1.5-3.0 SM TAN SILTY SAND WITH TRACE GRAVEL (LOOSE TO MEDIUM DENSE, MOIST TO WET) 3.0-6.0 SM BROWN TO GRAY SILTY SAND WITH TRACE GRAVEL (MEDIUM DENSE, MOIST TO WET) 6.0-8-5 SM GRAY SILTY FINE TO MEDIUM SAND WITH TRACE GRAVEL (DENSE TO VERY DENSE, MOIST TO WET) (GLACIAL TILL) SAMPLES WERE NOT COLLECTED MODERATE GROUND WATER SEEPAGE WAS ENCOUNTERED AT 1,5 FEET SLIGHT TEST PIT CAVING WAS OBSERVED FROM 0 TO 6 FEET TEST PIT WAS COMPLETED AT 8.5 FEET ON 2128103 CORNERSTONE GEOTECHNICAL, INC. FILE NO 1435 FIGURE 4 DEPTH TEST PIT FOUR 0.0 - 0.7 0.7-4.0 4.0-6.5 6.5-8.0 LOG OF EXPLORATION USC SOIL. DESCRIPTION ML DARK BROWN TO BLACK VERY FINE SANDY SILT WITH ROOTS (SOFT, MOIST TO WET) SM TAN, GRAY, AND RUST MOTTLED SILTY SAND WITH TRACE GRAVEL AND ROOTS (LOOSE GRADES TO MEDIUM DENSE AT 3 FEET, MOIST TO WET) SM GRAY SILTY SAND WITH GRAVEL (MEDIUM DENSE, MOIST TO WET) SM GRAY SILTY FINE TO MEDIUM SAND WITH TRACE GRAVEL (DENSE TO VERY DENSE, MOIST TO WET) (GLACIAL TILL) SAMPLES WERE COLLECTED AT 1.5 AND 7,5 FEET POCKETS OF MODERATE TO HEAVY GROUND WATER SEEPAGE WERE ENCOUNTERED AT 1.5 FEET AND AGAIN AT 4.0 FEET SLIGHT TEST PIT CAVING WAS OBSERVED FROM 0 TO 4 FEET TEST PIT WAS COMPLETED AT 8.0 FEET ON 2128103 SII CORNERSTONE GEOTECHNICAL, INC. 1 FILE NO 1435 I FIGURE 5 - Geotechnical Engineering Report Geotechnical Services Are Performed for Specific Purposes, Persons, and Projects Geotechnicai engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solelyfor the client. No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one -- not evenyou—should apply the report for any purpose or project except the one originally contemplated. Read the Full Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotechnical Engineering Report Is Based on A Unique Set of Project -Specific Factors Geotechnical engineers consider a number of unique, project -specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, • not prepared for your project, • not prepared for the specific site explored, er • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as when it's changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed structure, • composition of the design team, or • project ownership. As a general rule, always inform your geotechnical engineer of project changes—even minor ones—and request an assessment of their impact. Geotechnical engineers cannot accept responsibility or liability for problems that occur because their reports do not consider developments of which they were not informed. Subsurface Conditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was performed. Do not rely on a geotechnical engineer- ing report whose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geotechnical Findings Are Professional Opinions Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ—sometimes significantly— from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report's Recommendations Are Not Final Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual subsurface conditions revealed during construction. The geotechnicai engineer who developed your report cannot assume responsibility or liability for the report's recommendations if that engineer does not perform construction observation. A Geotechnical Engineering Report Is Subject to Misinterpretation Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing construction observation. Do Not Redraw the Engineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report, butpreface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of information they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient time to perform additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read Responsibility Provisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disappointments, claims, and disputes- To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations" many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvironmental Concerns Aire Not Covered The equipment, techniques, and personnel used to perform a geoenviron- mental study differ significantly from those used to perform a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvirc n mental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipatedenvironmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Oo not rely on an environmental report prepared for someone else. Obtain Professional Assistance To Deal with Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surfaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in this report, the geotechnical engineer in charge of this project is not a meld prevention consultant; none of the services per- formed in connection with the geotechnical engineer's study were designed or conducted for the purpose of mold preven- tion. Proper implementation of the recommendations conveyed in this report will not of itself be sufficient to prevent mold from growing in or on the structure involved. Rely, on Your ASFE-Member Geotechncial Engineer for Additional Assistance Membership in ASFEiThe Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Confer with you ASFE-member geotechnical engineer for more information. ASCE Tee best People on Earib 8811 GoiesviIle Road/Suite G106, Silver Spring, MID 20910 / Telephone: 301/565-2733 Facsimile: 301/589-2017 e-mail: info@asfe.org www.asfe.org Copyright 2004 by ASFE, Inc. Duplication, reproduction, or copying of this document in whole or in part by any means whatsoever, is strictly prohibited, except with ASFF's specific written permission. Excerpting, quoting, or otherwise extracting wording from this document is permitted only with the express written permission of ASFE, and only for purposes of scholarly research or book review. Only members ofASFF may use this document as a complement to or as an element of a geotechnical engineering report. Any other firm, individual, or other entity that so uses this document without being an ASFE member could be committing negligent or intentional (fraudolent) misrepresentation. IIGER06045.0M Printed: 07-30-2012 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA12-063 Payment Made: 07/30/2012 06:25 PM Total Payment: 154.50 Current Payment Made to the Following Items: City Of Ment i') jU' 3 0 ?1t012 r "V Receipt Number: R1203472 Payee: CLASSIC CONCEPTS VI, LLC Trans Account Code Description Amount ------ 3080 ------------------ 503.000000.004.322 ------------------------------ ---------------- Technology Fee 4.50 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 1.50.00 Payments made for this receipt Trans Method Description Amount ---------- -------- --------------------------- --------------- Payment Check 9001 154.50 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 5036 000.000000.007.345 Comprehensive Plan Amend .00 5909 000.000000.002.341 Booklets/EIS/Copies .00 5941 000.000000.007.341 Maps (Taxable) .00 5998 000.000000.000.231 Tax .00