No preview available
HomeMy WebLinkAboutReport 1Vanessa Dolbee WAt2-D77 From: Sent: justin@americanclassichomes.com on behalf of Justin Lagers <Justin@pnwholdings.com> Wednesday, March 20, 2013 1 :30 PM To: Vanessa Dolbee Subject: Saddlebrook Rodents Attachments: Saddlebrook -Rodents.pdf Vanessa, since the Hearing and prior to mobilizing our equipment on site we took the follow actions to minimize the rodent issue. • Back in late January the last of horses were rell10ved from the ptoperty. • The feed and bedding (hay) was also removed. • The renters in the mobile home were asked to please feed their dogs inside the trailer and to not store dog food or plnce dog food around the trailer. • Decon rat killer packets were placed in the primary residence. • Tomcat rat traps were placed in the bam, under the trailer, in the storage shed. • I notified the neighbors to the North -Jared & Laura about how we were attempting to rid the property of rodents and asked that they please don't feeding their dogs outside. • I notified the neighbor the South -Charles Mills about the rodent issue, he was well aware of it and again I asked him to please not feed his dogs outside and to remove the raccoon feeding bowl he had in his yard. Attached are my receipts for the rat poison and traps and hopefully the proactive steps we have taken will improve the situation. I do feel however that with many of neighbors having animals there is a large food source still in the immediate area so rodents may continue to be an issue for some neighbors. All the neighbors have my direct contact information so I will continue to respond to any issues that may arise. Justin Lagers PNW Holdings, LLC Dirt~('lflr of Lan!! :\l'quhifiull ,,'io, Di~H'lopmt~nt 9675 SE 36th S[' SUlt~ !OS M':h;er blanc1. \VA 9t!.U.'.j.() Oftk~·, 206-588-1147 Cdt 253-405-5587 JlIstil1@pnwholdings com Mpre saving. More doing:" 325 120TH AVE NE. BELLEVUE. WA 98005 ST MGR.DALE MARKEY (425)451-7351 4711 00008 87836 03/01/13 03:58 PH CASHIER MAHA~UBAH -'HXS4824 04Seee002035 CANDY cA· =t778N SNISllERS-KfNG SIZE • 070183520398RNDUPPITB cA. 25 98 O ROlJNOUP TOUGH· BRUSH KltL 1.33GWANC 3~53 MOSSKLR .cA. IJLJ!8 04S~~~~~~0~~NC~~~GRANS/HOST TOMCAT RAT KLR OSPBL BAIT STN 402 4~a.97 35.88 SUBTOTAL SALES TAX .' TOTAL-XXXXXXXXXXXJ«l:l:l: DEBIT AUTH CODE-c::::::;) ••.. 82.12 7.63 $89.75 89.75 r-,.." . ,.,.,-" "'".-' , ON BUY ONLINE PICK-UP IN STORE AVAILABLE NOW ON HOHEDEPOT.COM. CONVENIENT. EASY AND MOST ORDERS RE~Y-I~ LESS THAN 2 HOURS I .* •••• *l!~~* •••• ~~ ••••••••••••• x ••••••••• . , ~ ENTER FOR A CHANCE TO ",WIN'lA $5 000 HOME\gEROi GIFT >~AROr . Share Your O~fnlon W~lth Usl Complete the brief survey &tioutlYOLr store Visit and enter for: a Clianc:e to WI n at: www.homedepot.comloPlnlon COMPARTA SU OPINION EN UNA BREVE ENCUESTA PARA LA OPORT UNIOAO OE GANAR. User IO: "180672 "175969 Password: "13"15"1 "17596"1 Entries must be.entered by 03/31/2013 Entrants must be 18 or older to enter: See complete rules on website. No pur9hase necossary. ~ More •• vlng. ~ More dolng~ 6200 ELK SAMM PKWV SE ISSAQUAH. WA 98029 STR MGR MAHER AL-KHOURY (425)391-8467 4704 00056 62770 02/22/13 11:27 AM. CASHIER SELF CHECK OUT -SCOT56 019200774543 6CT BAIT cA. D CON BAIT PELLETS 6CT 31114.97 14.91 048745225807 TC RAT STN cA- TOMCAT RAT KLR DSPBL BAIT STN 402 4~8.97 35.88 SUBTOTAL SALES TAX TOTAL XXXXXXXXXXX~OEBIT AUTH CODE~ 50.79 4.83 $55.62 55.62 4704 56 62770 02/22/2013 0063 RETURN POLICY DEFINITIONS POLICY 10 DAYS POLICY EXPIRES ON A 1 90 05/23/2013 THE HOME DEPOT RESERVES THE RIGHT TO LIMIT 1 DENY RETURNS. PLEASE SEE THE RETURN POLICY SIGN IN STORES FOR DETAILS. BUY ONLINE PICK-UP IN STORE AVAILABLE NOW ON HOMEDEPOT.COH . CONVENIENT. EASY AND MOST ORDERS READY IN LESS THAN 2 HOURS I ••••••••••••••••••••••••••••••••••••••• ENTER FOR A CHANCE TO WIN A $5.000 HOME OEPOT GIFT CAROl Share Your Opinion With Usl Complete the brief survey about your store visit and enter for a chance to win at: www.homedepot.com/oplnlon COMPARTA SU OPINION EN UNA BREVE ENCUESTA PARA LA OPORT UNIOAO OE GANAR .. User :to: "130533 "125885 P"'Issword: "13"122 125829 EntrIes must be entered by 03/24/2013. Entrants must be 18 or older to enter. See complete rules on website. No purchas"e necessary. . . --.!...-,,----~-• • • • , . :'.~--.: .. '. ' .. . ~ • -Il·· Ll4~)~"'9j,1' .' .' . . . '. '. Denis law ,'.',~""" '.CitY6f,/ ' "'""",'.,' ',' """',,, , '" ~--.MaYOr ~~~l5il ',~"'i(ti;"v![!llr(",'!~" ~"'(C "t!ll'r":-;\ ' • . ~ . . ,,' . '.' I··, . .<}'r.~t':;:l j:lf-t~t. \) !. i I " ',-.. ': /:'~.", .. / ... ,"-:' .... ', .. '.'.'.~',:. ,:~,.,-'-... ~, .. '-:~;~~.----.-~ ''[)~partinent otCommunityarid EcqnomicDevelopnient', " " ' CE."Chip·Vincen~ Administrator: .. : .. ':. .' . "" ,'SePt~mber 4,2013' '-: ). :'-. ' .. ,-.. . ' .. - :,:." .. ' -'. ' ,." : ." , .'TO WHOM IT MAY CONCERN:' < . ':.': ._":>' " ..... "" , '" C, Suoject: New, Plat:Sand ShortPlatsiri theCityofRentonS-Z, , please seeattachect new plats, short plats and multi~building 'developmentsthat have ,recently been 'addressed, Someofthes~ havehe<cn recqrdedandlamsli pplying a list ",', , onnewparcelnumbers\vithtnenewaddresses:' Ifthe plat isnotrecorded (NR); I am "only giving you theplatmapwitl1theriew potential addresses written on it. ' " , ." '. ... -.,' , 'PIE!ase add these ~ddre~se~to your City,din'ctor;esand-n:.aps, ' " ' , .... S~ddlebrook Plat(~R) , Sarah'sShort Plat ;, , Skagen Short Plat (N R) WestCascades 1& il(NR) , 'SaddleQrookIISIi~rtPlat (NR) , " Siliter'King ShortPlaf:.(NRJ '" " , Talbot Road Townhomes " 'Windstorie'Division S , That's.it ~ I'm done,with the alphabet, Nowmaybel can keep on a moreregLJlar basis, ',~i;;tereIY; , ' "(,~~~(:3h'0<>2:, ' , '.:> 'Jan Conklin Energy Plans £iaminer, ,," , ,'DevelopmentSeritiCes Division TelE!phone:42S-430c'i276, , " , ,',,', #~:plai:~dd',. ':,.' . , :;' ' .... :' -.. : .' ".~ ", : --'. '. . ... .: . , ': ... -:,. R~~i:on CitY H~If:. " 05~ Squth.GradY W~y ~:-R~Ato.n;~~~hingion,980S7:·~ ·r~nton·wa_;go~· .... .. ' . . . ., -, ' .' -,' - , .. :".,- " ;' .. 1 , . l , , :; .;. " .... j '. -:: .. ': 1 I 1,'"---"- i" , -_._---. ! I ! I ! • :5~·6~ __ --1/ UtI4-!~ -COO'A::J«- 0(/4/2--07 P/ " .,,~~~.,~ ... , ......... ,. J. _"'''''''_.o..?O''-_,..,(Uotl._ .... • ""'"'''-'_''''''C ~ -.. ~"' .... -..... ""~"""~-".....",.....: ..... '''='':1 =-:;C;"""1,~ -':ll:f".r.~":f.:i.-'k~ ~~ f,':' .. ........,. ...... M_u._... ...,..... .....-.. , .. _r w'-' __ ,, ___ ........ .-'f~...... . ~m"=m:;:;r~~:..-.,,~ =.s.::~ !1!'i!:('~-../,Z-_.II\"r.!I-f ... --~'-J'J:' :-1:<:'':1'1.:,,1 . ~'11 ~=V'..;.;:'A'~;=t.t:.'r.r,:"IPC~r.,-· ...,..-~ . . . r;;;cr- PRELIMINARY PLA T OF SADDLEBROOK i~Fr~ 4 ...... '. (Tf""""" .... -_ .... I!.!!" ........ --...L. _._ ...lYL,.L' .... 2 __ WJ.:.-. ........ ~_ ""'"_"_ ,,' ....... r ..... ' 1 " ... J.'- rr lIt_ ... '. -\ f!ii!IIiIUW' NO c';':--<>" _.. _ :::fm~ I ffilM17T QATA' [ .. ,,, ."'....... "'.'" OJ'_ r'-'oJ ,Wij ... ,.. ......... ..... """,r. un ....... I mA' D£5Qi/P.-1JtJI:t' _ i:fJoIJ:: J,:; =~ .~:;."" ""'~"-_. ?-,...-. FIE1'Fr..mr.£S: . ,.-... -......--..~_ ... ...-,'"' .............. :.=~~ ............ "<t'''''"'' .......... _''~.....,._ 1U1I1CAL OA TVM; ... · ... i·"" .... _,.-..."" ...... _. SENCHMAfI'f; z:;£'=~ofl=·~~~\t.f'~~~T..r~ 12 , •• f. Ofi_, Lro£1l'O; 1Jl"""'_"'_"" Ql ~1l:'S:!fF~. = ....... _r.' .. ~~;..i·;;.,'!~ ..... "" ... • ...... ~.~ "'.,' vo· -",-,,-, ... _';0 ..... ....,,,, .... _._---,.,...- ---'_ro«<: EXHIBIT 3 l ............ ........... [ .. ----, ... ,.", --,..-'-'!' [ _,.,-r".~..-_-_ ","""", '" i ............... ·'h~· i ..... ,_...-_""--. ..... i .m_ [ ! StlrrT INOtx: li;! ~~~-:_ ...... " ... -_ .. _-"' .... _ .... --,...., ~ ~i ==t!'iSt=~rm "'or, i~ -_ ..... _-- .......,. .... _fQ'I"t ...... CITY OF. RENTON ~oDfI3LP~ v131~OOI'1-/.f0 ''''''''''''''-'' "",,,,,-,,,, , .. ,",.,,"' ....... "'''''''' " :... .. 7~; ~:.:;;....-~ ....... , "u'-", 1'0."'''''''-) J .. ".v.rulI'=J --"""'-"""'" .rr..-"",.... "" ... ,.HI" I~~~~ --.. :. Conditions of Development Saddlebrook Preliminary Plat LUA12-077 Project Condition Source of When Compliance is Party Responsible Notes Condition Required The applicant shall comply with the recommendations ERC Construction and Building Contractor and included in the Geotechnical Report, prepared by Earth Permit Developer Solutions NW LLC, dated June 28, 2012 The applicant shall pay a Parks and Recreation Impact fee, ERC Building Permit Applicant as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. The applicant shall pay a Transportation Impact fee, as ERC Building Permit Applicant determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. The applicant shall pay a Fire Impact fee, as determined by ERC Building Permit Applicant the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. Pursuant to the Flow Control BMP reduction; the proposed HEX Prior to Final Plat Recording Applicant 45 percent impervious surface limitation shall be recorded on the face of the final plat. A final detailed landscape plan shall be submitted to and HEX Prior to Construction Applicant Completed approved by the Current Planning Project Manager prior to Permit Issuance construction permit issuance, including but not limited to a larger maturing tree along Road A and shrubs and ground cover located in the on-site landscape strips. Updated: 03/19/1313 Page 1 of 5 Conditions of Development Saddlebrook Preliminary Plat LUA12-077 The Applicant shall provide an updated tree retention HEX Prior to Construction Applicant Completed worksheet, tree retention plan and planting plan that meet Permit Issuance the minimum retention and/or replacement requirements of RMC 4-4-130. The plan sets and worksheet shall be submitted to the Current Planning Project Manager for review and approval prior to construction permit issuance. The Applicant shall provide fully sight obscuring screening HEX Prior to Construction Applicant Partially complete landscaping along the perimeter of Tract A. A landscaping Permit Issuance. Inspection plan shall be submitted for review and approval by the prior to final plat recording. Current Planning Project Manager prior to Construction Permit issuance. Screening landscaping shall be required to be installed and inspected prior to final plat recording. The Applicant shall comply with the fifteen conditions HEX Construction permit and Applica nt/Contractor included in the stormwater adjustment granted by the City Building Permits of Renton Surface Water Utility Supervisor dated October 31,2012 (Exhibit 19, attached). Prior to demolition of the existing structures, the Applicant HEX Prior to Demolition Applicant shall ensure rodents or other pests living with the structures are exterminated. City staff shall investigate the site distance issues raised by HEX Prior to Construction City Staff Ms. High as summarized in her testimony in the Testimony Permit Issuance of this decision and, if any safety problems are discovered, shall condition the project as reasonably necessary to provide for safe site distance. All proposed street names shall be approved by the City. HEX Prior to Plat Recording City Staff All adjacent rights,of-way and new rights-of-way dedicated HEX Prior to final plat recording Ap pi ica nt/Co ntractor as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. Updated: 03/19/1313 Page 2 of 5 Conditions of Development Saddlebrook Preliminary Plat LUA12-077 Unless septic tanks are specifically approved by the Public HEX Prior to final plat recording App I i ca nt/Co ntractor Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. All lot corners at intersections of dedicated public rights-of-HEX Prior to Construction Applicant way, except alleys, shall have minimum radius of fifteen feet Permit Issuance (15'). The water distribution system including the locations of fire HEX Prior to Construction Applicant hydrants shall be designed and installed in accordance with Permit Issuance City standards as defined by the Department and Fire' Department requirements. All utilities designed to serve the subdivision shall be placed HEX During Construction Ap p I i ca nt/Contractor underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department Updated: 03/t 911313 Page 3 of 5 Conditions of Development Saddle brook Preliminary Plat LUA12-077 Any cable TV conduits shall be undergrounded at the same HEX During Construction Applicant time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The Applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the Applicant and shall inspect the conduit and certify to the City that it is properly installed. The Applicant shall install all street name signs necessary in HEX Prior to final plat recording Ap pi i ca nt/Co ntracto r the subdivision. RMC section 4-4-030.C.Zlimits haul hours between 8:30 am Code During construction Applicant/Contractor to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. Commercial, multi-family, new single family and other Code During construction Applicant/Contractor i nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work I shall be permitted on Sundays. -----_.--- Updated: 03/19/1313 Page 4 of 5 Conditions of Development Saddlebrook Preliminary Plat LUA12-077 Within thirty (30) days of completion of grading work, the Code During construction Ap pi ica nt/Co ntra ctor applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mUlch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit; A National Permit Discharge Elimination System (NPDES) Code During construction Applicant/Contractor permit is required when more than one acre is being cleared. The applicant may not fill, excavate, stack or store any Code During construction Applicant/Contractor equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. The applicant shall erect and maintain six foot (6') high chain Code During construction Appli ca nt/Contra cto r link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING- Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Updated: 03/19/1313 Page 5 of 5 Vanessa Dolbee ~JAI1-0l1 From: Sent: justin@americanclassichomes.com on behalf of Justin Lagers <Justin@pnwholdings.com> Wednesday, March 20, 2013 1 :30 PM To: Vanessa Dolbee Subject: Saddlebrook Rodents Attachments: Saddlebrook -Rodents.pdf Vanessa, since the Hearing and prior to mobilizing our equipment on site we took the follow actions to minimize the rodent issue. • Back in late January the last of horses were removed from the property. • The feed and bedding (hay) was also removed. • The renters in the mobile home were asked to please feed their dogs inside the trailer and to not store dog food or place dog food around the trailer. • Decon rat killer packets were placed in the primary residence. • Tomcat rat traps were placed in the barn, under the trailer, in the storage shed. • I notified the neighbors to the North -Jared & Laura about how we were attempting to rid the property of rodents and asked that they please don't feeding their dogs outside. • I notified the neighbor the South -Charles Mills about the rodent issue, he was well aware of it and again I asked him to please not feed his dogs outside and to remove the raccoon feeding bowl he had in his yard. Attached are my receipts for the rat poison and traps and hopefully the proactive steps we have taken will improve the situation. I do feel however that with many of neighbors having animals there is a large food source still in the immediate area so rodents may continue to be an issue for some neighbors. All the neighbors have my direct contact information so I will continue to respond to any issues that may arise. Justin Lagers PNW Holdings, LLC Dirt~cHJr fll' Louu! "{'qui~i1i(lIl & 1~~\'l'I\lllIlh)lIl 1)675 S[ ::6\h Sl Suitl~ Iii;'; ~krGe-r hland. WA ')~{)4(! Ofti;,;(;. 206-588-1147 Cd!. 253-405·5587 J ustin@pnwholdings.com ore savlDlg. More doing:· 325 120TH AVENE. BELLEVUE. WA 98005 ST MGR,DALE MARKEY (425)451-7351 4711 OOOOB B7836 03/01/13 03:58 PM CASHIER MAHAJuaAH "'MXS4824 040060002635 CANDY cA' T.'78N SNIGKERS-KiNG SIZE' . 070183520398 RNOUPPITB cA· 25 98 03 ROUNDUP TOUGH ·BRUSH KIll 1. 33G WANe 22lliB5053J!1OSSKLR cA· ' JU8 048~~§g~~~0~~NC~~ GRANS/HoST TOMCAT RATKLR OSPBL BAIT STN 402 4ii8.S7 " , 35.88 82.12 7.63 $89.75 89.75 BUV ONLINE PICK-UP IN STORE AVAILA8lE NOW ON,HOMEOEPOT.COM. CONVENIENT. EASY AND MOST ORDERS R~DY~I~,LESSTHAN 2 HOURSI .~ •• ~ •• ~ ••••• ~K •••• ** •••••••••• xx ••••• ;. '-", EN·lo~~wfN0~"~.:fHo'b"bCE HOME~' ,DEROT GIFT 'CARD! ' \,. \ Share Your Opinion WI,th Usl Complete the brIef survey sOQut\your store vIsIt and enter for a cRaOJ:,e 'to wi n at: www.homedepot.com/oplnlon COMPARTA SU OPINION EI\J , UNA BREVE' ENCUESTA PARA LA OPORT UNIDAD DE GANAR _ ' User ID: 180672 175969 Password: 131,~1 175961 EntrIes must be entered by 03/31/2013. Entrants must be 18 or older to enter See 'complete rules on website. No . purphase necossary. 6200 E lK SAMM PKWY SE ISSAQUAH.WA 98029 STR MGR MAHERAL-KHOURV (425)391-8467 4704 00056 62770 02/22113 11:27 AM CASHIER SELF CHECK OUT -SCOT56 019200774543 6CT, BAIT cA' o CON BAIT PELLETS 6CT ~4.97 ' , 14.91 048745225B07TC RAT STN cA' TOMCAT RATKLR DSPBL BAIl STN 40Z 4~8.97 '35.88 SUBTOTAL SALES TAX TOTAL XXXX)()(XXXXX~DEBIT AUTH CODE ,<mm 50.79 4.83 $55.62 55.62 IIII~I 4704 56 62770 02/22/2013 0063 RETURN POLICY DEFINITIONS POLICY 10 DAYS POLICY EXPIRES ON A 1 90 05/23/2013 THE HOME DEPOT RESERVES THE. RIGHT TO lIMIT I DENY RETURNS. PLEASE SEE THE RETURN POLICY SIGN IN STORES FOR DETAILS. BUY ONLINE PICK"UP IN STORE AVAILABLE NOW ON HOMEOEPOT.COM. CONVENIENT. EASY AND MOST ORDERS READY IN LESS THAN 2 HOURS I •• w ••••••••• w •••••••••• x* •••• ~.w**.*.w. ENTER FOR A CHANCE TO WIN A $5,000 HOME DEPOT GIFT . CARDI Share Your OpInIon WIth Usl Complete the brIef survey about your store vIsit and enter for a chance to win at: www.homedepot.com/oplnlon COMPARTA SU OPINION EN .UNABREVE ENCUESTA PARA, LAOPORT UNJ:DAD DE' GANAR,_ . User ID: , 130533 1258S5 Password: 13122':1.25829 Entries must be entered by 03/24/2013. Entrants must be lB or older to enter. See complete rules on websIte. No purchase' necessary. " • • • .• - Conditions of Development Saddlebrook Preliminary Plat LUA12-077 Project Condition Source of When Compliance is Party Responsible Notes Condition Required , The applicant shall comply with the recommendations ERC Construction and Building Contractor and included in the Geotechnical Report, prepared by Earth Permit Developer Solutions NW LLC, dated June 28, 2012 The applicant shall pay a Parks and Recreation Impact fee, ERC Building Permit Applicant as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. The applicant shall pay a Transportation Impact fee, as ERC Building Permit Applicant determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. The applicant shall pay a Fire Impact fee, as determined by ERC Building Permit Applicant the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. Pursuant to the Flow Control BMP reduction; the proposed HEX Prior to Final Plat Recording Applicant 45 percent impervious surface limitation shall be recorded on the face of the final plat. A final detailed landscape plan shall be submitted to and HEX Prior to Construction Applicant Completed approved by the Current Planning Project Manager prior to Permit Issuance construction permit issuance, including but not limited to a larger maturing tree along Road A and shrubs and ground cover located in the on-site landscape strips. Updated: 03/19/1313 Page 1 of 5 Conditions of Development Saddlebrook Preliminary Plat LUA12-077 The Applicant shall provide an updated tree retention HEX Prior to Construction Applicant Completed worksheet, tree retention plan and planting plan that meet Permit Issuance the minimum retention and/or replacement requirements of RMC 4-4-130. The plan sets and worksheet shall be submitted to the Current Planning Project Manager for review and approval prior to construction permit issuance. The Applicant shall provide fully sight obscuring screening HEX Prior to Construction Applicant Partially complete landscaping along the perimeter of Tract A. A landscaping Permit Issuance. Inspection plan shall be submitted for review and approval by the prior to final plat recording. Current Planning Project Manager prior to Construction Permit issuance. Screening landscaping shall be required to be installed and inspected prior to final plat recording. The Applicant shall comply with the fifteen conditions HEX Construction permit and Applicant/Contractor included in the stormwater adjustment granted by the City Building Permits of Renton Surface Water Utility Supervisor dated October 31,2012 (Exhibit 19, attached). Prior to demolition of the existing structures, the Applicant HEX Prior to Demolition Applicant shall ensure rodents or other pests living with the structures are exterminated. City staff shall investigate the site distance issues raised by HEX Prior to Construction City Staff Ms. High as summarized in her testimony in the Testimony Permit Issuance of this decision and, if any safety problems are discovered, shall condition the project as reasonably necessary to provide for safe site distance. All proposed street names shall be approved by the City. HEX Prior to Plat Recording City Staff All adjacent rights,of-way and new rights-of-way dedicated HEX Prior to final plat recording Ap plica nt/Contra cto r as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/public Works Administrator or his/her designee. Updated: 03/19/1313 Page 2 of 5 .. - ,0 Conditions of Development Saddlebrook Preliminary Plat LUA12·077 Unless septic tanks are specifically approved by the Public HEX Prior to final plat recording App I ica nt/ Co ntra cto r Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. All lot corners at intersections of dedicated public rights-of-HEX Prior to Construction Applicant way, except alleys, shall have minimum radius of fifteen feet Permit Issuance (15'). The water distribution system including the locations of fire HEX Prior to Construction Applicant hydrants shall be designed and installed in accordance with . Permit Issuance City standards as defined by the Department and Fire Department requirements. All utilities designed to serve the subdivision shall be placed HEX During Construction Applica nt/Contractor underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department Updated: 03/19/1313 Page 3 of 5 Conditions of Development Saddlebrook Preliminary Plat LUA12-0n Any cable TV conduits shall be undergrounded at the same HEX During Construction Applicant time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The Applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and I capped. The cable TV company shall provide maps and specifications to the Applicant and shall inspect the conduit and certify to the City that it is properly installed. The Applicant shall install all street name signs necessary in HEX Prior to final plat recording Applicant/Contractor I the subdivision. RMC section 4-4-030.C.2 limits haul hours between 8:30 am Code During construction Appl ica nt/Co ntracto r to 3:30 pm, Monday through Friday unless otherwise I approved by the Development Services Division. Commercial, multi-family, new single family and other Code During construction Applicant/Contractor nonresidential construction activities shall be restricted to I the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work i shall be permitted on Sundays. Updated: 03/19/1313 Page 4 of 5 Conditions of Development Saddlebrook Preliminary Plat LUA12-077 Within thirty (30) days of completion of grading work, the Code During construction Applicant/Contractor applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit: A National Permit Discharge Elimination System (NPDES) Code During construction Applica nt/Contractor permit is required when more than one acre is being cleared. The applicant may not fill, excavate, stack or store any Code During construction Applica nt/Contractor equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. The applicant shall erect and maintain six foot (6') high chain Code During construction Applica nt/Contractor link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING - Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed, Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. _._--- Updated: 03/19/1313 Page 5 of 5 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: February 14, 2013 TO: FROM: Jan lilian, Plan Review .~ Vanessa Dolbee, Senior Planner SUBJECT: Saddlebrook Preliminary Plat, LUA12-077 Planning Staff has reviewed the provided landscape plan and tree retention plan submitted with the Construction permit application. The tree retention plan and protection measures are consistent with RMC. However the following changes are required for the landscape plan: Landscape Plan: Pursuantto the Hearing Examiners Decision, Condition of Approval #5, the applicant shall provide fully sight obscuring screening landscaping along the perimeter of Tract A. A landscape plan shall be submitted for review and approval by the Current Planning Project Manager prior to Construction Permit issuance. Fully sight obscuring landscaping includes such landscaping that is a minimum of six feet high at maturity and 100 percent sight-obscuring. The proposed screening does not comply with the above requirement. h:\ced\planning\current planning\projects\12-077.vanessa\construction permit review memo 2-14-13.docx Denis Law Mayor December 4, 2012 , " Justin Lagers 'PHWHoldings; LLC 9675 SE 36 th 'Street, #105 , Mercer Island, WA 98040 ' Re:, becision for Saddleb.rook Preliminary Plat LUA-12-077, ECF,PP Dear Mr. Lagers:" , City Clerk -Bonnie I. Walton, Attached is your copy of the Hearing Examiner's Decision dated November 29, 2012, in the above-referenced matter. ' ." . .' '. .... -. If lean provide further informa~ion, pleaseJeel free'Jo contact me. ' Sincerely, • Bonnie ,I. Walton, ' , ,City Clerk Enc.: HearingExamine~'s'bedsioh cc: Hearing Examiner Vanessa Dolbee, Senior Planner' Jennifer Henning, Current Planning'Manager Neil Watts, Development ServiceOirector' , Stacy Tucker, Developmerit Services Parties of Record (5) 1055 South Grady Way • Renton,Washington 98057,. (425) 430-651 0 / Fax (425) 430-6516. rentonwa.gov Easy Peel Labels ~ U~e A%I'I" TEMPLATE 5160® ~ Justin Lagers PHW Holdings, LLC 9675 SE 36 th Street, #105 Mercer Island, WA 98040 Michael Perry 13436 156th Avenue SE Renton, WA 98059 ~tlquettes faciles 1I peler Utilisez Ie gabarit AVERV® 5160® I t. lFeed,paper '. = See Instruction Sheet I = for Easy Peel Feature 1 Charles Mill & Cathy Deering 13434 156th Avenue SE Renton, WA 98059 Gwendolyn High 155 Yakima Av NE Renton, WA 98059 t. Sens de chargement Diana Nacu Palanciuc 120 Yakima Avenue NE Renton, WA 98Q59 Sandra Snyder Consultez I. feuille d'instruction www.avery.com 1-800-GO-AVERY v I 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 CITY OF RENTON NOV 302012 RECEIVED CITY CLERK'S OFFICE BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Saddlebrook Plat Preliminary Plat LUA12-077, ECF, PP ) ) ) FINAL DECISION ) ) ) ) ) ) SUMMARY 16 The Applicant requests preliminary plat approval for a 14 lot residential subdivision. The preliminary plat is approved with conditions. 17 18 TESTIMONY 19 Vanessa Dolbee, Senior Planner, City of Renton 20 21 22 23 Ms. Dolbee described the project. Ms. Dolby stated the site is located between Yakima Avenue NE and Vesta Avenue NE. The site consists of two parcels located at 13430 and 13426 I 56th Avenue NE (Vesta Avenue NE). The site is 4.35 acres is designated Residential Low Density in the Comprehensive Plan and is within the Residential four dwelling units per acre (R-4) zone (Ex. 3). , The Applicant proposes a 14 lot single family subdivision. 24 Ms. Dolbee stated the site presently the site contains one single family residence, a mobile home and outbuildings. It has recently been used as pasture. All structures will be removed. 25 Exhibit 4 is a tree reterition worksheet. There are 48 significant trees on-site and within right of way. 26 Eight of the trees are dangerous. Eleven of the trees are in right of way. The Applicant proposes to PRELIMINARY PLAT - I 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 retain eight trees. Ms. Dolbee stated there are no critical areas on site. The Applicant proposes a new public roadway -Road A. Road A will connect Yakima Avenue NE and Vesta Avenue NE. Ms. Dolbee stated the proposal is consistent with the zoning and development standards. The Applicant will plant street trees on all rights of way. The City issued an MDNS with four conditions. No appeals were filed. No public or agency comments were received. Ms. Dolbee stated the project is consistent with comprehensive plan land use and community design policies and with all zoning regulations, as conditioned. Ms. Dolbee stated the Applicant is seeking impervious surface credit for the King County Surface Water Design Manual. The Applicant submitted a landscape plan with trees on all frontages and a 10 foot wide landscape strip on the frontages. No trees or shrubs were proposed. Ms. Dolbee stated the code requires groundcover and shrubs in the landscape strip but no trees because they are already in the street planting. Ms. Dolbee further stated the City's forester requested the Applicant provide for a larger tree species to replace a flowering pear. She stated there were no overhead wires and a larger ~ee could be permitted here. Ms. Dolbee stated that 30 percent of the trees must be retained. Ms. Dolbee said the Applicant's Arborist report showed an error by counting existing trees that are in the right of way which are exempt from the 30 percent tree retention requirement. The City is asking the Applicant to prepare a new tree retention worksheet. Ms. Dolbee state the street improvements will add 5 foot bike lane, sidewalk and landscape strips on both existing streets. The new street will have parking on one side, landscaping and sidewalks. Surrounding property uses are residential, four dwelling units per acre. The proposal is similar, though the Applicant has asked for a storm drainage tract. Staff recommends the Applicant provide perimeter landscaping around the tract. Ms. Dolbee stated fire and police service are adequate to serve the proposal. The Renton School District can accommodate any additional students resulting from the proposal. Water service is adequate but the Applicant must provide a Water Availability Certificate. A sewer extension is required but adequate capacity exists. The Applicant submitted a drainage report with an onsite pond. The pond has been designed to the 2009 King County stormwater manual. The Applicant is asking to discharge to one facility instead of two. The City granted approval of the modification request to the stormwater standards on August 16, 2012, with conditions. The Applicant submitted a subsequent request for modification asking for an adjustment for a filter system. This type of system is approved by the Washington State Department of Ecology for stormwater treatment. The City of Renton approved the second modification request on October 31, 2012 with 15 conditions (Ex. 19). Staff asks that condition of approval #6 in the Staff Report (Ex. 1) be adjusted to reflect Exhibit 19. PRELIMINARY PLAT - 2 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Ms. Dolbee stated Staff recommends approval of the project, subject to conditions. In response to the Hearing Examiner, Ms. Dolby stated street trees will be provided subject to conditions. Staff states the trees in the planter strips do not need to be in the landscape strip, too. The Arborist suggested taller trees because there are no overhead electrical wires. Stephen Avril, DR Strong Engineering Consultants Mr. Avril represented the· Applicant's engineering company, DR Strong. He testified that the Applicant concurred with the Staff recommendation. Gwendolvn High Ms. High stated she is a member of the Renton Planning Commission, but was at the hearing representing herself as a neighbor of the project, rather than as a commissioner. Ms. High stated she thinks the Staff Report is thorough but she had some concerns. Specifically, Ms. High stated she is concerned about rats fleeing the barn on-site when it is demolished. She also stated she was concerned about the connection of Road A to 156 th Avenue SE (Vesta Avenue NE). This road is a major arterial with existing problems. The road was created as a neighborhood connector but within two years was reclassified to a major arterial. There is a utility pole next to the Hill property that limits site view as they leave their property. This situation is compounded by an existing tum lane at that location. The proposed connection to 156th Avenue SE from Road A is very close to that tum lane. There is also a church there that provides traffic conflicts as it is heavily utilized throughout the day and the week. The neighbors are very concerned about the traffic. There is also a school bus stop there with stops ten times per day. The corridor is very busy. She is concerned about sight distances and sight lines. She also was concerned about the drainage plan. Ms. High entered Exhibit 21 to the record. Kavren Kittrick, Lead Construction Inspector, City of Renton Ms. Kittrick stated the traffic study showed no additional mitigation was necessary to maintain the existing le'vel of service (LOS). The City will still look at this at the construction stage. The traffic operation group will make recommendations for anything else that is required. Ms. Kittrick stated the traffic operations group can't deal with speed limits other than to coordinate with the police. The speed limit is 35 mph, though cars do travel faster. The traffic report showed the roads would remain at LOS A or B. There are only 30 PM Peak Hour trips generated by the proposal which don't trigger any required improvements. The City didn't see any conflicts, but now that they have more information, they will pay more attention at the construction stage. The City did look at traffic on the corridor, including church traffic. The sight distance wasn't an issue, but the City will review it again. The City could work with PSE or Century Link or whoever owns the pole to fix any site distance issues. Any new utilities have to go underground. The second stormwater adjustment (the filter system), is a very small vault for water quality control. Ms. Kittrick stated the City with work with Ms. High. PRELIMINARY PLAT - 3 Vanessa Dolbee 2 Ms. Dolbee stated the City would work with a pest abatement company to deal with the rats. 3 4 5 6 7 8 9 10 11 Stephen Avril Mr. Avril described the vault system proposed. He stated there are no proposed changes to the tract or lot lines from that shown on the plat map. EXHmITS Exhibits 2-18 listed on page 2 of the November 6, 2012 Staff Report, in addition to the Staff Report itself (Ex. I), were admitted into evidence the public hearing. Additional exhibits admitted during the hearing include: Ex. 19 -Modification to the Stormwater Standards, October 31, 2012 Ex. 20 -Staff Powerpoint presentation from hearing 12 Ex. 21 -Public Comment from Gwendolyn High 13 14 15 16 17 FINDINGS OF FACT Procedural: I. Aoolicant. Justin Lagers, PNW Holdings LLC. Represented by Stephen Avril, D.R. Strong Consulting Engineers, Inc. 2. Hearing. The Examiner held a hearing on the subject application on November 13,2012 in 18 the City of Renton Council Chambers. 19 3. Project'Description. The Applicant is requesting Preliminary Plat approval for a 14 lot 20 subdivision and a storm drainage tract located in the Residential 4 net dulac zone. The application 21 includes two lots addressed 13430 & 13426 I 56th Avenue SE with a land area of 189,797 square feet (4.35 acres). The proposed lots range in size from 9,400 square feet to 11,737 square feet. The 22 resulting net density is 3.86 dwelling units per acre. The site contains two existing buildings which 23 will be demolished. Access to the site would be via a new public road, "Road A" which would connect Yakima Avenue NE (l58th Avenue SE) to Vesta Avenue NE (l56th Avenue SE). New 24 25 26 frontage improvements would be provided along 156th Avenue SE, Yakima Avenue NE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 48 located on site. To prepare the site approximately 8,873 cubic yards PRELIMINARY PLAT - 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 of cut and 5,636 cubic yards of fill are proposed. The Applicant submitted a stormwater report, geotechnical report, and a traffic study with the application. The properties surrounding the subject site are single-family residences and are designated R-4 on the City's zoning maps. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourages large lot development. 4. Adequacy of InfrastructurelPublic Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. The site is located in the Water District 90 water service boundary. The Applicant must obtain a Certificate of Water Availability .. There are existing City of Renton 8-inch sewer mains in Vesta Avenue NE and Yakima Avenue NE. The Applicant provided a conceptual utility plan with the application (Exhibit 9). The conceptual utility plan was approved by Plan Review. This proposal is located in the Central Plateau Interceptor Area Special Assessment District (SAD 0034). These fees are $351.95 plus interest per unit, and shall be paid at the time a construction permit is issued and prior to recording the plat. B. Police and Fire Protection. Police and Fire Prevention Staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the Applicant provides Code required improvements and fees. A Fire Impact Fee, based on new single-family lot with credit given for the existing single-family residence, is required by the MONS for the project. The fee is payable to the City as specified by the Renton Municipal Code. C. Drainage. Drainage will be adequately addressed. The site is situated atop a ridge and discharges runoff into two sub-basins. Tributary Drainage Area (TDA) West is approximately 1.78 acres and discharges to Vesta Avenue NE while TDA East is comprised of the remaining 2.58 acres and discharges to Yakima Avenue NE. The storm drainage and TESC standards for the project are established by the City of Renton Addendum to the 2009 King County Surface Water design Manual (KCSWDM). This site is located in the Flow Control Duration Standard Forested Conditions and is required to provide Basic Water Quality treatment and Level 3 Flow Control. The Applicant submitted a Technical Information Report (TIR) prepared by D.R. Strong Consulting Engineers, dated August 27, 2012 (Ex. 12). Based on the provided TIR the Applicant is proposing all surface water runoff from impervious surfaces to be collected PRELIMINARY PLAT - 5 1 2 3 4 5 6 7 8 9 10 II 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 and conveyed to a stonn detention/water quality pond located in proposed Tract A. Tract A is located in the southwest corner of the proposed development and would discharge to the conveyance system in Vesta Avenue NE. Pursuant to the provided TIR the proposed conveyance system was analyzed and is capable of conveying the I ~O-year peak stonn without overtopping any structures or channels. Prior to the subject application, the Applicant requested an adjustment to the requirement to discharge stonnwater to one detention facility instead of the required two. An approval of this request was granted by the City of Renton Surface Water Utility Supervisor on August 16,2012, subject to seven conditions (Ex. 18). Subsequent to this approval, the Applicant submitted a revised request for modification asking for an adjustment for a filter system. This type of system is approved by the Washington State Department of Ecology for stonnwater treatment. The City of Renton approved the second modification request on October 31', 2012 with 15 conditions (Ex. 19). A condition of approval will require the Applicant to comply with the mitigation measures in Exhibit 19. The Applicant's Geotechnical Report (Exhibit 13) evaluated the on-site soils to detennine their percolation rate. Based on the provided Geotechnical Report infiltration on the site or individual lots is not feasible. D. Parks/Open Space. The MDNS for the project requires the Applicant to pay a Parks and Recreation Impact fee at the time of final plat recording. RMC 4-2-115, which governs open space requirements for residential development, does not have any specific requirements for open space for residential development in the R-4 district. The impact fees provide for adequate parks and open space. E. Streets. Access to all lots would be provided along a new public road, Road A. The driveway width standards for the proposed lots would be verified at the time of building pennit review. The proposed street improvements on Vesta Avenue NE will provide a 5- foot bike lane, curb 17 feet from centerline of right-of-way, then an 8-foot planter strip and a 5-foot sidewalk. The proposed street improvements on Yakima Avenue NE will provide 32 feet of pavement to allow for parking on both sides, curb 16 feet from centerline of right-of-way, then an 8-foot planter strip and a 5-foot sidewalk. The proposed new internal street, Road A, will extend the full width of the development, connecting to both V esta Avenue NE and Yakima A venue NE. Road A will have a 26- foot pavement section, with parking on one side, an 8-foot planter, and a 5-foot sidewalk in a 52-foot dedicated right-of-way. PRELIMINARY PLAT - 6 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 The proposed plat is anticipated to generate additional traffic on the City's street system. A Transportation Impact Fee, per net new average daily trip attributed to the project, with credit given for the existing single-family residences, was recommended as part of the SEPA review. The fee would be used to mitigate the proposal's potential impacts to the City's transportation system and is payable to the City as specified by the Renton Municipal Code. F. Tree Retention. The site is currently occupied by a single family residence, a mobile home and outbuildings at the west side of 156th Avenue SE. A large portion of the site is being used for horse pasture. The remainder of the site is vegetated with scattered trees, lawn, and clumps of Himalayan blackberry. The current site contains 48 significant trees of which 8 are determined to be dead, diseased and/or dangerous, 11 would be located in the proposed roadway and 8 are proposed to be retained. There appears to be an error in the Applicant's tree retention report in determining the number of trees located on the subject site and located in the proposed right-of-way improvement area. Staff has recalculated the retention ratios and determined the Applicant would be required to provide four replacement trees at 2-inch caliper. The Applicant's Conceptual Landscape Plan proposed to plant 61 new trees at a 1.5 inch caliper in size. If the Applicant provided four of the proposed 61 trees at 2 caliper inches, the 30 percent retention/replacement ratio would be met. A condition of approval will require the Applicant to provide an updated tree retention worksheet and planting plan that meets the minimum retention and/or replacement requirements. G. Landscaping. As proposed the conceptual landscape plan does comply with the 10-foot wide on-site landscape requirement. However, there are no trees and/or shrubs proposed in the portions of on-site street frontage landscaping located along Road A and no trees phiposed in the portions of on-site street frontage landscaping located along Yakima Avenue NE and Vesta Avenue NE. An 8-foot planting strip between the back of the curb and the sidewalk is required along all street frontages. Street trees are required to be planted in the planting area. The Applicant has proposed to plant flowering pear trees in the planting strip along Road A and Katsura trees along Yakima Avenue NE and Vesta Avenue NE. As such, all lots would have trees along the frontage; therefore, staff recommends approval of eliminating the requirement for trees in the on-site landscape strips along all frontages. A mixture of shrubs and ground cover is required. As proposed, the lawn along new Road A would not meet the minimum requirements for on-site street frontage landscaping. PRELIMINARY PLAT - 7 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 The City's Urban Forester recommended the Applicant provide a larger sized tree in place of the flowering pear trees along Road A. The flowering pear tree is a small maturing tree which is typically used in places where overhead electrical wires occur. As no overhead electrical wires are present at the subject site, a larger tree species is appropriate. A condition of approval will require the Applicant to submit a final detailed landscape pia for approval by the Current Planning Project Manager prior to construction permit issuance, including a larger maturing tree along Road A and shrubs and ground cover located in the on-site landscape strips. H. Parking. Sufficient area exists, on each lot, to accommodate required off street parking for a minimum of two vehicles. I. Schools. The Renton School District can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary, McKnight Middle School and Hazen High School. A School Impact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $6,392.00 per single family residence. 5. Adverse Impacts. There are no adverse impacts associated with the proposal. As discussed in Finding of Fact No.4, the proposal provides for adequate infrastructure and is served by adequate public services. There are no critical areas on site. The Applicant has proposed to develop a storm drainage tract, Tract A, in the southwest corner of the site. Typically storm ponds are large "holes in the ground" surrounded by a fence. This type of development would not be compatible with the surrounding residential development. The aesthetic impacts of a fenced storm pond could be relieved by the addition of screening landscaping around 20 the perimeter of the pond. The Applicant has proposed to provide landscaping around Tract A; however, the south side of the tract has no landscaping proposed. A condition of approval will require the Applicant to provide screening landscaping meeting the definition of fully site obscuring on the outside of the fence (if a fence is proposed) or along the entire perimeter of Tract A. 21 22 23 24 25 26 One issue of significant concerns to neighbors was the potential for rats to invade the neighborhood when the existing barn is demolished. The City expressed a willingness to work with the neighbors to ensure pests are managed. A condition of approval will require the Applicant to ensure rodents are exterminated in the subject property prior to demolition of the existing structures. A final issue of significant concern to the neighbors was the sight lines and sight distances for PRELIMINAR Y PLAT - 8 I 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 vehicles exiting the site and the impact of site traffic on the neighbors. There are presently sight distance issues related to a utility pole and a turn lane. Existing traffic in the area is also a concern with respect to speeding and the heavy use of a church in the subject's vicinity. The proposal is conditioned for staff to review the site distance issues raised by Ms. High and to mitigate the project as determined reasonably necessary. Conclusions of Law 1. Authoritv. RMC 4-7-020(C) and 4-7-050(D)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential 4 dwelling units per net acre (R-4). The comprehensive plan map land use designation is Residential Low Density. 3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable standards are quoted below in italics and applied through corresponding conclusions oflaw. RMC 4-7-080(8): A subdivision shall be consistent with the following principles of acceptability: 1. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public roadfor each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. 4. As noted in Finding of Fact 4g, this criterion is not satisfied with respect to landscaping requirements. The proposed lots comply with all other requirements of the R-4 zoning district as detailed by Staff at pages 7-8 of the Staff Report, which is adopted and incorporated by this reference as if set forth in full. As shown on the preliminary plat map, Ex. 2, each lot will access Road:A, There are no critical areas on site. The developable site has physical characteristics suitable for development. As determined in the Finding of Fact No.4, and as conditioned, the proposal makes adequate provision for drainage, streets water and sewer. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure coriformance with the general purposes of the Comprehensive Plan and adopted standards ... PRELIMINARY PLAT -9 1 5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined 2 3 4 5 6 in page 6 of the staff report, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. 6. Road A will connect to both Vesta Avenue NE and Yakima Avenue NE. RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the 7 City. 8 7. The internal road, Road A will connect Vesta Avenue NE to Yakima Avenue NE. 9 RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic J trail, 10 provisions shall be made for reservation of the right-of-way or for easements to the City for trail 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 purposes. 8. The staff report and administrative record do not identify any officially designated trail in the vicinity. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in cotiformance with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the future residents (such as lands adversely affected by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3- 050J1a, without adequate area at lesser slopes upon which development may occur, shall not be approved. PRELIMINARY PLAT -10 I 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 18 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water, and wetland areas. b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an overflow area, and an attempt to minimize the disturbance of the natural channel and stream bed. c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 9. As discussed in Conclusion of Law No.4, and as conditioned, the land is suitable for development. The property is not designated as a floodplain and there are no critical areas on-site. As discussed in Finding of Fact 4, there are 48 significant trees on-site. Of these, 19 trees would be excluded from the tree retention requirements because of their location in the proposed rights of way or access easements (II trees) or because they are dead and/or dangerous (8 trees). The remaining 29 trees are subject to the 30% tree retention requirement. The Applicant must retain at least 9 trees on site or mitigate the removal of trees by planting new trees. This project will be conditioned to comply with RMC 4-4-130 wherein the Applicant shall provide an updated tree retention worksheet, tree retention plan and planting plan for review and approval by the Current Planning Project Manager prior to construction pennit issuance. 19 RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- 20 family residential zones as defined in the Zoning Code shall be contingent upon the subdivider's 21 22 23 24 25 26 dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 10. The MDNS requires the payment of Park and Recreation Impact fees. RMC 4-7-1S0(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall PRELIMINARY PLAT -II 2 3 meet the requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. 11. The internal road, Road A will connect Vesta Avenue NE to Yakima Avenue NE. 4 RMC 4-7-ISO(B): All proposed street names shall be approved by the City. 5 12. As conditioned. 6 RMC 4-7-1S0(C): Streets intersecting with existing or proposed public highways, major or 7 secondary arterials shall be held to a minimum. 8 13. There is no intersection with a public highway or major or secondary arterial. 9 10 II 12 13 14 15 RMC 4-Z-1S0(D): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty five feet (125? are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 14. As discussed in Finding of Fact 4, the Public Works Department has reviewed and approved the street alignment. RMC 4-7-1S0(E): 16 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 17 18 19 20 21 22 23 24 25 26 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-M and Policies CD-50 and CD-60. 3. Exceptions: a. The grid pattern may be adjusted to a "flexible grid" by reducing the number of linkages or the alignment between roads, where thefollowingfactors are present on site: i. Irifeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. PRELIMINARY PLAT -12 1 2 3 4 5 6 7 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes the RC, R-i, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible ... 6. Alternative Configurations: Offset or loop roads are the preferred alternative corifigurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due 8 to demonstrable physical constraints no future connection to a larger street pattern is physically 9 possible. 10 11 12 13 14 15 16 17 18 19 20 15. The project provides a grid connection by connecting the internal street, Road A, to Vesta Avenue NE and Yakima A venue NE. The Applicant will provide sidewalks along its frontage of both Vesta Avenue NE and Yakima Avenue NE as well as on both sides of internal Road A. RMC 4-7-1S0(F): All adJacent rights-ofway and new rights-ofway dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. 16. As conditioned. RI\1C 4-7-1S0(G): Streets that may be extended in the event of future adJacent platting shall be re~ui~ed to be dedicated to the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate future development. 17. There are no further street extensions possible for the proposed subdivision. 21 RMC 4-7-170(A): insofar as practical, side lot lines shall be at right angles to street lines or radial 22 23 24 25 26 to curved street lines. 18. As depicted in Ex. 2, the side lines are in conformance with the requirement quoted above. RMC 4-7-170(B): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. 19. As previously determined, each lot has access to a public street or road. PRELIMINARY PLAT-13 2 3 4 RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the provisions of this Chapter must be consistent with the then-current applicable maximum density requirement as measured within the plat as a whole. 5 20. As previously determined, the proposed lots comply with the zoning standards of the R-4 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 zone, which includes area, width and density. RMC 4-7-170(0): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20~ and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35~. 21. As shown in Ex. 2, the requirement is satisfied. RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius offifieenfeet (15~. 22. As conditioned. RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 23. As discussed in Finding of Fact No.5, there are no critical areas on site. Significant trees are proposed for retention, where feasible on-site. RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8~ into each lot if sanitary sewer mains are available, or provided with the subdivision development. 24. As conditioned. RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be prOVided to accommodate all natural water flow and shall be of sufficient length to permit full-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include PRELIMINARY PLAT -14 1 detention capacity for future development of the lots. Water quality features shall also be designed to 2 provide capacity for the new street paving for the plat. 3 4 5 6 7 8 25. The proposal, as conditioned, provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 4c. A condition of approval will require the drainage facilities to comply with the City's fifteen conditions included in the stormwater adjustment granted by the City of Renton Surface Water Utility Supervisor dated October 31, 2012 (Exhibit 19). RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 9 26. As conditioned. 10 11 12 13 14 15 16 17 18 19 20 RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the . planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 27. As conditioned. RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to 21 the subdivider and shall inspect the conduit and certifY to the City that it is properly installed. 22 23 24 25 26 28. As conditioned. RMC 4-7-210: A. MONUMENTS: PRELIMINARY PLAT -15 2 3 4 5 6 7 Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY: All other lot corners shall be marked per the City surveying standards. C. STREET SIGNS: The subdivider shall install all street name signs necessary in the subdivision. 8 29. 9 As conditioned. DECISION 10 II 12 13 14 IS 16 17 18 19 20 21 22 23 24 25 26 The proposed preliminary plat is approved, subject to the following conditions: 1. The Applicant shall comply with the four mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated October IS, 2012. 2. Pursuant to the Flow Control BMP reduction; the proposed 45 percent impervious surface limitation shall be recorded on the face of the final plat. 3. A final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance, including but not limited to a larger maturing tree along Road A and shrubs and ground cover located in the on-site landscape strips. 4. The Applicant shall provide an updated tree retention worksheet, tree retention plan and planting plan that meet the minimum retention and/or replacement requirements of RMC 4-4- 130. The plan sets and worksheet shall be submitted to the Current Planning Project Manager for review and approval prior to construction permit issuance. 5. The Applicant shall provide fully sight obscuring screening landscaping along the perimeter of Tract A. A landscaping plan shall be submitted for review and approval by the Current Planning Project Manager prior to Construction Permit issuance. Screening landscaping shall be required to be installed and inspected prior to final plat recording. PRELIMINARY PLAT -16 2 3 4 5 6 7 8 9 10 11 6. The Applicant shall comply with the fifteen conditions included in the stonnwater adjustment granted by the City of Renton Surface Water Utility Supervisor dated October 31, 2012 (Exhibit 19). 7. Prior to demolition of the existing structures, the Applicant shall ensure rodents or other pests living with the structures are extenninated. 8. City staff shall investigate the site distance issues raised by Ms. High as summarized in her testimony in the Testimony section of this decision and, if any safety problems are discovered, shall condition the project as reasonably necessary to provide for safe site distance. 9. All proposed street names shall be approved by the City. 10. All adjacent rights-of-way and new rights-of-way dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the 12 PlanninglBuildinglPublic Works Administrator or hislher designee. 13 .14 15 16 17 18 19 20 21 22 23 24 25 26 11. Unless septic tanks are specifically approved by the Public Works Department and the King CO\\111Y Health Department, sanitary sewers shall be provided by the developer at no cost to the 'pty and designed in accordance with City standards. Side sewer lines shall be installed ·eight feet (8') into each lot if sanitary sewer mains are available, or provided with the 'subdivision development. 12. All lot comers at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet (15'). 13. The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 14. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to pennit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. PRELIMINARY PLAT -17 2 3 4 5 6 7 8 9 15. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The Applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the Applicant and shall inspect the conduit and certifY to the City that it is properly installed. 16. The Applicant shall install all street name signs necessary in the subdivision. 10 DATED this 29th day of November, 2012. II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 \,~ Ph'il A. Olbrechts City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-11O(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-IIO(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(8) and RMC 4-8-100(0)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARY PLAT -18 STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of neral circulation and is now and has been for more than six months '. "jor to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on October 19,2012. The full amount of the fee charged for said foregoing publication is . , sum of $115.50. , daM. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 19th day of October, 2012. ~~L@~/1{CL'~ atIeen c. Sherman, Notary Public for the State of Washington, Residing in Buckley, Washington ,.~,,'~\\\\\\\"II .#'"~0. SHE""? III" :-_ /~~ ,,"''''\\\\11 'A -III, _ ,;</ __ -•• EX "....... I = "</ .§c:;\O'''' PI.. ""'1--1,1. : ~ff~ ",p...R); ~.d.',,, ~ ~I-~~ 0 d'I~ ~ ~ ~;:::~ ~ ~ ~ ~ ~ ~o ... . ~ z ::. ~ ~0 () ... 0 ~ -," ....::: ~ ~ ~.. PU0'" ('0 ff J-E '" I'll ...... .:: " :: II, <S' "" 4-~~".$" ~ =-'I, l'..q linn"""' .... c;;X:-.: /"" rE Of 'I'If>. J 1'1 :-., .......... h\\\\\\""'" :\"OTICEOF ENVIRON~IENTAL DETERMINATION ENVIRONMENTAl. REVIEW COMMrn'.:.: AND PUBLIC IIEARING RENTON, WASIIINGTON The Environmental Review Committee has issued (l Determi- nation of Non-Significance-Miti- gated lDNS-M) for the following project under the authority of the Renton Municipal Code. Saddlcbrook Preliminary Plat LUAI2-0n. ECF. PP Location: 13426 & 3430 l56th Ave SE. The applicant is requesting SEPA and Pre1imi- narv Plat review for a 14 lots and I tract sulxlivision located in the R-4 zone with a land area of 4.35 acres and a density of 3.86 net dulac. Lots would range in size from 9.400 SF - 11.737 SF. The: two existing buildings would be removed. Access would be via a new public road connecting 158th Ave. SE to l56th Ave. 51:. 8 trees would be relained and 8.873 cy of cut and 5,636 cy of fill are proposc:d. Appeals of the DNS-M must be filed in \\Titing on or before 5:00 p.m. on November 2, 2012, together with the requin:d Ice with: Hearing Examiner. City of Renton, 1055 South Grady Way. Renton. WA 98057 Appeals to the Examiner arc governed by RMC 4-8-110 and more informa- tion may be obtained from the City Clerk's Office, (425) 430- 6510 A Public Hearing will be held by the Hearing Examiner in the Council Chambers. City lIall, on November 13.2012 at 10:00 a.m. to consider the Prelimianrv Plat. If the DNS-M is appealed. the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the Renton Reporter on October 19.2012. #692035. .....;,;; • , In Department of Community & Economic C Jpment City of' ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~IC.. 'l:::PN COMMENTS DUE: OCTOBER 9, 2012 APPLICATION NO: LUA12-077, ECF, PP DATE CIRCULATED: SEPTEMBER 25, 2012 APPLICANT: Justin Lagers PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Saddlebrook Preliminary Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 189,797 square feet EXISTING BLDG AREA (gross): 1,780 square feet LOCATION: 13426 & 13430 156'h Avenue SE PROPOSED BLDG AREA (gross) NIA SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 ls6th Avenue sE with a land area of 189,683 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net density of 3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect ls8th Avenue sE to 156th Avenue sE. New frontage improvements would be provided along ls6th Ave sE, ls8th Avenue sE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 36 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards of fill is proposed. The applicant submitted a stormwater report, geotechnical report, and a traffic study with the application. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major In/ormation Impacts Impacts Necessary Element 0/ the Probable Probable More Environment Minor Mojor In/ormation Impacts Impacts Necessary Earth HousinQ Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animols Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14 000 Feet 8. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS ( We have reviewed this application with porticular 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. CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: November 7, 2012 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Saddlebrook Preliminary Plat LUA (file) Number: LUA-12-077, ECF, PP Cross-References: AKA's: Project Manager: Vanessa Dolbee Acceptance Date: September 25, 2012 Applicant: Justin Lagers, PNW Holdings, LLC Owner: Michael J. Perry Contact: Same as applicant PID Number: 3664500260, 3664500261 ERC Approval Date: October 15, 2012 ERC Appeal Date: November 2, 2012 Administrative Denial: Appeal Period Ends: Public Hearing Date: November 13, 2012 Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the ReSidential 4 net dulac zone. Location: 13426 & 13430 156'h Avenue SE Comments: CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT· PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 6th day of November, 2012, I deposited in the mails of the United States, a sealed envelope containing Staff Report to the Hearing Examiner documents. This information was sent to: Name Representing Justin Lagers Contact Michael J. Perry Owner Charles Mill & Cathy Deering Party of Record Diana Nacu Palanciuc Party of Record (Signature of Sender): ~xfnw=~""",:+-,/JIILL-l.....-4--",< ........ 'L"'~<L=--=-------"l~~T.'~~~ STATE OF WASHINGTON -U f . (j)~t>. \ COUNTY OF KING )SS " ••• J ) t~ ~oj!>~­\~ &..ae.~ .j I certify that I know or have satisfactory evidence that Stacy M. Tucker r,,,, . «!p !;:tA~ ,.# signed this instrument and acknowledged it to be his/her/their free and voluntary act for thl!IcIi\\\~q.~'Fposes mentioned in the instrument. Notary ~blic in and for the State of Washington Notary (print): __ .......:t.f"'--.::lAc..: • .......:&:..."'-'aW/=."'-___________ _ My appointment expires: A-\,\.31.<5+ J c!, :201.3 Project Name: Saddelbrook Preliminary Plat Project Number: LUA12-077, ECF, PP Denis Law- .. Mayor [jepartment of Community and ~i:ono~ic Development .. C.E, "Chip~Vincent, Administrator Novem~er 6,2012 Justin lagers PNW Holdings-LlC 9675 SE 36th street #105 Mercerlsland,WA 98040 .. . -,:. ·'SUBJECT: '. Saddlebrook Preliminary Plat . LUM2-077,ECF;PP . Dear Mr, lagers: . . ' .- . . This letteris to inform yo~ that the appeal period ended N~vember 2, 2012 for the .. Environmental Review· .Committee's (ERe). Determination of.' Non-Significance _ - . 'Mitiga~ed for the above-referen~ed project, . , , No appeals were filed on the ERC determination therefore, th,is deCision is final.. The. applicant musttomply. with all ERe Mitigation Measures outlined in the ~ep~rtand ... _ Decision dated Ottober15, 2012, -Also, a Hearing Examiner PiJblic Hearing has. been scheduled:for November 1~, 2012 at 10:oii-a.m'r where additional conditions may be , ·issu~d, The applicant or representative(s) of the applicant are required to be present. EnClosed isa,copy of the Preliminary Report to the Hearing E)(;aminer for your review.· If you have~nyquestions; please feel free to contact m~ at (425)430'7314, .. . Forthe Environmental Review Committee, ~-IJJ~ Va'nessa Dolbee .. Senior Planner Enclosure -cc: Michael J. 'Perry / Owner{s) , . C~arles Mill & Cathy Deering, Diana .Nacu Palanciuc I party(ies),of Record Renton City Hail .' 1 055 South GradyWay • Renton, Washington 98057 • rento~wa,gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HIEARING EXAMINER PUBLIC HEARING November 13, 2012 AGENDA COMMENCING AT 10:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Saddlebrook Preliminary Plat PROJECT NUMBER: LUA12-077, ECF, PP PROJECT LOCATION: 13426 & 13430 156th Avenue SE. PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval for 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,797 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net density of 3.86 dwelling units per acre. The site contains' two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect Yakima Avenue NE (158th Avenue SE) to Vesta Avenue NE (156th Avenue SE). HEX Agenda 11-13-12.doc DEPARTMENT OF COMI'It • .JNITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST HEARING DATE: Project Name: Owner: Applicant/Contact: File Number: Project Manoger: Project Summary: Project Location: Site Area: November 13, 2012 Saddlebrook Preliminary Plat Michael J. Perry, 13436 156th Avenue SE, Renton, WA 98059 Justin Lagers, PNW Holdings LLC, 9675 SE 36th Street, Suite 105, Mercer Island, 98040 LUA12-077, ECF, PP Vanessa Dolbee, Senior Planner The applicant is requesting Preliminary Plat approval for 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,797 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net density of 3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road An which would connect Yakima Avenue NE (158th Avenue SE) to Vesta Avenue NE (156th Avenue SE). New frontage improvements would be provided along 156th Avenue SE, Yakima Avenue NE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 48 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards offill are proposed. The applicant submitted a stormwater report, geotechnical report, and a traffic study with the application. 13426 & 13430 156th Avenue SE 189,797 SF (4.35 ac) Project Locotion Map HEX Report 12-077. doc City of Renton Department of Com ...... nity & Economic Development SADDLEBROOK PRELIMINARY PLAT Hearing Date: November 13, 2012 I B_ EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Staff Report, dated November 6, 2012 Neighborhood Detail Map Plat Map Tree Cutting/Land Clearing Drainage Control Plan Landscape Plan Topography Map Conceptual Grading Plan Utilities Plan, Generalized Road Profile and Cross Section Details (2 Sheets) Report to the Hearing Examiner LUAll-Oll, EeF, PP Page 2 of 11 Exhibit 11: Traffic Impact Analysis, prepared by Northwest Traffic Experts, dated August 10, 2012 Exhibit 12: Technical Information Report, prepared by D_R. Strong Consulting Engineers, Inc., dated August 27, 2012 Exhibit 13: Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC., dated June 28, 2012 Exhibit 14: Arborist Report, prepared by Greenforest Inc., dated August 27, 2012 Exhibit 15: SEPA Determination Exhibit 16: ERC Mitigation Measures and Advisory Notes Exhibit 17: Affidavit of Mailing Exhibit 18 Stormwater Adjustment Memo HEX Report 12-077.doc City of Renton Department of Carr 'oity & Economic Development SADDLEBROOK PRELIMINARY pu.. Report to the Hearing Examiner LUA12.(J77, ECF, PP Hearing Date: November 13, 2012 I C. GENERALINFORMATION: 1. Owner(s) of Record: 2. 20ning Designation: 3. Comprehensive Plan Land Use Designation: Michael J. Perry 13436 156th Avenue SE Renton, WA 98059 Residential-4 dulac (R-4) Residential Low Density (RLD) Page 3 of 11 4. Existing Site Use: Contains a Single Family Home, mobile home, and outbuildings. 5. Neighborhood Characteristics: a. North: Single Family Residential (R-4 zone) b. East: Single Family Residential (R-4 zone) c. South: Single Family Residential (R-4 zone) d. West: Single Family Residential (R-4 zone) 6. Site Area: 189,797 SF (4.35 ac) I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Pre-zoning -East Renton Plateau Land Use File No. Ordinance No. Annexation I E. PUBLIC SERVICES: 1. Existing Utilities N/A N/A N/A 5099 5254 5398 a. Water: Water service will be provided by Water District #90. Date 11/01/04 01/17/07 08/11/08 b. Sewer: Sewer service will be provided by the City of Renton. There is an 8-inch sewer main in Vesta Avenue NE. c. Surface/Storm Water: There are existing storm drainage facilities in both Vesta and Yakima Avenue NE. 2. Streets: There are no street frontage improvements in both Vesta and Yakima Avenue NE. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards HEX Report 12-077.doc City of Renton Department of Co", 'oity & Economic Development SADDLEBROOK PRELIMINARY PIA Report to the Hearing Examiner WA12-0ll, ECF, PP Hearing Date: November 13, 2012 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards a. Section 4-4-030: Development Guidelines and Regulations b. Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for Subdivisions Page 4 of 11 b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards c. Section 4-7-150: Streets -General Requirements and Minimum Standards d. Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards e. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element 2. Community Design Element I H. FINDINGS OF FACT: 1. The applicant is requesting a preliminary plat in order to subdivide a 4.35 acre site into 14 single family lots and one stormwater tract. The proposal would result in a density of 3.86 dulac. 2. The Planning Division of the City of Renton accepted the above master application for review on September 4, 2012 and determined complete on September 25, 2012. The project complies with the 120-day review period. 3. The proposed plat would be located between Vesta Avenue NE and Yakima Avenue NE at 13430 & 13426 156th Avenue SE (Vesta Avenue NE). 4. The property is in the Residential Low Density (RLD) Comprehensive Plan land use deSignation and the Residential-4 (R-4) zoning classification. Lands in the RLD deSignation are intended to guide development on land appropriate for a range of low intensity residential where land is either constrained by sensitive areas or where the City has the opportunity to add larger-lot housing stock, at urban densities of 4 du/net acre, to its inventory. 5. The proposed subdivision would result in 14 lots ranging in lot size from 9,400 square feet to 11,737 square feet and one stormwater tract. 6. The site is currently occupied by a single family residence, a mobile home and outbuildings at the west side of 156th Avenue SE. A large portion of the site is being used for horse pasture. 7. All existing structures are proposed to be demolished as a part ofthe proposed subdivision. 8. The current site contains 48 significant trees of which 8 are determined to be dead and/or dangerous by the applicants Arborist, 11 would be located in the proposed roadway and 8 are proposed to be retained. HEX Report 12-077.doc City of Renton Department of COfT" 'oity & Economic Development SADDLEBROOK PRELIMINARY PIA Hearing Date: November 13, 2012 9. The site is rectangular in shape. Report to the Hearing Examiner LUAlZ-Oll, ECF, PP Page 5 of 11 10. The following table identifies the proposed approximate dimensions for Lots 1-14' As Proppsed Lot Size Width' Depth Lot 1 10,690 SF 80 feet 134 feet Lot2 9,4DOSF 70feet 134 feet Lot3 9,400 SF 70 feet 134 feet Lot4 9,400 SF 70 feet 134 feet Lot 5 9,400 SF 70 feet 134 feet Lot6 9,400 SF 70 feet 134 feet Lot 7 9,400 SF 70 feet 134 feet Lot8 11,734 SF 88 feet 134 feet Lot9 9,445 SF 70 feet 135 feet Lot 10 9,437 SF 70 feet 135 feet Lot 11 9,429 SF 70 feet 135 feet Lot 12 9,421 SF 70 feet 135 feet Lot 13 9,413 SF 70 feet 135 feet Lot 14 10,704 SF 80 feet 134 feet Storm Drainage 21,437 SF -Tract A - 11. Access to all lots would be provided along a new public road identified herein as "Road A". Road A would provide a connection between Vesta Avenue NE and Yakima Avenue NE. 12. The site generally descends gently to the east with an elevation change of less than 10 feet. A geotechnical report for the site was submitted containing information on the water table, soil site conditions and infiltration. 13. There are no critical areas on site. 14. The conceptual landscape plan submitted with the application includes the installation of street trees within a proposed 8-foot planter along all street frontages. A lO-foot wide on site landscape strip is proposed along the frontage of all lots and screening plantings are proposed around the storm drainage tract A (Exhibit 6). Vegetation proposed includes: Flowering Pear, Katsura, Western Red Cedar, Douglas Fir, white rock rose, redtwig dogwood, Pacific wax myrtle, and lawn and bramble ground cover. 15. Prior to the subject application, the applicant requested an adjustment to the requirement to discharge stormwater to one detention facility instead of the required two. An approval of this request was granted by the City of Renton Surface Water Utility Supervisor on August 16, 2012, subject to seven conditions (Exhibit 18). 16. A drainage plan and drainage report has been submitted with the application. The report addresses compliance with 2009 King County Surface Water Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2. The Engineer proposes to develop an on-site storm detention/water quality pond located in proposed Tract A. 17. Based on the provided Geotechnical Report infiltration on the site or individual lots is not feasible. 18. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on October 15, 2012, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Saddlebrook Preliminary Plat (Exhibit 15). The DNS-M included 4 mitigation measures. A 14-day appeal period commenced on October 19, 2012 and ended on November 2, 2012. No appeals of the threshold determination were filed. HEX Report 12-077.doc City of Renton Department of Carr 'oity & Economic Development SADDLEBROOK PRELIMINARY PIA Report to the Hearing Examiner WAl2-0ll, EeF, PP Hearing Date: November 13, 2012 Page 6 of 11 19_ Based on an analysis of probable impacts from the proposal, the EnVironmental Review Committee (ERe) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1) The applicant shall comply with the recommendations included in the Geotechnical Report, prepared by Earth Solutions NW LLC, dated June 28, 2012 2) The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. 3) The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. 4) The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. 20_ Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report. 21. No public comments or agency comments were received. 1/_ CONCLUSIONS: PRELIMINARY PLAT REVIEW CRITERIA: 1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site is deSignated Residential Low Density (RLD) on the Comprehensive Plan Land Use Map. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies if all conditions of approval are complied with: Policy LU-147_ Adopt urbon density of ot least four (4) dwelling units per net acre for ./ residential uses except in areas with identified and documented sensitive areas and/or areas identified as urban separators. Policy LU-1S7. Within the Residential 4 du/aere zoned area allow a moximum density of 4 ./ units per net ocre to encourage larger lot development and increase the supply of upper income housing consistent with the City's Housing Element. Policy CD-12_ Sidewalks or wolking paths should be provided along streets in estoblished ./ neighborhoods, where sidewalks have not been previously constructed. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic and, where practical, match existing sidewalks. Policy CD-15_ Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and lor responding ./ to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. ./ Policy CD-17 . Setbacks and other development standards should not be reduced on newly platted lots through modification or variance to facilitate increased density. 2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: The subject' site is classified Residential-4 dulac (R-4) on the City of Renton Zoning Map. RMC 4-2-110A provides development standards for development within the R-4 zoning classification. The proposal is HEX Report 12-077.doc I , City of Renton Department of Corr Coity & Economic Development SADDLEBROOK PRELIMINARY PLA Report to the Hearing Examiner LUA12-077, ECF, PP Hearing Date: November 13, 2012 Page 7 of 11 consistent with the following development standards if all conditions of approval are complied With: Density: The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be '" rounded down to the nearest whole number. Partial Compliance Staff Comment: After subtracting approximately 31,689 square feet of road for proposed right-of-way dedications; the net square footage of the site is 158,108 square feet (3.63 net acres). The 14 lot proposal would arrive at a net density of 3.86 dwelling units per acre (14 lots / 3.63 acres = 3.86 du/oc), which falls within the permitted density range for the R-4 zone. Lot Dimensions: The minimum lot size permitted in the R-4 zoning designation is 8,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. Lot depth is required to be a minimum of 80 feet. Staff Comment: As demonstrated in the table above under finding of fact 10, all lots meet the requirements for minimum lot size, width and depth. Setbacks: Setbacks in the R-4 zone are the following: front yard is 30 feet; a side yard along the street is 20 feet; interior side yard is 5 feet; the rear yard is 25 feet. Staff Comment: The setback requirements for proposed lots would be verified at the time of building permit review. Building Standards: Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. The allowed building lot coverage for lots over 5,000 SF in size in the R-4 zone is 35 percent or 2,500 SF, whichever is greater. The allowed impervious surface coverage is 55 percent. Staff Comment: The building standards for the proposed lots would be verified at the time of building permit review. However, the applicant has proposed to utilize the reduced impervious surface credit to meet minimum Flow Control BMP requirements per the KCSWDM. As such, the applicant has proposed to restrict the impervious coverage allowance from 55 percent to 45 percent of each lot. The applicant has proposed to memorialize this in a restricted footprint covenant recorded on the face of the final plat map. Therefore, staff recommends as a condition of approval that the 45 percent impervious surface limitation be recorded on the face of the final plat. Landscaping: Ten feet of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways per RMC 4-4-070. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard. A minimum of two (2) trees are to be located in the front yard prior to final inspection. Staff Comment: As proposed the conceptual landscape plan does comply with the la-foot wide on-site landscape requirement. However, there are no trees and/or shrubs proposed in the portions of on-site street frontage landscaping located along Road A and no trees proposed in the portions of on-site street frontage landscaping locoted along Yakima Avenue NE and Vesta Avenue NE. Along all street frontages an 8-foot planting strip between the back of the curb and the sidewalk is required and street trees are required to be planted in the planting area. The applicant has proposed to plant flowering pear trees in the planting HEX Report 12-077.doc City of Renton Department of Com"'-"tnity & Economic Development SADDLEBROOK PRELIMINARY P/'" Report to the Hearing Examiner WA1Z-077, ECF, PP Hearing Date: November 13, 2012 Page 8 of 11 strip alang Raad A and Katsura trees alang Yakima Avenue NE and Vesta Avenue NE. As such, all lots would have trees along the frontoge; therefore stoff recommends approval of eliminating the requirement for trees in the on-site landscope strips along all frontages. However, the requirement for a mixture of shrubs and ground cover would still be required. As such, the proposed lawn along new Road A would not meet the minimum requirements for on-site street frontage landscaping. Additionally, comments were received from the City's Urban Forester recommending that a larger sized tree be provided in place of the flowering peor trees along Road A. The flowering pear tree is a small maturing tree which is typically used in places where overhead electrical wires occur. As no overhead electrical wires are present at the subject site, a larger tree species is appropriate. Therefore staff recommends as a condition of approval that a final detailed landscape plan shall be submitted to and approved by the Current Planning Praject Manager prior to construction permit issuance, including a larger maturing tree along Road A and shrubs and ground cover located in the on-site landscope strips. Parking: Each unit is required to accommodate off street parking for a minimum of two ., vehicles . Staff Comment: Sufficient area exists, on each lot, to accommodate off street parking for a minimum of two vehicles. 3. COMMUNITY ASSETS: The proposal is consistent with the following community asset requirements if all conditions of approval are complied with: Tree Retention: RMC Thirty percent of the trees shall be retained in a residential development. Staff Comment: The site is currently occupied by a single family residence, a mobile home and outbuildings at the west side of 156th Avenue SE. A large portion of the site is being used for horse pasture. The remainder of the site is vegetated with scattered trees, lawn, and clumps of Himalayan blackberry. The current site contains 48 significont trees of which 8 are determined to be dead, diseased ond/or dangeraus by the applicants Arborist, 11 would be located in the proposed roadway and 8 are proposed to be retained. Not There appears to be an error in the provided Arborist report in determining the number of Compliant trees located on the subject site and located in the proposed right-of-way improvement area. Staff has recalculated the retention ratios after reconciling the error in the provided report. Based on this recolculation the applicont would be required to provide four replacement trees at 2-inch caliper. The applicant submitted a Conceptual Landscope Plan with the application. Based on the provided landscope plan 61 new trees would be planted as a result of the subject development, however the proposed trees are 1.5 inch caliper in size. If the applicant provided four of the proposed 61 trees at 2 caliper inches the 30 percent retention/replacement ratio would be met. As such staff recommends as a condition of approval that the applicant provide an updated tree retention worksheet and planting plan that meets the minimum retention and/or replacement requirements. 4. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Access: Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and ., double loaded garage driveways shall not exceed sixteen feet (16') . Staff Comment: Access to all lots would be provided along a new public road, Road A. The driveway width standards for the proposed lots would be verified at the time of buifding permit review. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. HEX Report 12-077.doc City of Renton Department of Com"""'mity & Economic Development SADDLEBRDOK PRELIMINARY PL Report to the Hearing Examiner LUA12-077, EeF, PP Hearing Date: November 13, 2012 Page 9 of 11 Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards_ Staff Camment: The folia wing street improvements are required: o The street improvements on Vesta Avenue NE shall be a 5-foot bike lane, curb 17 feet from centerline of right-of-way, then an 8-foot planter strip and as-foot sidewalk. o The street improvements on Yakima Avenue NE shall be 32 feet of pavement to allow for parking on both sides, curb 16 feetfrom centerline of right-of-way, then an 8-foot planter strip and a 5-foot sidewalk. o The new internal street shall be extended the full width of the development, connecting to both Vesta Avenue NE and Yakima Avenue NE. The street shall have a 26-foot pavement section, allowing parking on one side, an 8-foot planter, and a 5- foot sidewalk in a 52-foot dedicated right-of-way. The applicant provided Road Profile and Cross Section Details with the application (Exhibit 10) which shows compliance with the above requirements. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The properties surrounding the subject site are single-family residences and are designated R-4 on the City's zoning maps. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourages large lot de~elopment. However, the applicant has proposed to develop a storm drainage tract, Tract A, in the southwest corner of the site. Typically storm ./ ponds are large "holes in the ground" surrounded by a fence. This type of development would not be compatible with the surrounding residential development. The oesthetic impacts of a fenced starm pond could be relieved by the addition af screening landscaping around the perimeter of the pond. The applicant has proposed to provide landscoping around Tract A, however the south side of the tract has na landscaping proposed. As such, staff recommends a condition of approval that the applicant provide screening landscaping meeting the definition of fully site obscuring on the outside of the fence (if a fence is proposed) or along the entire perimeter af Tract A. 5_ AVAILABILITY AND IMPACT ON PUBlC SERVICES: Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. A Fire Impact Fee, based on new single- family lots, was recommended as part of the SEPA review, in order to mitigate the proposal's potential impacts to City emergency services. The fee is payable to the City as specified by the Renton Municipal Code. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Maplewood Elementary, McKnight Middle School and Hazen High School. A School Impact Fee, based on new single- family lot, will be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $6,392.00 per single family residence. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The site is situated atop a ridge and discharges runoff into two subbasins. Tributary Drainage Area (TDA) West is approximately 1.78 acres and discharges to Vesta Avenue NE while TDA East is comprised of the remaining 2.58 acres and discharges to HEX Report 12-077. doc City of Renton Department of COIT'-'mity & Economic Development SADDLEBRDDK PRELIMINARY PL Hearing Date: November 13, 2012 Report to the Hearing Examiner LUA12-077, ECF, PP Page 10 of 11 Yakima Avenue NE. The starm drainage and TESC standards for the project are established by the City of Renton Addendum to the 2009 King County Surface Water design Manuol (KCSWDM). This site is lacated in the Flow Control Duration Standard Forested Conditions ond is required to provide Basic Water Quality treatment and Level 3 Flow Control. The applicant submitted a Technical Information Report ("TfR") prepared by D.R. Strong Consulting Engineers, dated August 27, 2012 (Exhibit 12). Based on the provided TfR the applicant is proposin9 all surface water runoff from impervious surfaces to be collected and conveyed to a storm detention/water quality pond located in proposed Tract A. Tract A is located in the southwest corner of the proposed development and would discharge to the conveyance system in Vesta Avenue NE. Pursuant to the provided TfR the proposed conveyance system was analyzed and is capable of conveying the loo-year peak storm without overtopping any structures or channels. Prior to the subject application, the applicont requested an adjustment to the requirement to discharge storm water to one detention facility instead of the required two. An approval of this request was granted by the City of Renton Surface Water Utility Supervisor on August 16, 2012, subject to seven conditions (Exhibit 18). Included in the list of conditions was a requirement to upgrade the Flow Control Standards from Level 2 to Level 3, which the applicant has proposed. However, staff recommends a condition of approval that the applicant comply with the seven conditions included in the stormwater adjustment (Exhibit 18). The provided Geotechnical Report (Exhibit 13) evaluated the on-site soils to determine their percolation rate. Based on the provided Geotechnical Report infiltration on the site or individual lots is not feaSible. Water and Sanitary Sewer: Water service will be provided by Water District #90. A water availability certificate will be required to be submitted to the City. There is an existing 8" sewer main in Vesta Avenue NE and in Yakima Avenue NE. The .; applicant provided a conceptual utility plan with the application (Exhibit 9). The conceptual utility plan was approved by Plan Review. This proposal is located in the Central Plateau Interceptor Area Special Assessment District (SAD 0034). These fees are $351.95 plus interest per unit, and shall be paid at the time a construction permit is issued and prior to recording the plat. I J. RECOMMENDATIONS: Staff recommends approval of the Saddlebrook Preliminary Plat, subject to the following conditions: 1. The applicant shall comply with the four mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated October 15, 2012. 2. Pursuant to the Flow Control BMP reduction; the proposed 45 percent impervious surface limitation shall be recorded on the face ofthe final plat. 3. A final detailed landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit issuance, including but not limited to a larger maturing tree along Road A and shrubs and ground cover located in the on-site landscape strips. 4. The applicant shall provide an updated tree retention worksheet, tree retention plan and planting plan that meet the minimum retention and/or replacement requirements of RMC 4-4-130. The plan sets and worksheet shall be submitted to the Current Planning Project Manager for review and approval prior to construction permit issuance. HEX Report 12-077.doc City of Renton Department of Corr>-'mity & Economic Development SADDLEBROOK PRELIMINARY PL Hearing Date: November 13, 2012 Report to the Hearing Examiner LUA1Z-077, ECF, PP Page 11 of 11 5. The applicant shall provide fully sight obscuring screening landscaping along the perimeter of Tract A. A landscaping plan shall be submitted for review and approval by the Current Planning Project Manager prior to Construction Permit issuance. Screening landscaping shall be required to be installed and inspected prior to final plat recording. 6. The applicant shall comply with the seven conditions included in the stormwater adjustment granted by the City of Renton Surface Water Utility Supervisor dated August 16, 2012 (Exhibit 18). HEX Report 12-077.doc , . • ! I 6 j ~ ~ o ~ NE 1/4 SEC nON 14, TOltNsHIP 23 N, RANGE 5 E, W.M •. Sfb_ I ~-__ dLWlllTi~lu.LJ w--V I 0~ --f---~,~r-_ ' , r-[C ~ ---c i~ !!! r-IE J I1T I! ! 1 IsJJ.. ib +-1 1 IT-~=ritD ~ I' 'I 1U 1llllb= n 1 I J;::;:::!!l:-'''5r-5r-;=;:::;i , , ,----,1 I r,~ ~; -r--F, !-H1r---Ie In ,I I I r--I I H H1 1 r-1'6 I' ~H-'~~f---, i-F -F --sIC'~1 ~ , ! III ~ I!c- ,-~~I _ 1 1_ 1 , ~ :r I ' Ik ! II~ r-11f=' J 1 'I , =:!! I tit-" ~t::= , I ~ I,! ,; ~r ij -~"Jt -I _~ / I I I I 1 lii "@'~'~!J~;f I 1 I I lif ITIFfl\~ li~Rr City Of Renton Planning DiViSion SEP -<12012 ' IRl ~ ([;~ §fJf~ /t)) --, ~~-... ---...... -... ,-- II >lID 1 • "", ""'-"""-..,.."'" I . __ 'a I.~ DR. STRONG CONSUl.. TlNG ENGINffRS ------"'-.... --.. -~--... --- -.. ...,;;; -,. ~ 8._, I ,"''''' I Am CITY OF ~ ~ R~NTON I .:'::' .. ! ~ ~~ W.,ru ""'" SADOLEBROOK PRELIMINARY PLAT NEIGHBORHOOD DETAL MAP al'1 ... rrl_l-,... -- IEXHJrBJrT 2 ~ NORTH -~ t.....:t...:.T ,. , ....... _ .. ~; a a gs l.(j -..J 8 (;j ~ ::s t- ~ >.. Q:: ~ ~ -....;;: lij 2: • . . I ,i "I, " ,j '" I, " )jOO~831aa'v'S , , II , , , , II , , il , , , !i (9) ~ i -~5 , I b "" I , '. -;11 !J . , , .... 1 .... ~ i ... !5 , Ii ~) i , : ! . _ ........ _--_._ ...... - , "! >lOO~83laaVS ...... ......,-... i!! ---_.- I I ! ! . '" I 0 I ~ -' 0 0 -< Vl 23 N. RANGE 5 E. w.M. . .. ' .. ",.". ' , ' ",j !J I I -I' I ' / I I I "" I ............ 'ul '-." 7 \1 I . . '" :,;t:::;.~ " I 1 1 r 6 1 1 ,/ 5 1 4 1 I"" 1 , I' "....... '1' 1 1 1 ' 3 ... '. I I u<tn"".. I I \~."u,,_. .... : I -;j~f ~ '_",-n U" i" -' , r -~"1 I ' ' " 1 1 -:t""' ", ,I 1 1 1 1 r~-' 1 I -\,' L,--_....J. L_-r~ ~ L ",' L I I I. I .: I , ----L ____ ..J L ____ ...J Li --_...JIL_ :"'i:;~I~",t~ ~~f~t ....... ~ .~,_~ ~ 7p " ;-, .... , , .. "",,, .. ;m "'."'''' .. "", .. ··...,···Ilf·_ O.R.STRONG CON$!A.1ING ENGINEERS _ ... -... -----. __ ._- ~II-- 10 1 I 11 1 r.ron-' I 1 1 1 1 L ____ .J rEXHlIBIT 5 ---, 1 1 13 1 F.rll£v. w. I City of Renton Planning Division 1 1 CITY OF RENTON ~.r-_o.,l n=......c ,,-""'" ~''''"''''-1. @ NORTH -~ ra 'WIH l.JW5(JI'f IUmt "., rt.ANf 5CH'VIU ~~-'''''''''- W(j)-=:"'-:~'-"- ® M .. _,"""""""'" r::zy-p~-../mtI.A.5rl ...., ~ ...., " I,~""'" flU I YiU.-.ot'P I'LJNro\O'ot;. " I.~Hai I'lU/WU~ ftHIr-lO'Ot;. " 6' ,,_ I'lU I WU«4Of1l , 6'" _ flU I l'ofUilI:/NlW @ c....~ /wtlEtroJv.E " ' ..... flU I Wll.ft'lmfl) @) c.n.. oItW'nl mJI\W'.i tu::iWXtl' " ,-1'lU/\\f.U.~ @ /ftrl<lca!l.nll:./PlO't:llnM'II:IU .. ' ..... J'\U/WU~ W"'W'"i'J.¥J 1Wu. ........... /1'mIU "" ' .. I'lU I \\l'U.«.'IUW PLJNr!l6"OL ~N..rtT~L_ ,. I1I1 ~ 1.1 5 4 ',4110 s.r. F:rct.£Y. """"~ ~_s.r. For Elfl'. """"0 ~.J.ti"--- ~ QJt ~ 10 ',4;]7 s.r. f.r nev. !IOIi.O 11 §,4~s.r. r.rct.£Y..-.o @l'LHJnt<:<N:!'.:?fA\JNCi""fAl 12 13 9.41J S.F. r.FUCV. ~o !.tNJXtif tprES · ... ·~~'za:=t~~a ... - """,,""' .... "" ~ ~=-nl3:::::~===-...=;."rl:i~ ~~--.---"'-.... -~'''''' ........ ----.. __ .--. ... _-_ .. _-_ ..... -- =:.~--=r::..:r...-. .. --... '-""'--..--.. ~~.-.. ... -.... -....... ""'--... .. .-. ... .. ra::m.L'UI...-:"Q!;.Y...I'\I3i: ~,~ .... - _ ................ '·lIlll!l~-...... ..-. __ ·_ ... r_--_- =-7.':1~':."IIo. .. ..:"..::r.'iII".;.,":I.&·-.,--.. . _ .. _--_ .. _- t:...... ............ ----- City Of l1'el'1(t&::J Planning o .... l'v,~, ...... ........... -._., .. _ ... _ ................ -............ --.. ............. _-_ ........ ---"'-"-... z.=...~~.--... -~---SfP -42012 ·.~~sr~1~~~-~ ...... ·~~""i::s~~~~':../f})fN " .... ~~.a:it. ...... e:: .......... ......v~~ ,.-------. EB n~~ "'!/' § o L ~ " .. '. I>afH , :II H LA-OI 3iMIofi EXIHIIBIT 6) 8 c: o c ..., .2 c: .!!! (I) .~ a:o ..... Ol o .>= >.E .... til On.. • • i ! I I i 5 I ~ o o -< (/) --,::.:: ~>e~::'~~l1r,U OoOI"""",-OOp-.r,,,PIgI 1-800-424-5555 --..-~.,....,. \D,III'JCI.DI\"" &~ D.n.STRONG CONSULT1NO ENGtNa:RS --:==:::::;;:-~. NE 1/4 SEcnON 14, TOWNSHIP 23 N, RANGE 5 £. w'M .• 9 ..... u FTlJft-. 11 l_U uno:_ • City of Renton Planning Division ..,. 12 GENERAL NOTES; 2 ...... U T.Fruv.~ ... -.., .... ,., ~'. -<.JII' __ -..:r -.., _ .. , u. _ .... __ '~-"a.t._III __ ..... _ .. ..,...."-. __ . -,." ... _--_ ....... _H __ _ ~-~ ". ""'"' ~.m. .. /a_sr. UAR-' I I I PREUMINARY SITE: VOLUME CALCULATlOfVS CITY OF ReNTON =-~-, ~­~-, ~­~-..... ...... uu"" • .... __ CoolaOA ___ ... _._ =-=~_"7~= SADDLEBROOK PRELIMINARY PLAT CONCEFTUAl GRACING PI.Nf Iij-;:'I is --- n'"::::::::_\' IEXIHI ][!fUll" 8 ® ~C>RTH -~ ~ '""",·111" . ot-lI-12 I 5 I ~ ~ o ~ '" ... ,-= ~·~~"',L ..... !I ~,. :~.:'7.o;: f4fJ:itW -,~----, • D.R.STRONG CONSULrTNG ENGINF:ERS --_ .. _ ... -.-_::::::".::- N£ 1/4 S£CTlON 14, TOWNSHIP 23 N, RANG£ 5 £, W.M .. r---- 5 I I I uaro._. I I L ____ --' 4 UIWI_' I I I I I I I I 9 I 104 11 III I ,.1' ...... -. I I ,.FlU>< • I ,...-..... _. I I I. I I I I I I 1\ I I I I I L-i.~ __ .J "",-.cci-.J L ____ .J -'--. 12 " ....... _. .1"11 13 City of Renton Planning Division -,. = -,: I 0011: I ....... 1-"" IEXHIBIT 9 I I I I I I I I I I I I SADDLEBROOK PREUMINARY PLAT U1U11ES PIN< IlENEIIAUZED @ NOR.TH --L..J' ~ '""",,0."". Q&-Zf--1! ~'. 'IAI-ININNNPlfl ! , , ~ i '" ~ '" ~ 'i! I Ilh~: J I I i _~I _Li, ---'-!-----.L-----'----~ )!OO~831aavs c: c: o 0 ..... -c: .!!J cv .~ cr:a .... OJ o .s c: >.c: .'t:! .!P UQ ! ! :i I ~!I ~ 1.1 I"TT' , , , 'j """...,J<>I1I q~ r:: !!,II i o c: ....... 2 ,l !iI, r:: .!!! (!) .2: :0" cr::a "" '-'" ..... 0, '" o ·s I .£1 fb ~ v, , , 111"( 1! ()Q n < • II • • Flir I-~z ! ! "III ,I ~21 : . .... z '! _w I. II'i ,1 u" II 'I' ~f !_ '1 .U'" I I a I , : ~ , l , I , , , , , , , I , , , , , , , I , , , : ! , I , I , I , I , , • , ': ; " " ,. :1 , , , , ! , , I , ! , , '" , bl , , I '" • , I • , ~ , , '" , , !:5 '" ! '" is tro ~.~_ .. -:.; , :;; , ~ , ! , , , , , , .~ , , , • , , , , , , , , , , , \I ! I J , I I \ I I , , I , , , , I I, I • I , ; , , I I , , , , 1 , , ! , • , I i t I I )jOO~831aOVS _ ........ ...-. --,----_ ..... _- ,~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ f;;l ~ F;;l FQ f:Q ~ ~ ~ ~ ~ ~ ~ ~ f:Q ~. ~ ~ ~ ~. @ ~ ~ ~ @ ~ ~ .. ~ @ ® .~ i ~ SADDLEBROOK PLAT TRAFFIC IMPACT ANALYSIS CITY OF RENTON Prepared for Mr. Justin Lagers PNW Holdings, LLC. 9675 SE 36 th St., Suite 105 Mercer Island, WA 98040 Prepared by 11410 NE 124th St., #590 Kirkland, Washington 98034 Telephone: 425.522.4118 Fax: 425.522.4311 August10,2012 City of Renton Planning Division SEP - 4 1011 &J p~S) t..i fiaures) O/ld one-append IX TECHN~CAl ~NFORMATION REPORT , for SADDLE BROOK Preliminary Plat 13426156" Avenue SE Renton, Washington DRS Project No. 12040 Renton File No. Owner/Applicant PNW Holdings LLC 9675 SE 36 th Street, Suite 105 Mercer Island, WA 98040 Reporl Prepared by -) D. R. STRONG Consulting Engineers, Inc. 10604 N.E. 38th Place, Suite 232 Kirkland WA 98033 (425) 827-3063 Report Issue Date August 27,2012 Y l ~ ond l h<j \)(1:.-3 ©2012 o. R. STRONG Consulting Engineers Inc. City of Renton Planning Division SEP - 4 1011 PREPARED FOR PNW HOLDINGS, LLC June 28, 2012 Revised August 21, 2012 -=::::;:--' c ~ ::::> Stephen H. Avril Staff Geologist Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT SADDLEBROOK 13426 -156TH AVENUE SOUTHEAST RENTON, WASHINGTON ES-2441 Earth Solutions NW, LLC 1805 -136th Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 - ~ ~~ I L\ ~(O-\)V\ \0.-S I o,nd 2.. AVPcncl ic-e~, (- Greenforestlncorporated Consulting f.\rborist 8/27/2012 Justin Lagers PNW Holdings, LLC Director of Land Acquisition & Development 9675 SE 36th St., Suite 105 Mercer Island, WA 98040 RE: Tree Inspection; 13426 & 13430 156th Ave SE, Renton WA Dear Mr. Lagers: You contacted me and contracted my services as a consulting arborist. My assignment is to inspect and evaluate the condition of surveyed trees at the above referenced site. (Tax parcel nos. 3664500260 & 3664500261). You emailed me a topographic survey of the site showing the surveyed trees. I visited the site on 8/20/12 and inspected 60 trees indicated on the sheet, (See attached) and that are the subject of this report. Each parcel contains a single family residence, and both are located at the SW corner of the site, near 156th Ave SE. Most of the site is horse pasture, surrounded by scattered groups of trees. Some trees are off site, and are included in this report. TREE INSPECTION My inspection is limited to visual observation from the subject parcels. Trees off site were inspected from the subject parcel. Both health and structure were evaluated. A tree's structure is distinct from its health. Structure is the way the tree is put together or constructed, and identifying obvious defects can be helpful in determining if a tree is predisposed to failure. Health addresses disease and insect infestation. No invasive procedures were performed on any trees. The results of this inspection are based on what is visible at the time of the inspection. I identified the species of each tree, confirmed trunk diameter (DBH), estimated average drip line and rated the condition of each tree. 4547 South Lucile Street, Seattle, WA 98118 Tel. 206-723:0656 DEPARTMENT OF COMMUNI fY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) PROJECT NUMBER: LUAlZ-077, ECF, PP APPLICANT: Jusin Lagers, PNW Holdings LLC PROJECT NAME: Saddlebrook Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA EnVironmental Review and Preliminary· Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. PROJECT LOCATION: 13426 & 13430 156th Avenue SE LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code, These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 2, 2012. Appeals must be filed in writing· together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and.moreinformation may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: r a ,Administrator epartment Terry Higashiyama, Administrator Community Services Department October 19, 2012 October 15, 2012 } / 10/1 5JL----t~~-+-'::::=c4---- Mar Peterson, Administrator Date Fire & Emergency Services \ I -0 II'J5/0. C--'2.: \)\.-.. . "9 "7 r ~ C.E. "Chip" Vincent, Administrator Date Department o·f Community & Economic Development IDb!;? I ( Date Date DEPARTMENT OF COMMUI\. .. ( AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA12-0n, ECF, PP Jusin Lagers, PNW Holdings LLC Saddlebrook Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 13426 & 13430 lS6'h Avenue SE . The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall comply with the recommendations included in the Geotechnical Report, prepared by Earth Solutions NW LLC, dated June 28, 2012 2. The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final plat Recording or building permit issuance. 3. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. 4. The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. ERe Mitigation Measures Page 1 oil DEPARTMENT OF COMMUh .. Y AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES & CONDITIONS PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA12-077, ECF, PP Jusin Lagers, PNW Holdings LLC Saddlebrook Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for·a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. PROJECT LOCATION: LEAD AGENCY: 13426 & 13430 lS6th Avenue SE The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: . The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as Information only, they are not subject to the appeal process for environmental determinations. Planning: 1. . RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. ERe AdviSOry Notes Page 1 of 3 6. Tlje applicant shall erect anc )intain six foot (6') high chain link terr. ary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Plan Review -Water: 1. A water availability certificate is required from Water District 90. 2. Domestic service and fire service are required to serve the proposed development. 3. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1;500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings, and two hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections (also capable of delivering a minimum of 1,000 gpm). This distance is measured along the travel route. Plan Review -Sanitarv Sewer: 1. This site is located in the City of Renton sanitary sewer service boundary. 2. There is an existing 8" sewer main in Vesta Ave NE. See City of Renton sanitary sewer drawing #5-3338 for details. 3. There is an existing 8" sewer main in the Yakima Ave NE. See City of Renton sanitary sewer drawing #S- 3148 for details. 4. The conceptual utility plan shows how it will provide sanitary sewer to provide each unit with an individual sewer service line. The conceptual utility plan is approved. 5. This proposal is located in the Central Plateau Interceptor Area Special Assessment District (SAD 0034). These fees are $351.95 plus interest per unit, and shall be paid at the time a construction permit is issued and prior to recording the plat. 6. Sanitary Sewer System Development Charges (SDC) are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements: 1. The project shall be required to install curb, gutter, sidewalk, and street lighting on the full frontages of the parcel being developed .. 2. The street improvements on Vesta Ave NE (156'h Ave SE) shall be a 5-foot bike lane, curb 17 feet from centerline of right-of-way, then an 8-foot planter strip and a 5-foot sidewalk. Additional right"of-way not required. 3. The street improvements on Yakima Ave NE (lS8'h Ave SE) shall be 32 feet of pavement to allow for parking on both sides, curb 16 feet from centerline of right-of-way, then an 8-foot planter strip and a 5- foot sidewalk. Additional right-of-way not required. 4 .. The new internal street shall be extended the full width ofthe development, connecting to both Vesta Ave NE and Yakima Ave NE. The street shall have a 26-foot pavement section, allowing parking on one side, an 8-foot planter, and a 5-foot sidewalk in a 52-foot dedicated right-of-way. ERC Advisory Notes Page 2 of 3 5. Street lighting shall be per CI nt City of Renton standards and spec' tions. Residential standards include decorative lighting on black poles with 110 feet spacing is required internal and on 158th; Cobra type lighting will be required on Vesta. See City of Renton details. 6. Per City of Renton code, all lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. 7. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 8. Traffic mitigation fees apply; these fees are approximately $750 per lot. 9. Traffic mitigation fees of $8613.00 are required to be paid prior to recording the plat or building permit issuance. This fee is in process of being changed to an impact fee most likely effective 1/1/2013. Plan Review -Storm Drainage: 1. There are existing storm drainage facilities in both Vesta and Yakima Ave NE. 2. A drainage control plan designed per the King County Surface Water Manual 2009 was submitted. 3. The conceptual storm drainage plan addresses .how the roof runoff from the new lots will be handled. This site is located in the Flow Control Duration Standard Forested Conditions. 4. Surface Water SDC fees are $1,012 per lot if individually owned, or $0.405 per square foot of new impervious area if not individually owned lots. These fees are collected at the time a construction permit is issued. Plan Review -General: 1. All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half ofthe fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Fire and Emergency Services: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). Ifthe dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are no existing fire hydrants within 300 feet of the proposed new lots. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 3D-ton vehicle. with 322-psi point loading. Access is required within lSD-feet of all points on the buildings. PropertY Services: See Exhibit 8 for comment memo. ERe Advisory Notes Page 3 of 3 CITY OF RENTON ., . DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT.~P'LANNING OIVISION AFFIDAVIT OF SERVICE BY MAILING ... •. '. , On the 25th day of September, 2012, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application (NOA), Environmental Checklist, Reduced Site Plan documents. This information was sent to: ~~F.wf&!;~~~-~'!:'; " 1*'''' . ,.jj{>~' . ~~ '. liiarn.e:1 • ~'" if.;:Jik'~ij,lht.,· .' ffii) &l1.~~~ Agencies -NOA, Env. Checklist, Site Plan See Attached Justin Lagers, PNW Holdings LLC Applicant/Contact Michael J. Perry Owner 300' Surrounding Property Owners -NOA only See attached ,,"''''\\\\''\1 ~......... fif" .... ~ I, (Signature of Sender): STATE OF WASHINGTON # ~?t;~' ...... " ... e~~"'." "~' -..... " .~, ~ = "4.! i'1P.1f~' ._\ ~ ) ss ~ io ..... ~ 3 ~ S: ~u. (,t ~ 0 .... COUNTY OF KING) . ~ ~ "1I0~ ,,~J.t;., E , ~ dI:""" 8-2.~·'/ ~ : "'1. ":9-I'H.\\\\\"",,-,; #' .: I certify that I know or have satisfactory evidence that Stacy M. Tucker ~IIII I): OF \fIp.'O ,.$' signed this instrument and acknowledged it to be his/her/their free and voluntary act fo~tQft\~~~purposes mentioned in the instrument. Notary Phlic in and for the State of Washington Notary (Print):, ___ --=f..:.1.:..A!c..-..l.(2Jif.~@~' ~e/~ ___________ _ My appointment expires: ALLS (,...,J.. ().q I ;;(013 Saddlebrook Preliminary Plat LUA12-077, ECF, PP template -affidavit of service by mailing Dept. of Ecology .. Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 W5DOT Northwest Region' Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers ... Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers • Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. 5W Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 50uth Jackson Street KSC-TR-04.3l Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -larry Fisher' Muckleshoot Indian Tribe Fisheries Dept .... 1775 12th Ave. NW Suite 201· Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 _172"' Avenue SE Auburn, WA 98092 Duwamish Tribal Office ... Muckleshoot Cultural Resources Program ... 4717 W Marginal Way 5W Attn: Ms Melissa calvert Seattle, WA 98106-1514 39015172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division· Office of Archaeology & Historic Preservation· Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 S. Jackson.ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound.Energy City ofTukwila Municipal liaison Manager Steve lancaster, Responsible Official Joe Jainga 6200 South center Blvd. PO Box 90868, M5: XRD-01W \ukwila, WA 98188 Bellevue, WA 98009-0868 ·Note: Ifthe Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. ··Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing BECKMAN FRANCIS J JR BENTON MARK R+MIA E BRADY VINCENT J+SARAH E BECKMAN ROBIN J 125 YAKIMA AVE SE 6721 SE 2ND ST 15824 SE 133RD PL RENTON. WA 98059 RENTON. WA 98059 RENTPN • WA 98059 CAMDEN LLC CLAIRMONT KIMBERLIE J CONSERVATIVE BAPTIST CHURCH 11980 NE 24TH ST#200 13407156TH AVE SE 13232 156TH SE BELLEVUE. WA 98005 RENTON. WA 98059 RENTON. WA 98056 DANG ALEX+NGA TRAN EHLERT EILEEN FIORITO DON MICHAEL 6716 NE 1ST PLACE 6304 SE 2ND PL 6739 SE 2ND ST RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 FISCHESSER RUSSELL LOUIS+CO GO TIFFANY HAIR JARED L +LAURA S TAUTZ 6408 NE 1ST ST 118 UNDERWOOD PL NE 13422 156TH AVE SE RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 HIGH GWEN DOL YN+HIGH VICT HILL EDWARD J JR HILTON EDWARD W+NANCY J 13405 158TH AVE SE 13527 156TH AVE SE . 104 YAKIMA AVE NE RENTON. WA 98059 RENTON. WA 98055. RENTON. WA 98059 HUSSAIN MEHJABEEN SULTANA JOHNSON DAVID M JOHNSON WILLIAM 6747 SE 2ND ST 6725 SE 2ND ST 6802 SE 1 ST PL RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 LlU PETER+JOYCE LIVINGSTON DOUGLAS A+HOLL Y LUCAS DENNI$ C+MARICRIS A 14765 SE 56TH ST 113 UNDERWOOD PL NE 6740 SE 2ND ST BELLEVUE. WA 98006 RENTON. WA 98059 RENTON. WA 98059 MAHAL BALRAJ S+JASWINDER K MILL CHARLES V+ NACU-PALANCIUC DANIEL C+DIA CATHERINEM 13436 156TH AVE SE 13434156TH AVE SE 120 YAKIMA AVE NE RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 NGUYEN KHOA+TRANG NOON VICTORIA L OH VINCENT J+SARAH H 105 UNDERWOOD PL NE 6726 SE 2ND ST 6722 SE 2ND ST RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 OSGOODBY ALAN G OSGOODBY BRUCE SHANNON OSGOOD BY JR BRUCE S 159 YAKIMA AVE SE 13456156TH AVE SE 6570 SE 2ND PL RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 OYER RUSSELL J 13422158TH AVE SE RENTON ,WA 98059 PERRY MICHAEL J 13426156TH AVE SE RENTON, WA 98055 SAMUEL MATHEW 6743 SE 2ND ST RENTON, WA 98059 TAYLOR RONALD J+DOLORES R 103 SW 108TH ST SEATTLE, WA 98146 YAN SIMON CHI MAN+KIM LIN 6733 SE 2ND ST RENTON, WA 98059 PENTIN ANTHONY R+AMY L 13325 156TH AVE SE' RENTON, WA 98059 PICENO GERARDO+KATHERINE 15519 SE 133RD ST RENTON, WA 98059 SEERY JENNIFER A 6733 NE 1ST PL RENTON, WA 98059 TENNELL EDDIE Z+NANCY L 15511 SE 133RD ST RENTON, WA 98059 PERRY MICHAEL C/O TRUST ACCOUNTING CENTER PO BOX 730 ANACORTES, WA 98221 RENTON CITY OF 1055 S GRADY WAY RENTON, WA 98055 SULGAONKAR ANOSHLAL +JYOTI 15808 SE 133RD PL RENTON, WA 98059 WILLIAMS JULIE A 6407 SE 2ND ST RENTON, WA 98059 PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: August 16 , 2012 TO: Arneta Henninger, Plan Reviewer , . FROM: U~-Ron Straka, Surface Water Utility Supervisor, x7248 STAFF CONTACT: Hebe Bernardo, Surface Water Utility Engineer, x7264 SUBJECT: Saddlebrook Plat Adjustment 2012-03 The City of Renton Surface Water Utility has completed review of the adjustment request for the Saddlebrook Plat in accordance with City adopted 2009 King County Surface Water Design Manual (KCSWDM) and City Amendments to the 2009 KCSWDM. Our review of the information leads us to understand that the applicant's engineering is requesting an adjustment from the 2009 King County Surface Water Design Manual to core requirement #1 (section 1.2.1), Discharge at the Natural Location. Our review of the information provided by the applicant engineer on August 13, 2012, provides the following findings: 1. The proposed project has not completed the process preliminary plat approval or SEPA review. 2. The site is located in two existing parcels (3664500260 and 3664500261) with a total area of 4.36 acers. Parcels are situated atop a ridge and discharges runoff into two subbasins. Tributary Drainage Area (TDA) West is approximately 1.78 acres and discharges to 156th Avenue SE while TDA East is comprised of the remaining 2.58 acres and discharges to 158th Avenue SE. The discharge elevation ofTDA West is approximately six feet lower than that of TDA East. These two flowpaths converge at a point approximately 3,000 feet downstream of TDA West and 4,900 feet downstream of TDA East at the corner of 156th Avenue SE and SE 144th Street (convergence point). 3. The proposal is to collect much of the runoff from the project site (4.36 acres) and direct it to a single combined detention and water quality facility located iri the west portion of the site. The allowed release would then discharge through an existing conveyance system into the right-of-way of 156th Avenue SE where it continues to go south and converges with TDA East in SE 144th Street. Jan lilian Page 2 of 4 August 16, 2012 4. No downstream analysis has been completed and submitted to the City for review. However, a preliminary field recognizance ofthe downstream drainage· system was completed by the applicant and applicant's engineer. Findings were discussed in the adjustment letter. Preliminary analysis demonstrated that the downstream path from TDA West is mostly comprised of a constructed conveyance system from the site to the convergence point. This conveyance system is made up of grass and rock-lined ditches as well as culverts, pipes, and catch basins. 5. King County drainage complaints in the area were reviewed and the basin draining to the conveyance system was determined using King County iMAP. This resource review revealed an overall basin size of approximately 73.5 acres and no relevant drainage complaints in the last 15 years downstream of the Site. 6. To analyze the impact of the discharge rate, the King County Runoff Time Series Software was used to examine the overall site in a forested condition, TDA West's existing condition, and the 73.5 acre basin in a forested condition as well as a full build-out condition (undetained, based on KCSWDM Table 3.2.2.0 for 4.0 DU/GA, 42% impervious). TDA West (in its existing condition) generates approximately 0.29 cfs of runoff for the 100-year return interval. The total site, when analyzed for the forested condition, will generate approximately 0.35 cfs of runoff for the 100-year return interval. The existing conveyance system downstream of the proposed plat would receive a net increase in runoff of 0.06 cfs, which is less than 0.1 cfs. The total drainage basin currently generates 5.93 cfs and 23.59 cfs, for forested and build-out conditions assuming no flow control, respectively. Based on these understandings, findings, and per section 1.2.1 of the 2009 Surface Water Design Manual as amended by the City, the adjustment to allow the diversion of runoff to a single combined stormwater flow control and water quality treatment facility draining to SE 156th Avenue is approved with the following conditions: 1. A level one downstream analysis in accordance with section 1.2.1 of the 2009 KCSWDM as amended by the City shall be submitted to the City for review. Based on this analysis, the City may require the completion of a downstream analysis and/or improvements to the downstream system. H:\File Sys\SWP -Surface Water Projects\SWP-27 -Surface Water Projects (ClP)\27-3129 Renton Stormwater Manual\ADJUSTMENTS\2012\2012-3 Saddlebrook.doc\HBah Jan lilian Page 3 of4 August 16, 2012 2. The proposed combined detention and water quality treatment facility to be constructed on the northwest corner of the site shall be designed as a level 3 flow control for the entire site in using the two basins as the existing (forested) site conditions. The stormwater facility shall be designed in accordance with section 1.2.3 ofthe 2009 KCSWDM. 3. Surface water discharge from the west basin is required to follow its existing drainage course. 4. Water quality treatment in accordance with section 1.2.8 of the 2009 KCSWDM shall be provided for all targeted surfaces prior to discharging from the site. The water qualityfacility shall be sized based on the entire proposed subdivision draining to the facility including any required frontage improvements. 5. The release rate from the detention facility will be based on all ofthe tributary area being directed to the facility. 6. The volume of the stormwater detention facility shall be based on all flows directed to the facility at full development under current zoning. The detention volume shall be sized using Level 3 Flood Problem Flow Control Standards in the 2009 KCSWDM. The pre-developed condition runoff rates for the sizing of the facility shall be based on the entire site using forested as pre-developed site conditions. The TIR shall include all required documentation detailed in chapter 2 of the 2009 KCSWDM for the sizing of the facility. 7. Additional storm drainage requirements identified by the City of Renton as part of the SEPA review process or preliminary plat approval may apply to this project. Please note that the approval of this adjustment does not relieve the applicant from other conditions.that may be stipulated in future city, state, or federal permits/requirements. Notes to applicant: 1. All lots within the Saddlebrook Plat are required to provide flow control BMPs in accordance with figure C.1.3.A of the 2009 KCSWDM. Flow control BMP credits in accordance with section 1.2.3 of the 2005 KCSWDM may be used to reduce the size of the required flow control facility. The feasibility to implement full dispersion BMPs and full infiltration BMPs shall be verified first. If implementation of full dispersion BMPs and full infiltration BMPS are not feasible alternatives, then any of the BMPs listed in figure C.1.3.A shall be provided. The selected flow control BMP to be implemented on each lot shall be shown on the construction plans. Drainage calculations for the sizing of the proposed BMPs to be constructed on each lot shall be included in the TIR. H:\File Sys\SWP -Surrace Water Projects\SWP-27 -Surrace Water Projects (CIP)\27-3129 Renton Stormwater Manual\ADJUSTMENTS\2012\2012-3 Saddlebrook.doc\HBah Jan lilian Page 4 of4 August 16, 2012 Construction of the proposed flow control BMPs may be differed for construction on the lot at time of building permit. If you have any questions about this adjustment, please contact Hebe Bernardo or me. Attachments cc: lys Hornsby, P .E., Utility Systems Director Kayren Kittrick, Development Engineering Supervisor Vanessa Dolbee, Planner File H:\File Sys\SWP· Surface Water Projects\SWP·27· Surface Water Projects (CIP)\27-3129 Renton Stormwater Manual\ADJUSTMENTS\2012\2012-3 Saddlebrook.doc\HBah OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DN5-M) POSHD TO NOTIfY INTERESTED PERSONS Of AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: lUA12.(J77, rCF, PP lOCATION: 1!IUi" UOO 156"' A'""UI SE O£SCIUPTIcm: Thl IppllClnt I. ""uI"'In, SEPA frml'1lnmonlll R",Ilw Ind p •• llml .... rv Pllt .~~.ooal for I 14 1010 and 1 .tonn d"I"a,1 \!'at'! lubdJvhletn Iocat~d In t/>I Re.lde"tl.I. ""t du/" 10"., Thl Ippl'c.otlon Inc1udu two IOU .ddr ... 011 nll0 So 13<126 15'th Annu. SE wIth I lInd .... 01119,61) I~UI'" I .. t (4.)5 IQ""~ Thl lots rl"'" In .'nlrom g,~ <qUI .. feet to 11,1l7 .qu ... f.ot ... ullll\llin I ""t dlnslty of 1.1' d ..... !lil\ll units ..... "(rI. Thl .ltl contains two e.I.lln& bu1ldln" to b. removed. Acceu to th •• 1to ...... Id". viii " .... public ..... d, 'R~d A' which WOuld cannlct Y.~lm. "'vonul NE (lSlth A.I"UI Sf) to VllbA .. lnul NE j156tk AVI"UI SE). Nlw Irontl,1 Imp.ovements would bl p.ovld01l .,,,,,, lS6th An Yo hklrna ..... Inul NE, and the nlW Rood A. Th ... orl rIO crltl ... 1 "'" IotIt'" Dn tho olto. Elrht sl,"'fltlnt tr ••• ban be." propo •• d to b. rltal"ed Df tho U louted on ,ltl. To pr.,.. .. the ,III Ipp.o.'motely 8,671 .ublc ,ltd. of .... t .nd 5,616 cubic V.rd. 0111111. pro"",ld. The Ippllnnt .ubmlttld I stonnwot .. r.port, 'eDle<hnlcll "port. Ind I t",fIIe study willi thl Ippll""tlOJI. THE CITY Of RENTON ENVIRONMENTAL IIEV1[W COMMITTEE (EIIC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT AOVER5E IMPACT ON THE ENVIRONMENT. Appeill. of the .",vlro"",.",tal determination must b. filed In wrltlnl on Dr belor. 5:00 p.m. on November 2, 2012, loeethor with the required fn wlth~ Helrln, Eumln .. , CIty of Renton, 1055 S<N.Ith Grldy Way, Renton, WA 'B057. Appili. 10 Ih. Eumin" or. lovernld by City of RMe .011·110 and Informatlcn r'e"dln,ln. ,ppell prote .. may bl obt.lned from the Renton Oty Clerk'. Offiu, (425) 410-'i510. A PUBLIC HEARING WILL liE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMIIEf1.5 ON THE 7TH FLOOR Of CITY HALl, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON NOVEMBER 13, ZOU AT 10:00 AM TO CONSlDER THE PIIHlMINARY PlAT. IF THE ENVIRONMENTAl DETERMINATION ISAPPEAl.ED, HIE APPEAL WilL BE HEARO .1.5 P"'I\T OF THIS PUBUC HEARING. ~~rJ'~ I~--::-T--u"--r 1 '~~j~rl!I~~1 ~ ~i~7 1== .-=~.~:a.N I [ ~.I ~~ i , -,-=.cL.::,jU I' n~lJ I '''I 11_",v,,,I'.'A~':" '~:"IC"I _ ""~I----T;fl-:"~~V~Jr 11= '"" I '". I '" I' ~"'f.!",/,;;r-n I , ,f " CERTIFICATION hereby certify that _S=-_ copies of the above documeni: ...... <--conspicuous places or nearby the cribed property Date: IDII~J(u STATE OF WASHINGTON 55 COUNTY OF KING I certify that I know or have satisfactory evidence that "'6 r"CL"'~G-\-\Q\\- signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. dOlL 1-{ cA {., h Notary Public h~nd for the State of Washington Notary (Print): H,;.1 My appointment expires: __ ---c4 .... ' .,O,...I • .,SU.J_--,r1",,-,"lj-} "'Q""O..;.I"'-l ____ _ 'I OF ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Saddlebrook Preliminary Plat PROJECT NUMBER: LUA12-0n, ECF, PP LOCATION: 13426 & 13430 1561h Avenue SE DESCRIPTION: The applicant Is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located In the Residential 4 net dulac zone. The application Includes two lots addressed 13430 & 13426156th Avenue SE with a land area of 189,683 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting In a net density of 3,86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect Yakima Avenue NE (158th Avenue SE) to Vesta Avenue NE (156th Avenue 5E). New frontage improvements would be provided along 156th Ave SE, Yakima Avenue NE, and the new Road A. There are rio critical areas located on the site. Eight signlficant trees have been proposed to be retained of the 36 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards of flll Is proposed. The applicant submitted a stormwater report, geotechnical report, and a traffic study with the applicatIon. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERe) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 5:00 p.m. on November 2, 2012: together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING Will BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCil CHAMBERS ON THE 7TH FLOOR OF CITY HAll, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON NOVEMBER 13, 2012 AT 10:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL Will BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION II PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. II Denis Law Mayor" October 17, 2012 Departme~t of Community arid Ec~~~mic Developnie~t , 'C.E."Chip':Vincent, Admi~istr~tor Justin Lagers' PNW Holdings LLC 9675SE 36th ~treet#10S Me'rcer Island, WA 98040 ' ,. ".. SUBJECT: ENVIRONMENTAL THRESHOLD (SEPAl DETERMINATION saddlebroo,~ Preliminary Plat, LUA12:077, ECF, PP', Dear Mr. Lagers: This'letter is written on behalf of the Environmental Review Committ'ee (ERe) to advise you'that they' have completed their review' of the subject proiect and ha~e issued a thresh'old Determination of Non-" Significance-Mitigated with Mitigation Measures: Please' referto the' enclosed ERC Report and Decision, Part ,?-, Section B for a,list of the Mitigation rvi,easures. ' , A public hearing will be held by theR~nton Hearing Examiner in the Co~ncil Cha~bers on the seventh , , floor of City Hall, 1055 South Grady Way;Renton, Washington, on November 13, 2012 at 10:00 a.m. to "consider the Preliminary Plat. The,applicant or representative(s) of the applicimtis required to be , ' , 'present althe public hearing. A copy ofthe staff, recommendation will,bemailedto you prior to the hearing. if the Environmental Determination is appealed, th~ appeal will be heard as part of this' public 'hearing. ' , " " , Appeals of the environmental determimition must be filed in writing ori orbefore 5:00 p.m. on November 2, 2012, togethe'rwiththe required,fee with: Hearing Examiner ,City of Renton, lOSS South, Graay Way, Renton, WA 98057. Appeals toJhe Examiner are governed by RMC 4-8-1io a'rid additional information may be obtained fro'mthe Renton City Clerk's Office, (425)430-6510: .',' ' ',The preceding inf~rmation will assist youin pla~ning forimpl~meritationofYOur project a~d enable you to exercise your appealr;'ghts more fully. If you have any questioris or'desire clarification cif the 'above,' please'call me at (425) 430-7314.' " ", ' For the En'vironmental Review Committee, ~-Do/~ Vanessa Dolbee, Senior Planner' Enclosure cc: . Michale J. Perry / Owner{s) Charles Mill &, Cathy Deeri'ng l Party!ie,) of Record Renton City Hall. 1055 South Grady Way • Renton, Washington 98057 .. rentonwa.go~ ( Department of Community and Economic Development October 17, 2012 . Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 C.E. uChip" Vincent, Administrator Subject: ENVIRONMENTAL (SEPAl DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERe) on October 15, 2012: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: Saddlebrook Preliminary Plat PROJECT NUMBER: LUA12-0n, ECF, PP LOCATION: 13426 & 13430 156'h Avenue SE DESCRIPTION: . The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 2, 2012, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7314. For the Environmental Review Committee, Vanessa Dolbee Senior Planner Enclosure Renton City Hall • lOSs South Grady Way • Renton, Washington 98057 • rentonwa.gov Washington State Department of Ecology Page 2 of2 October 17, 2012 cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Paiooki, WSDOT, NW Region l.arry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA12-077, ECF, PP Jusin Lagers, PNW Holdings LLC Saddlebrook Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review and Preliminary· Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. PROJECT LOCATION: 13426 & 13430 156'h Avenue SE LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 2, 2012. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zim r a ,Administrator Public Works epartment Terry Higashiyama, Administrator Community Services Department October 19, 2012 October 15, 2012 10 /1 S JI7.,~ ....:/,-I-'~~I-,'=~\--__ , • Mar Peterson, Administrator Date Fire & Emergency Services io/rsjo. ~'~"~":Adm:;L, Date Department of Community & Economic Development /ok;;? 7 7 Date Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA12-077, ECF, PP Jusin Lagers, PNW Holdings LLC Saddlebrook Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 13426 & 13430 156th Avenue 5E The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall comply with the recommendations included in the Geotechnical Report, prepared by Earth Solutions NW LLC, dated June 28, 2012 2. The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. 3. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. 4. The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. ERe Mitigation Measures Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES & CONDITIONS PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA12-077, ECF, PP Jusin Lagers, PNW Holdings LLC Saddle brook Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for·a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. PROJECT LOCATION: LEAD AGENCY: 13426 & 13430 156'h Avenue SE The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between ·nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. ERe Advisory Notes Page 1 of 3 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Plan Review -Water: 1. A water availability certificate is required from Water District 90. 2. Domestic service and fire service are required to serve the proposed development. 3. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square'feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings, and two hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections (also capable of delivering a minimum of 1,000 gpm). This distance is measured along the travel route. Plan Review -Sanitary Sewer: 1. This site is located in the City of Renton sanitary sewer service boundary. 2. There is an existing 8" sewer main in Vesta Ave NE. See City of Renton sanitary sewer drawing #S-3338 for details. 3. There is an existing 8" sewer main in the Yakima Ave NE. See City of Renton sanitary sewer drawing #S- 3148 for details. 4. The conceptual utility plan shows how it will provide sanitary sewer to provide each unit with an individual sewer service line. The conceptual utility plan is approved. 5. This proposal is located in the Central Plateau Interceptor Area Special Assessment District (SAD 0034). These fees are $351.95 plus interest per unit, and shall be paid at the time a construction permit is issued and prior to recording the plat. 6. Sanitary Sewer System Development Charges (SDC) are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements: 1. The project shall be required to install curb, gutter, sidewalk, and street lighting on the full frontages of the parcel being developed. 2. The street improvements on Vesta Ave NE (156'h Ave SE) shall be a 5-foot bike lane, curb 17 feet from centerline of right-of-way, then an 8-foot planter strip and a 5-foot sidewalk. Additional right-of-way not required. 3. The street improvements on Yakima Ave NE (158'h Ave SE) shall be 32 feet of pavement to allow for parking on both sides, curb 16 feet from centerline of right-of-way, then an 8-foot planter strip and a 5- foot sidewalk. Additional right-of-way not required. 4. The new internal street shall be extended the full width of the development, connecting to both Vesta Ave NE and Yakima Ave NE. The street shall have a 26-foot pavement section, allowing parking on one side, an 8-foot planter, and a 5-foot sidewalk in a 52-foot dedicated right-of-way. ERe AdviSOry Notes Page 2 013 S. Street lighting shall be per current City of Renton standards and specifications. Residential standards include decorative lighting on black poles with 110 feet spacing is required internal and on lSSth; Cobra type lighting will be required on Vesta. See City of Renton details. 6. Per City of Renton code, all lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. 7. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. S. Traffic mitigation fees apply; these fees are approximately $750 per lot. 9. Traffic mitigation fees of $S613.00 are required to be paid prior to recording the plat or building permit issuance. This fee is in process of being changed to an impact fee most likely effective 1/1/2013. Plan Review -Storm Drainage: 1. There are existing storm drainage facilities in both Vesta and Yakima Ave NE. 2. A drainage control plan designed per the King County Surface Water Manual 2009 was submitted. 3. The conceptual storm drainage plan addresses how the roof runoff from the new lots will be handled. This site is located in the Flow Control Duration Standard Forested Conditions. 4. Surface Water SDC fees are $1,012 per lot if individually owned, or $0.405 per square foot of new impervious area if not individually owned lots. These fees are collected at the time a construction permit is issued. Plan Review -General: 1. All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Fire and Emergency Services: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are no existing fire hydrants within 300 feet of the proposed new lots. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 2S-feet inside and 4S-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle. with 322-psi point loading. Access is required within 1S0-feet of all points on the buildings. Property Services: See Exhibit 8 for comment memo. ERe Advisory Notes Page 3 of 3 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM September 26,2012 Vanessa Dolbee Bob Maconi0 Saddlebrook, LUA-12-077-PP Format and Legal Description Review I have reviewed the above referenced final plat submittal and have the following comments: Note the City of Renton land use action number and land record number, lUA-12-077- PP and lND-10-0493, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Please note that the King County Benchmark 3744 is City of Renton Mon # 2103. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-100. Note the date the existing city monuments were visited and what was found, per WAC 332-130-150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. h:\fiIe sys\lnd -land subdivision & surveying records\lnd-IO -plats\0493(saddlebrook)Irv120926.doc Page 2 of3 09126/2012 The lot addresses will be provided following the initial final plat submittal. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. Do not show the building setback lines on the proposed lots. Setbacks are determined at the time that building permits are issued. Note the research resources on the plat submittal. Note i!l! easements, covenants and agreements of record on the plat drawing. A pertinent approval block is also needed for the King County Assessor's Office. Provide signature lines as required. Do not show density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to' others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s} are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s} for the associated document(s} (said documents recorded concurrently with but, following, the plat need to be referenced on the plat drawings. h:lfile sysllnd • land subdivision & surveying recordsllnd-IO -plats\0493(saddlebrook)1rv120926.doc Page 3 of3 09/2612012 All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner at final plat submittal. Project Manager: Vanessa There needs to be language regarding the conveyance of the Tract 'A' created by the plat; please check with the Storm water Utility to see if they will require that the City be the owner of Tract 'A' if not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership of Tract 'A' (the detention/wet vault area) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract 'A' is hereby granted and conveyed to the saddlebrook Homeowners' Association (HOA) for a detention/wet vault facility. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities .. Otherwise, use the following language on the final plat drawing: Lots 1 through 14, inclusive, shall have an equal and undivided ownership interest in Tract 'A'. The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Please discuss with the stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. h:\file sys\lnd -land subdivision & surveying records\lnd-lO -platsI0493(saddlebrook)1rv120926.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT TO: FROM: MEETING DATE: TIME: LOCATION: ENVIRONMENTAL REVIEW COMMITIEE MEETING AGENDA Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator Mark Peterson, Fire & Emergency Services Administrator C.E. "Chip" Vincent, CED Administrator Jennifer Henning, Current Planning Manager Monday, October 15, 2012 3:00 p.m. Sixth Floor Conference Room #620 Quendall Terminals -Draft EIS Addendum LUA09-151, ECF, SSP, SM, SA-M (Dolbee) Location: 4350 Lake Washington Blvd N. Description: The proposal is located adjacent to Lake Washington on 21.46 acres of Commercial/Office/Residential (COR) zoned property. The EI5 Addendum to the Draft Enviornmental Impact Satment (DEIS) issued December 10, 2010; evaluates potential impacts resulting from a new Preferred Alternative. Similar to Alternatives 1 and 2 in the DEIS, the Preferred Alternative is intended to be a mixed-use development. The Preferred Alternative would contain 21,600 square feet of retail space, 9,000 square feet of restaurant and 692 residential units. For those assumptions that have been modified under the Preferred Alternative, the updated analysis is included in the provided EIS Addendum. These elements include, Critical Areas, Aesthetics/View, Parks and Recreation, Transportation, Cultural Resources and Relationship to Plans and Policies .. Saddlebrook Preliminary Plat (Dolbee) WA12-0ll, ECF, PP Location: 13426 & 13430 156'h Avenue SE. Description: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,683 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net density of 3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect Yakima Avenue NE (158th Avenue SE) to Vesta Avenue NE (156th Avenue SE). New frontage improvements would be provided along 156th Ave SE, Yakima Avenue NE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 36 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards of fill is proposed. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director" D. Jacobson, Deputy PW Administrator -Transportation N. Watts, Development Services Director· l. Warren, City Attorney· Phil Olbrechts, Hearing Examiner D. Pargas, Assistant Fire Marshal" J. Medzegian, Council DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE: Project Name: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: Exist. Bldg. Area SF: Site Area: STAFF RECOMMENDATION: October 15, 2012 Saddlebrook Preliminary Plat LUA12-077, ECF, PP Vanessa Dolbee, Senior Planner Michael J. Perry, 13436 156th Avenue SE, Renton, WA 98059 Justin Lagers, PNW Holdings LLC, 9675 SE 36 th Street, Suite 105, Mercer Island, 98040 13426 & 13430 156th Avenue SE The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,683 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet, resulting in a net density of 3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road An which would connect Yakima Avenue NE (158th Avenue SE) to Vesta Avenue NE (156th Avenue SE). New frontage improvements would be provided along 156th Ave SE, Yakima Avenue NE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 36 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards of fill is proposed. The applicant submitted a stormwater report, geotechnical report, and a traffic study with the application. 1,780 SF Proposed New Bldg. Area (footprint): N/ A Proposed New Bldg. Area (gross): N/A 189,767 SF (4.35 Total Building Area GSF: N/A ac) Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). :~::=--:,,-, -1," _____________ 1 , ". _, _." .• "., J " .. ," . ",," .. ,< ,," ~ ,:::: : Mf;' .. I f 11.r~S~i I , ."'-:': ... , .~' r- .. 1. ::: ! i; / 11"{/ , .. .., "{1' : '. -,.. I '} f.f: I .. ""-'" '"'' -"" """","" -I ., H" i ': I""' i .... '" ----I Project Location Map ERe Report 12-077.docx City of Renton Department of Community & Economic Development SADDLEBRDOK PRELIMINARY PLA T Report of October 15, 2012 PART ONE: PROJECT DESCRIPTION / BACKGROUND Environmental Review Committee Report LUAl2-0ll, ECF, PP Page 2 of 10 The applicant is requesting Environmental (SEPA) Review in order to subdivide a 4.3S acre site into 14 single family lots and a tract for storm drainage, resulting in a net density of 3.86 dulac. In addition to the Environmental Review a Preliminary Plat has also been requested. The proposed plat would be located between Vesta Avenue NE and Yakima Avenue NE at 13430 & 13426 156th Avenue SE (Vesta Avenue NE). The site is bordered by single family residential development in all directions. The property is in the Residential Low Density (RLD) Comprehensive Plan land use designation and the Residential-4 (R-4) zoning designation. The proposed subdivision would result in 14 lots ranging in lot size from 9,400 square feet to 11,737 square feet. Access to all lots would be provided along a new public road identified herein as "Road A". Road A would provide a connection between Vesta Avenue NE and Yakima Avenue NE. The site generally descends gently to the east with an elevation change of less than 10 feet. The applicant has indicated that 8,873 cubic yards of cut and 5,636 cubic yards of fill is required for the construction of the subdivision roads, utilities, and homes. Overall the net volume would be approximately 3,237 cubic yards of exported materials. Furthermore, the applicant has indicated that the site grading is intended to be balanced on site, however there is the possibility of importing selected fill material as well as exporting unwanted soils. The site is currently occupied by a single family residence, a mobile home and outbuildings at the west side of 156th Avenue Southeast. A large portion of the site is being used for horse pasture. All existing structures are proposed to be demolished as a part ofthe proposed subdivision. The current site contains 48 significant trees of which 8 are determined to be dead and/or dangerous by the applicants Arborist, 11 would be located in the proposed roadway and 8 are proposed to be retained. The applicant provided a critical areas reconnaissance with the application, the report concludes there are not wetlands or streams located on or near the subject site. Additionally, no other critical areas are located on the site. In addition to the Critical Areas Study and Arborist Report, a Geotechnical Report, Traffic Study, and Stormwater Report were provided with the application. I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. ERe Report 12-077.docx City of Renton Department of Community & Economic Development SADDLEBROOK PRELIMINARY PLAT Environmental Review Committee Report LUAU-Oll, ECF, PP Report of October 15, 2012 Page 3 of 10 B. Mitigation Measures C. 1. The applicant shall comply with the recommendations included in the Geotechnical Report, prepared by Earth Solutions NW LLC, dated June 28, 2012 2. The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. 3. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. 4. The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Neighborhood Detail Map Preliminary Plat Tree Cutting/Land Clearing Drainage Control Plan Landscape Plan Stormwater Adjustment Memo Drainage Basins, Subbasins and Site Characteristics Property Services Memo D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely ta have the following probable impacts: 1. Earth Impacts: The site generally descends gently to the east with an elevation change of less than 10 feet. The applicant has indicated that 8,873 cubic yards of cut and 5,636 cubic yards offill are required for the construction of the subdivision roads, utilities, and homes. Overall the net volume would be approximately 3,237 cubic yards of exported materials. Furthermore, the applicant has indicated that the site grading is intended to be balanced on site; however there is the possibility of importing selected fill material as well as exporting unwanted soils. It has been indicated by the application materials that grading activates would likely involve cuts and fills of less than 10 feet to establish the final design grades. The applicant submitted a Geotechnical Report prepared by Earth Solutions NW LLC, dated June 28, 2012 with their application. Earth Solutions excavated six sample test pits to determine the soil conditions within the proposed development area. The results of the soil analysis concluded that the site primarily consists of firm native glacial till-type deposits overlain by topsoil and layers of silty sand fill soil in variable thicknesses. Fill was encountered at all test pit locations with the ERC Report 12-077.docx City of Renton Department of Community & Economic Development SADDLEBRDDK PRELIMINARY PLAT Report of October 15, 2012 Environmental Review Committee Report LUA12·077, ECF, PP Page 4 of 10 exception of TP-2 and TP-3, where topsoil was observed. Fill consisted primarily of medium dense silty sand and transitioned to dense to very dense silty sand with gravel. Underlying the fill and topsoil dense to very dense native silty sand with gravel was encountered by Earth Solutions to a maximum termination depth of about six feet below the existing grades. The Geotechnical Report identifies that the topsoil would not be suitable for use as structural fill nor should it be mixed with material to be used as structural fill. The Geotechnical Report analyzed groundwater levels in all the test pits. Groundwater was observed at several test pit locations during the fieldwork in June. The Report concludes that perched seepage should be anticipated in general site excavations at the contact between the weathered and unweathered glacial till materials. The Report includes recommendations for site preparation and grading, soil considerations, structural fill, foundations, seismic design considerations, slab-on-grade floors, retaining walls, drainage, infiltration, excavations and slopes, utility support and trench backfill, and pavement sections. Based on the recommendations included in the provided report staff recommends as a mitigation measure that the applicant comply with the recommendations included in the provided Geotechnical Report Mitigation Measures: The applicant shall comply with the recommendations included in the Geotechnical Report, prepared by Earth Solutions NW LLC, dated June 28, 2012. Nexus: SEPA Environmental Review, RMC 4-3-050 Critical Areas Regulations, RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Water a. Wetland, Streams, Lakes Impacts: The City of Renton Critical Areas maps identify there are not wetlands and/or streams located on or with the viCinity of the subject site. In addition, the applicant provide a Critical Areas Study, prepared by Sewall Wetland Consulting, Inc., dated August 20, 2012. The provide report concludes there are not wetlands, streams, or buffers located on the subject site. Mitigation Measures: No additional mitigation measures required. Nexus: N/A b. Storm Water Impacts: The storm draina·ge and TESC standards for the project are established by the City of Renton Addendum to the 2009 King County Surface·Water design Manual (KCSWDM). This site is located in the Flow Control Duration Standard Forested Conditions and is required to provide Basic Water Quality treatment and level 3 Flow Control. The site is situated atop a ridge and discharges runoff into two subbasins. Tributary Drainage Area (TDA) West is approximately 1.78 acres and discharges to Vesta Avenue NE while TDA East is comprised of the remaining 2.58 acres and discharges to Yakima Avenue NE (Exhibit 7). Under existing conditions site runoff travels southeasterly and southwesterly and sheet flows off the site to conveyance systems in Vesta Avenue NE and Yakima Avenue NE. The two flow paths converge at a point approximately 3,000 feet downsteam of TDA West and 4,900 feet downstream of TDA East, at the corner of Vesta Avenue NE and SE 144th Street. The projects downstream area is located within the Lower Cedar River sub basin. ERe Report 12·077.docx City of Renton Department of Community & Economic Development SADDLEBRDOK PRELIMINARY PLAT Report of October 15, 2012 Environmental Review Committee Report LUAll-077, EeF, PP , Page 5 of 10 Prior to the subject application, the applicant requested an adjustment to the requirement to discharge stormwater to one detention facility instead of the required two. An approval of this request was granted by the City of Renton Surface Water Utility Supervisor on August 16, 2012, subject to seven conditions (Exhibit 6). Included in the list of conditions was a requirement to upgrade the Flow Control standards from Level 2 to Level 3, which the applicant has proposed. The applicant submitted a Technical Information Report ("TIR") prepared by D.R. Strong Consulting Engineers, dated August 27, 2012. Based on the provided TIR the applicant is proposing all surface water runoff from impervious surfaces to be collected and conveyed to a storm detention/water quality pond located in proposed Tract A. Tract A is located in the southwest corner of the proposed development and would discharge to the conveyance system in Vesta Avenue NE. Pursuant to the provided TIR the proposed conveyance system was analyzed and is capable of conveying the 100-year peak storm without overtopping any structures or channels. The project is required to meet Flow Control BMP requirements as specified in the KCSWDM. The applicant has proposed to utilize the reduced impervious surface credit to meet this requirement. To accomplish this, the applicant has proposed to restrict the impervious coverage allowance from 55 percent (which is the maximum permitted by the R-4 zone) to 45 percent of each lot. This is proposed to be memorialized in a restricted footprint covenant recorded on the face of the final plat map. The provided TIR included an impervious surface coverage analysis, including the.new single family homes, street improvements and new public road. The TIR indicates that the 14 single-family residences combined with their driveways would create approximately 61,230 square feet of impervious area and the improvements from right-of-ways would add approximately 39,130 square feet if impervious surface. Overall the project would result in a total of 2.54 acres of new impervious surfaces. The TIR indicates the remainder of the site would consist of landscaping and lawns. Mitigation Measures: No further mitigation measures required Nexus: N/A 3_ Vegetation Impacts: The site is currently occupied by a single family residence, a mobile home and outbuildings at the west side of 156th Avenue Southeast. A large portion of the site is being used for horse pasture. The remainder of the site is vegetated with scattered trees, lawn, and clumps of Himalayan blackberry. With the application the applicant submitted an Arborist Report, prepared by Greenforest Incorporated, dated August 27, 2012. The Arborist conducted a visual observation of the trees located on the subject site and a number of trees located off site to determine if any of the trees on site were dead, diseased, or dangerous. The current site contains 48 significant trees of which 8 are determined to be dead, diseased and/or dangerous by the applicants Arborist, 11 would be located in the proposed roadway and 8 are proposed to be retained. There appears to be an error in the provided Arborist report in determining the number of trees located on the subject site and located in the proposed right-of-way improvement area. Staff has recalculated the retention ratios after reconciling the error in the provided report. Based on this recalculation the applicant would be required to provide four replacement trees at 2-inch caliper. The applicant submitted a Conceptual Landscape Plan with the application. Based on the provided ERe Report 12-077.docx City of Renton Department of Community & Economic Development SADDLEBROOK PRELIMINARY PLAT Report of October 15, 2012 Environmental Review Committee Report LUA1Z-077, ECF, PP Page 6 of 10 landscape plan 61 new trees would be planted as a result of the subject development, however the proposed trees are 1.5 inch caliper is size. If the applicant provided four of the proposed 61 trees at 2 caliper inches the 30 percent retention/replacement ratio would be met. Mitigation Measures: No further mitigation measures required Nexus: N/A 4. Parks and Recreation Impacts: It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring the applicant to pay an appropriate Parks Impact Fee. Currently this fee is assessed at $530.76 per each new single-family lot with credit given for the existing single- family lots. However, a new impact will be effective January 1, 2013; therefore the fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. Mitigation Measures: The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. Nexus: SEPA Environmental Regulations, Resolution 3082, RMC 4-1 Administration and Enforcement. 5. Transportation Impacts: Access to all lots would be provided along a new public road (Road A). Road A would provide a connection between Vesta Avenue NE and Yakima Avenue NE. Road A would be developed with curb, gutter and sidewalk on both sides and curb, gutter and sidewalk would be installed on the site frontage along Vesta Avenue NE and Yakima Avenue NE. The applicant provided a Traffic Analysis prepared by Northwest Traffic Experts, dated August 10, 2012. The proposed development is expected to occur by the year 2014 as such the provided Traffic Analysis utilized 2014 as the horizon year for study purposes. Based on the proposal for 14 single family homes the Traffic Analysis concluded that the average weekday trips attributed to the project would be 134 trips, 11 in the AM peak hour and 14 in the PM peak hour. In addition to a trip generation analysis the study included a sight distance analysis at the intersections of the new Road A and Vesta Avenue NE and Yakima Avenue NE. The report concluded that at both intersections there would be excellent sight distance in both directions. Lastly, the report analyzed Level of Services (LOS) at the two Road A intersections. The conclusion of the LOS analysis identified acceptable operations at the study intersections with a LOS of A and B for the future 2014 conditions including the project-generated traffic. Moreover, the report concluded with two recommendations to mitigate potential traffic impacts related to the proposed development, which includes the payment of transportation mitigation fees and the construction of street improvements including curb, gutter and sidewalk for the site access street and site frontages on Vesta Avenue NE and 158th Avenues SE. The road improvements are required by Renton Municipal Code and are not required to be a mitigation measure of SEPA. ERe Report 12-077.docx City of Renton Department 0/ Community & Economic Development SADDLEBRDOK PRELIMINARY PLA T Report of October 1S, 2012 Environmentol Review Committee Report LUA12-0ll, ECF, PP Page 7 of 10 Based on the conclusions of the provided Traffic Analysis it is anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, staff recommends a mitigation measure requiring the applicant to pay an appropriate Transportation Impact Fee. Currently this fee is assessed at $75.00 per net new average daily trip attributed to the project. However, a new impact will be effective January 1, 2013; therefore the fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance Mitigation Measures: The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. Nexus: SEPA Environmental Regulations, Resolution 3100, RMC 4-1 Administration and Enforcement 6. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Therefore, staff recommends a mitigation measure requiring the applicant to pay an appropriate Fire Impact Fee. Currently this fee is assessed at $488.00 per each new single-family lot with credit given for the existing single-family lot. However, a new impact will be effective January 1, 2013; therefore the fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. Mitigation Measures: The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code either at the time of Final Plat Recording or building permit issuance. Nexus: Fire Impact Fee Resolution 2895, SEPA Environmental Regulations, RMC 4-1 Administration and Enforcement. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ,/ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on November 2, 2012. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -]'h Floor, (425) 430-6510. ERe Report 12-077.docx City of Renton Department of Communi Economic Development SADDLEBROOK PRELIMINARY PIA T Report of October 15, 2012 ADVISORY NOTES TO APPLICANT Envirc ntal Review Committee Report LUAll-Oll, ECF, PP Page 8 of 10 The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. S. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING - Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Plan Review -Water: 1. A water availability certificate is required from Water District 90. 2. Domestic service and fire service are required to serve the proposed development. 3. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings, and two hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections (also capable of delivering a minimum of 1,000 gpm). This distance is measured along the travel route. Plan Review -Sanitary Sewer: 1. This site is located in the City of Renton sanitary sewer service boundary. ElK Report 12-077.docx City of Renton Department of Community & SADDLfBROOK PRELIMINARY PLAT omie Development lVironmental Review Committee Report WAI2·077, fCF, PP Report of October 15, 2012 Page 9 of 10 2. There is an existing 8" sewer main in Vesta Ave NE. See City of Renton sanitary sewer drawing #S- 3338 for details. 3. There is an existing 8" sewer main in the Yakima Ave NE. See City of Renton sanitary sewer drawing #S-3148 for details. 4. The conceptual utility plan shows how it will provide sanitary sewer to provide each unit with an individual sewer service line. The conceptual utility plan is approved. 5. This proposal is located in the Central Plateau Interceptor Area Special Assessment District (SAD 0034). These fees are $351.95 plus interest per unit, and shall be paid at the time a construction permit is issued and prior to recording the plat. 6. Sanitary Sewer System Development Charges (SDC) are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued. Plan Review -Street Improvements: 1. The project shall be required to install curb, gutter, sidewalk, and street lighting on the full frontages of the parcel being developed. 2. The street improvements on Vesta Ave NE (156 th Ave SE) shall be a 5-foot bike lane, curb 17 feet from centerline of right-of-way, then an 8-foot planter strip and a 5-foot sidewalk. Additional right-of-way not required. 3. The street improvements on Yakima Ave NE (158th Ave SE) shall be 32 feet of pavement to allow for parking on both sides, curb 16 feet from centerline of right-of-way, then an 8-foot planter strip and a 5-foot sidewalk. Additional right-of-way not required. 4. The new internal street shall be extended the full width of the development, connecting to both Vesta Ave NE and Yakima Ave NE. The street shall have a 26-foot pavement section; allowing parking on one side, an 8-foot planter, and a 5-foot sidewalk in a 52-foot dedicated right-of-way. 5. Street lighting shall be per current City of Renton standards and specifications. Residential standards include decorative lighting on black poles with 110 feet spacing is required internal and on 158th; Cobra type lighting will be required on Vesta. See City of Renton details. 6. Per City of Renton code, all lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. 7. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 8. Traffic mitigation fees apply; these fees are approximately $750 per lot. 9. Traffic mitigation fees of $8613.00 are required to be paid prior to recording the plat or building permit issuance. This fee is in process of being changed to an impact fee most likely effective 1/1/2013. Plan Review -Storm Drainage: 1. There are existing storm drainage facilities in both Vesta and Yakima Ave NE. 2. A drainage control plan deSigned per the King County Surface Water Manual 2009 was submitted. 3. The conceptual storm drainage plan addresses how the roof runoff from the new lots will be handled. This site is located in the Flow Control Duration Standard Forested Conditions. 4. Surface Water SDC fees are $1,012 per lot if individually owned, or $0.405 per square foot of new impervious area if not individually owned lots. These fees are collected at the time a construction ERe Report 12·077.docx City of Renton Department of Community & SADDLEBROOK PRELIMINARY PLAT Report of October 15, 2012 permit is issued. Plan Review -General: omic Development lvironmental Review Committee Report WA1Z-077, ECF, PP Page 10 of 10 1. All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Fire and Emergency Services: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are no existing fire hydrants within 300 feet of the proposed new lots. A water availability certificate is required from King County Water District 90. 2. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 2s-feet inside and 4s-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within ISO-feet of all points on the buildings. Property Services: See Exhibit 8 for comment memo. ERe Report 12-077.docx • • • I I . I I 5 I ~ o .., '" NE 1/4 SECTION 14, TOWNSHIP 23 N, RANGE 5 £. W.M .. ~~ '-ll1:--_dLWll ~k.W JU. -~ I t\~ ]jIll U· lTi .. =m=-----IIi---,~ ~ -1--1,~ [~I--'[ , I--'I--~I~ [1--11--~ L m I j j i U J \~ ~ h 1 I.: U : mLU~ F ' ,I 1-' 1 I I T ,t= 11-I I· . II---R11--1 f--ltI ,I I I ' , 1--,---, j ~ I. I I--! ~ fFf-'~-~~ !r- jrl 77 -'~-~ !IIII ~ 'Ii '1r--J--_7:C _I 1_ I· ; ~ J jill ,YFlIf-Hlf=' I I 1 'I ~ ~ J T· 1--1,1= , 1-~ I· . ~ ~--tl--..-...,.!t I~'/IJ II 1II1II l l, ~,Sl'l I [ 11'1 I Cfft"' , \:::I-IC\T --'1' I I I r4f 1=:::1' II ~H' I I 1\ R+--1r\ I nm+-n-Ill-d I City Of Aento n Planning DiViSion SEP --I l012 . fRl~rc~urv;~{f)) ~-... ----.. -....".-. '-1h.===_=.,",.,~ __ . -.. = -;: ~ ... I DOd£ 1_1--".. NJ rmtD I ":=-.I:"..:::r-I A CITY OF ® ~ RENTON ·i,.:....;11 ~IIIQ_J 1~-00pI. SAOOl.EElROOK PREUMINARY PLAT ~DETAl.w,p @ NORTH ~-:i~ • 1-;""._ .. N,C,L IAI-INI f' IEXIHIXBXl" :lI. , \~ .~ ,/ -:' :i i , l 0 "., , I Of a / 11 . I I I I I. I 11 I Ii ! . I il I: I i n I ii II'~' II II~I ij ! ~! " !!I~! ........... ---_. -.-.,..-.. --~.;...,. I ; , • ~I • . ' "'! , .,.! • "'! , .,." ~I • .." ~~ • ~! c: c 0 0 .... 'iii c: Q) ';;; r:r: is .... OJ c 0 'c >,c I Ii ~;~II ! I • • • • .... m '-if: u d i i ~ i!Z!O ~/C\ , l".'1?, i f ~5 i )-r rZ _w Uoo ~ 2 q ~ ~ ~ll • I'!I I ! ; . '" • 0 I ~ 'j 0 0 0( '" r---- '~-1 u .. ~ I ' "" 'l.tj, u-' I I" I' I j I I..... I I I "." I , .. "",,,-' . . I I ' .' ,":i .• ,~.::..... I I 7 I t 6 .... 5 I 4 I I ; I 1\ .... I I ,,--, I I .... .',~_. \1 1,.-,,~_. I I I ... 3 I . ". I I "'.. I I I I I ~~ _. I " L,-_ --.1' L _ r'~-t~':J... L ' " "i I I I I I ! I , -, ----I L ____ ...J L ____ ...J Li -__ -.J L_ ".""'~ , ... '". .'r ..... · .... .. ..... ..., ......... .k.._LlllIl lrtU'\'l(1'M ~-;;.~Vi\.\.\\.r---____ I I _ ..... t."_tL.,,:C; "' ....... ·."u .. ··..., .. ··"r' --~.7--' r-----, r:'----, I' .' I I 11./ I 9 I 1'1 I I I I" I I 10. I I 11 'I I .. I I 12 .. I' I 13 I I r ........ -.. I I ': . .1 I ,............ I I I I [ .. 1 I L I I 1'1.. I -___ ..J L ____ ...J " City of Renton Planning Division CITY OF RENTON -..... IEXIHIXISXl" 4 SAOOLEBROOK PRElIMINARY PLAT """" CONl1lOI.I'lNi @ NORTH /" 5 1.400 sr. r.F ll£¥. _11 4 J..ft1t1s.r. F.F £I.£Y. '-'11 1.U5 SF. I!; P I.JPS.F. F 9 UJ..'S.F. F.F fiEl( 5Oa1l r ~ r.F n£Y..!IDII.II r ~ F.F ll£¥. 5Oa1l I I I I I I I I I I I I , I I I I . 13 '.4IJ S.F. F.r £UY. .5OJ.O ,,- " I H' i 10' -......"..",. n! [ 10' -""""" """ ~ .Il ... -...... ,.,. =r-- --\::-::::.---...1 ~_-:_-:-::-_-::-:--_::~ L _________ J • ~..,. RS ~ \. ' •• .5&'"roJ~-""L. SflT4J"loT :>87-'"507 .• __ -~7'I$'3i:I :>8r4J3i:l7 :>8T4J~T Pl-PNf "Utl/U.E ~ .,.,... ... ,.-.- "'4/0-=:;""7''::-'''' @ ~ ...,,w./l'If.SaHlfPll!t'.« ~''''''''''_/r0..tv61'1t" @ er.t. hP'<W /WIre I!IX.JlV';l @ c.-....,..." IIWII'Itl tlCU\tXV @ """"" ~ /r.1(:n:; \i\I'J( Il«1U ~aw..""""'/1WI4U ~N.trn ..... t.- ""'" '" ~ " .. ,. .... flU / Ya1.-moN:)fI1 fVM""4O' 0(" " U~a.. flU / \IdI..ft'JtOW f\.4I"4O'0£. " 6' r._ flU I Yoru.«JfOtlI " 6',,_ flU/\\IU~ " ' .... tm / \\fU..ftN.(}fil " ' ..... flLL/ "MU.«HOf.V " ' .... flLL/ 'fAL«INJW <10'. 1'\1I./1'fiL«IN:lfP fl..JNf~"O(" .illIP\.!N11~.'W 5ftm:< I1I'f.'L IEXDiI][ B][T 5 ··lI'lJIl'T1".:L.-.... --..-·-..... ----- ~.';l1.l:l":l,.':""_ ... ..:""..:="..r:..'1:I-A.-.. --.. c· Ity Of 'l"ent,l;J Planning t==:...:"":=:.=::..~ .. --.... _ .. _._ .. 1'_ .. _ .. ___ _ .::;.;;,..::;;;;:::-==--:.-...::-__ ~=~-Sf?_ .--------"""""-.,...--4 lOI' .~J&",,:-=mir~~~=ntz. ( .------=-........... -"'--~ ~~==.=~:r_.:l......:::.li"'.- " .... "'DI'""""~"itL"'I'lI'£l!'~........ ({;) f6,. ---------ffi Id ar£if! >rnH\I7. •• Ld1 LA-OI 5HUIofi PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: August 16, 2012 TO: Arneta Henninger, Plan Reviewer J. . FROM: .()~--Ron Straka, Surface Water Utility Supervisor, x7248 STAFF CONTACT: Hebe Bernardo, Surface Water Utility Engineer, x7264 SUBJECT: Saddlebrook Plat Adjustment 2012-03 The City of Renton Surface Water Utility has completed review ofthe adjustment request for the Saddlebrook Plat in accordance with City adopted 2009 King County Surface Water Design Manual (KCSWDM) and City Amendments to the 2009 KCSWDM. Our review of the information leads us to understand that the applicant's engineering is requesting an adjustment from the 2009 King County Surface Water Design Manual to core requirement #1 (section 1.2.1), Discharge at the Natural Location. Our review of the information provided by the applicant engineer on August 13, 2012, provides the following findings: 1. The proposed project has not completed the process preliminary plat approval or SEPA review. 2. The site is located in two existing parcels (3664500260 and 3664500261) with a total area of 4.36 acers. Parcels are situated atop a ridge and discharges runoff into two subbasins. Tributary Drainage Area (TDA) West is approximately 1.78 acres and discharges to 156th Avenue SE while TDA East is comprised of the remaining 2.58 acres and discharges to 158th Avenue SE. The discharge elevation of TDA West is approximately six feet lower than that of TDA East. These two flowpaths converge at a point approximately 3,000 feet downstream of TDA West and 4,900 feet downstream ofTDA East at the corner of 156th Avenue SE and SE 144th Street (convergence point). 3. The proposal is to collect much of the runoff from the project site (4.36 acres) and direct it to a single combined detention and water quality facility located iri the west portion of the site. The allowed release would then discharge through an existing conveyance system into the right-of-way of 156th Avenue SE where it continues to go south and converges with TDA East in SE 144th Street. Jan lilian Page 2 of4 August 16, 2012 4. No downstream analysis has been completed and submitted to the City for review. However, a preliminary field recognizance of the downstream drainage system was completed by the applicant and applicant's engineer. Findings were discussed in the adjustment letter. Preliminary analysis demonstrated that the downstream path from TDA West is mostly comprised of a constructed conveyance system from the site to the convergence point. This conveyance system is made up of grass and rock-lined ditches as well as culverts, pipes, and catch basins. 5. King County drainage complaints in the area were reviewed and the basin draining to the conveyance system was determined using King County iMAP. This resource review revealed an overall basin size of approximately 73.5 acres and no relevant drainage complaints in the last 15 years downstream of the Site. 6. To analyze the impact of the discharge rate, the King County Runoff Time Series Software was used to examine the overall site in a forested condition, TDA West's existing condition, and the 73.5 acre basin in a forested condition as well as a full build-out condition (undetained,based on KCSWDM Table 3.2.2.0 for 4.0 DU/GA, 42% impervious). TDA West (in its existing condition) generates approximately 0.29 cfs of runoff for the 100-year return interval. The total site, when analyzed for the forested condition, will generate approximately 0.35 cfs of runoff for the 100-year return interval. The existing conveyance system downstream of the proposed plat would receive a net increase in runoff of 0.06 cfs, which is less than 0.1 cfs. The total drainage basin currently generates 5.93 cfs and 23.59 cfs, for forested and build-out conditions assuming no flow control, respectively. Based on these understandings, findings, and per section 1.2.1 of the 2009 Surface Water Design Manual as amended by the City; the adjustment to allow the diversion of runoff to a single combined stormwater flow control and water quality treatment facility draining to SE 156th Avenue is approved with the following conditions: 1. A level one downstream analysis in accordance with section 1.2.1 of the 2009 KCSWDM as amended by the City shall be submitted to the City for review. Based on this analysis, the City may require the completion of a downstream analYSis and/or improvements to the downstream system. H:\File Sys\SWP -Surface Water Projects\SWP·Z7 -Surface Water Projects (CIPj\27·3129 Renton Stormwater Manua!\ADJUSTMENTS\201Z\ZOlZ-3Saddlebrook.doc\HBah Jan lilian Page 3 of4 August 16, 2012 2. The proposed combined detention and water quality treatment facility to be constructed on the northwest corner of the site shall be designed as a level 3 flow control for the entire site in using the two basins as the existing (forested) site conditions. The storm water facility shall be designed in accordance with section 1.2.3 ofthe 2009 KCSWDM. 3. Surface water discharge from the west basin is required to follow its existing drainage course. 4. Water quality treatment in accordance with section 1.2.8 of the 2009 KCSWDM shall be provided for all targeted surfaces prior to discharging from the site. The water qualityfacility shall be sized based on the entire proposed subdivision draining to the facility including any required frontage improvements. 5. The release rate from the detention facility will be based on all of the tributary area being directed to the facility. 6. The volume of the stormwater detention facility shall be based on all flows directed to the facility at full development under current zoning. The detention volume shall be sized using Level 3 Flood Problem Flow Control Standards in the 2009 KCSWDM. The pre-developed condition runoff rates for the sizing of the facility shall be based on the entire site using forested as pre-developed site conditions. The TIR shall include all required documentation detailed in chapter 2 of the 2009 KCSWDM for the sizing of the facility. 7. Additional storm drainage requirements identified by the City of Renton as part ofthe SEPA review process or preliminary plat approval may apply to this project. Please note that the approval of this adjustment does not relieve the applicant from other conditions that may be stipulated in future city, state, or federal permits/requirements. Notes to applicant: 1. All lots within the Saddlebrook Plat are required to provide flow control BMPs in accordance with figure C.1.3.A of the 2009 KCSWDM. Flow control BMP credits in accordance with section 1.2.3 ofthe 2005 KCSWDM may be used to reduce the size of the required flow control facility. The feaSibility to implement full dispersion BMPs and full infiltration BMPs shall be verified first. If implementation of full dispersion BMPs and full infiltration BMPS are not feasible alternatives, then any of the BMPs listed in figure C.1.3.A shall be provided. The selected flow control BMP to be implemented on each lot shall be shown on the construction plans. Drainage calculations for the sizing of the proposed BMPs to be constructed on each lot shall be included in the TIR. H:\File Sys\SWP -surface Water Projects\SWP-27 -Surface Water Projects ICIP)\27·3129 Renton Stormwater Manua!\ADJUSTMENTS\2012\2012-3 Saddlebrook.doc\HBah Jan lilian Page4of4 August 16, 2012 Construction of the proposed flow control BMPs may be differed for construction on the lot at time of building permit. If you have any questions about this adjustment, please contact Hebe Bernardo or me. Attachments cc: lys Hornsby, P.E., Utility Systems Director Kayren Ki~rick, Development Engineering Supervisor Vanessa Dolbee, Planner File H:\File Sys\SWP -surface Water Projects\SWP-27 -Surface Water Projects (CIPj\27-3129 Renton Stormwater Manual\ADJUSTMENTS\2012\2012-3 Saddlebrook.doc\HBah I ~ ~ ~ ~ ~ ~ D D H n g a D B ~ o D B LEGEND SlTf: BOUNDARY _ ...... ... BASIN BOUNDARY ,,' 5 L ____ ---J , ..:-:.~-=--r---- III " 4 L ____ ....l ~"..;::... -, , I I 11 I I I I I L ____ .J I .. I ,'3 I " I I " I L,-___ J @ ---, ----, ,---_--=-'1 I I "1 I I I 2 I I I I I I ,'. -,I J I :' I I ----I' L_:f-__ ......J L ___ -.J I r-'~--I / I r------, I 13 I I I I I I I I I . 14 -r I /1 I , I NORTH GRAPHIC SCALE o 30 60 120 : I I 1INCH;:::60FT. IEXHIBIT "1 685 LF FROM FARTHEST UPSTl?EAM END TO DETENTION POND "-10(JsnNG AND CONSTRUCTION --D:1T SITE HE:R£ ; ~ H ~~ ". ~~ fi)@» Q :~ ~ ..-. ~ ~ ~ i h -I ! Iq 1;0 ~ ~~~ ~ hti ~ ~~.~ . ~ ;~p. o -I o ., ~ ~ ~r III !9 § ~ ~ ~ ~h '"' ~A'" ~-... M"~ ---~-,';;;.;·-----1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM October 9, 2012 Vanessa Dolbee, Planner Arneta Henninger, Plan Review 44 Saddlebrook Plat 13426 -156'h Ave SE Parcel #3664500260 LUA 12-077 I have completed a review for the above-referenced 14-lot plat proposal, located east of and adjacent to Vesta Ave NE (156,h Ave SE), west of and adjacent to Yakima Ave NE (158,h Ave SE), and on the NE 1st St grid line in Sect. 14, Twp 23N Rng 5 E. The following comments are based on the application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: This site is not located in the City of Renton water service boundary. It is located in the Water District 90 area, and a Certificate of Water Availability is required and shall be submitted prior to formal application. It is not located in the Aquifer Protection Zone. SANITARY SEWER: This site is located in the City of Renton sanitary sewer service boundary. There is an existing 8" sewer main in Vesta Ave NE. There is also an existing 8" sewer main in the Yakima Ave NE. STORM: There are existing storm drainage facilities in both Vesta and Yakima Ave NE. CODE REQUIREMENTS WATER: o A water availability certificate is required from Water District 90. o Domestic service and fire service are required to serve the proposed development. o Per the City Fire Marshal, the preliminary fire flow requirement for a 'single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings, and two hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections (also capable of delivering a minimum of 1,000 gpm). This distance is measured along the travel route. Saddlebrook Plat -LUA 12-077 Page 2 of 3 October 9, 2012 SANITARY SEWER: o This site is located in the City of Renton sanitary sewer service boundary. o There is an existing 8" sewer main in Vesta Ave NE. See City of Renton sanitary sewer drawing #S- 3338 for details. o There is an existing 8" sewer main in the Yakima Ave NE. See City of Renton sanitary sewer drawing #5-3148 for details. o The conceptual utility plan shows how it will provide sanitary sewer to provide each unit with an individual sewer service line. The conceptual utility plan is approved. o This proposal is located in the Central Plateau Interceptor Area Special Assessment District (SAD 0034). These fees are $351.95 plus interest per unit, and shall be paid at the time a construction permit is issued and prior to recording the plat. o Sanitary Sewer System Development Charges (SOC) are based on the size of the domestic water meters. These fees are collected at the time a .construction permit is issued. STREET IMPROVEMENTS: o The project shall be required to install curb, gutter, sidewalk, and street lighting on the full frontages of the parcel being developed. o The street improvements on Vesta Ave NE shall be a S-foot bike lane, curb 17 feet from centerline of right-of-way, then an 8-foot planter strip and a 5-foot sidewalk. Additional right-of-way not required. o The street improvements on Yakima Ave NE shall be 32 feet of pavement to allow for parking on both sides, curb 16 feet from centerline of right-of-way, then an 8-foot planter strip and a 5-foot sidewalk. Additional right-of-way not required. o The new internal street shall be extended the full width of the development, connecting to both Vesta Ave NE and Yakima Ave NE. The street shall have a 26-foot pavement section, allowing parking on one side, an 8-foot planter, and a 5-foot sidewalk in a 52-foot dedicated right-of-way. o Street lighting shall be per current City of Renton standards and specifications. Residential standards include decorative lighting on black poles with 110 feet spacing is required internal and on 158'h; Cobra type lighting will be required on Vesta. See City of Renton details. o Per City of Renton code, all lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. o All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. o Traffic mitigation fees apply; these fees are approximately $750 per lot. o Traffic mitigation fees of $8613.00 are required to be paid prior to recording the plat. This fee is in process of being changed to an impact fee most likely effective 1/1/2013. STORM DRAINAGE: o There are existing storm drainage facilities in both Vesta and Yakima Ave NE. o A drainage control plan designed per the King County Surface Water Manual 2009 was submitted. o The conceptual storm drainage plan addresses how the roof runoff from the new lots will be handled. This site is located in the Flow Control Duration Standard Forested Conditions. o Surface Water SOC fees are $1,012 per lot if individually owned, or $0.405 per square foot of new impervious area if not individually owned lots. These fees are collected at the time a construction permit is issued. H:\CED\Planning\Current Planning\PROJECTS\12-077.Vanessa\Plan Review Comments LUA 12-077.docx Saddlebrook Plat -LUA 12-077 Page 3 of 3 October 9, 2012 GENERAL: o All required utility, drainage, and street improvements will require separate plan submittals, prepared according to City of Renton drafting standards, by a licensed Civil Engineer. o All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. o Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. H:\CED\Planning\Current Planning\PROJECTS\12-077. Vanessa\Plan Review Comments lUA 12-077.docx City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA12-077, ECF, PP APPLICANT: Justin Lagers PROJECT TITLE: Saddlebrook Preliminary Plat SITE AREA: 189,797 square feet LOCATION: 13426 & 13430 156'h Avenue SE DEVELOPMENT SERVICES COMMENTS DUE: OCTOBER 9, 2012 CITY OF RENTON DATE CIRCULATED: SEPTEMBER 25, 2012 PROJECT MANAGER: Vanessa Dolbee PROJECT REVIEWER: Arneta Henninger EXISTING BLDG AREA (gross): 1,780 square feet PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,683 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net den.sity of 3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect 158th Avenue SE to 156th Avenue SE. New frontage improvements would be provided along 156th Ave SE, 158th Avenue SE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 36 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards of fill is proposed. The applicant submitted a storm water report, geotechnical report, and a traffic study with the application. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major In/ormation Impocts Impacts Necessary Element 0/ the Probable Probable More Environment Minor Major Information Impocts Impacts Necessary Earth Housin Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14 DOD Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is need d to properly assess this proposal. Signature of Director or Authorized Representative Date 5#903 TRANSPORTATION MITIGATION FEE Project Name: Saddle brook PP Project Address: 13426 & 13430 1561h Ave SE Contact Person: Justin Lagers Permit Number: LUA12-077 Project Description: 14-lot 5FR Preliminary Plat wi 2 existing Land Use Type: Method of Calculation: )( Residential o Retail DNon-retaii X ITE Trip Generation Manual, Sth Edition Calculation: 14-2 x 9.57 = 114.S4ADT 114.S4 x $75.00 = $S,613.00 Transportation Mitigation Fee: $8,613.00 o Traffic Study o Other (210) 5FR 9.57 trips/DU Calculated by: ..:K..:..: • .;..;K:..::.itt::;..r:.;;:ic:..::.k ____________ Date: 10/5/2012 Date of Payment: I City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:\ rRn""<i:::r: J1 L'I an COMMENTS DUE: OCTOBER 9, 20:O:VELOPMENT SERVICES I APPLICATION NO: LUA12-077, ECF, PP 1.;11 Y uF RENTON DATE CIRCULATED: SEPTEMBER 2S, 2012 APPLICANT: Justin Lagers PROJECT MANAGER: Vanessa Dolbee SEP 25 2012 PROJECT TITLE: Saddlebrook Preliminary Plat PROJECT REVIEWER: Arneta Henninger 101e""~nu 61l"" .... SITE AREA: 189,797 square feet ...... .., ... U lf1!:1!:J} EXISTING BLDG AREA (gross): 1,780 square feet LOCATION: 13426 & 13430 156" Avenue SE PROPOSED BLDG AREA (gross) N/ A SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,683 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net density of3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect 1S8th Avenue SE to 156th Avenue SE. New frontage improvements would be provided along 156th Ave SE, 158th Avenue SE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 36 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards of fill is proposed. The applicant submitted a stormwater report, geotechnical report, and a traffic study with the application. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Mojor In/ormation Impacts Impacts Necessary Element 0/ the Probable Probable More Environment Minor Major In/ormation Impocts Impacts Necessary Earth Housing Air Aesthetics Water Ugh Glore Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cvltural Natural Resources Preservation Airport Environment lO,DOOFeet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date Terrence J. Flatley To: Vanessa Dolbee; Leslie A 8etlach SUbject: Saddlebrook Street Tree Plan -Review and Comments Hi, Road A -do not use a tree that matures at a small size such as the proposed Callery pears. Use trees that mature at a large size. Large sized street trees should be spaced a minimum distance of 50 feet between trees. Use only small maturing trees where overhead electrical wires occur -the plan does not show any overhead electrical wires. General Comments 1. The landscape plan does not show locations for street lights. Street trees should be spaced a minimum of 30 feet from street lights. Include street lights on future revisions. 2. Protect all trees to be retained in advance of issuing permits per regulations. Terry Flatley Urban Forestry & Natural Resources Manager ISA Certified Arborist #PN-7272A City of Renton 1055 S. Grady Way Renton, WA 98057 TFlatley@RentonWa.Gov 425-766-6187 --~-!@1-~""ri""'t-~).B-·. -0 (ctrl-click to forestry web page) 1 A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET COMMENTS DUE: OCTOBER 9, 2012 APPLICATION NO: LUA12-077, ECF, PP DATE CIRCULATED: SEPTEMBER 25, 2012 APPLICANT: Justin Lagers PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Saddlebrook Preliminary Plat SITE AREA: 189,797 square feet EXISTING BLDG AREA (gross): 1,780 LOCATION: 13426 & 13430 156'" Avenue SE PROPOSED BLDG AREA (gross) NIA SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a l!1~and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,683 square feet (4.3S acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net density of 3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect 158th Avenue SE to 156th Avenue SE. New frontage improvements would be provided along 156th Ave SE, 1S8th Avenue SE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 36 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards of fill is proposed. The applicant submitted a storm water report, geotechnical report, and a traffic study with the application. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Mojor In/ormation Impacts Impacts Necessary Element 0/ the Probable Probable More Environment Minor Major In/ormation Impacts Impacts Necessary Earth Housin Air Aesthetics Woter U ht/Glare Plants Recreation Land/Shoreline Use Utilities Animols Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet !3('d-,) B. POLICY-RELATED COMMENTS ~ ~ f1-{)~ 10 ~t<J. C. CODE-RELATED COMMENTS ~. CM-e-/fW ~~ fzy &7&;, We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact Df areas where additional info ion is needed to properly assess this proposal. /0 -5-/~ Dat~ • I 10-02-12;10:05AM; Denis Law' . Mayor ;4252044465 'September 25, i012 Department of Community and Economit Development c.E. ·Chip"Vincent,Administrator Nancy Rawls Department ofTransportatio'n " Renton School District 420 Park Avenue N , Renton, WA 9~OS5 ,Subject: Saddle/lrook Preliminary Plat LUA12-077, ECF; PP The City of Renton's Department of Community and Econom'ic Development (CED) has received , an appllcatlc;>ri for a ,14~lot single-familysuodivlsloh loca'ted at ,13426,& 13430 156th Avimue SE. Please see the encios.ed Notice ofApplicatio~ for further details, ' ' , In order" to process this application" CED needs to know which Renton schools would ,be , 'attended by' children living in' residences ,atthelocatlori indicated above. Please fill i'n, the, appropriate schools qn the list below arid return this letter to my attention,City of Renton, CEO, Planning Divisio~, 1055 South Grady Way, Renton, Washington 98057.or fax to (425) 430-7300, by October 9, 2012. " . ' ' ::::~'::'" . ~ .. HighSChOOl:, ,'~'d"" ,'," , " '" , Will the schools you have indicated be,a, ble to handle the imyct of the 'additional studerits ' estimated to come from the propo~ed development? Yes ',No : " " ' . .' . " :", . , . ,.... '" ., Ahy Commen"tsr _' ___ ------,---~-_--------,-----_-'-_-- ", . , . , .' . ..' . ', .. ,Thank you for providing this Important information. If you have any qUestions regarding this project, please contact me at (425) 430'7314. ' Vanessa Dolbee , Senior Planner . Enclosure # 2/ 2 -' FIRE & EMERGENCY SERVICES DEPARTMENT DATE: September 27, 2012 TO: Vanessa Dolbee, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Saddlebrook Short Plat Environmental Impact Comments: 1. The fire mitigation impact fees are currently applicable at the rate of $488.00 per single family unit. This fee is paid prior to recording the plat. Credit would be granted for the existing homes to be removed. Code Related Comments: 1, The fire flow requirement for a single family home is 1,000 gpm . minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm, There are no existing fire hydrants within 300 feet of the proposed new lots. A water availability certificate is required from King County Water District 90. 2, Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45- feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings, • , .,,~ \ City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ VL..-COMMENTS DUE: OCTOBER 9, 2012 APPLICATION NO: LUA12-077, ECF, PP DATE CIRCULATED: SEPTEMBER 25,2012 APPLICANT: Justin Lagers PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Saddlebrook Preliminary Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 189,797 square feet EXISTING BLDG AREA (gross): 1,780 square feet LOCATION: 13426 & 13430 156'" Avenue SE PROPOSED BLDG AREA (gross) NIA SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,683 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net density of3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect 158th Avenue SE to 156th Avenue SE. New frontage improvements would be provided along 156th Ave SE, 158th Avenue SE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 36 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards of fill is proposed. The applicant submitted a stormwater report, geotechnical report, and a traffic study with the application. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Mojor Informotlon Impacts Impacts Necessory Element 0/ the Probable Probable More Environment Minor Mojor In/ormation Impacts Impacts Necessary 'rth Housin Aesthetics fiitff Liaht/Glare = Recreation Utilities ~ Trans ortation Public Services Historic/Cultural Preservation Airport Environment , 10,000 Feet 14,000 Feet . B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly a ess this proposal. r/f. 7/; Z- Signature of Director or Author!zed Representative Date c , City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COYIl4 ·lrJi'Kn COMMENTS DUE: OCTOBER 9, 2OWELOP~~NT SERVICES ~ APPLICATION NO: LUA12-077, ECF, PP DATE CIRCULATED: SEPTEMBER 25, 2012 APPLICANT: Justin Lagers PROJECT MANAGER: Vanessa Dolbee :Jtr Ii i) LU '0 PROJECT TITLE: Saddlebrook Preliminary Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 189,797 square feet EXISTING BLDG AREA (gross): 1,780 square feet LOCATION: 13426 & 13430 156'" Avenue SE PROPOSED BLDG AREA (gross) N/ A SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and Preliminary Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,683 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net density of 3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect 158th Avenue SE to 156th Avenue SE. New frontage improvements would be provided along 156th Ave SE, 158th Avenue SE, and the new Road A. There are no critical area~ located on the site. Eight significant trees have been proposed to be retained of the 36 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards of fill is proposed. The applicant submitted a stormwater report, geotechnical report, and a traffic study with the application. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Informotion Impacts Impacts Necessary Element 0/ the Probable Probable More Environment Minor Major In/ormation Impocts Impacts Necessary Housinq Aesthetics LiQht/Gfare Recreation US, Utilities Animals Trans rtation Public Services ~:~;;,~ Historic/Cultural Preservation Airport Environment 10,000 Feet 14 OODFeet B. POLICY-RELATED COMMENTS c. CODE-RELATEDCOM~N.2.-, A.. '-;/ A ~///./A~~ ))~~I /~----. 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 e additional information is nee ed to properly assess this proposal. Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M 0 RAN DUM September 26,2012 Vanessa Dolbee BobMacOni~ Saddlebrook, LUL12-077-PP Format and Legal Description Review I have reviewed the above referenced final plat submittal and have the following comments: Note the City of Renton land use action number and land record number, LUA-12-077- PP and LND-10-0493, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number provided will change when this subdivision changes from preliminary to final plat status. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Please note that the King County Benchmark 3744 is City of Renton Mon # 2103. Provide sufficient information to determine how the plat boundary was established. Include a statement of equipment and procedures used, per WAC32-130-100. Note the date the existing city monuments were visited and what was found, per WAC 332-130-150. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. h:lfile sysllnd -land subdivision & surveying rccordsllnd-IO -platsI0493(saddlebrook)\rv120926.doc Page 2 of3 09/2612012 The lot addresses will be provided following the initial final plat submittal. Note said addresses and the street name on the plat drawing. On the final plat submittal, remove all references pertaining to utilities facilities, trees, concrete, gravel, decks and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Do note encroachments. Remove from the "LEGEND" block all tree items, utilities facilities and mailbox references, but do include in said "LEGEND" block the symbols and their details that are used in the plat drawing. Do not include a utility provider's block, an owner's block, an engineer/surveyor block and an architect block. Do not include any references to use, density or zoning on the final submittal If the abutting properties are platted, note the lot numbers and plat name on the drawing otherwise note them as 'Unplatted'. Do not show the building setback lines on the proposed lots. Setbacks are determined at the time that building permits are issued. Note the research resources on the plat submittal. Note ill! easements, covenants and agreements of record on the plat drawing. A pertinent approval block is also needed for the King County Assessor's Office. Provide Signature lines as required. Do not show density and zoning information on the final plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with but, following, the plat need to be referenced on the plat drawings. h:\file sysllnd -land subdivision & surveying recordsllnd-IO -platsI0493(saddlebrook)\rv120926.doc Page 3 of3 09/26/2012 All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner at final plat submittal. Project Manager: Vanessa There needs to be language regarding the conveyance of the Tract 'A' created by the plat; please check with the Stormwater Utility to see if they will require that the City be the owner of Tract 'A' if not and if there is to be a Homeowners' Association (HOA) created for this plat, the following language concerning ownership ofTract 'A' (the detention/wet vault area) applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract 'A' is hereby granted and conveyed to the Saddlebrook Homeowners' AssOCiation (HOA) for a detention/wet vault facility. All necessary maintenance activities for said Tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities, Otherwise, use the following language on the final plat drawing: Lots 1 through 14, inclusive, shall have an equal and undivided ownership interest in Tract 'A'. The foregoing statements are to be accompanied by language defining the maintenance responsibilities for any infrastructure located on the Tract serving the plat or reference to a separate recording instrument detailing the same. Please discuss with the Stormwater Utility any other language requirements regarding surface water BMPs and other rights and responsibilities. h:lfile sysllnd -land subdivision & surveying recordsllnd-I 0 -platsI0493(saddlebrook)\rv120926.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ?r COMMENTS DUE: OCTOBER 9, 2012 APPLICATION NO: LUA12-077, ECF, PP 1 DATE CIRCULATED: SEPTEMBER 25, 2012 APPLICANT: Justin Lagers PROJECT MANAGER: Vanessa Dolbee PROJECT TITLE: Saddlebrook Preliminary Plat PROJECT REVIEWER: Arneta Henninger SITE AREA: 189,797 square feet EXISTING BLDG AREA (gross): 1,780 square feet . LOCATION: 13426 & 13430 156'" Avenue SE PROPOSED BLDG AREA (gross) NI A SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and PreliminarY Plat approval for a 14 lots and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,683 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net density of 3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect 158th Avenue SE to lS6th Avenue SE. New frontage improvements would be provided along 156th Ave SE, 158th Avenue SE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 36 located on site. To prepare the Site approximately 8,873 cubic yards of cut and 5,636 cubic yards of fill is proposed. The applicant submitted a storm water report, geotechnical report, and a traffic study with the application. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element 0/ the Proboble Probable More Environment Minor Mojor In/ormation Impacts Impacts Necessary Element 0/ the Probable Probable More Environment Minor Mojor Information Impacts Impacts Necessary Earth HousinQ Ai, Aesthetics Water Light/Glore Plants Recreation Land/Shoreline Use Utilities Animols Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14 000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reViewed thiS apPllCaUZt-h-partiG lor attentIon to those areas in which we have xpertise and have IdentifIed areas of probable Impact or ere addl' 01 infor C.ate., de to.properly assess this proposal. -~ t;: . G,,' 26 \"2- Date NOTICE OF APPLICATION ANO PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Millo, Appl1cltluft h .. b.lnflltd Ind acceptld .... lth tho Dopartmlnt 01 Community" «onemlc c.~llopm.nt (ctO) _ Pllnnl", Division 01 thl City of Rlnlon. Tbol Iollowln& briefly d"c~b .. thl Ippllcatlon Ind thl nlce·s.rv public Approv.i .. DATE OF NOT1CE OF Al'PUU,TION, Seplembt!, 25, 20ll LAND USl "UMBER' lUA12.()11, ECF, PP PRO/ECT NAME: Saddl.brook Prellmln • .., PII' PROJECT DESCRIPTION' The .ppllclnl Is '.qulstlnl SEPA En_lronm.nl.1 Re-;Iew Ind p"llminlry Pili Ipprov.1 tor • 14 1015 Ind 1 .term dra1nlS" Incl .ubdlv)')on louled In tho RI.ld.nUo\ 4 ne1 dU/le ,one. Tho Ippllcallon Include, two lo\l.ddr .... d 13430 & 13425 1561h Avenue SE wllh I lind .re' of 18~,6U .qulr.I." (4.35 ocrt.). Tho!oU ,"",e In 1111 from 9,400 ""u". 1 .. 110 11.737 oqlllf. I •• , ","111", In. ne\ density 01 3.B5 Ow.lII", unlll per .er~. The site contllnllW<> •• illlrc bulldlrc' 10 be removed. Acto .. 10 the In. would be viii new public "",d, ""o.d A" whk;h wo.old conn.dlSllh lI""n..., SE 10 Ulith Ave.,... sr. Now f'ontll.lmp ....... menU would be provided Ilonl 156th Ave SE, 15Blh.A101Onue SE. lind Ihe neW Raid A. There Ire no ,rltlcl1 .r ... OOI.d on the .~ •. Elghl • lgnlnClln\ Irtt. hive been prcposed to be relillned 01 lhe 36 bul.d on .n •. To prop.ar. the ,It. Ipprc.lm"."" 8.&73 cubic ~Irdl of cut and 5.636 tublc y,rdl of filii. proposed, Th. appllcanl ,ubmltted, ,Io,mwolor report. l_ote,hnle,1 report.lnd I traffic 51U<iy wllh Ih' Ippllca~on. PIIOIECT lOtATION: 13121i & BI3D 156" AvenueSE OPTIONAl OrnRMINAnON Of NON.SlGNIFItANO. MITIGAnO 10NSoMJ: .... Ih. I.e..t ""oncy. lhe Oly of II!nlon hilS delttmlnod Ihll .Isnillcant In"'.onm.ntal IrnPIClI .11 unlll<.iy to roJult from lhe prcposed ptoJoct. ThII,.foro ••• permitted under the ~CW 43.lIC.llC. Ih. CHy of Renlon Is ".1", Ihe Oplionll ONS-M process 10 gr.. noU" liIIl IONS· M I. 1I1<IIy 10 be I"ued. Comment po!rlod' for Ihe P,oJoct .nd the p,opo .. d ONS-M ... Inl_,rlted InlO •• Ins l• commont period. Th.r. will b. no comm.nl po.lod Iollowlnl the I .. uon,. 01 tho T~'t'hold o.ttrmlnilion of Non- SI,nlnClnte.MI\lglted lONS·MI. A 14-dIY .pp •• 1 period wllliollow the I"uloco of Ihe ONS·M. PUMIT Al'pUtAnON DATE: Nona Ol' COMPlrn ,tJIputAnON: Seplember 24, 2012 APPUtMT!PIIOIECT CONTACT PERSON: lu"ln tq .... PNW Koldlnll, LlCi 9675 S£)6" St,"1I1105, Mlrter lollnd, WA. 98040, Eml: 1".tln~pnwh<:>ldlnls.com !.Ototlon whir •• ppliClllon m.y b,"yllwld: Con01l\l<llon.nd Bulldl", P,""",U Glotuhnl<ool "oport, Technlclllnlo"""'Ilon Report, and TIII'fk Study O.partment of Community .. Etonoml~ OeYllopmenllCEOJ -Pllnnln, Olylolon, SIxth Floor lIenton CIty Kill, HISS Soulh G,"~yWly. R.nton, Wit. 98051 If you would lI~e to bo midi I p.rty 01 rocord 10 ,otolye I""h<!r loforml~on on thlo propo.ed project, tomplolt thl. Io,m .od rltum la' Cityol lIoolon, CEO _Pllnnlnl OI.I.lon. lOSS So. GradyWIY, lIentoo. WIIg8D51, N.m.me No.: Saddlebrock pr.llmlnll'/ "Iot/l.UlIlloOn. reF, PI' NAME' ______________________________________________________ __ MAIliNG M10IlESS: ________________________________________________ _ TEI.£PHONE NO.: PUBUC KlAIIING: CONSISHNCY OVERVIEW: ZonlnllLond U .. , [n.lrcn"",ntaIOocumlnt.tilll bilullllhi prcpo •• d PrOllct: On.lopmenl RI,ul.llonl UI.d For P,oJect MIII,ltlon: p"""",ed Mltlpt10n M .. lu .. ., .,dal I. rcor"'Yr1y !£hrd"l.d Ipr Noy.m"rr U lOU hrlg,! tb. b flljrtdn. rumla.rln B'plgn Cou nc " Ch.mbtn IIIO:OO'.m. on Ih. 71h noo, olthe IIfIW Ronlon Oty H.lllo~'lod ~t lOSS South GrodyWIY. The ,ubJect olt.1o dulgn.,.d R .. ld.n~III.oW Density IRWJ onlh. Oty of R.nlon Com",ohen,r.. LInd Uo. M.p Ind II!sldenUal.( III. ... J dMlling un~1 pe,.ao on the Oty'l Zonln, MIl'. EnvlronmlatallS(P1I1 Checkll.t Th. prole~t will b •• ubJect 10 the C~v'. SEPII ordlnonco, "MC (.J.UCIA, RMC(· 7-{18D. RMC 4·9-060 ""d Olhor Ippliclbl. code. Ind r'lul.tlon. II Ipprcpr~lo. The foUowi ... Mill,.lion M •• >U~J will Uk."" be Imposed on liII proposed project. The .. ,.commeadO'd MIII,IUon M.lsure. odd''"' ptOJ.ct Impacts not tovered by ."11',. code •• nd IIlulltrOni OS dtO'd .hove. TIIo appllcont will M requlml to pay [ho approprlato Transportation Mltl~atl~ ~.; T1l. oppllcont will b. mjul,ed to pay the apprcprlafO Fire Mitigation Ft.; TIl. appIkont Ih.," comply wirh tho ,,,ommetldotJonJ' IrtdIIdd In rho GeortdlnJcol £ng~trlng Study. pt.pt1red by forth SollJti0n5 NW, LLA,. dat.d Jun., 21, 1012 • Th. appllr;ont Iholl <omply with tnt r.commendat,·ons Includod in the Truffie Impoct Anul)'$1I, prrpu'fd by Trc/f Cit, datedA"lI",t lO, 'Oll. Commoni:l on tht._ Ippllcatlon mun be wbmlnd In wrltlrc to v ....... DoIbe .. 5rrnkrt PI.nn.r,!;ElI -Piannlrc Olvlolon, lOSS South GrJcty WIY, IIo!nlOD, WA non, try s:oo I'M on October', lOlL Thlo 1NU .. 1o.1Io tentatlftiy IChduled lor I public hoI.rlnl on N ..... mb.r U. IOU. at IP:QO ....... Council Ch.mbe ... S.ftnth Floor. II!nton Oty ~III. lOSS South G .. dy WIY, Renloa. Ilyo~ Ire Inl.relled In ~nondlnl 11'>1 "todn .. plnse ~ontlCllhl Plannlnl IIM.lon 10 la.u,e thlt Ihe h ... lnl h .. nol be.n telchodul.d It 142S)4;C-72al, ~ comment. Clnnol be lubmlnO'd In w!\tlng by Ih. dlle Indk.Ied Iboy •• you may ,till .ppur .llhl h .. rlnl and p.o.ont your commenll on Ih. propo .. 1 belero 1110 ~ •• rlnl E .. mlner. II you hive que.tlonl .boul Ihl. prcpa .. l. or wi.h to b. m.d. I party 01 record Ino retel.e IddltlonlllnformlUon by mill. pl .... conlfct Ih' project "",n'lor. IInyon. who .ubmlU ""Itlen comment. will .lItomltl<oolfy become I porty of ,.cord and will be ao~ned of .ny d.chIon on thl. prcJ.ct. CONTAcr PERSON: Vanessa Oolbee, Senior Planner; Tel: (42S) 430·7314; EmJ: vdolbee@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION CERTIFICATION I, IArk'':s, ft<t J) Ike , hereby certify that!:/;.-copies of the above document were posted in .!::f----conspicuous places or nearby the described property on Date: 9/zs,/;Z Signed~lJa. :iJd., P STATE OF WASHINGTON SS COUNTY OF KING I certify that I know or have satisfactory evidence that \laO( S<j "'-:Po Ib <.~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. """'~""-"'-',I---f?e1","OI L Not~ ~Ubl~ for the State of Washington Notary (Print): 11 j r I __ ~~~·~d-lllT~C~~~L ____________ _ My appointment expires:_LlA;J.11~~i'i'd; ... .Ill;tf=-=.!l!!c~'1,-.!!!oJ.L<QCLI,.;;3~ _____ _ . , CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 25th day of September, 2012, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application (NOA), Environmental Checklist, Reduced Site Plan documents. This information was sent to: -. -. . . -, .. Name . --Representing Agencies -NOA, Env. Checklist, Site Plan See Attached Justin Lagers, PNW Holdings LLC Applicant/Contact Michael J. Perry Owner 300', Surrounding Property Owners -NOA only See attached (Signature of Sender): ...... ~~~~-.:..:(.kL:.~:f£Q.~~:...... _____ --:#..~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy M. Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act fi5fllQl'm~lIIlitlrpurpclses mentioned in the instrument. Notary Pblic in and for the State of Washington Notary (Print):. ___ ---=.H~A.:.... --""'{w~cJa~~eI""-__________ _ My appointment expires: Av..8 (,..,-4-;;I.q { :;/.01'3 'ProJect Name: . Saddlebrook Preliminary Plat ProJect Number: i LUA12-077, ECF, PP , . . .. '" ~. template -affidavit of service by mailing Dept. of Ecology ...... Environmental Review Section PO Box 47703 Olympia, WA 9B504-7703 WSDOT Northwest Region '" Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers ... Seattle District Office Attn: SEPA Reviewer PO Box C-37S5 Seattle, WA 98124 Boyd Powers '" Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Real Estate Services Attn: SEPA Coordinator 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERe DETERMINATIONS) WDFW -larry Fisher" Muckleshoot Indian Tribe Fisheries Dept .... 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172" Avenue SE Auburn, WA 98092 Duwamish Tribal Office ... Muckleshoot Cultural Resources Program '" 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015172" Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division ... Office of Archaeology & Historic Preservation'" Environmental Planning Supervisor Attn: Gretchen Kaehler Ms. Shirley Marroquin PO Box 48343 201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343 Seattle, WA 98104-3855 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Bellevue, WA 98009-0868 *Note: Ifthe Notice of Application states that it is an IIOptional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov template -affidavit of service by mailing • ·. BECKMAN FRANCIS J JR BENTON MARK R+MIA E BRADY VINCENT J+SARAH E BECKMAN ROBIN J 125 YAKIMA AVE SE 6721 SE 2ND ST 15824 SE 133RD PL RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 CAMDEN LLC CLAIRMONT KIMBERLIE J CONSERVATIVE BAPTIST CHURCH 11980 NE 24TH ST #200 13407 156TH AVE SE 13232 156TH SE BELLEVUE. WA 98005 RENTON. WA 98059 RENTON. WA 98056 DANG ALEX+NGA TRAN EHLERT EILEEN FIORITO DON MICHAEL 6716 NE 1ST PLACE 6304 SE 2ND PL 6739 SE 2ND ST RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 FISCHESSER RUSSELL LOUIS+CO GO TIFFANY HAIR JARED L +LAURA S TAUTZ 6408 NE 1ST ST 118 UNDERWOOD PL NE 13422 156TH AVE SE RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 HIGH GWEN DOL YN+HIGH VICT HILL EDWARD J JR HILTON EDWARD W+NANCY J 13405 158TH AVE SE 13527 156TH AVE SE 104 YAKIMA AVE NE RENTON. WA 98059 RENTON. WA 98055 RENTON. WA 98059 HUSSAIN MEHJABEEN SULTANA JOHNSON DAVID M JOHNSON WILLIAM 6747 SE 2ND ST 6725 SE 2ND ST 6802 SE 1 ST PL RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 LlU PETER+JOYCE LIVINGSTON DOUGLAS A+HOLL Y LUCAS DENNI~ C+MARICRIS A 14765 SE 56TH ST 113 UNDERWOOD PL NE 6740 SE 2ND ST BELLEVUE. WA 98006 RENTON. WA 98059 RENTON. WA 98059 MAHAL BALRAJ S+JASWINDER K MILL CHARLES V+ NACU-PALANCIUC DANIEL C+DIA CATHERINEM 13436 156TH AVE SE 13434 156TH AVE SE 120 YAKIMA AVE NE RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 NGUYEN KHOA+ TRANG NOON VICTORIA L OH VINCENT J+SARAH H 105 UNDERWOOD PL NE 6726 SE 2ND ST 6722 SE 2ND ST RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 OSGOODBY ALAN G OSGOOD BY BRUCE SHANNON OSGOODBY JR BRUCE S 159 YAKIMA AVE SE 13456 156TH AVE SE 6570 SE 2ND PL RENTON. WA 98059 RENTON. WA 98059 RENTON. WA 98059 OYER RUSSELL J 13422 158TH AVE SE RENTON .WA 98059 PERRY MICHAEL J 13426 156TH AVE SE RENTON. WA 98055 SAMUEL MATHEW 6743 SE 2ND ST RENTON. WA 98059 TAYLOR RONALD J+DOLORES R 103 SW 108TH ST SEATILE • WA 98146 YAN SIMON CHI MAN+KIM LIN 6733 SE 2ND ST RENTON. WA 98059 PENTIN ANTHONY R+AMY L 13325156TH AVE SE RENTON. WA 98059 PICENO GERARDO+KATHERINE 15519 SE 133RD ST RENTON. WA 98059 SEERY JENNIFER A 6733 NE 1 ST PL RENTON. WA 98059 TENNELL EDDIE Z+NANCY L 15511 SE 133RD ST RENTON. WA 98059 PERRY MICHAEL C/O TRUST ACCOUNTING CENTER PO BOX 730 ANACORTES. WA 98221 RENTON CITY OF 1055SGRADYWAY RENTON. WA 98055 SULGAONKAR ANOSHLAL +JYOTI 15808 SE 133RD PL RENTON. WA 98059 WILLIAMS JULIE A 6407 SE 2ND ST RENTON. WA 98059 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON~SIGNIFICANCE-MITIGATED (DNS-M) 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: September 25, 2012 LAND USE NUMBER: LUA12-077, ECF, PP PROJECT NAME: Saddle brook Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental RevIew and Preliminary Plat approval for a 14 IOt5 and 1 storm drainage tract subdivision located in the Residential 4 net dulac zone. The application includes two lots addressed 13430 & 13426 156th Avenue SE with a land area of 189,683 square feet (4.35 acres). The lots range in size from 9,400 square feet to 11,737 square feet resulting in a net density of 3.86 dwelling units per acre. The site contains two existing buildings to be removed. Access to the site would be via a new public road, "Road A" which would connect 158th Avenue Sf to 156th Avenue SE. New frontage improvements would be provided along 156th' Ave SE, lS8th Avenue SE, and the new Road A. There are no critical areas located on the site. Eight significant trees have been proposed to be retained of the 36 located on site. To prepare the site approximately 8,873 cubic yards of cut and 5,636 cubic yards of fill is proposed. The applicant submitted a stormwater report, geotechnical report, and a traffic study with the application. PROJECT LOCATION: 13426 & 13430 156th Avenue SE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional ONS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance-Mitigated (DNS-Ml. A 14-day appeal period will follow the issuance of the ONS-M. PERMIT APPLICATION DATE: September 4, 2012 NOTICE Of COMPLETE APPLICATION: September 24, 2012 APPLICANT/PROJECT CONTACT PERSON: Justin Lagers, PNW Holdings, LLC; 9675 SE 36 th Street #105; Mercer Island, WA 98040; Eml: justln@pnwholdings,com Permits/Review ReqUested: Other Permits which may be required: Requested Studies: location where application may be reviewed: Environmental (SEPAl Review, Preliminary Plat Review Construction and Building Permits Geotechnical Report, Technical Information Report,.and Traffic Study Department of Community & Economic Development (CEO) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 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, (ED -Planning Division, 10S5 So. Grady Way, Renton, WA 98057. Name/File No.: Saddlebrook Preliminary Plat/LUAI2·0n, EeF, PP NAME: ____________ ~ ________________________ ~ ________________________ ___ MAILING ADDRESS: TELEPHONE NO.: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Public hearing is tentatively scheduled for November 13. 2012 before the Renton Hearing Examiner In Renton Council Chambers at 10:00 a.m. on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Residential Low Density (RLD) on the City of Renton Comprehensive Land Use Map and Residential - 4 (R-4) dwelling units per acre on the City's Zoning Map. Environmental (SEPAl Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-110A, RMC 4- 7-080, RMC 4-9-060 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required ta pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; The applicant will be required to pay the appropriate Parks Mitigation Fee; The applicant shall comply wirh the recommendotions included in the Geotechnical Engineering Study, prepared by Earth Solutions NW, LLA, dated June, 28, 2012. The applicant shall comply with the recommendations included in the Traffic Impact Analysis, prepored by Traff Ex, dated August 10, 2012. Comments on the above application must be submitted In writing to Vanessa Dolbee, Senior Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on October 9, 2012. This matter is also tentatively scheduled for a public hearing on November 13, 2012, at 10:00 a.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Vanessa Dolbee, Senior Planner; Tel: (425) 430-7314; Eml: vdolbee@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DenisLaw Mayor , September 25, 2012 , , Justin Lagers 'PNW HoldingsLLC , 9675 SE 36 th Street #105 Mercer Island, WA98040' 'Department of Community and Economic Development' 't.E. "Chip"Vincent, Administrator 'Subject: ' Notice of Complete Application SaddlebrookPreliminary Plat;LUA12~077, ECF, PP Dear Mr. Lag'ers: . The Planning Division of the City bf Reritonhas determin'ed that the subject application is complete according tosubmittal ~equirements and, therefore, is accepted for review. It is tentatively scheduled for consideration, by the Environmental Review Committee on October 15, 2012. Prior to that review,you will be notified if any additional information' ' is required to co~tinue processing your,application.-. ' , . . In addition, this matter is tentativ~ly scheduled f~r a Public Hea~ing on November 13, . 2012 at 10:00 a.m., Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applic;lnt orrepresentative(s) ofthe appli~antare required to be present at the public hearing; A copy of the staff report will be mailed to you priorto ' the-scheduled hearing. . -' , Please contact me at (425) 430-7314 ifyouha~eariy questions._ , Sincerely; ~-DJ~ Vanessa Dolbee ,Senior Planner, cc: Michael J. Perry / Own-erts) 'Renton CitY. Hall .' 1 055 South Gr~dy Way • Renton;'Washir:'gton 98057 ~ re~ton~a.gov Denis Law ~ayor , September 25, ,io12 Department of C~mmunity'and EConomic DeveloPment Nancy Rawls " Department cif Transportation Renton School District' 420 Park Avenue N Renton, WA98055 ' " "C.E."Chip"Vincent, A,dminisirator Subject: Saddle~rook Prelimimiry Plat LUA12-077 ,ECF, ~P The City of Renton's Department of Community and Economic' Development'(CED) hasreceived , an application fora14-lot single-familysubdivisiohlcicated at 13426 & 13430 156th Avenue SE. Please see the enclosed Notice of Application for further details. ' ' ' In order to process this application, ,CED needs to kn~';'" which Rent~n schools would be' attende,d by children living in' residences at. the location indicated above. Please fill in the' appropriate schools on the list below arid return this letter to my attention, Citybf Renton', CED, planning Division, 1055 South Grady Way; Renton,Washington 98057 or fax to (425) 430-7300, by .october 9,2012. , ~Iementary SchQcil:~, .,--,-,-,-"'--' ___ """:'-'-,--_'---'--'--'--'---'--'-_-'-_-'--'--'-_-,-_ Middle Sch'ocil: -:c-------,------'--,----:--,----~~-'---'--'---~­ . High School: ~_~ __ ,--_~~ __ --,....--~--_:_~'--_ _.,..---'-- Will the' schools you have, indicated be able to handle the impact ofthe ad'ditionalstudents , estimated to come from the proposed development? Yes' ' :, No '" ' , . -.', : . -' '" . .' . ~ , ,Any Comments: __ -'-_---,----.,._--'----'-------.,.----'-__,_-'---- ,Thank you for providing this important inforniaticiri. If you have any questions regarding this 'project, pleasecontact meat (425) 430-7314. , , Sincerely, ~' , " ' : '-D" "'beiL" ',",,' . . ..' . ~'" . . ,~", " , , Vanessa Dolbee' , Senior Planner . Enclosure._ Renton City Hall • 1055 South Grady Way • Renion,Washington 98057 • rentonwa.gov \)/ 2-("')~LI U)A c..OTl City of Renton ~/tyOf Pkill7l7in ~el'lto LAND USE PERMIT S[p ~1gDllliSiO:/j MASTER APPlICATIOM/£>= lUI; ""U I PROPERTY OWNER(S) I I PROJECT INFORMATIONlgi I PROJECT OR DEVELOPMENT NAME: NAME: Michael J. Perry Saddlebrook 13436 1561h Avenue SE PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 13426 1561h Avenue SE Ren1on, WA 98059 CITY: Renton ZIP: 98059 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: 3664500260 and 3664500261 I APPLICANT (if other than owner) I NAME: Justin Lagers EXISTING LAND USErS): Single Family Residential PROPOSED LAND USErS): COMPANY (if applicable): PNW Holdings LLC Single Family Residential 9675 SE 36'" Street, Suite 105 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: Residential Single Family (RSF) PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Mercer Island ZIP: 98040 (il applicable) EXISTING ZONING: TELEPHONE NUMBER: (206) 588-1147 R4 I CONT ACT PERSON I PROPOSED ZONING (if applicable): R4 SITE AREA (in square feet): NAME: Same as applicant 189,797 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: 31,683 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) 3.86 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 14 justin@pnwholdings.com , NUMBER OF NEW DWELLING UNITS (if applicable): 1+ R:\2012\0\12040\3\Documents\App.lictttions\L:.md Usc Ma"'er App.doc - 1 • 03111 PROJECTINFORMATrIO~N~~(,c=o~nt~in~u~e=dL-) ____________ ~ PROJECT VALUE: $2,590,000 NUMBER OF EXISTING DWELLING UNITS (if applicable): 2 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable) : IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): Q AQUIFIER PROTECTION AREA ONE Q AQUIFIER PROTECTION AREA TWO Q FLOOD HAZARD AREA ___ sq.f!. Q GEOLOGIC HAZARD ___ sq. ft. Q HABITAT CONSERVATION ___ sq. ft. Q SHORELINE STREAMS & LAKES ___ sq.f!. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): Q WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY SITUATE IN THE NE QUARTER OF SECTION 14, TOWNSHIP 23, RANGE 5, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Lltl:J.~~ ...... ~--J'J::-S:!,Q:~~P::~~~- Date Signature of Owner/Representative Date STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that RQn~. I·e/. ·ie-rtf,S signed this instrument and acknowledge it to be his/her/their fre d voluntary act fo e U uses and purpose mentioned in the instrument. Notary Public in and for the State of Washington I(\!NOO2AD, ~ s'rATEC»~ iOOYMV~ M'I~~. ~tG Notary (Print): ---,Ke.-:..::.:e~-=-,re,....=.e:,,--:-,lJ=-=-. _lJ_;d._' _'h)--,-,-~:....::::.. __ My appointment expires: ___ ~ ... ~,---2_.y:'-L0_~=:..:..,,~o::... _______ _ R:\20 12\0\ 12040\3\1)()(.'umenls\Applications\Land Usc Mnsler App.doc -2-03/11 This document was prepared by: Michael Jack Perry 13426156 th Avenue Southeast Renton, Washington 98055 Return To: ' Michael Jack Perry 13426156th Avenue Southeast Renton, Washington 98055 DURABLEPO~ROFATTORNEY OF Michael Jack Perry I. PRINCIPAL AND ATIORNEY-IN-FACT , I I, Michael Jack Perry, who reside at 13426156th Avenue Southeast, Renton, Washington 98055, appoint the following person to serve as my attorney-in-fact, to act for me in any lawful way with respect to the subjects indicated below: Randy James Gaidjiergis Maple Valley, Washington DOCR503952B83 n. EFFECI'IVE TIME This power of attorney is effective immediately, and will not be affected by subsequent disability or incapacity of the principal. This is a durable power of attorney. 1lI. POWERS OF ATTORNEY-IN-FACJ' To the extent permitted by law, my attorney-in-fact may act in my name, place, and stead in any way that I myself could with respect to the following matters: YOUR ATTORNEY-IN-FACT SHALL BE AUTHORIZED TO ENGAGE ONLY IN THOSE ACTMTIES THAT ARE INITIALED. REAL ESTATE TRANSACTIONS: o Manage, sell, transfer, lease, mortgage, pledge, refinance, insure, maintain, improve, collect and receive rent, sale proceeds, and earnings, pay taxes, assessments, and charges, and perform any and all other acts with respect to real property and interests in real property that I own now or later acquire. o Defend, settle, and enforce by litigation a claim to real property and interests in real property that I own now or later acquire. o Buy, lease, or otherwise acquire real property or an interest in real property, including the authority to enter into listing agreements and purchase and sale contracts, and to sign escrow instructions. o Execute deeds, mortgages, releases, satisfactions, and other instruments relating to real property and interests in real property that I own now or later acquire. o Hire and discharge accountants, bookkeepers, property managers, and other professionals providing services related to real property and interests in real property that I now own or later acquire. o Exercise all powers with respect to real property and interests in real property that I could if present and under no disability. 2 TANGmLE PERSONAL PROPERTY TRANSACTIONS: o Buy or otherwise acquire ownership or possession of, sell or otherwise dispose of, mortgage, pledge, assign, lease, insure, maintain, improve, pay taxes on, otherwise manage tangible personal property and interests in tangible personal property that I now own or later acquire, and exercise all powers with respect to personal property and interests in personal property that I could if present and under no disability. STOCK AND BOND TRANSACTIONS: o Buy, sell, pledge, and exchange stocks, mutual funds, bonds, options, commodity futures, and all other types of securities in my name. o Sign, accept, and deliver in my name certificates, contracts, or other documents relating to the foregoing, including agreements with brokers or agents. o Exercise voting and other rights and enter into agreements relating thereto. o Hire and discharge professionals prOviding services related to the management and investment of any securities in my name. o Exercise all powers with respect to securities that I could if present and under no disability. FINANCIAL INSTmmON TRANSACTIONS: Conduct any business with banks, savings and loan associations, credit unions, and other financial institutions, including but not limited to the authority to: o Sign and endorse all checks and drafts in my name. o Deposit and withdraw funds from accounts. o Open, maintain, and close accounts or other banking arrangements. o Open, continue, and have access to all safe deposit boxes, and add and remove items from them. o Borrow money, pledge property as security, and negotiate terms of debt payments. o Apply for and receive letters of credit, credit cards, and traveler's checks, and give an indemnity or other agreement in connection with letters of credit. 3 o Exercise all powers with respect to financial institution transactions that I could if present and under no disability. BUSINESS OPERATION TRANSACTIONS: o Buy, sell, expand, reduce, or terminate a business interest, including but not limited to shares in a corporation, membership interests in a limited liability company, and partnership interests in a general, limited, or limited liability partnership. o Manage and operate any business or business interest that I now have or later acquire, including but not limited to the authority to: . o Enter into, amend, enforce, and terminate any business contract. o Disburse, receive, and demand money in the operation of the business. o Merge, reorganize, or sell a business or part of a business. o Determine the location, nature, and method of operating the business. o Hire and discharge employees and agents. o If an agent is permitted by law to act for a principal, and subject to the terms of any partnership or operating agreement, perform any duty and exercise any right, power, or privilege that I have under a partnership or operating agreement, to enforce the terms of a partnership or operating agreement, and to defend, arbitrate, and settle any legal proceeding to which I am a party because of membership in a partnership or limited liability company. o Exercise a right, power, or privilege that I have as the holder of a bond, share, or instrument of similar character and to defend, arbitrate, and settle any legal proceeding to which I am a party because of any bond, share, or similar instrument. o Exercise all powers with respect to business operation transactions that I could if present and under no disability. 4 INSURANCE AND ANNUITY TRANSACTIONS: o Obtain, modify, renew, convert, rescind, pay the premium on. or terminate insurance and annuities of all types for myself and for my family and other dependents. o Designate the beneficiary of the contract, but the attorney-in- fact may be named a beneficiary of the contract, or an extension. renewal, or substitute for it, only if the attorney-in-fact was named as a beneficiary under a contract procured by the principal before signing this power of attorney. o Surrender and receive the cash value, borrow against, or pledge any insurance or annuity policy .. o Exercise all powers with respect to insurance and annuity transactions that I could if present and under no disability. EST ATE AND TRUST TRANSACTIONS: o To act for me in all matters that affect a trust, probate estate, guardianship, conservatorship, escrow, custodianship, or other fund from which I am now, claim to be, or later become entitled, as a beneficiary, to a share or payment, including but not limited to the authority to sign a qualified disclaimer pursuant to Internal Revenue Code Section 2518 and applicable state Jaw, and petitions, objections, waivers, consents, receipts, settlements, and other agreements relating to the above- referenced matters or proceedings. o Transfer any of my property to a living trust that I created as a grantor before this power of attorney was signed. o Exercise all powers with respect to estate and trust transactions that I could if present and under no disability. LEGAL ACTIONS: To act for me in all legal matters, whether claims in my favor or against me, including but not limited to the authority to retain and discharge attorneys on my behalf; appear for me in all actions and proceedings, commence actions in my name, sign all documents, submit claims to arbitration or mediation. settle claims, and pay judgments and settlements; and exercise all powers with respect to legal actions that I could if present and under no disability. 5 PERSONAL AND FAMILY CARE: To do all acts necessary to maintain my customary standard of living, and that of any individuals legally entitled to be supported by me, including but not limited to the authority to provide and pay for medical care, shelter, clothing, food, usual vacations, education, transportation, and dues for social organizations and to exercise all powers with respect to personal and family care that I could if present and under no disability. My attorney-in-fact is specifically authorized to hire and compensate household, nursing, and other employees necessary for my well-being and that of any individuals legally entitled to be supported by me, and to enter into contracts and commit my resources with respect to the provision of my residential care in a convalescent hospital, skilled nursing home, or alternative residential facility. GOVERNMENT ASSISTANCE: Claim and collect benefits from the Social Security Administration. including, but not limited to, retirement benefits, supplemental social security, and social security disability benefits and, Medicare, Medicaid, or state, local, and other government programs or civil or military service, and to exercise all powers with respect to government assistance that I could if present and under no disability. RETIREMENT PLAN TRANSACTIONS: To act for me in all matters that affect my retirement, deferred compensation, or pension plans, including but not limited to the authority to select payment options, deSignate beneficiaries, make contributions, exercise investment powers, make "rollovers" of plan benefits, borrow or sell assets from the plan, and, if I am a spouse who is not employed, waive my right to be a beneficiary of a joint or survivor annuity and to exercise all powers with respect to retirement plans that I could if present and under no disability. 6 TAX MATfERS: o Prepare, exercise any available election, and sign any federal or state tax returns, extensions, and related documents. o Hire and discharge accountants and bookkeepers. o Pay taxes due, collect refunds, post bonds, and receive confidential information. o Execute waivers, consents, and closing agreements. o Represent me in all income tax matters before any federal, state, or local tax collecting agency. o Exercise all powers with respect to taxes that I could if present and under no disability. + GIFTS: Make gifts from my assets, including debt forgiveness and gifts to my attorney-in-fact. PEr AND ANIMAL CARE: To do all acts necessary to maintain the customary standard of living of all pets and animals currently supported by me, including, but not limited to, providing and paying for shelter, food, and veterinary care. My attorney-in-fact is empowered to take all further action, including the payment of expenditures and the preparation and execution of all documents, as my attorney-in-fact deems necessary or appropriate to fully effectuate the purposes of the foregoing matters. IV. GENERAL PROVISIONS I , ·1) Reliance By Third Parties. I hereby agree that any third party receiving a duly executed copy of this document may rely on and act under it Revocation or termination of this power of attorney will be ineffective as to a third party unless and until that third party receives actual notice or knowledge of the revocation or termination. For myself and for my heirs, executors, legal representatives, devisees, and assigns, I hereby agree to 7 indemnify and hold harmless any third party from any and all claims because of good faith reliance on this instrument. 2) Severability. If any provision in this power of attorney is found to be invalid or unenforceable, this invalidity or unenforceability will not affect the other provisions of this document, and the other provisions will be given effect without the invalid or unenforceable provision. 3) Revocation. I may revoke this power of attorney at any time. 4) Accountin&. My attorney-in-fact shall provide an accounting for all funds handled and all acts performed as my attorney-in-fact, but only upon my request, the request of a personal representative or a fiduciary acting on my behalf, or court order. Any requirement of my attorney-in-fact to file inventories and accounts with the county clerk or with the court is . specifically waived. 5) Compensation and Reimbursement. My attorney-in-fact is entitled to reasonable compensation for services provided on my behalf pursuant to this power of attorney. My attorney-in-fact will be reimbursed for all reasonable expenses incurred relating to his or her responsibilities under this power of attorney. 6) Personal Benefit Permitted. If my attorney-in-fact is acting in good faith and in my best interests, my attorney-in-fact may personally benefit or profit from transactions taken on my behalf. 7) liability of Attorney-in-Fact. All persons or entities that in good faith endeavor to carry out the provisions of this. power of attorney will not be liable to me, my estate, or my heirs for any damages or claims arising because of their actions or inactions based on this power of attorney. My estate will indemnify and hold them harmless. A successor attorney-in- fact will not be liable for the acts of a prior attorney-in-fact. 8 IN WITNESS WHEREOF, the undersigned has executed this power of attorney on the date S~ forth below. . Date: 2-/3-1:< 9 State of Washington County of l? 1=1.0"") ACKNOWLEDGMENT OF NOTARY PUBLIC On this ~ day of } vi. IJ .20.11-before me, the undersigned Notary Public, personally appeare Michael Jack Perry, personally known to me (or proved to me on the basis of satisfactory evidence) to be the individual who signed the foregoing power of attorney and acknowledged to me that he or she executed the same in his or her authorized capacity, and that by such signature, the person executed the instrument. Wi""" my "nd ... ".,1 k Signature of Notary Public:~ ~ 1\ 0 ' \j'J= '" D.A. PAiCE STATE OF WA8KING1ON NOTARY PUBLIC MY COMMISSION EXPIRES 01.01-16 10 SADDLEBROOK PRELIMINARY PLA T 13426 lS6TH AVE SE (clrTY Of /RIENTON lDepartmell1lt o1F (Commll.mnty amI! IEcoll1lomnc lDevelopmell1lt iP> II a 1111 1111 n 1111 9) ID n v n s n 0 1111 Contact Information: Planner: Vanessa Dolbee PRE12-0S0 July OS, 2012 Phone: 425.430.7314 Public Works Reviewer: Arneta Henninger Phone: 425.430.7298 . Fire Prevention Reviewer: Corey Thomas Phone: 425.430.7024 Building Department Reviewer: Craig Burnell Phone: 425.430.7290 Please retain this packet throughout the course of your project asa reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager (planner) to have it pre- screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community and Economic Development Administrator, Public Works Administrator and City CounCil). • FIRE & EMERGENCY SERVICES DEPARTMENT ~o;::::::::::R,~f':""""~----=;:;::: --=~= lFJ~:ffillI(Q)ml e MEMORANDUM DATE: TO: FROM: SUBJECT: June 28, 2012 Vanessa Dolbee, Senior Planner Corey Thomas, Plans Review Inspector Saddlebrook Short Plat 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants '0" 'if the fire flow goes up to 1 ,500 gpm. There are no existing fire hydrants within 300 feet of the proposed new lots. A water availability certificate is required from King County Water District 90. 2. The fire mitigation impact fees are currently applicable at the rate of $488.00 per single family unit. This fee is paid prior to recording the plat. Credit would be granted for the existing homes to be removed. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45- feet outside turning radius. Fire access roadways shall be constructed to support a 30~ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 300-feet in length require an approved 90-foot cul-de-sac turnaround. Landscape islands are not allowed in the center of the turnaround. i' , . DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: July 3,2012 TO: Vanessa Dolbee, Planner FROM: Arneta Henninger, Plan Review 44 SUBJECT: Utility and Transportation Comments For: Saddlebrook Plat 13426 -156'h Avenue SE PRE 12-050 Parcel 36645002600 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staffor made by the applicant. I have completed a preliminary review for the above-referenced 14-lot plat proposal, located east of and adjacent to Vesta Ave NE (156,h Ave SE), west of and adjacent to Yakima Ave NE (158,h Ave SE), and on the NE 1st St grid line in Sect. 14, Twp 23N Rng 5 E. The following comments are based on the pre- application submittal made to the City of Renton by the applicant. WATER: o This site is not located in the City of Renton water service boundary. It is located in the Water District 90 area and a Certificate of Water Availability is required and shall be submitted prior.to formal application. o This site is not located in the Aquifer Protection Zone. o The project will need to provide domestic and fire service to serve the proposed development. o Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections. o All fire hydrants need to be brought up to current code if not existing. SANITARY SEWER: o This site is located in the City of Renton sanitary sewer service boundary.· o There is an existing 8" sewer main in Vesta Ave NE. See City of Renton sanitary sewer drawing #S- 3338 for details. Saddlebrook Plat PRE 12-050 Page 2 of 3 July 3,2012 o o o o There is an existing 8" sewer main in Yakima Ave NE_ See City of Renton sanitary sewer drawing #S- 3148 for details. Project plans need to show how sanitary sewer will be provided to each unit with an individual sewer service line. Per code, the project needs to extend sanitary sewer along the full frontage of the parcel being developed. This proposal is lo~ate _ij)ot tral Plateau Interceptor Area Special Assessment District (SAD 0034). These fees re $351.95, us interest, per unit and shall be paid at the time a construction permit is issued a rior ecording the plat. Sanitary Sewer system development (SDC) fees are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: o The project shall be required to install curb, gutter, sidewalk, and street lighting on the full frontages of the parcel being developed. o The street improvements on Vesta Ave NE shall be a 5-foot bike lane, curb 17 feet from centerline of right-of-way, followed by an 8-foot planter strip, and a 5-foot sidewalk. Additional right-of-way not required for this. o . The street improvements on Yakima Ave NE shall be a 32-foot pavement to allow for parking on both sides, curb 16 feet from centerline of right-of-way, followed by an B-foot planter strip and a 5- foot sidewalk. Additional right-of-way not required for this. o The new internal street shall be extended the full width of the development connecting to both Vesta and Yakima Ave NE. The street shall have a 26-foot pavement section, allowing parkin, on one side, an 8-foot planter, and 5-foot sidewalk in ~ated right-of-way. ~ o Street lighting shall be per current City of Renton s~rds a~ specifications. Residential style LED Luminaires spaced approximately 110' is required internally to the proposed plat and on 158th ; Cobra type or other arterial luminaires as approved by the City of Renton will be required on Vesta. See City of Renton details. o Per City of Renton code, all lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of fifteen feet (15'). o All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. o Traffic mitigation fees apply; these fees are approximately $750 per lot at this time. o A limited traffic study evaluating the 156th access intersection turning movements and sight distance is required. STORM DRAINAGE: o o o o There are existing storm drainage facilities in both Vesta and Yakima Ave NE. See drawing #5-4031- A drainage control plan designed per the King County Surface Water Manual 2009 is required. The conceptual storm drainage plan needs to address how the roof runoff from the new lots will be I handled. This site is located in the Flow Control Duration Standard Forested Conditions. c-.J.<..vv #OJ!' 0-• Surface Water SDC fees are $1,012 per lot if individually owned or $0.405 per square foot of new impervious area if not individually owned lots. These fees are collected at the time a construction permit is issued. H:\CED\Planning\Current Planning\PREAPPS\12-04S.Vanessa\Plan Review Comments PRE 12-0S0.doc. i Saddlebrook Plat PRE 12-050 Page 3 of 3 July 3, 2012 GENERAL: • All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. o All plans shall be tied to a minimum of two of the City of Renton Horizontal and vertical Control Network. o Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. H:\CED\Planning\Current Planning\PREAPPS\12-04S.Vanessa\Plan Review Comments PRE 12-050.doc (' DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: July 5, 2012 TO: Pre-Application File No. 12-050 FROM: Vanessa Dolbee, Senior Planner SUBJECT: Saddlebrook Preliminary Plat -13426 lS6th Ave. SE General: We ·have completed a prelimin~i-v review of thepre-appfication for" the a·bove- referenced development proposal. The following comments on development and permittfng issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov project Proposal: The subject property is located at 13426 and 13430 156'h Avenue SE and is comprised of two parcels. The project site totals 4.36 acres in area, and is zoned Residential-4 dwelling units per net acre (R-4). The proposal is to subdivide the existing parcel into 14 lots for the future construction of single family residences. Access to the site is proposed via a new public road off of 158'h Avenue SE. Current Use·: The property is currently developed with a single family home, garage and horse pen. Zoning/Density Requirements: The subject property is located within the R-4 zoning designation. The maximum density allowed in the R-4 zone is 4.0 units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. Using the information provided with the application, 0.681 acres of the site would be dedicated as a public road resulting in 3.676 acres of net developable area. The division of 3.676 acres into 14 lots results in a net density of 3.81 dulac (14 lots /3.676 acres ~ 3.81 dulac), which is within the density range permitted in the R-4 zone. The project would need to meet density requirements using "net" square footage. Development Standards: The project would be subject to RMC 4-2-110A, "Development Standards for Single Family Zoning Designations" effective at the time of complete application (noted as "R-4 standards" herein). h:\ced\planning\current planning\preapps\12-0S0.\ranessa\12-0S0 (r414Iots}.doc Saddle brook Preliminary PI. {El2-0SD Page 2 of 3 July 5,2012 Minimum Lot Size. Width and Depth -The minimum lot size permitted in the R-4 is 8,000 square feet. A minimum lot width of 70 feet for interior lots and 80 feet for corner lots, as well as a minimum lot depth of 80 feet, is also required. Based on the provided information, it appears the proposed lots would comply with minimum lot size, width and depth r Buildin~ Standards -R-4 zone allows a maximum building coverag of 35% f the lot area or !oS'i' 2,500 square feet, whichever is greater for lots over 5,000 square fe . e. Building height is r ~'. restricted to 30 feet from existing grade. Detached accessory structures must remain below a &.v.p.. •. height of 15 feet. The gross floor area must be less than that of the primary structure. OOV~ Accessory structures are also included in building lot coverage calculations. The proposal's . '-J - campliance with the building standards would be verified at the time of building permit review for the new residences to be located on all lots. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-4 zone are 30 feet in front for the primary structure. However, the front yard setback of the primary structure may be reduced to 20 feet if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley. The rear yard setback is 25 feet. Interior side yard setbacks are 5 feet. Side yards along-a-street (including access easements) afoe , ~ fee' jgr tA€ primary structure and 20 feet on side yards along streets (including access easements) for the attached garage gaining access from the side street. The setbocks for the new residences would be reviewed at the time of building permit. Access/Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles. Access to the site is proposed via a new public road extended from 158'" Avenue SE. Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall n9t exceed nine 'teet (9')and do:Ubl~,loaded g'lr~e d~eways shall not exceed sixteen feet (16'). e:tA,.. vr. 'V"'-l -' Landscaping -Except for critical areas, all portions 'of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). A conceptual landscape plan shall be submitted at the time of Preliminary Plat application. Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be-retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. Critical Areas: The subject site does not appear to contain any critical areas. h:\ced\planning\current planning\preapps\12-0S0,vanessa\12-0S0 (r414Iots}.doc . '. . .", -.. _-. __ ._-------------------------- Saddlebrook Preliminary Plat, PC:-050 Page 3 of3 July 5,2012 Environmental Review: The proposed project would be subject to Washington Stote Environmentol Policy Act (SEPAj review due to the number of proposed units. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal , by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements: The proposed subdivision would require Preliminary Plat Approval and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 10-12 weeks. The Preliminary Plat Review application fee is $4,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. There is a technology fee, of 3 %, based on the total land use application fees for the project. Detailed information regarding the land use application submittal is provided in the attached handouts. A School District Impact Fee based on~ per new single residence. ~ ¢_ A handout listing all of the City's Developrri~nt related fees in attached for your review. o {\S~ Expiration: Upon preliminary plat approval, the preliminary plat approval is valid for five years 0 fvJ of- with a possible one-year extension: " h:\ced\planning\current planning\preapps\12·0S0.vanessa\12-0S0 (r414Iots).doc Cuty of Rer1ltor1l IPIl"Ur1lt ma~ Template r " .• *" .~~.w;,iiIJ~I"":'""'··~~r'~~'rltz:!l1·-· ~"£I~,==ml~~. ~"'-'G!%'A ~i!:,l,~.:;;~;~~:::;';:: _IJ~tM.~'\::: ~!~-~ ~!; .r~:~'~_rr:, ;: dJ~>-~I!:?·.lIP!fl'~I~I~' l:::tit'17l~-, ';;;:;"~' -= 374 o 187 374 NAD_1983_HARN_StatePlane_Washlngton_ North]IPS_ 4601 Fee' Infonnation Technology -GIS RentonMapSupport@Rentonwa.gov 07/05/2012 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map mayor may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend 0 [J None Jurisdiction Boundaries ", l_1 Other .. , L, City of Renton Parcels Overtay Districts 0 Auto Mall A 0 Auto Mall B D Employment Area Valley --City Center Sign Regulation Area :'..i IZI Urban Design Disbict A 0 Urban Oeslgn Dlsbict B ITJ Urban Oeslgn District C El Urban Design District 0 Annexation History m:.. IJ..JI 1: 4,489 Cityof~(())n a Finance & IT Division , ZpONT'NG MAP BOOK G7 -23 T23N R5E E 1/2 W ECHNICAl SERVICES PRINTED ON 11/13/09 I) --~ ..... -.... _" ____ 10_ ... :'':',~~':;:''':~'::'==' o 200' 400 __ .. " .... I~~frj~t:0j~~~ . I I) IF.,( ~ 1:4,800 F7 14 T23N R5E E 112 5314 PLANNING DIVISION WAIVL . .: OF SUBMITTAL RE.QU~. _'::MENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services 2. Public Works Plan Review PROJECT NAME: ..>.S...La,.,....dd"'-·lIL""""'"'bCLJ.rro~L~l?.f'-P+--_ DATE:_ZLf-J.=:5:...;..!........,I2-=-____ _ 3. Building 4. Planning H;\CED\Oala\Fonns-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs.xls 06/09 PLANNING DIVISION WAIVEr"""'1F SUBMITTAL REQUIR.ENTS FOR LAND USE APPLICATIONS Lease Agreement, Draft Map of Existing Site Conditions 2 AND' Map of View Area 2 AND' Photosimulations 2 AND', This requirement may be waived by: 1. Property Services 2., PubliC Works Plan Review 3. Building 4. Planning PROJECT NAME: <SOl dcPlJ..0rD()K l'P DATE: 7/6//2.-I , H:\CED\Dala\Forms-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs.xls o6io9 ( D. R.STROi\lG CONSULTING ENGiNEERS September 4, 2012 c· Project Nop ~~4:a' FIe lanning o' -"ton IlI/Sion . CITY OF RENTON PROJECT NARRATIVE SfP --1 lUll PRELIMINARY PLAT OF SADDLEBROOK fPdf&rr:; . The project is a proposed single-family residential developmentof 4.36 acres, know,g~f&ftJJ Tax Parcels 3664500260 and 3664500261 into .14 single-family residential lots. The property is located approximately at 13426 156th Avenue SE in the City of Renton, Washington. All existing improvements will be demolished or removed during plat .. . construction Project Contact Information: . Developer: PNW Holdings LLC 9675 SE 36 th Street, Suite 105 Mercer Island, WA 98040 (206) 588-1147 Engineer/Surveyor: D. R. STRONG Consulting Engineers Inc. 10604 NE 38th Place, Suite 101 Land Use Permits Required: -Preliminary Plat Approval -Final Plat Approval -Environmental Review Zoning and Density: Kirkland, WA 98033 (425) 827-3063 Maher A.Joudi, P.E. -Grading Permit -Building Permit The property and adjacent properties are zoned R-4. Current use of Site and existing improvements: The Parcels are currently developed with two single-family residences, out buildings and gravel driveway. All existing improvements shall be. removed. All existing . vegetation and trees shall be removed with the exception of 8 trees along the northern' boundary .. Special Site features: The Site drains in two directions', an adJ'ustment has been gran. ted to allow one 10604 N.E. 38'" Place Suite 232 drainage facility. Kirkland. WA98033·3063 Phone: (425) 827-3063 . Engineers Surveyors "Fax: (425) 827-2423 Toll Free: (800) 962-1402 www.drstrong.com Landscape Architects Page 2 of~ • Soil Type a'nd Drainage Conditions: Per the King Courity Soil Survey, onsite soil consists of AgC, Alderwood gravelly sandy loam with slopes.ranging from 6-15%. Site runoff travels to the southeast and southwest and discharges into existing conveyance systems. · Proposed Use of Property: . . The Project is the subdivision of two existing parcels zoned R4 (4.357 ac. total) into' 14 single7family residential lots, per the City of Renton's subdivision process. This · will result in a density of 3.86 dwelling units per acre. Lot square footages range from 9,400 to 11,074 sJ., with no lot sizes below the minimum 8,000 sJ. threshold set by the City.. - Access, Traffic, and Circulation: .' _. . The Project will locate its access road as depicted (in the attached plan. Access to the subdivision will be from 158th Avenue: SE and .156 th Avenue SE via a 53' right- of-way. Proposed Site Improvements: '. Half street improvements on 156th Avenue SE will provide 17 feet of pavement width from centerline of right of way to face of curb and will install curb, gutter, 5 foot · sidewalk and' 8 foot planter strip on. the east side' of .156 th · Avenue SE as per City requirements; this will require a 0.50-foot right of way dedication. . Half street. improvements on 158th Avenue.SE will provide 16 feet of pavement width from centerline of right of way to face of curb and will install curb, gutter,' 5 foot sidewalk and 8 foot planter strip on· the east side of' 158th . Avenue SE as per City requirements. An existing water main in 156th and 158thwill be tapped to serve the proposed residences. . Sanitary Sewer . will be discharged to the east. . One' detention/water quality pond is proposed within Tract "A" to serve the subdivision. The Project will meet the drainage requirements of the 2009 King County Surface Water Design Manual (Manual), as adopted by the City. . The projeCt will locate a job shack on the site as prescribed by the contractor during .construction. . · Model homes will be buiit, however, the lots on which these homes will be built has not been determined. at this time. Cut Materials: Approximately 8,873 c.y. of cut and 5,636 c.y. of fill is computed for the Project. The · net cut volume is approximately -3,237c.y. Export shall be toan approved drop-off . site. . . . Tree Inventory: Eight of the existing 36 significant trees on site will be retained to meet the City's tree retention requirements. See tree retention spreadsheet. Estimated Construction Cost & Proposed Market Value: The approximate construction cost is typical of..a suqdivision of this size and nature totaling approximately $1,050,000.00 ($75,000 per lot). The estimated fair market value of the proposed project is approximately $2,590,000.00. ·., . \i,iYOf Rent",' Plan ' .'" , nlng Divisior' SEP -4 1012 City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 189,797 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets·· Private access easements·· Critical Areas· Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: 31,689 o o 2. 31,689 square feet square feet square feet square feet 3. 158,108 square feet 4. 3.63 acres 5. 14 units/lots 6. 3.86 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or f1oodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\20 12\0\ 12040\3\Documents\Reports\Prel im inary\dcnsity 12040. doc . I -03/08 ,i. City of Renton l~EE IRETENT~ON W(oRt{5)HEET c· 1. Total number of trees over 6" in diameter1 on project site: 1. 36 trees Ity Of Ii Planning D.enton 2. Deductions: Certain trees are excluded from the retention calculation: III/SiOn Trees that are dead, diseased or dangerous2 8 trees Sfp -41, Trees in proposed public streets 3 treeik. "012 Trees in proposed private access easements/tracts 0 treeill/lI(R> Trees in critical areas 3 and buffers 0 trees ~'Iff!IJ'W/lI/!)) Total number of excluded trees: 2. 11 trees 3. Subtract line 2 from line 1: 3. 25 trees 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones Re, R-1, R-4, or R-B 0.1 in all. other residential zones 0.05 in all commercial and industrial zones 4. 7.5 trees 5. List the number of 6" or larger trees that you are proposing 5 to retain4 : 5. 8 trees 6. Subtract line 5 from line 4 for trees to be replaced: (If line 6 is less than zero, stop here. No replacement trees are required). 6. -0.5 trees 7. Multiply line 6 by 12" for number of required replacement inches: 7. ____ ,inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) 8. inches ----- 9. Divide line 7 by line 8 for number of replacement trees6 : per tree (if remainder is .5 or greater, round up to the next whole number) 9. _____ trees 1. Measured at chest height. 2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist, and approved by the City. C' 3, Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). 4. Count only those trees to be retained outside of critical areas and buffers. 5. The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4~130H7a 6. Inches of street trees, inches of trees added to critical areas/buffers, and inches of trees retained on site that are less than 6" but are greater than 2" can be used to meet the tree replacement requirement. R:\20 12\0\ 12040\3\Documents\Reports\Prel iminary\ TreeRetention Worksheet 12040. doc 12/08 D; R. STRONG CONSULTING ENGINEERS Plam 1111 . S£1l -4 1~~l September 4,2012 ~~CC~~",~®)oject No. 12040 CITY OF RENTON . . CONSTRUCTION MITIGATION REPORT PRELIMINARYPLAT OF SADDLEBROOK The following is a report of expected construction dates and, times, as well as proposed hauling/transportation routes, ESC measures and traffic control plan., Proposed Construction Dates: Clearing, Grading, Utilities and Roads . April-October 2013 Home Construction: October 2013-2014 Hours and Days of Operation: Monday -Friday, Hours to meet guidelines set forth, by City ordinance Proposed Hauling/Transportation Routes: South on 156th Avenue SE to SE 142 nd Place, West on SE 142nd Place, SE 142nd Place turns into 154th Place SE to Hwy 169, SE Renton Maple Valley Road. ESC Measures: The Erosion and Sedimentation Control Design elements as listed in SECTION VIII (PART A) of Drainage Report shall be imposed to minimize dust, , traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics during Site construction. Special hours: No special hours pr~posed for construction at this time. Preliminary Traffic Contr<;>1 Plan: See attached 10604 N.E. 38 th Place Suite 232 Kirkland, WA98033-3063 Phone: (425) 827·3063 Fax: (425) 827-2423 Toll Free: (800) 962-1402 WVffl.drstrong.com Engineers Surveyors Landscape Architects CITY OF RENTON ENVIRONMENTAL CHECKLIST PRELIMINARY PLAT OF SADDLEBROOK PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a Proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your Proposal (and to reduce or avoid impacts from the Proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your Proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your Proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your Proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary de- lays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your Proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your Proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 1 of 22 Saddlebrook Preliminary Plat City of Renton, Washington A. BACKGROUND 1. Name of proposed project, if applicable: Saddlebrook 2. Name of applicant: PNW Holdings LLC 3. Address and phone number of applicant and contact person: Applicant: Justin Lagers 9675 SE 36 th Street, Suite 105 Mercer Island, Washington 98040 (206) 588-1147 Contact Person: Maher A. Joudi, P.E. D. R. STRONG Consulting Engineers Inc. 10604 NE 38 Place, Suite 101 Kirkland WA 98033 425 827-3063 4. Date checklist prepared: August 27,2012 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Construction will start upon the receipt of all required building and construction permits. This is estimated to occur in the spring of 2013 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this Proposal? If yes, explain. Construct 14 single-family residences. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 2 of 22 Saddlebrook Preliminary Plat City of Renton Washington 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this Proposal. Critical Areas Study: Sewall Wetland Consulting August 20,2012 Arborist Report: GreenForest, Inc. August 27, 2012 . Geotechnical Report: Earth Solutions NW LLC, August 21,2012 Traffic Impact Analysis: Traffex August 10,2012 Level One Downstream Analysis: D. R. STRONG Consulting Engineers Inc. August 24,2012 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your Proposal? If yes, explain. None to our knowledge. 10. List any government approvals or permits that will be needed for your Proposal, if known. SEPA Determination City of Renton Preliminary Subdivision Approval City of Renton Grading Permit City of Renton Final Subdivision Approval City of Renton Building Permit City of Renton Other Customary Construction Related Permits City of Renton 11. Give brief, complete description of your Proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your Proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.). Subdivide approximately 4.36 acres into 14 single-family lots with a proposed net density of 3.86 du per acre. Access to the subdivision will be from 156 th Avenue SE and 158th Avenue SE. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 3 of 22 Saddlebrook Preliminary Plat City of Renton Washington 12. Location of the Proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a Proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The Project is located in the NE Y. of Section 14, Township 23 North, Range 5 East. The Site is located at 13426 156th Avenue SE. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 4 of 22 Saddlebrook Preliminary Plat City of Renton Washington B. ENVIRONMENTAL ELEMENTS 1. EARTH a. Genera description of the site (circle one. Flat, lling, steep slopes, moun a ous other. In general, the majority of the property has slopes of less than 5%. The predominant slope range is between 2 to 5%. Generally, the land slopes from the center of the site to the east and west. b. What is the steepest slope on the site (approximate percent slope)? There is an isolated area near the western property line nearing 23%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The soils on the Site are mapped in the Soil Survey of King County, Washington, prepared by the U.S. Department of Agriculture, Soil Conservation Service and has classified the Site as Alderwood Series, slopes 6-15% (AgC), gravelly sandy loam. Additionally, see attached Geotechnical Report dated August21,2012 d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None to our knowledge. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 5 of 22 Saddlebrook Preliminary Plat City of Renton Washington e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The purpose of the site grading will be to construct the subdivision roads, utilities and homes. Approximately 8,873 c.y. of cut and 5,636 c.y. of fill is computed for the Project. The net volume is approximately 3,237 c.y. of export. The grading is intended to be balanced on site, however, there is a possibility of importing select fill material as well as exporting unwanted soils. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. There could be a short-term increase in the potential for on-site erosion where soils are exposed during site preparation and construction; however, the Project will comply with all applicable erosion control measures, short term and long term. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 55% of the Site will be covered by impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. A temporary erosion control plan will be implemented at the appropriate time. Erosion control measures may include the following: hay bales, siltation fences, temporary siltation ponds, controlled surface grading, stabilized construction entrance, and © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 6 of 22 Saddlebrook Preliminary Plat City of Renton Washington 2. AIR other measures which may be used in accordance with requirements of the City of Renton. a. What types of emissions to the air would result from the Proposal (Le., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, gen- erally describe and give approximate quantities if known. Short-term emissions will be those associated with construction and site development activities. These will include dust and emissions from construction equipment. Long-term impacts will result from increased vehicle traffic. b. Are there any off-site sources of emissions or odor that may affect your Proposal? If so, generally describe. Off-site sources of emissions or odors are those that are typical of residential neighborhoods. These will include automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. c. Proposed measures to reduce or control emissions or other impacts to air, if any. The Washington Clean Air Act requires the use of all known, available, and reasonable means of controlling air pollution, including dust. Construction impacts will not be significant and could be controlled by measures such as washing truck wheels before exiting the site and maintaining gravel construction entrances. In addition, dirt-driving surfaces will be watered © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 7 of 22 Saddlebrook Preliminary Plat City of Renton Washington during extended dry periods to control dust. 3. WATER a. Surface. i. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. None to our knowledge. ii. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Not to our knowledge. iii. Estimate the amount of fill and dredge material that would be placed in or removed from sur- face water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None iv. Will the Proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No, there will be no surface water withdrawals or diversions. v. Does the Proposal lie within a 100-year floodplain? If so, note location on the site plan. Not to our knowledge. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 8 of 22 Saddlebrook Preliminary Plat City of Renton Washington vi. Does the Proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, a public sanitary sewer system will be installed to serve the residential units. There will be no discharge of waste materials to surface waters. b. Ground. i. Will ground water be withdrawn, or will water be discharged to ground water? Give general de- scription, purpose, and ap- proximate quantities if known. No groundwater will be withdrawn. Public water mains will be installed to serve the development. No water will be discharged to the groundwater. ii. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemi- cals .... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No waste material is proposed to be discharged into the ground. The Site will be served by public sanitary sewers and a public water system. © 2012 O. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 9 of 22 Saddlebrook Preliminary Plat City of Renton Washington c. Water Runoff (including storm water). i. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quanti- ties, if known). Where will this water flow? Will this water flow into other waters? If so, describe. See attached Level One Downstream Analysis Report. ii. Could waste materials enter ground or surface waters? If so, generally describe. The proposed stormwater system will be designed to minimize or eliminate entry of waste materials or pollutants to ground water resources and/or surface waters. Oils, grease, and other pollutants from the addition of paved areas could potentially enter the groundwater or downstream surface water runoff. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. A City approved storm drainage system will be designed and implemented in order to mitigate any adverse impacts from storm water runoff. Temporary and permanent drainage facilities will be used to control quality and quantity of surface runoff during construction and after development. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 10 of 22 Saddle brook Preliminary Plat City of Renton Washington 4. PLANTS a. Check or circle types of vegetation found on the site: _x_ deciduous tree: alder, maple, aspen, vine maple, black cottonwood other: (birch, poplar) _x_ evergreen tree: fir, cedar, spruce, pine, other: shrubs _x_ grass (orchard grass) ---1L pastu re crop or grain wet soil plants: cattail, buttercup, bulrush, other: water plants: water lily, eelgrass, milfoil, other: _x_ other types of vegetation (Deer fern, blackberry, holly, scotch broom) b. What kind and amount of vegetation will be removed or altered? Vegetation within the development area will be removed at the time of development. Landscaping will be installed in accordance with the provisions of the City of Renton Zoning Code. c. List threatened or endangered species known to be on or near the site. None known or documented within the project area. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. None proposed at this time. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page t 1 of 22 Saddle brook Preliminary Plat City of Renton Washington birds: hawk, heron, eagle, songbirds, other: crows mammals: deer, bear, elk, beaver, small rodents, raccoon, other: fish: bass, salmon, trout, herring, shellfish other: None to our knowledge. b. List any threatened or endangered species known to be on or near the site. None to our knowledge. c. Is the site part of a migration route? If so, explain. Western King County as well as the rest of Western Washington, is in the migration path of a wide variety of non-tropical songbirds, and waterfowl, including many species of geese. d. Proposed measures to preserve or enhance wildlife, if any. None proposed. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/or natural gas will serve as the primary energy source for residential heating and cooking within the development. Any wood stoves incorporated into the new residential units will comply with all local and State regulations. © 2012 o. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 12 of 22 Saddlebrook Preliminary Plat City of Renton Washington b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this Proposal? List other proposed measures to reduce or control energy impacts, if any. The required measures of the Washington State Energy Code and the Uniform Building Code will be incorporated in the construction of the residential units. Energy conservation fixtures and materials are encouraged in all new construction. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this Proposal? If so, describe. There are no known on-site environmental health hazards known to exist today and none will be generated as a direct result of this proposal. i. Describe special emergency services that might be required. No special emergency services will be required. ii. Proposed measures to reduce or control environmental health hazards, if any. Special measures are not anticipated. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 13 of 22 Saddlebrook Preliminary Plat City of Renton Washington b. Noise i. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The primary source of off-site noise in the area originates from vehicular traffic present on adjacent streets. ii. What types and levels of noise would be created by or as- sociated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term impacts will result from the use of construction equipment during site develop- ment and residential construction. Construction will occur during the day-light hours, and in compliance with all noise ordinances. Construction noise is generated by heavy equipment, hand tools and the transporting of construction materials and equipment. Long-term impacts will be those associated with the increased use of the property by homeowners. iii. Proposed measures to reduce or control noise impacts, if any. Construction will be performed during normal daylight hours. Construction equipment will be equipped with noise mufflers. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 14 of 22 Saddlebrook Preliminary Plat City of Renton Washington 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? There are two single-family homes, out buildings and a gravel driveway on the site. The remainder of the Site is used as horse pasture. The current use of adjacent properties is listed as follows: North: South: East: West: Single Family Residential Single Family Residential Single Family Residential Single Family Residential b. Has the site been used for agriculture? If so, describe. Not to our knowledge. c. Describe any structures on the site. There are two single-family homes, out buildings and a gravel driveway on the Site. d. Will any structures be demolished? If so, what? Yes, the above-mentioned structures will be demolished. e. What is the current zoning classification of the site? The current zoning classification is Residential, R-4. f. What is the current comprehensive plan designation of the site? Residential Single Family (RSF) g. If applicable, what is the current shoreline master program designation of the site? N/A © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 15 of 22 Saddlebrook Preliminary Plat City of Renton Washington h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Not to our knowledge. i. Approximately how many people would reside or work in the completed project? Approximately 32 individuals will reside in the completed residential development (14 units x 2.3 persons per household = 32.3 individuals). j. Approximately how many people would the completed project displace? Approximately five people will be displaced as a result of demolishing the two (2) existing homes. k. Proposed measures to avoid or reduce displacement impacts, if any. None at this time. I. Proposed measures to ensure the Proposal is compatible with existing and projected land uses and plans, if any. The proposed development is compatible with the prescribed land use codes and designations for this site. Per the City Zoning Code, the development is consistent with the density requirements and land use of this property. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. The completed project will provide 14 detached single-family residential homes. Homes will be priced with a market orientation to the middle- income level homebuyer. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 16 of 22 Saddlebrook Preliminary Plat City of Renton Washington b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Two middle-income houses will be eliminated. c. Proposed measures to reduce or control housing impacts, if any. None. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The maximum building height will conform to City of Renton Standards. b. What view in the immediate vicinity would be altered or obstructed? Views in the vicinity are not likely to be enhanced, extended or obstructed by development of this project. c. Proposed measures to reduce or control aesthetic impacts, if any? The location of the buildings adheres to or exceeds the minimum setback requirements of the zoning district. The landscaping will be installed at the completion of building and paving construction. A Homeowners Association will maintain the landscaping and common elements. 11. LIGHT AND GLARE a. What type of light or glare will the Proposal produce? What time of day would it mainly occur? Light and glare will be produced from building lighting. Light will also be produced from vehicles using the site. The light and glare will occur © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 17 of 22 Saddlebrook Preliminary Plat City of Renton Washington primarily in the evening and before dawn. b. Could light or glare from the finished project be a safety hazard or interfere with views? Light and glare from the project will not cause hazards or interfere with views. c. What existing off-site sources of light or glare may affect your Proposal? The primary off-site source of light and glare will be from vehicles traveling along the area roadways. Also, the adjacent residential uses and streetlights may create light and glare. d. Proposed measures to reduce or control light and glare impacts, if any. Street lighting, will be installed in a manner that directs the light downward. The proposed perimeter landscaping will create a partial visual buffer between the proposed units and the surrounding neighborhood areas. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Maplewood Park (Approximately 0.3 miles from the Site). Cedar River to Lake Sammamish Trail Site (Approximately 0.2 miles from the Site) b. Would the proposed project displace any existing recreational uses? If so, describe. No. © 2012 O. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 18 of 22 Saddlebrook Preliminary Plat City of Renton Washington c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. Park mitigation fees will be paid to the City of Renton. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any. There are no known impacts. If an archeological site is found during the course of construction, the State Historic Preservation Officer will be notified. 14. TRANSPORTATION a. Identify public streets and highways' serving the site, and describe proposed access to the existing street system. Show on site plans, if any. Access to the proposed project will be from 15Sth and 15Sth Avenues SE. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The nearest public transit stop is approximately 0.4 miles north of the Site at the intersection of 15Sth Ave SE and SE 12Sth Street. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 19 of 22 Saddlebrook Preliminary Plat City of Renton Washington c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will have garage and driveway parking spaces. Each home will have a minimum of two-parking spaces per lot. The project will eliminate those associated with the existing residences. d. Will the Proposal require any new roads or streets, or improvements to existing roads or streets, not including drive- ways? If so, generally describe (indicate whether public or private). 156th and 158t~ Avenues will be improved per City of Renton road standards. A new access road is required to serve the subdivision. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Per attached Traffic Report, the proposed project is expected to generate 134 net new daily and 14 PM peak hours. Peak hours will generally be 7 AM -9 AM and 4 PM - 6 PM. g. Proposed measures to reduce or control transportation impacts, if any. None © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 20 of 22 Saddlebrook Preliminary Plat City of Renton Washington 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes, the proposal will result in an increase for those services typical of a residential development of this size and nature. The need for public services such as fire and police protection will be typical for a residential development of the size. School age children generated by this development will attend schools in Renton #403 School District. b. Proposed measures to reduce or control direct impacts on public services, if any. In addition to payment of annual property taxes by homeowners, the proponent will mitigate the direct impacts of the proposal through the City's traffic and school mitigation programs, if required. 16. UTILITIES a. Circle utilities currently available at the site: b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Puget Sound Energy Natural Gas: Puget Sound Energy Water: Water District 90 Sewer: City of Renton Telephone: Century Link © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 21 of 22 Saddlebrook Preliminary Plat City of Renton Washington C. SIGNATURE The above answers are true and complete to the best of my knowledge. I nderstand the lead agency is re- lying on them to ma e its decision. Signature: DATE SUBMITIED: ~Wrt'--=-l''--I---4-.l.....--' 2012. © 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Page 22 of 22 Saddlebrook Preliminary Plat City of Renton Washington , . SewalD Wetland Consulting, Inc. August 20, 2012 Justin Lagers PNW Holdings LLC 9725 SE 36th Street Suite 214 Mercer Island, Washington 98040 27@CovingtonWaySE#2 Covington W A 'IDt2 RE: Critical Areas Study -Perry Property/City of Renton, WA SWC Job#12-143 1.0 INTRODUCTION Phore 253-S59-ffi15 Fax: 253-852-4732 City of Renton Planning Division SEP - 4 2012 This report describes our observations jurisdictional wetlands on the 4.36 acre Perry property (Parcels #366450-0260 & 0261) located on the east side of 156th Avenue SE in the City of Renton, Washington (the "site"). The site is located in the NE 1/4 of Section 14, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. Vicinity Map of the site I I, EastR Hight '-::" F S 1: , r Ji , . . -~ 3 f • ~ f m II. 1 I' (' .;.,;:-, SE l"' .. tI\St;. ,. : PNW Perry/#12-143 Sewall Wetland Consulting, Inc. August 20,2012 Page 2 The site contains a single family home built in the 1960s as well as a mobile home and several agricultural outbuildings on the west side of the site. The area around these structures, is landscaped lawn, driveway and septic systems, The remainder of the property to the east consists of a grazed horse pasture with a row of trees along the east edge of the site abutting 158th Avenue SE. 2.0 METHODOLOGY Ed Sewall of Sewall Wetland Consulting, Inc, inspected the site on June 14, 2012. The site was reviewed using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology currently recognized by the City of Renton and the State of Washington for wetland determinations and delineations. The site was also reviewed using the methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), and the Western Mountains, Valleys and Coast region Supplement (Version 2.0) dated June 24, 2010, as required by the US Army Corps of Engineers. Soil colors were identified using the 1990 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments Corp. 1990). The Washington State Wetlands Identification and Delineation Manual and the Corps of Engineers Wetlands Delineation Manual both requires the use of the three-parameter approach in identifying and delineating wetlands. A wetland should support a predominance of hydrophytic vegetation, have hydric soils and display wetland hydrology. To be considered hydrophytic vegetation, over 50% of the dominant species in an area must have an indicator status of facultative (FAC), facultative wetland (FACW), or obligate wetland (OBL), according to the National List of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part". Anaerobic conditions are indicated in the field by soils with low chromas (2 or less), as determined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%- 12.5% of the growing season mayor may not be wetlands depending upon other indicators. Field indicators include visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on trees or • PNW Perry/#12-143 Sewall Wetland Consulting, Inc. August20,2012 Page 3 other fIxed objects, drift lines, etc, Under normal circumstances, indicators of all three parameters will be present in wetland areas, 3.0 OBSERVATIONS 3.1 Existing Site Documentation Prior to visiting the site a review of several natural resource inventory maps was conducted, Resources reviewed included the King County Soils Survey, King County Sensitive Area Folio, and the National Wetlands Inventory, and the WDNR Fpars Water Typing Maps. 3.1.1 Soil Survey According to the Soil Survey, King County Area, Washington (Snyder et al 1973), the site is entirely mapped as Alderwood gravelly loam soils (AgB). Alderwood soils are moderately-well drained soils and are not considered "hydric" soils according to the publication Hydric Soils of the United States (USDA NTCHS Pub No.1491, 1991). 3.1.2 National Wetlands Inventory According to the National Wetlands Inventory for the site, no wetlands or streams are located on or near the site. National Wetlands Inventory map 3.1.3 King County Sensitive Areas Folio PNW Perry/#12-143 Sewall Wetland Consulting, Inc. August 20,2012 Page 4 No wetlands or streams are depicted on or within 1,500' of the site in the King County Sensitive online iMap air photo, 3.1.4 WDNR Fpars website A review of the WDNR Fpars Water Typing map shows no streams on or in close proximity of the site, " 172'8308 ;~:"~ , 1729400\, /I } ~ ~ ., .. I K 'I "'j "" ''"\ " , \ \ \ \, '. DY~ ~'~~'" , " .. -'" '-.. =,~'rL \-.w \ .. " , .. .. \ ", ~ .' '~ ", "'._,. , \. r==:t=80 --" 172 1 28388 \ """: " ~ 0 i'l i= ' . jr"l~ I .. , \ \ 1 ~ITE I I "<, ' .... ~ .... .., ! " F \ '------l l ",.~ " , , '. .. : , " .. .', " , "'-~.J \ " , " -t1==-'" '~'. \ '. i= • , ' . .. \,. \ \ " , \ ~ = 17283(16 \ 28368-"-~ 1728460 + .. " \~ .. . ...... ~ " <-,. 1,.,""-'" \ ,;'\, \ = n \ ", .. J \, ~ \ \, Above: WDNR Fpars Water Typzng Map of the area of the sIte, 3.1.5 WDFW Priority Habitat Mapping The WDFW Priority Habitat maps for the site show no priority habitats on or near the site, 3.2 Field Observations 3.2.1 Uplands As previously described, the site contains two single family residences (one home and one mobile home) on the west side of the site with PNW Perryl#12-143 Sewall Weiland Consulting, Inc. August 20, 2012 Page 5 associated lawn, driveway and several outbuildings. The site sits very close to the top of a hill, with the western 1/3 sloping to the west, and eastern 2/ 3rds of the site sloping to the east and south towards 158th Avenue SE. A horse barn is located near the center of the western side of the site. This barn holds horses which are boarded on the property. Large thickets of Himalayan blackberry are found on the west side of the site to the north and just east of the homes. East of the barn, is a large fenced pasture with several clumps of Himalayan blackberry and as previously mentioned, several cottonwood trees along the western edge of the site bordering 158th Avenue. A shallow, poorly maintained ditch is located along the west side of 158th Avenue SE bordering the site. This ditch drains storm water runoff water from the site and 158th Avenue SE to the south into the storm drain system along SE 2 nd Place during rain events. "0?!l o . <. Above: Aerial photograph of the site showing Data pit locations. The pasture on the site is overgrown with weedy species including Canadian thistle, bull thistle, tansy ragwort, creeping buttercup, stinging nettle, clumps of Himalayan blackberry, and plantain. The site is heavily trampled and disturbed by livestock. PNW Perry/#12-143 Sewall Wetland Consulting, Inc, August 20, 2012 Page 6 Data pits were located within obvious depressions as well as areas of the site that were vegetated with creeping buttercup (a facultative-wet species) and could potentially have been wetlands, Soil pits excavated throughout the site revealed gravelly loam soils with an A-horizon (0"-8") with a color of 10YR 2/2, The underlying B-horizon had a color of lOYR 3/3-3/4 with no hydric indicators, All soils were dry during our site visit with no hydic indicators, From discussions with a neighbor, the eastern side of the site appears to have had some seasonal (winter) standing water due to the plugged ditch along 158th Avenue SE and soil compaction by the livestock. However, the upland soils on the site indicate this is a short term event as they have not developed any hydric characteristics and are upland soils Conclusion There are no wetlands, streams or buffers on the site. If you have any questions regarding this report, please call us at (253) 859-0515 or at esewall@sewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist ) REFERENCES Auburn Municipal Code Chapter 16.10 PNW Perry/#12-143 Sewall Wetland Consulting, Inc, Augus/ 20,2010 Page 10 Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, FWSjOBS-79-31, Washington, D. C. Daubenmire, R. 1959. A canopy-coverage method of vegetational analysis. Northwest Science 33:43-64. Diers, R. and J.L. Anderson. 1984. Development of Soil Mottling. Soil Survey Horizons, Winter 1984, pg 9-15. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U. S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, Mississippi. Hitchcock, C. and A. Cronquist. 1976. Flora of the Pacific Northwest. University of Washington Press, Seattle, Washington. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States. USDA Misc., Pub!. No. 1491. Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). 1988. U. S. Fish and Wildlife Service, Inland Freshwater Ecology Section, st. Petersburg, Florida. Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occur in wetlands: Northwest (Region 9). USFWS supplement to Bio!. Rpt. 88(26.9) May 1988. ) WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region p,oj.ellSn •. ___ Pc~~tN~_-_.!.~"':""~~:!::jL _____ CltylCounty __ R.-!:!:~f..v.::::~ __ -:-_ Sampt;ng Oate: '" -1"/ -I-z... _co.tiOw.,,, I? #vv /h ~ .;;--!(...~t-:.c.~ _________ Slate: w,.A-sampUng Po;.t: _.::l>I>~iI;.._.:.I_ InVeS\Ig3tor(S); __ -,£j~:.....~S~e!'.-.u:~~,-______ SectIon. Township, Range: __ -=S~/~'fL.!.T~Z::.;;3~....v:!::-,f?:.S.~~E§,,; ___ _ Landform (hiHslope. terrace, etc.): _..:"' __ ,I,..:1.!/-,.s"-'-)':"':'ir:.~"" ____ Local relief (concave, convex. none): ________ Slope ('%1: __ _ Subtegion (lRR) Lat long: Oatum ___ _ SoH MapUnl< Name: Ai.JC.;\;,..;wJ C~,') NWld,,~"cotion: ______ _ Ate climatic I hydrologic condItions 01'1 the site lypical?S time of year? Yes __ No 7 (If no. explain in Remarks.) Ate Vegetation ~i1 ~ or Hydrology __ signifICantly disturbed? Are "Normal Circumstances" present? Yes / No Are Vegetation __ , Soil __ • or Hydrology __ naturally problematic? (If needed, ekplain any 31'lswers in Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic; Vegetation Present? Yes~ No Is thit Sampled Area ,,/ Hydrie Soil Present? Ves ---No ~/ within a W.Uand? V •• No Wetland Hydrology Present? Vo. No ------ Remarks: -A-b.,;l. ,.....r ........... 1 lZ-,~ F>v4. r f. -Ifu-v¥, of .... :'('~"'hl ~""'''Z.'::' .... 1'" ,l OMr~· ""-' ~ .. -tJ, c..~ 0. c;. ac:....s+-~ I' ,.Q_ c"J ' ,s, 1'c... ,-.s -:. \ ""'C VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheot: Ir~ Stratum (Plot size: ) % Cover Species? ~ Number of Dominanl Species I 1. ---------Thai Are cBl, FACW, Of FAC-(A) 2. ---------Total Number of Dominant , 3. ---------Species Aeross All Strata: (el 4. ---------Percent of Dominant Species ---= Total Cover That Are CBl, FACW, or FAC: IJJt.) (AlB) SaQlinalShQ!b Stra~m (Plot size: I 1. ---------Prevalence Index worksheet: 2. Total % Cover of' Multiolv bv --------- 3. OBl spec;ies x1= --------- 4. ---------FACW species )(2= 5. ---------FAe species x3= ---= Total Cover F ACU species )(4= Herb~ri!l!.!m (Plot size: I UPl speeies xs= 1. ~IotI"<V'-C ,., .ck,.I,s EZ-..!ct-~l\CvJ Column Totals: (AI (el • 2. --------- 3. ---------Prevalence Index = BlA = 4. ---------Hydrophytic; Vegetation IndicatoB: •• -Domimlnce Test is >50% --------- 6. -Prevalence Index: is sa.O' --------- 7. ---------_ Morphological Adaptahons' (Provi~ supporting data in Remarks or on a separate sheet} 8. ---------WeUand Non-Vascular Plants' 9. ----------_ Probtematic HydrophytiC Vegetation' (Explain) 10. ---------'Indicators of hydric; soil and weiland hydrology must 11. ---------be present. unless disturbed or problematic;. ___ '"' Total Cover Woody Vine Stratum (Plm size: ) 1. ---------Hydrophytic Yes / 2. V8getatlon ---------Present? No --___ = Tota\ Cover % Bare Ground in Herb Stratum R,maJ1<s~ loc..J.a,! ,,.. "'-S~" /1_-~ • .-........ hl."""'~ ~.l ,.,", i-> .. ,s-<j -"'" Co "1 ~ .N\ ~" .... OC .. , ,. e J 1/ """ ..r e,,- us Army Corps or Engineers Western Mountains, Valleys, and Coast -Interim Version so IL s amptng O(n: Profile Description: (Describe to the dopth needed to document tho Indicator or confirm the absence of Indicators.) Depth Matrix Redox Features (inchell Cotof ,moist} % Color (moisl) % ..ll:RL Loc' Texlurs: R!rnarks I"Z... J ()'Ift -z.1"l....-----------I{, 1f)'1It 37..,------------- ------------ --------- ------------ ------------ ------------ ------------ 'Type: C=Concentralion, O"'Oepietion RM-Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL""Pore Unina. M"'Malrix. Hydric Sollindluton: (Applicable to all LRRs. unless otherwise notod., Indicators lor Problematic Hydric Soils: _ HistoW (AI) __ Sandy Redox (55) _ 2 em Muck (A10) _ Histic Eplpedon (A2) _ Stripped Matrix (56) _ Red Parent Material (TF2) _ Black HbUc (Al) _ Loamy Mucky Mineral (F1) (oxcept MLRA 1) _ Other (Explain in Remarks) _ Hydrogen Sulfide (M) _ Loamy Gleyed Matrix (F2) _ Depleted Below Dark Surface (A 11) _ Depleted Matrix (F3) _ thick Dark Surface (A 12, _ Redox Oalk Surface (F6) 'lndicalOfS of hydrophylic vegetation and _ Sandy Mucky Mineral (S1) _ Depleted Darll Surface (F7) weiland hydrology must be presen!. Sandy Gloyod Malrlx (54) Redox Depressions (Fe) unless distutbed or problematic. Restrictive Layer (If present): Type: No.! Depth (inchel): HVdric Soil Present? V •• Remarks: ( ',...,,/ ... J....r /II, HYDROLOGY PnmaN lndicRtors (minimum of one required' check all that apply) SecondaN Indicators (2 or more required) _ Water-5teined Leaves (B9) (MLRA 1. 2, _ Surface Waler (A 1) _ High Water Table (A2) _ Saluration (A3) _ Water Martl;s (B1) _ Sediment Deposits (B2) _ Drift 0 ...... (83) _ Algal Mat or Crust (84) _ Iron Deposits (BS) _ SlJ'face Soil Cracks (86) _ Water-Stained Leaves (B9) (except MlRA 1. 2. 4A, and 4B) _ Sallerust(Bl1) _ Aquatic Invertebrates (813) _ Hydrogen Sulfide Odor (ell 4,1., and 48) _ Drainage Pattems (Bl0) _ Dry-Season Water Table (C2) _ Saturation Visible on Aerial Imagery (C9) _ Oxidized Rhizospheres along Living Roots (el) _ Geomorphic Position (02) _ Presence of Reduced Iron (C4) _ ShaDow Aquitard (03) _ Recent Iton Reduction in Tilled Soils (CG) _ Stunted or Stressed Plants (01) (lRR AI _ FAe·Neutral Test (05) _ Inundation Visible on Aerial Imagery (B7) Concave Surface (88) _ Other (Explain in Remarks) _ Raised Ant Mounds (00) (lRR A) _ Frost·Heave Hurrvnocks (07) Water Table Present? Ye. __ NO~Plh (inCheS): ____ _ Yes __ No ~ePth (Inche$): ____ _ Ye, __ NO __ '_ Depth (inches)' ____ _ Wetland Hydrology Present? Y&S Surface Watef Present? Saturation Pmsonl? US Army Corps of Engineers Western Mountains. Valleys, and Coast -Interim Version WETLAND DETERMINATION DATA FORM -Western Mountains. Valleys. and Coast Region Pro/eet!S;te, __ ~p=w:~w-,-~_-!-,q_0!:L''0J=;'----;--:--=-_ C;tyICoonty, _--'l4......-="'~'--'=-___ -,-_ S,mphng Date' C:> -1'1-l'L Appl;eanVOwne" /?#W""'AS /..t...C State, wI'-SamplingPo;nt b?IF'-.. Investigator(s}: £..J Se:~ Section, Township. Range. __ -'S"---/:.'t-'----'T~z.=:,;3,,/V""__"~=""E~ __ _ landform. (niflslope. terrace, etc.): __ ... _,.;_1..:/-=.s"-'-)..: ... .,i"A:.""'~ ___ Local relief (concave, convex, none): ______ _ SlOpe (%): __ _ Subregion (LRR). Lat' Long: Datum: ___ _ ,;o;IMapUn~Nam.' AIkI.;t.,J C:-1~c.') _ NWlctass;fieat;on· ______ _ Are dimatic I hydrOlogic conditions ol'llhe site IYPica~iS time of year? Yes ___ No 7 (If no. explain in Remarks.) Are Vegetation ~I ~or Hydrology ___ significanUy disturbed? Are "Normal Circumstances· present? Yes /No Ale Vegetation __ ' Soil ___ , Of Hydrology ___ naturally problematic? (II needed, explain any answers in Remilrks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations. transects. important features. etc. Hydrophylic Vegetation Present? Ves ---No i/ Is the samplod AroOt /' Hydric Soil Present? Ves ---No ? within a Wetland? Ves No Wetland Hydrology Present? Ves No --------- --- Remilf1(s: -A-bo.-t.. ,IONr"..... ... I JZ-..-. ~, f. -/ie..vf, 1-..... :x~1 ..., ..... -z..I~ ~ f'" \ Cc""pc-c. .• ...,.J obI I. -.}" ,,~ C> Co (U.S+-SJ~ c,r 5 .'rC'-r....-~ -:. ~ ·~·C VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominanco Test wonsheet: Tree Stratum (~ot size: ) ~ Species? .1lli!!J.!L Numbel of Dominant Species 1. -------------------That Ive OSlo FACW. or FAC: (A) 2. -------------------Total Number of Dominant 3. -------------------Species Across AD Strata: IS) 4. -------------------Percent of Dominant Species ----'" Tot81 Cover Thai Are OSLo FACW. or FAC: (AlB) Sao!jnglShrub Strarum (Plolsize: ) 1. Prevalence Index worksheet: ------------------- 2. -------------------ilti!;1 !i !:&ver of: Mullill:~Q!t 3. -------------------OBl species x 1 '" 4. FACWspecies 112= ------------------- 5. -------------------FAe species >3" ----= Total Cover FACU species x4= tic:m Stratum (Pial size: ) UPl species ,5· 1. -------------------Column Totals: (A) (S) 2. ------------------- 3. Pre\lalence Index =-BfA= -------- 4. -------------------Hydrophytic Vegetittion Indicators: 5. -Dominance Test is >50% -------- 6. -Prevalence Index: is sJ.O' ------- 7. ------------------_ Morphological Adaptations' (Provide supporting 6. data in Remarks or on a se~arate sheet) ---------Wetland Non-Vascular Plants' 9. ----------_ Probh3matic Hydrophytic Vegetation' (Explain) 10. -------------------'Indlcalors of hydric soil and wetland hydlology must 11. --------be present unless disturbed or problematic ____ = T olal Cover Woodl£ Vias; §tratu[D (Plot size: ) 1. --------Hydrophytic 2. Vegetation ./ -------------------Prasent? Ves No loP ____ = T olal Cover .'" Bare Ground In Herb Stratum ~..,< cr~.-..-J- Remarl(s: /~c~h..J A/rlM '-"-J , -' US Army Corps of Engineers Weslem Mountains. Valleys. and Coast -Interim Version SOIL m log om· SapfP· ProfIle Oea~riptlon: (Describe to the depth needed to document the Indicator or confirm the abaeno. of indicators.) Depth MAtriv Bl£lws Euty~§ ~-b2L (lnche!) Color (molat) " Color 'moist) '" Texture B,madss /0 /11'-/1> ~/L . --~----.------------~ 7~ ...... /~ /fJ 'Ill. 511J. __ --------- ------------ ------------ ------------ ------------ ------------ IT_: CIilConcentration D= • RM=Reduce<i Matrix, CS"'Covered or Coated Sand Grains. lLocatlon: PLoPore Unlna. MIIIManlx. Hydrfo Soli Indicators: (Applicable to all LRRa. unleas otherwlll8 noted.) Indicators for Problematic Hydric: Soils': _ Hiatotot (A1) _ Sandy Redox (S5) _ 2 em Muck (A10) _ Hiolic Epipedon (A2) _ Slripped Matrix (86) _ Red Parent Material (TF2) _ BIacIt Hiotic (Al) _ LoamV Mucky Mineral (F1) (.xcept MLRA 1) _ Other (Explain in Remarkl) _ Hydrogen Su!Iide (M) _ loamy Gleyed Matrix (F2) _ Oepteted BeJow Oark Surface (A 11 ) _ Depleted Matrix (F3) _ Thick Dark Surface (A 12) _ Redox Dark Surface (Fe) )Indieators of hydrophytie vegetation and _ SandyMueky Mineral (S1) _ Depleted Dark SUrfaoe (F7) weiland hydrology must be present. _dy GIeyed ,...~ (94) Redc»l; DepresalOt'l$ (Fe) unleas disturbed or problematic. Restrictive Layer (If prosent): Type: .,/ Depth linchea): Hydric SoIl Present? Vao No Remarks: /"'" ..... .l 1"/( <, fvJ HYDROLOGY Wetland Hydrology Indl ...... : PDt!l:I.a 1r:m!m.t9rs 'mi[limum of o[!! rIQuired· check BY ih!i!l ieebl:l §M;gndm Ingiats2m {2 2r!l!!2[! [!guired} _ Surface _ (A 1) _ Water·Stained leaves (89) (a.copt MLRA _ Water-Stained Leaves (89) (MLRA 1. 2, _ HlghW_TabJo(A2) 1.2.4A. Ind 48) 4A.and 4B) _ Satundlon (A3) _ SaltCruat(811) _ Drainage Patterns (81 D) _ WaterMar1ca(Bl) _ Aquatic Invertebrates (813) _ Oty-Season Wat., Table (C2) _ Sediment Deposits (92) _ Hydrogen Sulfide Odor (e,) _ Satwation ViSible on Aerial Imagery (C9) _ Drill DopoaIts (83) _ Oxidized Rhizospheres along living Roota (C3) _ Geomorphic Position (02) _ Algal Mat or Crust (84) _ Presence of Reduced Iron (e.) _ Shallow Aquitafd: (03) _ Iron Deposits (B5) _ Recent Iron ReduetiOn in Tilled Soils (eG) _ FAC·Neutral Test (05) _ SLriace Soil Cracks (86) _ Stunted or stressed Plants (01) (LRR A) _ Raised Ant Mounds (06) (LRR A) _ Inundation Visible on Aerial Imagery (87) _ Other (Explain in Remarks) _ Frost-Heave Hummocks (07) Sparuiy Vegetated Concave Surface (88) Field Observations: Ye. __ No (.oepth (inches)~ Surface Water Present? Water Table Present? Ye. __ No ~ePth (inches): No ./" Smur.ltDn Present? Wetland Hydrology Preaent? V .. ___ I lind ..... caDillawfrinael Ve. __ No __ Oeplh (inches): Deacribe Recorded Data (sttearn gauge, monitoring wen. aerial photos, pre .... iOus inspections), If avallable: Remarn: r.r).c./U /"(; us Army Corpa of Engineers W.estem Mountains. Valleys. and Coast -Interim Version WETL6.ND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region ProjecVS',e ___ Ac..:~~'W~_-_.!.~_'0::L"7~/-_____ Clly/Coumy: g,...~~t--......,=-::~ ____ Sampling Date: Awficanl/Owne<: __ ~p'~;M~"",~,.!u..~~~I.t~. ~.5L.!::I-~(...::..:C.~ __________ Slale: w"+-Sampl'ng Po'nl: Investigalor(s): £.J S e~ ____ Section, Township, Range. __ -,S~/:.:L(L~T~z.",,3~...v~_~~>O!~'E=--__ _ Landfonn, (hillslope. terrace, etc.): t.. ,/11.5 ) .... ,& local relief (concave. convex. none): ________ Slope (%): __ _ Subregkm (lRR). Lal. long: Oatum: ___ _ 50<1 Map Un' Name: AIdl;!...,.;J (-4~ c.) NWI classU,caHon: ______ _ Are dimatic' hydrologic conditions on the site tYPlcal?S time or year? Yes __ No 7 (If no. ex:ptaln in Remarks.) Are Vegetation ~il ~or Hydrology __ significantly disturbed? Are "Normal CIrcumstances' pre$enl? Yes /NO Are Vegetation __ , Soil __ , Of Hydrology __ naturally problematic? (II needed, explain any answers in Remaril:s.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, Imponant features, etc. Hydrophytic Vegetation Prescnt? Yes Z No ___ Is Itle Sampled Are .. L Hydric Soil Present? V •• ---NO~ wltllin a Wetland? Ves No WeUand Hydrology Present? Ves No --- Remarks: -A-bo.-t.. _r"...,. ... I lZ-.-FVi( r f. .. -);'e-.,,¥, -I ..... J:/:"J I ""_"2.,~ ..... J;,I C"'Mj3'C ........ ~ -~, c."'-0. ... .J.:. (!<O.,sr ~ I . e;,'" 5 ,'rc:... ,-.( -.; , '·C. VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheot: "'Cover~~ Number of Dominant Species '1 ---------Thai Ate OSL. FACW. or FAC: (A) Tree Stratum (Plot size: _____ J) 1. ---------Total Number of Dominant tt ------Species Across All Srra'a: (6) 2. ___________ _ 3. _______________ _ SaoIinglShrub Stratum (Plot size: _____ J ---------Percent of Dominant Species LW ---= T olal Cover That Are OSlo FACW. or FAC: (AlB) ) 4. _____ ------- 1. _____________ _ ---------Pre'nllence Index workstJeet 2. _________________ _ Total % Cover of' Mul.til2~b:t:: 3. _________________ _ OBl species x1= 4. _______________________ _ FACW species 1(2= 5 _________________ _ FAG species Xl- Herb Siralum (Plot size: ) 1. b .......... ...,I'<,S "LA-..... ' • ..J"-______ {:"/rf.j,} ___ = Total Cover FACU species x4= UPL species .5' Column Totals: (A) (6) 2. ~~ £" t 01/ S -------F-+C. 3. 7'I+-f",~D I~c-/ .... h. ------F~ Prevalence Index =SfA= ". 0,.. 'ht'4., J~.f........ == == r'1i.... Hydrophytic Vegetation Indicators: 5. _________________ _ 6. _______________________ _ _ Dominance T esl is >50% _ Prevalence Index is Sl.O' 7. _______________________________ MorphologicaIAda~alions'(Prollldesupporting data in Remarks or on a separate sheet) 6. _____________________ _ _ Wetland NonNascular Plants 1 9. _________________ _ _ Problematic Hydrophylic Vegetation' (Explain) 10. __________________ _ 'Indicators of hydriC soli and wetland hydrOlogy must 11. _________________ ___ ___ ___ be present. unless disturbed or problematic. ~--------------------~ Woody Vine Stratum (Ptel size: _____ J) ___ = Total COlier 1. 2. _________________ _ ___ = Tolal COlier % Sare Ground in Herb Stratum Remattts: US Army Cotps of Engineer!; Hydrophytic Vegetation Present? Yes ~ No __ Western Mou.nlains. Valleys. and Coast -Interim Version SOIL Sarnpli Point ng Profile Description: (Describe to the depth needed to document the Indicator or confirm the ab$anco of Indl"tors., DepOh M!ni1S ~)(FYI!.!~1: .J:mL -l&L finches) Color 'moist> '" Color (moist) '" Texture Remartls /"2-)tMfl-'t/Z --'I !o'------- I~ 11)'i/t-~/':i. ------- --------- ------- ------- -------- ------- ------- 'Tvoe: C-Concentration D=o.pletion RM=Reduced Matrix CS=CO\Iered or Coated Sand Grains. 'Location: PL=Pore UninQ, MaMalrix, Hydric Solllndicatora: (Applicable to all LRRs. unless otherwise nOled., Indicators for Problematic Hydric Soil5~: _ Histosol (Al I _ Sandy Redox (55) _ 2 em Muck (Al0) _ Histic Eplpodon (A2) _ Stripped Matrix (86) _ Red Parent Material (TF2) _ Block Hislic (Al) _ loamy MuckVMlneral (F1) (except MLRA 1) _ Other (Explain in Remafts) _ Hydrogen Sulfide (A4) _ loamyGleved Matrix (F2) _ Depleted Befow Oartt Surface (All) _ Depltlted Matrix (Fa) _ Thlck"'rt< Sutfa<;e (A12) _ Redox Dart!. Surface (F6) 1ndlcators of h.ydrophytiC vegetation and _ Sandy Mucky Mineral (S1) _ Depleted Dart< Surface (F7) wetland hydrology must be present. Sandy GIeyed Matrix (84) Redox Oepreuions (Fa) unless disturbed 01' ~matic. __ Layer (II prosen1): Type: DepOh (IncheS): Hydric SoIl _11 Y .. No ./ Rematka: """ ' ,,-,I. ',/...j HYDROLOGY W ..... , Ed!I!i!ClIOS!iSi!to!l 'minimum S!12nB r~ui,ed' check aU that al!e!ll §ec~ari Indicators ,2 or rrtOf'e [!gulred} _ SurfaceWaler(A1) _ Water-Slalned leaves (69) {except MLRA _ Water-Stained leaves (89) (MLRA 1, 2, _ High Water Table (A2) 1.2. 4A, and 4BJ 4A. and 48) _ Saturation (A3) _ SaI1 eN" (611) _ Orainage Pattems (B10) _ Waler Marta (81) _ Aquatic Invertebrates (813) _ Dry-Season Waler Table (e2) _ Sediment Depoolt. (62) _ Hydrogen Sullide Odor (el) _ Saturation V1sib'e on Aerial Imagery (CO) _ DrIft DeposII. (83) _ Oxidized Rhilospheres along LIving Roots (C3) _ Geomotpllic Position (02) _ Atgal Ma10r Cnlal(B4) _ Presence of Reduced Iron (C4) _ Shallow Aqui1ard (03) _ Iron Deposits (85) _ Reeent Iron Reduction in Tilled Soil. (CG) _ FAC·NeutraJ Test (05) _ Surface So4J Cracks (86) _ Stunted or Stressed Plants (01) (lRR A) _ Ralsed Ant Mounds (06) (LRR A) _ Inundation Vislb'e on Aerial lmagery (87) _ Other (Explain in Renwtts) _ Frost-Heave HummockS (07) S_ Conca ..... Fool.' Ve. __ NO~OePlh(inches): Sutface Water Present? Water Table Pre1ent1 v., __ NO~ptt1{lnches); No l/ =:~~~~~t~nae} Ye. __ No __ Depth (inches)' WeUand Hydrology Present? Yes -- I Data (',,"am , Ii. aenal phOIO •• previous I I i ,I RomarK.: ,,,,,,I, _ .h....,J p/P US Army Corp$ of Engineer, Western Mountains. Valleys. and Coast -Interim Version WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region Pn>jeetl5it.' __ -'p=:M:::"(#-'--_2.R._'1="'-;:gC----:-_-=-_ C;lylCounly: _C--g,...,==~=,-__ -;--5ampUng Oal.: b -1'1-''- AppticanUOwne" _~r.'-:'c;M;-W=-=::,:H..=~=~'7.r.5"'--''-=t-::....:c.'-------------5lale: W r SampUng P";nl: D P .. 4 InveStigator{s): __ -'£J= __ s=-O!=.;::........u~c="'-;-------Section, Township. Range: __ .:S"--/:...'t-'--=T:....:z.=--3"'A/c:::.--"~= ..... E~ __ _ Landform. (hatslope. terrace. elc.): __ "'_,1,.:.1.:./.:.s::.:./.: .. :,,&o~ ____ Local relief (concave, COlWell, none): , ______ Stope (%): __ _ Subregion (LRR): La!: long: Datum: ___ _ 5";1 Map Unit Name: Ai.J,;i f,..,;J C-1~c.:> NWI ~.ss;fi""'''n: ______ _ Ate dimatlc I hydrolog1c conditions on the site lypical?S time of year? Yes __ No 7 (If no, eJ(plain in Remarks.) Ale Vegetation ~iI ~or Hydrology __ signifICantly disturbed? Are "Normal Circumstances" present? Yes /NO Are Vegetation __ , Soil __ , or Hydrology __ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophyllc Vegetation Present? Yes __ ~ NO--::;;;;/ Is the Sampled Ar.a Hydric Soli Present? Ve. ___ No '7 within a Wetland? Yes No ./ Wetland Hydrology Present? Yes No ------ Remarks: -1:b""t. _r,... ... I JZ-..~, FVLf. . r ~ -/ieAl(¥, j ..... J'~I "_"1.I~ ... 1;' \ CDMf"" c. ~ ., \;"C -,}. c.\..... 0. c. cu.sr 5,' c..-f"' o5.'t-L .-$ ~ I . VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Ir!:! §1!1!1!m! (Plot &ize: ) % Cover Species? Status Number Df Dominant Species I, That Are OBL. FACW. or FAC: ~ (A) --------- 2, ---------Tolal Number Of Oomlnanl 3 3, Species Across All SImla: (8) --------- 4. ---------Percent of Dominant Species ~? ---'" T olal Cover Thai Ale OSL. FACW. or FAC: (NS) SaolinaIShtl!2 §:I[jlum (Plot size: ) I, Prevalence Index woril:sheet --------- 2, ---------To!a! ~ CoverQf: MultiQ.!y:by:' 3. ---------OBLspecies xl= 4, ---------FACWspedes x2 '" 5, ---------fAC speciel'; .3· ___ = Total Cover F ACU species x4= lj~m :iHml!'!m (Piot siZe: ) UPL species .5- I, g_._v/~.· ~S ____ .F-1<...., Column Totals: (A) (8) 2, Ctfo"l<~ V"~'"'~ ____ Acv 3, '1--4 Q M"" J ... -----,...,.(. PrevOJ5Qnce Index '" 8JA .. , 4, ---------HydrophyUc Vegetation Indicators: 5, ..Yoominonce Test is >50% --------- 6. ----------Pr8'llalence Index is S3,0' 7, ------------------_ MorpholOgical Adaptations' (PrOVide supporting 8, dala in Remarks ()( on 8 separate sheet) ---------_ Weiland NonNascular Plants 1 9, ---------_ Problematic Hydrophytic vegetation' (Explain) 10, ---------'IndkatOfS of hydric ~II and weiland hydrology must 11. ---------be present. unless disturbed or ptoblemalic. W~~ Vj~ ~Iralum (Pfol size: ___ = Tota! Cover ) I, ---------Hydrophytic Yes /NO 2, Vegetation ---------Present? ___ = Total Cover -- % 6are Groi.md in Herb Stra.tum Remarb: US Army Corps of Engineers Western Moontains. VaUeys, and Coast-Interim Version SOIL Sampf 'ng Point· ProfIle Descrtptlon: (Describe 10 tho depth needed to dcx:umont tho indit;ator or confinn the absence of indicators.) 0epIh Mmttix B!I:!12x Featur!li li!lS!:!!!1!l Color (moist) % Color lmoist} % ~ Loe Texture Bemaw ~ /Pyrt-Z-/2.----------,.5 L-- Lid. L.f/W1-37c, ------------ --- ---------- ---------- ----------------- --------- ------------- ------------- 'Twe: C-Concentfation O=Oeoaetion RM=Reducecl Matrix, CS-Covered or Coated Sand Grains. 'Location: PL=Pore Uning, M=Matrix. Hydrfc Soli Indicators: (Applicable to all LRRI. unless otherwlso nolod .• Indicators for Problematic Hydric Soils·: _ Hi$10S0I (M) _ Sandy Redox (S5) _ 2cmMlJCk(A10) __ Hi"~ Epipedon (A2) _ Stripped M •• ~ (S6) _ Red Parent Material (TF2) __ DIad< Histic (Al) _ Loamy Mudty Mineral (F1) C • .,capt MLRA 1) _ Other (Explain in Remarks) __ Hydrogen Sulfide (M) _ loamy Gleyed Matrix (F2) _ Depleted Below Dark Surface (All) _ Depleted Matrix (F3) _ thICk Dark Surface (A12) _ Redelt Dark Surface (F6) ~ndk:ators of hydrophytlc: vegetation and _ Sandy Mucky Mineral (51) _ Depteted Dark Surface (F7) weUand hydrology must be present. SandyGl_ "'111. (54) Redox Depressions (F8) unle&s disturbed or problematic. Restrictive Llyer (If present): Typo: / 0epIh (Inches): Hydric 5011 Present? Ves No Remarks: #' ,,,,,,,/..,. A..-..r HYDROLOGY Watland Hydrology Indicators: f!Q~ IncI~orl ,minimum of 2Q§ !!9u1red· chg On lhall!lu~l~d Second0rt: Indieatora (2 Q(!ll2IJ rggYiIed} _ Surface Water (A 1) _ Water~Slalned Leaves (B9) (except MlRA _ Water~Stained leave5 (89) (MLRA 1. 2. _ High Water Table (A2) 1.2.4A, and 49) 4A. and 4B) __ SaturatIon (A3) _ Salt Cru$t (B11) _ Drainage Patterns (810) _ W_""'rb(Bl) _ Aquatic Irwerte:brales (B13) _ Ory-Season Water Table (C2) _ Sedlment Deposits (B2) _ Hydrogen Sulfide Odof (et) _ Saturation Visible on Aerial Imagery (C9) _ Orift Deposits (B3) _ Oxidized Rhizospheres along Uviog Roots (C3) _ Geomorphic: Position (02) _ Alga! Mal Of Crust (84) _ Presenee of Reduced Iron (C4) _ Shallow Aquitard (03) _ Iron Deposits (95) _ Recent Iron Reduction in Tilled Soils (C6) _ FAC-Neutrel Test (05) _ Surface Soil Crack, (B6) _ SWnied or Stressed Plants (01) (LRR A) _ Raised Ani Mounds (06) (LRR A) _ Inundation Vis[b!e on Aerial Imagery (91) _ Other (Explain In Remarks) _ Frost-Heave Hummock, (01) _ Spatlely Vegetated Concave Surface (88) Field ObselYations: Ye' ___ No / Depth (inches): Surface Water Present? Water T ebIe Present? y .. ____ No G.A1ePlh (Inches): / Saturation Present? Yes No Depth (inches)· WeUand Hydrology Present? V .. No (ondud .. co,.na", ~ina.' Describe Rec:on:Ied Data (stream gauge, monitoring weD. aerial photos, I'nMouS insl'OCtions), if available: Remar1cs: I~";'''' ~ ,r/IP US Army Corps or Engineers Westem Mountains. Valleys. and Coast-Interim Version WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region P'oJocUS'e: __ ~p.,-,-W="W_-_..!.~_0=~::.::.j'---'--_-=-_ CitylCounly: _----'14-.-~~~::::----' __ -:-Sompll,,!! Oo'e: AppfieanllOwne" __ =-~..:/v.7'''Vc=::=/(.=~-"Iot''7' ~.s,-.:t..::;'-=-c..:::... __________ SIa'e. fA..;;+-Sampling P";nl: 'nve.'~.to,(.): __ -=z.I=_-=S=e::;.........u.~=--;-_____ S.ction, Town"'". Range: __ .::S!..!/--''t!-T~Z.=:,;3"'..v:!::..Jfi:.S.=''''-'E''''-__ _ LandlOrm, (hillslope. terrace, elc.): _..:J"_,I,..:1..:/-,,.s::..:.J':"':'i~~~~ ___ Local relief (concave, conveJ(, none). ________ Slope (%): __ _ SUbc'egion (lRR): Lat: Long: _________ Datum _. __ _ Soil Map Unl' Name: Aa;;........-.:J c:~c.). NWI clo"IOco"on' ______ _ Ate dimalic J hydrologic conditions on the site typica'7s time of year? Yes __ No 7 (If no, explain in Remarks.) Are vegetation ~ ~ Of Hydrology __ &ignificanUV disturbed? Ale "Nofmal Circumstances· present? Yes ............. No Are Vegetation __ , Soil __ , or Hydrology __ naturaRy problematic? (II needed, eKPta.in any answers in RemarkS,) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc, Hydrophytie Vegetation Present? Ves ~ NO~ Is the Sampled Aroa No / Hydric Soit Present? Ve. ___ N0-5/ within a Wotland1 Ve. Weiland Hydrology Present? Yes No --- Remarks: -1:0.."e. .-r"", ... 1 }l.....~FVl1 ( f. -#""1(1. 1 .... J'~/ "i)-"t.,~ ..... 1:.'\ CD'''''/»-C.. -.J ~ ~ \t·c. -~ / c.~ ... ... cu..sr:;., ""of" oS • 'r~. ' -oS " , VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Tostworksheet: lIB;:itnllum (PIo( size: • ,,"Cover ~~ Number of Dominant Species "l... 1. ---------That Ale OSLo FACW. or FAC: (A) 2. ---------TOial Number of Dominant -Z- 3. ---------Species Aaoss All Strata: (B) 4. ---------Peteent of Dominant Species liP/) ---= Total Cover That Are CBL FACW. 0( FAC: (AlB) Sap!inglShrub Stratum (Plot size: I 1. Provalence Index woritsheet --------- 2. TOIa! % Cover of' Mullj~~ ~1' --------- 3. ---------OBl species xl= 4. ---------FACW species ,2 0 5. ---------FAC species x3- ---== Total Cover FACU species )(4= Hem Stratum (PIo( size: ) UPL species ):5= ,. E. ... ~_..J:t. r-~"",-.5 t:-w..J Column T alals: (A. (B. ------ 2. __ ...... e~ ,',,~~ --~ 3. ------Prevaience Inde): = BfA "" 4. ------Hyz::c Vegetation Indicators: 5. ------_ nee Test is"'5O% 6. -Prevalence Index is :S3.0' ------ 7. _ Morphological AdaptatiOns t (Provide supporting ------ 8. data in Remarks Of on a separate sheet) ------_ Wetland Non-Vascular Plants 1 9. ------_ Problematic Hydrophytic Vegetation' (Explain) 10. ------'Indicators of hydric soil and wetland hydrology must 11. ------be present. unless disturbe(l or problematic WOOd:t Vi[!~ Stratum (Plot size: ___ = Tolal Cover ) 1. Hydroph)'tic ------ 2. Vegotatlon Yes /" ------Present? No --___ '" Total C01/er % Bare Ground in Herb Stratum Remaf1ts: US Army Corps of Engineers Western Mountains. Valleys, and Coosl -Interim Ver~icJn SOIL Sampling Point: Protikt D81criptJon: (Describe to the depth needed to document Ihelndlcator or confirm the absence of Indlcalont.) DepIh M!!mx Redox FUlYrm Q~ll Co!or (moist) % Color (moist) -L-..!YRL ...12!L Texture Remarir:a ~ /P'IJ<-"1../<-9'S (. ---------L~ /~~,3.J;) Ft='P ------- ------- -------- ------- --------- --------- lr ___ : C-Concentration. D=Qeol@tion RM"Reduced Matrix CSII~ ~ed ~rains. llocation: PLcPore Unlnn M"Matrix. Hydric SoIllndlcatonl: (Applicable to all LRRs, unless otherwise noted.) Indleatom for Problematic Hydric Soils: _ >fis1O$Ol (A') _ Sandy Redox (55) _ 2 an Muck (A10) _ Histic Epipedon (A2) _ Stripped Matrix (86) _ Red Parent Malerial crF2) _ BI.cit Histic (A3) _ loamy Mucky MinMal (F1) (except MLRA 1) _ Olher (Exptairt in Remarks) _ Hydrogen Sulfide (M) _ loamy Gleyed Matrix (F2) _ Depleted _ Dart Surface (A") _ Dep,Uod Matrix (F3) _ Thick Da.t Surface (A.12) _ Redox Dart. Surl~ (Fe) )Indicators 0' hydrophyUc vegetatiOn and _ Sandy Mucky Mineral (51) _ Depleted Dark Surface (FT) wetland hydrology mual be present. Sandy Glayod Matrix (Sol) Redox Depressions (F8) unless disturbed or problematic. RestrlcdV41 Layer (If present): Type: DepIh (Inches): Hydric Soli Present? Y .. NoL Remarks: #" 1",1,,~/-v..r HYDROLOGY w ..... en!!:!!!): tndicators {minimum of one ~uired; check alll!!at a~!V:} Secolldm Ind~tcm 12 or more r~uired} _ SUfface Water (A 1) _ Water-Stained Leaves (89) (except MLRA _ Water-Stained Leaves (89) (MLRA 1. 2, _ HlghW .... T.bIe(A2) 1,2,4A. and 40) 4A.and4B) _ Saturation (Al) _ SaItCrust(B11) _ Drainage Patterns (810) _ Water Marks (81) _ AquaUc Invertebrates (813) _ Ofy-Season Water Table (e2) _ Sediment Deposits (82) _ Hydrogen Suffide Ode>< (C,) _ Saluration ViGibie on Aerial Imagery (C9) _ DrIft DeposIts (83) _ Oxidized Rhizoapheres along Ltving Roots (el) _ Geomorph)C Position (02) _ Algal Mat Of Crust (84) _ p,eaenc;.o of Reduced Iron (C4) _ Shadow Aquitard (O3) _ Iron Deposits (85) _ Recenllron Reduction in Tiffed Soils (ee] _ FAC·Neutl'llf Test (05) _ Surface SoIl Cracks (86) _ Stunted at StreS$Cd Plants (Dl) (LRR A) _ Raised Ani Mounds (06) (LRR A) _ Inundation Visible on Aeriallrnagery (87) _ Other (Explain in Remarks) _ Frost-Heave Hummocks (07) Spanely Con<ave Surlace (88) I Field Ves __ No fjOeplh("d1es): Surface Water Presenr? Water Table Present? Ves __ NO~Pth(inche')· NO/ I ~:!:" P~%nae) Wettand Hydrology Present? Yes Yes __ No __ Depth (inches): -- 'Data I. .erial pho.os, ,...viou •. ), ;, ... ;Iable, I Remart.: ,..,.,), ",,;""'...1 /v' us Atmy Corps of EngIneers Weslem Mountains. Valleys, and Coast -Interim Version WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region p,qecllSit.: __ -LP...;~,-:::,W,--_-_-,-11_0="'7c.:::.::,f-_____ City/Counly: __ l4...-!:!:~~==~ __ -,._ Sampling Dale: AwlicanllOwner: _----'F:~;Mi-=-W~!!.If,."'~-"I.I"_;'. ~.sL--'t..='-::...:c."-----------Stale: W r Sampling Point: Investigalo~s): __ --=U=-_.ocSo.e--;-.-.,I..l=.7-'--. _____ Section. TownShip. Range: __ -"S'-'-'_''f~T~Z.::,;;3e:N~_'te_S='''_'E.''"_ __ _ Landform. (hillslope. terrace, elc.): _.:.",_".:.'1:.-' .s"'-'J.:. ... :,il-A::.::>o~ ___ Local relief (concave, COf1l1eX, none); _______ Slope (%): __ _ Subregion (LRR): Lat: Lang: Datum ____ _ Soil Map Unil Name: AhLA;;.;;(J,~ c.') NWI classifical<-n: _______ _ Ate climatic I hydrologic conditions on the site ,ypica'7s lime of year? Yes __ No 7 (II no. explain in Remarks.) Are Vegetation ~ ~ or Hydrology __ significantly disturbed? Are "Normal Circumstances' present? Yes / No Are Vegetation __ Soil __ ' Of Hydrology __ naturally problematic? (If needed, explain any answers in Remark5.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophytie Vegetation Present? Yes /' N0----:7""" Is tne Sampled Area NO~ Hydric Soil Present? Ve. ___ N0---7"" within a Wetland? Ves Wetland tiydrology Present? Yes No --- Remarks: -1:b-.-t. ".. N"., ..... / 12-,~ . Fv4. -r -f,...,., -h'a.II¥, + .... X.::2./ "_"Z.I:::' +-j;'\ C"Mr e ~ ~ ,\~.c. -.J, CO\... 6-Co _.s+-$,' e,·r' $ • 're.... ' -, VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheot: IJ:B: ~tri!ftJt!! (PkM size: ) %Cover~~ Number of Dominant Species 1. ------Thai Are OBl. FN:.W. or FAC: 2-IA) 2. ------Total Number of Dominant 3. ------Species Across All Strata; "2-(8) .. ------ = Total Cover Percent of Dominant Species L'P SaplingfShrub Stratum (Plot size: ) ---That Ate OBL. FACW, or FAC: (AlB) 1. Prevalenc~ Index worksheet ------ 2. Total % Cover of' Multie!:t:JnI:: ------ 3----------Oal species x1= 4. ---------FACW species x2= 5. ---------FAC species ,3- .!:! T olal Cover ---FACU species x4= tj!rb §!Iatum (Plot size: ) UPl species x5= 1. 'Q.-_....-c....Jl ..... $ r-.... ,..,J ---~ Column Totals: (A) 18) , 2. )z ............. er\,p v J _____ r-A<- 3. Prevalence Index .!:! BlA = ---------•• ---------H~C Vegobtion Indicators: 5. _ ance Teslls >50% --------- 6. ----------Prevalence Indel!: is $3,0' 7. _ MorphOlOgIcal Adaptations' (Provide supporting --------- 8. data. in Remarks or on a separate sheet) ------_ Wetland Non-Vascular Plants I •• ------_ Problematic Hydroph)'t1c Vegelation' (Explain) 10. ------'Indicators of hydric soil and wetland hydrology must 11. ---------be present, unless disturbed or problemalic, ___ = Total COVet WoodV l!inJ: 21ratum (Plot size: ) 1. ------Hydrophytic ./' 2. vegotatlon V" No ------Prosent? Ves --= Tolal Cover % Bare Ground in t1elb Stralum --- Remarts: US Army Corps of Engineers Weslern Mountains, VaHeys, and Coast -tnlcom Version SOIL Sampling Point: Profile Description: (Describe to the dePth needed to document the Indicator or confirm tho absonce of Indicators.) Depth Maix R~xFeal!:!(e5 ~ Loci finches) Color <moisn ~ Cotor lmoian ... Textute Remarks 7 /oYfL fit 7'" /.-------- I.k. /{)'1.It-,3-;' = ------- ------- ---------- -------- ---------- --------- 'Twte: CcConc:entration, D=Oeolet~=Reduced Mab1x, cs=~ ;C:;ecI~raios. 'loc.ation: PL=-POO!J L..inIM_ M=Matrix. Hydric Soli Indicators: (Applicable to all LRRs. unless otherwise noted •• Indicators for Problemallc Hydric Soils: _ Histosol (All _ Sandy Redox ISS) _ 2cmMuek(A10) _ Hi,lic Epipedon (A2) _ Stripped Matrix (56) _ Red Parent Material (TF2) _ Btacl<tiistlc (Al) _ Loamy Mucky Minerai (F1) (except MLRA 1) _ other (Explain in Remartts) _ Hydrogen Su_ (MI _ loamy Gleyed Matrix (F21 _ Depleted Below Dark Sulface fA 11) _ Depleted Matrix (F3) _ ThIck Do'" Su.taco 1.012) _ Redoll! Oarte Surface (f6) )lndalorS of hydrophytk: vegetation and _ Sandy MucI<y Iotineral (S11 _ Depleted 0.", Surface 1F71 wetland hydrology must be pre&ent, SandyGleyed M.tru (SII Redox Depressions (FB) unless disturbed or problematic. RettrlctJve uyer (It present): Type: ./ Depth ( ....... ); Hydric Soil Present? YOG No Remarks: -"", ,f,-A, _;'.:--.r HYDROLOGY W8Uand Hydrok)gy Indicators: E:Ol!Y!l: loolcators ,minimum of 2ne ~uired' ch~ BUlbi!! DimlY:) Seconda!Jf 1~isa!!Qm 'Z or ~ r!Sluired} _ Su.tacoWaler(Al) _ Water-Stained leaves (89) (except MLMA _ Water-Stained Leaves (89) (MLRA 1, 2, _ HlghW_TabIe(A2) 1,2,4.4, and 48) <lAo and 48) _ SaturaUon (Al) _ Salt Crust (B11) _ Drainage Pattern, (810) _ Watel'Marta (Bl) _ Aqua6c Invertebtate$ (B13) _ Dry-Season Waw TabJa (C2) _ Sediment Oepas;t. (82) _ Hydrogen Sulfide Odor (el) _ Saturation Visible on Aerial Imagery (C9) _ Ortft OepooH. (83) _ OxIdized Rhizospheres along living Roots (C3) _ Geomorphic Poslllon (02) _ Algal Mat or Crust (84) _ Presenc::e of Reduced Iron (C4) _ Shallow Aquitard (03) _ Iron Deposits (8S) _ Recent fron Reduction in TIDed Soils leG) _ FAC-Noutral Test (05) _ SlM1ace Soil Cracks (88) _ Stunted or Stlessed Plants (01) (LM A) _ Raised Ant Mound. (OS) (LRR A) _ Inundation Vtslble on Aerial Imagery (67) _ Other (Explain in Rcmarks) _ Frost-Heave HurnrnocJ\s (07) Sparsely Vegetated Conccwe Surface (BS) Field ObservaHons: ns __ NO~(;nch"); Surface Water Present? Water T;able Ptetent? Ve. __ No ",~Pth(lncheS): ,,/ I =:" Present?_ Yes No Depth (inches): WeUand Hydrology Present? Ves No I Describe Recorded Oata ($trcam gauge, monitoring wen. aerial pllotos. previous inspections). if available: RemaI1cs: I-"''Z~..r ~, US Army Corps of Engineers Westem Mountains Valleys. and Coast -Interim Version WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region Poojec1lSite: __ --'p=w.~'W-'---_:'-,q-'l1=19~'--:--::--CilylCoun.y: _----'14-="'~'-"-'=-____ Sampling Da •• : 6 -1'/· IZ- AppIicanllOwner: #"#011 M.~.5 l.-t-c. Sra •• , Wr SampiingPolnt D~7 In'llestigator(s): __ -,~= __ S;:·:."--;:.-.-J..(c::c~ .. ______ Section, Township, Range' __ -,S~/:..'f.!-.!T:-,z.'=>l3",...v~_(f:.$."""",-,.E ___ _ Landform, (hillslope. terrace. etc.): _-';..._,/,-'1:../.::.s:..:.J.: .... ""C!ac~' ___ Local relief (concave, convex, none): ________ Slope (%): __ _ Subregion (LRR) Let Long' Datum: ___ _ Soil Map Unit Name: AQ;t ~ '~c..) NWI classification: ______ ~_ Ale d[matic I hydrologic conditions oolhe site typical?S time of year? Yes __ No 7 (If no. eKPlain in Remarks.) Ale Vegetation ~~ ~or Hydrology __ signlficanUy disturbed? Are 'Normal Circumstances' present? Ves /t..IO Ale Vegetation -" 50il __ • or Hydrology __ naluraRy problematic? (If needed, explain any answers in Remar1(s.) SUMMARY OF FINDINGS -Attach site map showing sampling pOint locations, transects, important features, etc. Hydroptlytic Vegetation Present? veS~NO-/ Is tll. Sampled Area ./ Hydtie SOU Present? V~ NO~ within a Wetland? Vo. No WeUand Hydrology Prosent? Yes No ------ Remarb" -1'.b-vt. .-r,.... ... 1 JZ...~~ r f. -h'e-oV¥, -f ..... :r~1 , ...... -z..~ ..... ~ .. ,\ C~M~\ ....., ~ # \~'C--,}, c.~ 0-Co ~.sr 5.~ o·f 5. ~ .-, " , VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Test workshoet: T(MS1rntum (ptet size: ) ~ ~..2!i!!lIL NumberofOonmnant5pcdes I 1. ThatAre OBl, FACW, or FAC: (AI --------- 2. ------T ota! Number of Dominant "2-3. Species Across. AI! Strata: (B) ------ 4. ------Percent of DomInant Species ~c) ---= Total Cover Tha. lVe OSL. FACW. or FAC: (AlB) Sapling/Shrub Stratum (Piat size: I 1. Pnw,lenee Index worksheet: ------ 2. Total % Cover of: Mutliotv by: ------ 3. ------OBl species x1= •• FADN species ""$6 ,2· /00 ------ 5. FAC speci&s )(3= ------'Z-t> ___ = Total Cover FACU species 31> x4= tI~mSlmtum (Plot size: ) UPl species )(5= 1. n~~,....",I..J r!p::I 5D 1>1/("" Column Totals: '8'.0 (A) Zz.() (e) 2. &.~£!'-. !I!"'t, -~ ">0 == r...,v z . ..,x.;;-3. Prevalence Index II BlA = ---------•• Hydrophytic Vegetation Indicators: ------ 5. ------~min .. nce Test is "50% 6. _ Prevalence Index is :$3.0' --------- 7. _ Morpnological Adaptations 1 (Provide supporting ---------data in Remarb Of on a separate sheet) 8. ---------Wetland Non-Vascular Plants 1 9. -------_ Problemalic Hydfophytic Vegetation' (Explain) 10. ---------'Indicatofs of hydriC soli and wetland hydrology must fl. ------be present. unless disturbed or problematic:. WoodY Vj!J§ ~!!i!!um (Plot size: ___ = Tolal Cover ) 1. ---------Hydrophytie LNO 2. Vegetation ------Present? Va. ___ = Total Cover -- % Bare Ground in Herb Stratum Rem8tb: us Army Corps of Engineers Western Mountains, Valleys, and Coasl-Interim Version SOIL SampliOQ Point: Profile O •• crlptlon~ (Doscrlbe to the depth needod to document the indicator or confirm the absence of Indicators.) Matrix Redox Fealures Depth Cinches) q Color (moist) % Cotor (moisll % -Ix2L. Locl IOy;2 U'2. ____________ _ 1(;'1&,113 ___________ _ Texture Bemorks J ~7fr--!./ ........... :::=-___ - ------------------ ------------------ -----'----------------- --------------------------------------------------------------------------------- 'T-: C=Concentration, DotOeoletlon RM=Reduced Matrll(. CS"'Covered or Coated Sand Grains. ~Location: PL=Pore Unlrm. McMatrix. Hydric SOU Indicators: (Applicable to all LRRs, unless otherwlle noted.) Indlcatora for Problematic: Hydric Soils:J: _ HistOSOI(Al) _ $endyRedox (S5) _ 2cm Muck (A10) _ Hislic Epipedon (A2) _ stripped Mabix (56) _ Red Parent Material (TF2) _ Blade Histlc (A3) _ loamy Mucky Mineral (F1) (except MLRA 1) _ Other (Explain in Remarts) _ HydrogenS"-(M) _ LoamyGleyedMatrix(F2) _ Depleted Below o.rt S .... '" (A 11) _ Depleted Matrix (F3) _ ThIck Dark Surfaee (A12) _ Redox O.rk Surface (F8) _ Sandy Mucky Mineral (51) _ Orep4etecl Oart Surface (F7) Sandy Gleyed Matn. (Soc) Redox Depressions (FB) 'Indicalors or hydrophytic vegetabon and wetland hydrology must be praent. unless disturbed or problematic_ Roo_lDyor(tr ..... nt): Typo' _________ _ Depth (inch .. ): Hydric SOU Proaont? Yes Remarks; HYDROLOGY Primary tndicRlors (minimum of one required-check all that apoly) Secondary Indicators f2 or more required) _ Surface Water (A 1) _ Watera$lained leaves (oo) (except MlRA _ WateraSta:ined Leaves (89) (MLRA " 2, _ High Water TabNt (A2) " 2, "A, and 48) 4A, and "O} _ Salutation (Al) _ Salt Crust (811) _ Drainage Patterns (Bl0) _ Water Malks (81) _ Aqualic.lnvertebrates (913) _ Dry-Season Water Table (C2) _ Sediment Oepoa;t. (92) _ H~ Sulfide Odor (e,) _ Sa""stion Vooible on Aerial Imagery (e9) _ DrIft Oepo$it$ (83) _ Oxidiz.ed Rhi:zospheres along living Roots (C3) _ Geomorphic Position (02) _ Algat 1Ia1o<c.u" (BoI) _ Pre .. nceofReducodtron(C4) _ S..-Aquitard(D3) _ Iron Oeposil$lB5) _ FAC-Neutral Test (05) _ Surface Soil Cracks (86) _ inundation Visible on Aerial Imagery (97) _ Sparsely Vegetated COncave Surfaee (B8) _ Recenllron Reduction in Tilled Soil. (C6) _ Stunted or Stressed Plants (01) (LRR A) _ Other (Explain in Remartel) _ Ral..., Ant Mounds (06) (lRR A) _ Frost-Heave Hummocks (07) Surface water Present? WatarTable Presant? Saturation Present? US Army Corps of Engineers Yes __ "'0 _~~ Depth (inct'leS): ____ _ Yes __ No (incnes): ____ _ NO "Depth (inches)-WeUand Hydrology Presant? Vas NO/' Western Mountains, Valleys, and Coast -Interim Version WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region ProjeCIISk.: __ .Lp.::.:M=W'---_-~J1~"t1=~~--:----::----C,y/County: _---'l4--="-t-.v--==--___ Sampling Oat.: Appl;canUOwne" __ !:F',.!.~7W~="u..Z!:=:'}~Io#~. }-"SL~(...~t..~C.~ __________ Slol., fA),It-Sampl;"g Point InvL"stigator(s): __ --'z.J= __ S=-<!::.;:-~=?-;-______ Section, Township, Range: __ -,S~/~'f~.!.T~z.::,;3~N~_I?£"",~"E~ __ _ landfonn. (hillslope. terrace, etc.): _-,"",-,I,-,1,,1-,.s"-.:J":"::;j;'&::S~ ___ Local relief (concaIJe, convex, none): ________ Stope (% 1: __ _ Subregion (LRR): lal: loog: _________ Datum: ___ _ Soil Map Unit Nome: A~;;,;;J '~c.') .. _ NWlclas,;r""'lion: ______ _ Are dimatic I hydrologic conditions on the site typica'7s time of year? Yes __ No 7 (If no. explain in Remarks.) Are Vegctation~iI ~or Hydrology __ signifICantly disturbed? Are "Normal Circumstances' presenl? Yes /NO Ate vegetation __ • Soo __ • or Hydrology __ naturally problematic? (If needed, exptain any answers in Remaf1(s.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Ves ---No t-(, , Is the Sampled Are~ / Hydric SOli Present? Ves ---No -::;/ vrithln a Wetland1 Vos No ___ Weiland Hydrology Present? V .. No --- Remarks: -A-bovc. _n ........ 1 JZ-'-.~, f. -/.I""¥¥. -f .... X~1 '''''"l-'~ ~ J;.,l C~,....~~, ...,.J ~ . "S ,'\-C. -.} I .,"-. c> Co cu-.s~ 5 I . Qf' $ • 'rc.... ,-~ VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Ir.!m~mtum (Ptet size: ) ~.!L~~ Numbcr of DanMnant Species I 1. ---------theil Ate OBl. FACW. or FAC: (A) 2. ---------Total Number of Oominant 3. Species Across AI1 Strala: 3 (B) --------- 4. ------Pen:::ent of Dominant Species ---=TolaICo~ That Are OBL. FACW. or FAC: ~,;;z (AlB) ~l2!mmhll!l2 §U:5!1\!m (Plot size: ) 1. Prevalence Index worksheet --------- 2. ---------Total %: Cover 01: Mullig:!y b;t· 3. ---------OBL species xl= •• ----------FACW species ,2= 5. ---------FAC species ,3= = Total Cover ---FACU species )(4= Herb Stratum (Plot size: ) UPL species x5= ,. C..,r;;/ ......... vi.i/~ __ '-F'MO --I"-'!L Column Totals: (A) (B) 2. " ... :r.,~ ..;' ..... I'.~ 3. T ...... , -7-T =====""" .... Prevalence Index = BJA = •• H~drophytic Vegetation Indicators: ---------- 5. _ Dominance Tost is :>050% ------ •• -ProvaJence Index is Sl.O· --------- I. 7. ----------_ Morphological Adaptations' (Provide supporting 8. data in Remarb or on a separate sheet) ------Weiland Non-Vascular Plants' 9. -------_ Probh!matic Hydrophytic V~tation' (Explain) '0. 11. ------Iltndicators of hydric soil and wettand hydrology must ------be prtl$ent. unless disturbed or problematic. Wood}! ~1Jl~ :SlraSs,!m ___ "" Total Cover (ptot size: ) 1. ------Hydrophytic 2. vegetation .,/ ------Present? Ve. No % Bare Ground in Herb Stratum ___ = Total Cover --- --RemaJ1c;s: US Army Corps of Engineers Western Mountains. Vaileys, and Coast -Interim Version s OIL SamptingP oint: Profile aoscrlptfon: (Describe to the depth needed to document the Indicator or confirm the absema of indicators.) Deplh MIID~ Resml( F!!Bl&na ...!Xl!L LOC1 ,Inches) Color (moist) "-Color (moisl) .. Texture Remarks '-t 1()~foJ/3_ -----~:;. t- L .. )C? 'fn-z./':I_ ----- --------- ------- ------- ------- --------- --------- 'T~ C:Concenttation, O=OeP'ellon RM=Reduced Matrix. CS .. Covered or Coated Sand Grains. ~locatton: PL=Pore UnlnQ. M=Matrix. Hydric Sollindieators: (Appncable to all LRRs. unless otherwise noted.) Indicators for Problematic Hydric: Soils: _ 1<;,10"" (A' I _ sandy Redox (S51 _ 2cmMud< (A'OI _ Histlc Epipedoo (A2) _ Stripped Matrix (86) _ Red Parent Materiaf (TF2) _ Blat!< Histie (All _ Loamy ~y Mtnera\ (F1) (.x~ MLRA 1) _ Qtto.or (Explain in Remelts) _ Hydrogen Sulfide (MI _ loamy Gleyed Matrix (F2) _ Depleted Below Oar1r. Sufface (A11) _ Oepl .... Mat,~ (F31 _ ThICtl Dark Surface (A,12) _ Redox Dark Surface (F6) ~ndicators of hydrophytic vegetation and _ Sandy"ucky MMaI (S,) _ OepIoted Da'" Su"",," (F7) wetland hydrology must be present. Sandy G/eyod Matrix (84) Redox Depressions (F8) unless disturbed or problematic. R .. _ Layer (II prosen!): Type: NO~ Depth (inche,,: Hydric Soli Prnont? Yes Rernan:a: ",v", I ~',.,1.~..A-v HYDROLOGY Primary lndpton 'minimum 01 OM reaWred" check allll\al 800M Secondary Indic!tors (2 or more ragulrec:n _ Surface Waler (A1) _ Water-Stained Leaves (89) ( •• eept MLRA _ Waler-Stained Leeves (89) (MLRA 1, ~ _ High Water TalM (A2) 1.2, -lA, and 48) 440 and 48) _ Saturation (A3) _ Salt Crust (B11) _ Orainage Patterns (810) _ Waler Marks (81) _ Aquatic Invertebrates (B13) _ Cry-Season W.ter Table (C2) _ Sediment Deposits (82) _ Hydrogen Suffide Odor (ei) _ Saturation VISible on Aerial Imagery (e9) _ Drift Oepostts (83) _ Oxidized Rruzosphe .... 1ong LMnjI Roots (C3) _ Geomotphlc Position (02) _ Algal ... t Of Cru'I(B41 _ P"'senc:e of Reduced I"," (CC) _ Shanow Aquitan:1 (03) _ 'ron Deposita (BS) _ Recent Iron Reduction in Tilled Soils (CG) _ FAC·Neutra! Teat (05) _ Surtaoe Soit Cn.clls (86) _ Stu"'" Of Str ..... Plant, (0" (LRR A) _ RaJ ... Ant Mound. (06)(LRR A) _ Inundation VlsIbte on Aerlallrnagery (87) _ Other (Explain in Remarks) _ Frost-Heave Hummocks (07) Vegetated Concave SUlface (sa) Surface Water Present? Yes __ No ~Depth (inches): ____ _ Water Table Present? Yes __ No~Pth(lnCheS):_____ ./ Saluration Prese~~~"~t?~~iii"i8ny~e;'$~~~;,;N;O~ -~i=-;;,De~pIh;~(inches;;;)~' ~~;;~~~W;etI~';nd;'H;'Y~drol;og:,:Y~ ..... =:.n:'~1~Y~":,::==",,:N:O~"'==-1 iO II, US Atmy Corps of Engineers Westem Mountains. Valleys, and Coast -Interim Version Greenforestlncorporated Consulting Arborist 8/27/2012 Justin lagers PNW Holdings, llC Director of land Acquisition & Development 9675 SE 36th St., Suite 105 Mercer Island, WA 98040 RE: Tree Inspection; 13426 & 13430 156'h Ave SE, Renton WA Dear Mr. lagers: You contacted me and contracted my services as a consulting arborist. My assignment is to inspect and evaluate the condition of surveyed trees at the above referenced site. (Tax parcel nos. 3664500260 & 3664500261). You emailed me a topographic survey of the site showing the surveyed trees. I visited the site on 8/20/12 and inspected 60 trees indicated on the sheet, (See attached) and that are the subject of this report. Each parcel contains a single family residence, and both are located at the SW corner of the site, near 156'h Ave SE. Most of the site is horse pasture, surrounded by scattered groups of trees. 50me trees are off site, and are included in this report. TREE INSPECTION My inspection is limited to visual observation from the subject parcels. Trees off site were inspected from the subject parcel. Both health and structure were evaluated. A tree's structure is distinct from its health. Structure is the way the tree is put together or constructed, and identifying obvious defects can be helpful in determining if a tree is predisposed to failure. Health addresses disease and insect infestation. No invasive procedures were performed on any trees. The results of this inspection are based on what is visible at the time of the inspection. I identified the species of each tree, confirmed trunk diameter (DBH), estimated average dripline and rated the condition of each tree. 4547 South lucile Street, Seattle, WA 98118 Tel. 206-723-0656 , Justin Lagers -PNW Holding" LLC RE: Tree Inspection; 13426 & 13430 156th Ave SE, Renton WA 8/27/2012 Page 2 of 8 The attached table provides the following information for each tree: Tree number as shown on the attached plan. Tree Species Common name. DBH Stem diameter in inches measured 4.5 feet from the ground. Dripline Canopy radius measured in feet. Condition ('1' indicates no visible health-related problems or structural defects, '2' indicates minor visible problems or defects that may require attention if the tree is retained, and '3' indicates significant visible problems or defects. These trees are considered dead. diseased or dangerous trees as described by Renton City code. Notes Obvious structural defects or diseases visible at time of inspection, which includes: Branch dieback -Mature branches in canopy are dying/dead. Canker -Disease cankers are established on trunk/branches. Double leader -the tree has multiple stem attachments, which may require maintenance or monitoring over time. Foliar disease -Foliage is diseased with manageable fungus. Included bark -Bark inclusion at multiple leaders is preventing a wood-to-wood attachment Ivy -Dense ivy prevents a thorough inspection, and other defects may be present. Outer bark stripped by horses -inner bark is intact and no permanent wounding/decay evident. Rootstock dominance -Rootstock below graft union has usurped dominance of the tree. Stump sprout -Tree was previously cut to base, and multiple stems have grown from base. Tree leans -Trunk has significant lean from vertical. Tree suppressed -Tree is suppressed by adjacent tree canopies. Trunk decay -Wood decay is visible in the trunk. Wound/decay base of trunk -Open wound with visible decay in trunk. I received a Tree Retention plan from Maher Joudi of D.R. STRONG Consulting Engineers Inc. and have attached to this report dated 8/13/12 showing the location of the subject trees. Greenforest ® Registered Consulting Arborist Justin Lagers -PNW Holding" LLC RE: Tree Inspection; 13426 & 13430 156th Ave SE, Renton WA 8/27/2012 Page 3 of 8 In email correspondence you indicated that the trees all along the northern property boundary are of special concern to the neighbors, as they are rotting at the root level and several have blown over in recent years. They have expressed concerned that once earth moving begins on the site, their trees will be impacted. The tallest and largest trees along the north property boundary are Lombardi poplar and Douglas-fir. They include the trees shown on the survey, and also several other adjacent trees further north, not included on the survey. Most of the poplars have visible dieback in their canopies, including both the surveyed trees and not. The Douglas-firs appear normal and healthy, and have no indication of declining health, or root decay. I did not observe any stumps from previously fallen trees, nor did I enter the adjoining parcel to investigate further. To rule out the presence of root rot, further examination will be required, including a rootcrown examination and possibly invasive procedures and laboratory tests. These are all outside the scope of this inspection, and will require permission from the adjoining land owner. Trees abutting the property boundary or with roots extending into the parcel have the potential to be impacted by earth moving and/or soil disturbance. Without knowing the extent of any proposed disturbance, it is impossible at this time to evaluate the potential impacts to the trees. Sincerely, ISA Certified Arborist # PN -0143A • ASCA Registered Consulting Arborist #379 PNW-ISA Certified Tree Risk Assessor #579 Attachments: 1. Assumptions and Limiting Conditions 2. Tree Table 3. Tree Retention Plan from D.R. STRONG Consulting Engineers, Inc. Greenforest ® Registered Consulting Arborist Justin Lagers -PNW Holding>, llC RE: Tree Inspection; 13426 & 13430 156th Ave SE, Renton WA 8/27/2012 Page 4 of 8 Attachment No. 1-Assumptions & limiting Conditions 1) A field examination of the site was made 8/20/2012. My observations and conclusions are as of that date. 2) Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/arborist can neither guarantee nor be responsible for the accuracy of information provided by others. 3) Unless stated other wise: 1) information contained in this report covers only those trees that were examined and reflects the condition of those trees at the time of inspection; and 2) the inspection is limited to visual examination of the subject trees from the subject property, without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied that problems or deficiencies of the subject tree may not arise in the future. 4) All trees possess the risk of failure. Trees can fail at any time, with or without obvious defects, and with or without applied stress. A complete evaluation of the potential for the subject trees to fail requires excavation and examination ofthe base of the tree. Permission of the adjoining property owner must be obtained before this work can be undertaken and a risk assessment completed. 5) Construction activities can significantly affect the condition of retained trees. All retained trees should be inspected after construction is completed, and then inspected regularly as part of routine maintenance. 6) The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made. 7) Loss or alteration of any part of this report invalidates the entire report. 8) Unless required by law otherwise, possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. 9) This report and any values/opinions expressed herein represent the opinion of the consultant/appraiser, and the consultant's/appraiser's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported. 10) Ownership and use of consultant's documents, work product and deliverables shall pass to the Client only when ALL fees have been paid. Greenforest @ Registered Consulting Arborist Justin Lagers -PNW Holdings, LLC RE: Tree Inspection; 13426 & 13430 156th Ave SE, Renton WA 8/27/2012 Page 5 of 8 Attachment No.2 -Tree Table -i C n ~ 0 CD ~ ::! CD "§: Co ;:;: 2 5· 0 0· CD ::! Species DBH Notes Tree leans, trunk canker and 1 Cherry 8 10 3 decay. 2 Cherry 5 8 3 Wound/decay base of trunk. 3 Lombardi poplar 10 12 1 4* Lombardi poplar 4,6 8 1 5 Norway maple 8 14 1 6 Norway maple 10 16 1 7 Norway maple 10 14 1 8 Norway maple 10 14 1 9 Norway maple 10 16 1 10 Lombardi poplar 48 16 3 Top dieback. 11 Norway maple 30 25 1 12 Douglas-fir 14 18 1 13 Douglas-fir 14 18 1 14 Douglas-fir 14 18 1 15 Douglas-fir 14 18 1 16 Douglas-fir 14 18 1 17 Douglas-fir 26 22 1 18 Douglas-fir 14 12 1 19 Douglas-fir 16 12 1 20 Douglas-fir 12 10 1 Greenforest ® Registered Consulting Arborist :0 :0 :0 CD CD 2 3 !' .. "i: 0 Q) < :e 5· CD . Location Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Neighboring Property 1 Neighboring Property 1 Neighboring Property 1 Subject Property 1 Justin Lagers -PNW Holdings, LLC RE: Tree Inspection; 13426 & 13430 156th Ave SE, Renton WA 8/27/2012 Page 6 of 8 -I C n 0 ~ ~ " " --0' " a. 2 :;' ;:;: 0 o· " Species DBH " Notes 21 Douglas-fir 14 12 1 22 Douglas-fir 24 20 1 23 Douglas-fir 26 22 1 24* Lombardi poplar 6,8, 10, 18 8 3 Top die back. 25 Douglas-fir 30 20 1 26 Douglas-fir 26 22 2 Top 20-25 feet oftree blown out. 27 Bigleaf maple 18 16 1 28 Pear 12 18 2 Foliar disease. 29 Pine 24 16 2 Double leader. 30* Red alder 10,12 18 1 31 Black cottonwood 10 12 1 32* Red alder 9,12 14 1 33 Black cottonwood 10 12 1 34 Black cottonwood 6 10 1 35 Black cottonwood 42 20 1 36 Black cottonwood 36 20 1 37 Black cottonwood 26 20 1 38 Black cottonwood 8 12 1 39* Black cottonwood 7,8,9 14 1 40 Black cottonwood 20 18 1 41 Black cottonwood 20 18 1 Greenforest ® Registered Consulting Arborist '" '" " '" 3 ~ " 2 ... .... 0 .. ~ < :iE :;' " Location Neighboring Property 1 Neighboring Property 1 Neighboring Property 1 Neighboring Property 1 Neighboring Property 1 Neighboring Property 1 Neighboring Property 1 Neighboring Property 1 Neighboring Property 1 Existing R. O. W. 1 Existing R. O. W. 1 Existing R. O. W. 1 Existing R. O. W. 1 Existing R. O. W. 1 Existing R. O. W. 1 Existing R. O. W. 1 Existing R. O. W. 1 Existing R. O. W. 1 Existing R. O. W. 1 Existing R. O. W. 1 Existing R. O. W. 1 Justin Lagers -PNW Holdings, llC RE: Tree Inspection; 13426 & 13430 156'h Ave SE, Renton WA 8/27/2012 Page 7 of 8 -i C n ~ Q ~ ::I m i m Q. z ;::;: Q ::I o· m Species DBH ::I Notes 42 Red alder 16 8 3 Trunk decay. 43* Red alder 14,14 16 1 44* Bigleaf maple 9,10,10 14 3 Trunk decay. 45* English holly (10) 6-8 12 1 46 Lombardi poplar 8 8 1 47 Norway maple 14 12 1 48 Norway maple 34 25 3 Trunk decay, branch dieback. 49* Douglas-fir 16,18 25 2 Double leader, included bark. 50* Western red-cedar 12,12 16 1 51* Western red-cedar 15,21 18 1 52 Western red-cedar 20 16 1 53 Douglas-fir 18 16 1 54 Western red-cedar 20 16 2 Outer bark stripped by horses. 55 Western red-cedar 22 18 2 Outer bark stripped by horses. 56* Western red-cedar 12,20 18 1 57 Western red-cedar 26 18 1 58 Douglas-fir 22 20 1 Stump sprout; decay at base of 59* Bigleaf maple (6)8-12 24 3 trunk; ivy. Tree suppressed; rootstock 60 Cherry 8 14 3 dominance. * Indicates multiple-trunk tree at 4.5 feet from grade. Greenforest ® Registered Consulting Arborist '" '" '" m 3 ~ m Z ~ l> Q .. < ~ 5' m Location Subject Property 1 Subject Property 1 Subject Property 1 u Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 Subject Property 1 2S 3 L8_ 24 - \ \ , \ , \ , , , '4 , , , , , , , \ \ / / f-----\ ,1 \ I I \ \ \ \ \ I I <0 o In I I I I I I \ I I I I I z 9'i ru \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ I I \ I I I \ I I I ;g; If) I I I I I I I I I I I / / I I I -- , I I I I I I I I I I I \ I I \ I I I I I I I I I I , , , , I 0 I , , , " I , I I I I (~ 51 I I I I I , , , PLAT NAME RESERVATION CERTIFICATE TO: JUSTIN LAGERS 9675 SE 36TH ST#105 MERCER ISLAND, WA 98040 PLAT RESERVATION EFFECTIVE DATE: August 14, 2012 The plat name, SADDLEBROOK has been reserved for future use by PNW HOLDINGS LLC. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will exll.i!:e·Au!JtlcSt 14, 2013, one year from today. It may be renewed one year at a lime. If the plat has not been recorded ol'tfie tjil1l11';jI"Iin' renewed by the above date it will be deleted. " tltl ~iY ''' ... .,.. . .. .\ O~ .". "~"' ..... .. t\' • .~..; ,. . " () """I"' 0 .. ~ .', • Q ... 0': I·... .~-: '''2:10' • ~ ~"'.. .-,. ... ~. ,.~.; .< .. .... ~. ;.~; -m'" ~ ',King County: : , " -:. J;." ,"011,' '.' -~ . . ,~", ..... ,,\,. ~ ...... S'IING"'\~.'· "'4#1.'-" AFFIDAVIT OF INSTALLATION OF PUBLIC ~NFORMATION SIGN City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON COUNTY OF KING duly sworn on oath, deoses and says: 1. On the 281:1 day of k9Vt r.f-, 20~, I installed information sign(s) and plastic flYer box on the property !3'1J,~ 15(,;; AN.. 9i:)?rnjp"Nfl for the following project: 5~«d/,!.zrmY Project name J>11IW dvM~ s,' L-t..C!... Owner N e being first 2.. public located at 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information . s Installation" ha ut package. SUBSCR~~~'IuI\IORN to before me this 2~ay of -r-,20 I 2.. . -";"<6r:;.!"lIJ.;;''',,, ./--'==-«"-"'--'---r ;.-.b~~""/~ ~4 /?) /7 17 ~%I ~ ~ ~.n.~o_ ~~~\ ~ ~~~~' ~~~~, -.,L~~::::;?::::.-:::.,--,--:-:-:-:---:-!' ~ :: NOTARY P~C in a for the State of Washington, '\ \~ 4~ 1. . residing at ~~D . ~'" ~~.",,, . My commission expires on C;. r 7· / Y ~I",,\~~ http://rentonwa.gov/uploadedFileslBusiness/PBPWIDEVSERV/FORMS_PLANNING/pubsign.doc ·3-03/12 Saddlebrook Land Use Sign Placement Printed: 09-04-2012 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 lLand Use Actions RECEIPT Permit#: LUA12-077 09/04/2012 01:35 PM Receipt Number: Total Payment: 5,150.00 Payee: PNW Holdings, LLC Current Payment Made to the Following Items; Trans Account Code Description 3080 503.000000.004.322 Technology Fee 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Amount Payment Check 10099 5,150.00 Account Balances Amount 150.00 1,000.00 4,000.00 Trans Acco~nt Code Description Balance Due 3021 303.000000.020.345 Park Mitigation Fee 3080 503.000000.004.322 Technology Fee 3954 650.000000.000.237 Special Deposits 5006 000.000000.007.345 Annexation Fees 5007 000.000000.011.345 Appeals/Waivers 5008 000.000000.007.345 Binding Site/Short Plat 5009 000.000000.007.345 Conditional Use Fees 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat 5012 000.000000.007.345 Final Plat 5013 000.000000.007.345 PUD 5014 000.000000.007.345 Grading & Filling Fees 5015 000.000000.007.345 Lot Line Adjustment 5016 000.000000.007.345 Mobile Home Parks 5017 000.000000.007.345 Rezone 5018 000.000000.007.345 Routine Vegetation Mgmt 5019 000.000000.007.345 Shoreline Subst Dev 5020 000.000000.007.345 Site Plan Approval 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 5022 000.000000.007.345 Variance Fees 5024 000.000000.007.345 Conditional Approval Fee 5036 000.000000.007.345 Comprehensive Plan Amend 5909 000.000000.002.341 Booklets/EIS/Copies 5941 000.000000.007.341 Maps (Taxable) 5998 000.000000.000.231 Tax .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 City of Renton Planning Division SEP - 4 2012 R1204061