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September 19, 2016
Jamie Waitier Community & Economic Development C. E. "Chip" Vincent, Administrator
Harbour Homes
1441 N 34th Street #200
Seattle, WA 98103
SUBJECT: Surety Device Amount
Vuecrest Estates Plat and Vuecrest 11 Short Plat
City of Renton File Nos. LUA13-000642 and LUA15-000026
Dear Mr. Waltier:
Based on the two (2) contracts (attached) that I received for the Final Mitigation Pian for
Vuecrest Estates Plat and Vuecrest 11 Short Plat, the total amount of your surety device is
$24,814.81. The specific breakdown is as follows:
Maintenance / Monitoring $7,500.00
Planting/ Replacement/ Restoration $12,351.85
TOTAL $19,851.85
@325% $24,814.81
This amount is deemed sufficient to guarantee that structures, improvements, and mitigation
required by permit condition will perform satisfactorily for a minimum of five (5) years after
they have been completed. Please come to the 6th Floor of Renton City Hall to pay the surety
device, and as a reminder, the City of Renton does not accept bonds.
Thank you for your diligent work in providing a final mitigation plan for these two projects. Once
I have received a receipt for the surety device, I will issue a letter signaling the start of your five-
year monitoring program. If you have any questions please feel free to contact me at (425) 430-
7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
Enclosures
cc: Chris Surrus / Harbour Homes
City of Renton File Nos. LUA13-000642 and LUA15-000026
1055 South Grady Way, Renton, WA 98057 • rentonwa.gov
MN'Of7zir�1.11 11 dill
}' DuonosWn f Mitlgallan / lisslorailOnI Habtiat Creattan l Pe�-i Assl•tmca 9505 191h Avanue S.E.
y suite 106
Everett, Washington 98208
(425) 337-3174
Fax (425) 337-3045
August 3 J , 2016
Harbour Homes by Geaarerco
.Atte. Jamie Waider
400 N 34P Street, #300
Seattle, WA 98103
Re: Proposal for Critical Area Services -- Vuecrest 1 and 1
We#land Resources, Inc. agrees to the following scrape of work for the 11.76 -acre site located at and
adjacent to 4909 Main Avenue S (aka 102" Avenue. SE) in the city of Renton, WA. The site is located
as a portion of Sections 31 and 32, Township 23A1, Range 5E, W ,M.
Scope of Fork
Task 1 $ 1,500.00
a. Conduct an As -wilt site inspection
b. Prepare an As -Built Report
Task 2 $ 7,500.00
a, Perform quarterly rnonitcaring site visits for Year 1, and prepare a Monitoring report for each
visit.
b. Perform annaaai monitoring site visits for Years 2-5, and prepare a Monitoring Report for each
visit.
Fees
Wetland Resources, Inc. charges $140.00 per hour for a .principal Ecologist, $120.00 per hour for a
Senior Ecologist and $110.00 per hour for an Associate, Ecologist. We estimate the total cast related to
the aforementioned scalae of services to be $9,000.00. We will not exceed this estimate without prior
approval. The Monitoring Report wiil describe the monitoring results related to plant viper, survival,
areal coverage, invasive species, hydrology, and wildlife usage. .The above scalae of work does neat
inclaacte contingency meetings. If additional services are deemed necessary, another proposal will be
drafted. If additional services are deemed necessary, another proposal will be drafted.
Paavrnent Terms
progress invoices are mailed moxa hly with net payment due within 30 days of receipt. We will supply
you with a draft copy of the report for your review 'and comments along with a final irivoice. Report3
Will not bta firatized or signed until fall payment of any balance clue has been collected, Interest will be,
charged on caccotints thirty days past daie at the rate of 1,5% per ri�onth for tlae unpaid balance. In the
event this account is sunt to collections, the client will pay reaascraable, attorney fees and cost of
collection, whether or not a lawsuit is commenced. The work considered for this proposal will conform
to the prevailing ;standard of care L'rnployi cd by wctltaiid ccologkts iti ilshin;lton- NO +titer
L .a' /►" w Ck:, S':- c,, k: ¢- 4.,. Ap- SbF, .' M ::
N L7. Farx 3i3 Fnhu�': WA BF - 2
,:13 ?37 ii4i7 ^,i6cr 253 33 -, O,rc ,q;M
1' ita}a n s,l l 5!r It u i rt tr rf 'Tss:
}lai-bow- Homes
SltCcl'
ON.
Estimate
P I UI art:
iJuecrest I & II Mitigation
n,tv: ,1 l't'IaL3-
9.16,2016 Net 10th
Psr:mator;
_ tf-v r Dance
Descripuml:
PI -ice to in -stall naidgiltiofl plal"jags altii replacenieflt grecs i1+_�l' plan by Wetland Resources, d<itf:d 08/2(116.
"..t1*'ri kVf) PT_ANTT?Jr1Z
Materials (installed)
Cnst (instal€edl
Cost (Installed)
Quantity
Unit
Total
Hydreseed (bare areas n! nuf er additien)
2
48
yU 22
NJ70
SF
Se613 88
Fins: Sark Mulch 16" deptrai
Unit
$67.26
27
CY
S1.816,07
Shvubs (insta;luci)
Slce
Cost (Installed)
Quantity
Unit
Total
VVeslern Reid Cedar
s goal
525.14
17
CA
5427.41
Red Alder
2 gal
$25.14
17
EA
5427,41
SnozubcrrV
2 gal
$25.14
20
FA
5542.83
Indian Plum
2 gal
525.14
20
EA
3502.83
Black Twinberry
2 gal
$25.14
24
EA
$502.83
o berry
2 gal
325,14
22
CA
$553.12
8i�d Tp rose
2 Gal
1 x25.14 1
Z1
E.P.
1527.9$
Sub Total:
$6,127,36
D 170 AripK.4 IUTTRFFS
Matcri:als (Itzstallvd)
Cnst (instal€edl
Q.isntity
Unit
'Total
Fine U.a;k UL:Ich I;6" depth)
Tree Slakes 1,2 per Trt,,O
567.25
55,95
2
48
CY
EA
SiU9 $Q
52,35,60
Trees (Installed)
She Gast (lnstalfed),
Quantity
Unit
Total
Jesiem Red Cedar
3' cal 5;_43.25
24
EA
55,83 B.(3t)
Sub Total.
$6,224.49
Grand Tata): $32,351.85
"*'Price does not Include Washington .State Sales Tax* •"
,zl rrorkm3 rshlp !s rtraran'.red agalnxt dcierrs !rt wc; kit+.rnslsl{: rcr n period o€ 90 days lrorrt trio date of nota llanc,n. rKA be rn_spcw hie f or
�.nc:denl a', er consequential damages- $,01W sha4 not be responslta!e for damage to its work by al4er oartles or for tn%pm"f care of matenal, lbera shall be
arse. of this ostlowte, reNente upon it, or Uye rn n rtshonest warner; such as disclosure of nary cur, f!dennal dmumentaLlon to a competing third party.
nuy,r shall furnish Sellef wish lab feady work sites 5mh as llnal gradiry, protae: dralrcage, cor+crcte, grrtiass, dmrmxpautx, painting completed, and detxts
r ovo- d from We. \wept: �,ce of Oi: Lwrnn ei by the buyer e anal laic: r,crerzt anra of all the Ihl3 proposal Price rjJld for a.?lays.
Signature GEL REP:
pate:
Accepted
Date:
dotes:
*la?n1.Catlon is pmooutt (Dr thk portlon of wolk
,hrub size= err assu tied at 2-Olon %{race no lues tr0 "6 ied on pans
r'rice does mat it dude de Iran& tei+dng, or s;is 4g
P:;ce daes vat Include mrno"f of no hm w nk3 pylar to tarns tenement of wa'ir-
DEPARTMENT OF COMMUNITY ciTY or
0
AND ECONOMIC DEVELOPMENT Rent n
PLANNING DIVISION
CERTIFICATE OF EXEMPTION
FROM CRITICAL AREAS REGULATIONS
EVALUATION FORM & DECISION
DATE OF PERMIT ISSUANCE: July 25, 2016
LAND USE ACTION FILE NO.: LUA15-000026
PROJECT NAME: Vuecrest II Short Plat Critical Areas Exemption
PROJECT MANAGER: Clark H. Close, Senior Planner
APPLICANT: Harbour Homes, LLC
Attn: Jamie Waltier
1441 N 34th St #200
Seattle WA 98103
PROJECT LOCATION: 4909 Main Ave S (Parcel No. 322305-9097) and
Smithers Ave S/S47th St (Parcel No. 312305-9048)
CRITICAL AREA: Category II Wetland
PROPOSAL DESCRIPTION: The applicant is requesting a Critical Areas Exemption in
order to install permanent public utility activities that will intrude through adjacent wetlands
and required wetland buffers between Vuecrest ll Short Plat and Vuecrest Estates Preliminary
Plat (LUA13-000642). The project development is proposing to utilize and extend public
utilities between the two sites, including storm drainage, sewer, water and dry utilities under
the Smithers Ave S and SE 186th St (Exhibit 1). A combined stormwater drainage facility within
Vuecrest Estates (Tract A - 15,748 sf) would serve 28 lots (8 -lot short plat and the 20 -lot
subdivision). Early clearing and grading, in addition to utility and construction work is
anticipated to begin in the Summer of 2016. Each project plat would be completed under
separate utility construction permits (015007217 and U15007232).
On March 19, 2015 the City of Renton and Harbour Homes, LLC entered into a settlement
agreement to provide a second means of access from Main Ave S (102nd Ave SE) to Vuecrest
Estates (Exhibit 2). The alignment of the road included crossing the Category II Wetland and
connecting Smithers Ave S to SE 186th St. Temporary distrubances to the wetland and wetland
buffer are anticipated due to construction activities, such as management of essential tree
removal, placement of public roads and utilities, or the construction of footings necessary for
a multi -plate single radius arch culvert needed to span the wetland edge. No wetlands would
City of Renton Department of Community & Economic Development Certificate of Exemption from Critical Areas Regulations
Vuecrest 11 Short Flat [Atka! Areas Exemption LUAIS-000026
July 25, 2016 Page 2 of 3
be filled in order to install plat utilities or road improvements (Exhibits 1 and 3). Disturbed
areas outside the access alignment would be reasonably restored to pre -construction
condition.
CRITICAL AREA: Category II Wetland and Associated Buffer
EXEMPTION JUSTIFICATION: Renton Municipal Code, Section 4-3-050C.3 Exemptions
— Critical Areas and Buffers. The activities approved under the settlement agreement and
utility construction permit for Vuecrest Estates include mitigation sufficient to achieve no net
loss of wetland function through buffer width averaging and acceptance of a final mitigation
plan. The mitigation plan includes a five year mitigation plan that includes maintenance and
monitoring for any impacts created by the permanent public utility activities within the
category wetlands or wetland buffers within Tracts 8-D (Exhibit 4).
FINDINGS: The proposed development is consistent with the following findings pursuant to
RMC section 4-3-050C.3:
1. The activity is not prohibited by this or any other chapter of the RMC or state or federal law
or regulation.
2. The activity will be conducted using best management practices as specified by industry
standards or applicable Federal agencies or scientific principles if submitted plans are
followed and the conditions of the utility construction permits are met.
3. Impacts will be minimized and disturbed areas will be immediately restored, if submitted
plans are followed and conditions of the utility construction permits are met.
4. Where wetland or buffer disturbance has occurred in accordance with an exemption during
construction or other activities, revegetation with native vegetation was mitigated for.
DECISION: An exemption from the critical areas regulations is approved for Vuecrest 11
Short Plat.
SIGNATURE:
12,5140
f�_Jenni er Henning, Planning Director Date
Department of Community & Economic Development
APPEALS: An appeal of this administrative land use decision must be filed in writing together
with the required fee to the City of Renton Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98057, on or before 5:00 p.m., on August S, 2016. RMC 4-8-110
governs appeals to the Hearing Examiner and additional information regarding the appeal
process may be obtained from the Renton City Clerk's Office, (425) 430-6510.
City of Renton Department of Community & Economic Development Certificate of Exemption from Critical Areas Regulations
Vuecrest N Short Plot Critkol Areas Exemption LUA15-000026
July 25, 2016 Page 3 of 3
RECONSIDERATION: Within 14 days of the decision date, any party may request that the
decision be reopened by the approval body. The approval body may modify his decision if
material evidence not readily discoverable prior to the original decision is found or if he finds
there was misrepresentation of fact. After review of the reconsideration request, if the
approval body finds sufficient evidence to amend the original decision, there will be no further
extension of the appeal period. Any person wishing to take further action must file a formal
appeal within the 14 -day appeal time frame.
EXPIRATION: One (1) year from the date of decision (date signed).
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Entire Document
Available Upon
SETTLEMENT AGREEMENT Request
This SETTLEMENT AGREEMENT ("Agreement") is made as of this N dayof
2015, between the City of Renton, a Washington municipal corporation ("Renton") and Harbour Homes,
LLC, a Washington limited liability company ("Harbour").
RECITALS
A. Renton is a municipal corporation of the State of Washington, organized under the Optional
Municipal Code, Title 35A RCW, located in King County, Washington.
B. Harbour is the applicant for the preliminary plat known as Vuecrest Estates, Renton File Number
LUA13-000642 ("Vuecrest Estates").
C. Vuecrest Estates is located west of Main Ave. S, which is also known as and hereinafter referred to
as 102nd Ave. SE, and is separated from 102nd Ave. SE by two parcels of property: King County
Parcel No. 3223059171, owned by Joseph and Martha Mackenzie (the "Mackenzie Parcel") and
King County Parcel No. 3223059097, owned by KBS 111 LLC (the "KBS 111 Parcel"). The Mackenzie
Parcel is located immediately north of the KBS 311 Parcel.
D. in its application for preliminary plat approval for Vuecrest Estates, Harbour proposed that the
public road to be extended from the north through Vuecrest Estates, known as Smithers Ave. 5., be
terminated with a temporary cul-de-sac at the boundary of the Mackenzie Parcel, because the
owners of the Mackenzie Parcel had no interest in developing the Mackenzie Parcel and no interest
in granting an easement through the Mackenzie Parcel for access to 102nd Ave. SE.
E. The Renton Hearing Examiner issued a Final Decision Upon Reconsideration concerning Vuecrest
Estates (the "Hearing Examiner Decision") that included Condition 13 which read:
13. Prior to the recording of the final plat, a secondary fire access shall be
constructed that extends Smithers Ave S to the east to directly connect to Main Ave S
(3132nd Ave SE). The extent of street improvements necessary to effectuate this
connection shall be determined by the City of Renton Fire Department in occordonce
with applicable fire code standards and shall be the minimum necessary to provide
for safe and effective secondary access for fire trucks and emergency vehicles.
F. Harbour appealed the Hearing Examiner Decision to the Renton City Council.
G. Subsequent to Harbour filing its appeal, the owner of the KBS 11i Parcel applied to Renton for short
plat approval for a project known as Vuecrest 13 ("Vuecrest 11"). The proposed layout of Vuecrest 11
includes a public road identified as Road A between the eastern boundary of Vuecrest Estates and
102"d Ave. SE.
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NOTIC
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE • MITIGATEII IONS"
POSTTO TO NOTIFY INTENESFEP PERSONS OF AN ENYIRONMENTALALTION
PROIERHAME: Y°e-115Rort Plx
P0.lLERNVMeFA: LVA35-0OOe]e, [:6, SHPLA, MUD
LOCATION: 4%9MI
OFXRI�pI: TXE 6FR1GM 1a REgUESIINB APFgOVA OF AN HOT SIgRT RhaY TOTAUNF
TlRaeO 50lluhE iFET ISFI OR 145 R[RR iOR N! 1V H, ",Itn MFM Or ! NnG14 FAMILY HOU5M hH1 5uw1
apOPEIFR H IF]I w THE RRIOEXTIAL. EOFII- DISTRICT. Txi FROPW R TOTS RANhi IN SM FROM 1.55! aF TO
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IT.Na aF IN —A. -ITN AN 4v.MGE LOT Fa OF lS4a y. THE SITE ALw COkTura A QITIrAL ARG nAAx I-Im AI
TwLTaIFISu AYESP.I RI! I SF 19TE0 ST vRoPu05FOD P VAr Wlu v 6x VIOF CT I w6T PXOV uN! Mev.
FUTIIR! Fme n[f11E ROAD pllE%SiOx OR M -C ROAD E)iSEhIVON ET THE DEVL101ER O! T1h! FRDYOSfO FV,Y OF
YlRMWESTAMILUALI.OD6 i-THEAPPUCAYEYKA15DRLQUE5 MAMUDFIUnDK IRON iTAFFrIMnhOMDARSTa
IN OAm N vR°YIOE'.-RAARY A � T6 TXe P.0IACFNT NAT i0 TN! uf[tiT, PRWIOI hOD[TIONFL gN51RaaT
PRRRINGAND PFIMA ENlS'ON.AM � 5T19Y,! ANO r EllMIk.WT TK *_ WOF N PIMP YAKS X
APPUrAT�I a vR
THE �ITY 01 RENTON
NED GH
ARION HAS
PAQ BASLE SIGNIVFICANT IM PACTS THAT❑CAN EEMITIGATE6 HROO HI 9
THAT
MLMURES.
REVIEW
29,
ARPl.G .E h. In nM.RVFI d.Ierminatl°n moat h. filed In-rltln�'nROm nol S5:00
South Gh.dyAWry,
2015, tueeh■T with th. requhmd Fe. wNh: H.yNnl t: amino, UOT °
R¢r.Tdin hI aPWRI prAPO TIh.DI,Wnnd h°mCh.0..ntOwahfJ.N:F OIRn, {47Sf -030-E 510. rmall.rt
IF THE ENVIRONMENTAL DETERMINATION 15 APPEALED, A PU9UC HEARNG WILL RE SET AND ALL PARTIES
N9TIFIED.
FUR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTCIN, DEPARTMENT OF
COMMUNITY >4 ECONOMIC DFIELOPMENT AT j425) 436-720
DCF NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
P1.FP.SE INCLLOE TRE PROFECT NUMBER WHEN C LUNG FOR PROPER FILE IDENTIFICATION.
CERTIFICATION
{ �.;Zj, C-Lcl� , hereby certify that 3 copies of the above document
were posted in 3 conspicuous places or nearby the described property on
Date: t I)I/ I5 Signed:--�--
STATE OF WASHINGTON )
SS
COUNTY OF KING
1 certify that I know or have satisfactory evidence that C (c,T-V- 4 Los
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses and purposes mentioned in the instrument.
Dates`
Notary PC in and for the State of Washington
. _ Notary (Print):
My appointment expires: ter]
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On the 5th day of June, 2015, 1 deposited in the mails of the United States, a sealed envelope containing SEPA
Determination and Notice documents. This information was sent to:
. R I P EfHi!
u
Agencies
See Attached
Wayne Potter
Contact
Kolin Taylor, KBS II
Applicant
Parties of Record
See Attached
(Signature of Sender):
STATE OF WASHINGTON
} SS
COUNTY OF KING }
I certify that I know or have satisfactory evidence that Sabrina Mirante
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes
mentioned in the instrument.
Notary (Print):
My appointment expires:
AA
P
\• »tit
Nota Public in and for the State a
r
t�.S 02 r{r b I �- �`, 3'��t;''� 8-2 9 -1� �'�C,
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template - affidavit of service by mailing
Vuecrest II Short Plat
mi
SS
!i�FttY€RFi
i�i�isEs��sr
LUA15-000026, ECF, SHPL-A, MOD
template - affidavit of service by mailing
AGENCY (DOE) LETTER MAILING
(ERC DETERMINATIONS)
Dept. of Ecology **
Dept. of Ecology **
Muckleshoot Indian Tribe Fisheries Dept. **
Environmental Review Section
Attn: Misty Blair
Attn: Karen Walter or SEPA Reviewer
PO Box 47703
PO Box 47703
39015 —172nd Avenue SE
Olympia, WA 98504-7703
Olympia, WA 98504-7703
Auburn, WA 98092
WSDOT Northwest Region
Duwamish Tribal Office *
Muckleshoot Cultural Resources Program **
Attn: Ramin Pazooki
4717 W Marginal Way SW
Attn: Laura Murphy
King Area Dev. Serv., MS -240
Seattle, WA 98106-1514
39015172 nd Avenue SE
PO Box 330310
Auburn, WA 98092-9763
Seattle, WA 98133-9710
US Army Corp. of Engineers *
KC Wastewater Treatment Division *
Muckleshoot Cultural Resources Program **
Seattle District Office
Environmental Planning Supervisor
Attn: Erin Slaten
Attn: SEPA Reviewer
Ms. Shirley Marroquin
39015 172nd Avenue SE
PO Box C-3755
201 S. Jackson ST, MS KSC-NR-050
Auburn, WA 98092-9763
Seattle, WA 98124
Seattle, WA 98104-3855
Boyd Powers ***
WDFW - Larry Fisher*
Office of Archaeology & Historic Preservation*
Depart. of Natural Resources
1775 12th Ave. NW Suite 201
Attn: Gretchen Kaehler
PO Box 47015
Issaquah, WA 98027
PO Box 48343
Olympia, WA 98504-7015
Olympia, WA 98504-8343
KC Dev. & Environmental Serv.
City of Newcastle
City of Kent
Attn- SEPA Section
Attn: Tim McHarg
Attn: Acting Community Dev. Director
35030 SE Douglas St. #210
Director of Community Development
220 Fourth Avenue South
Snoqualmie, WA 98065
12835 Newcastle Way, Ste 200
Kent, WA 98032-5895
Newcastle, WA 98056
Metro Transit
Puget Sound Energy
City of Tukwila
Senior Environmental Planner
Wendy Weiker, Community Svcs. Mgr.
Jack Pace, Responsible Official
Gary Kriedt
355 110`h Ave NE
6200 Southcenter Blvd.
201 South Jackson Street KSC-TR-0431
Mailstop EST 11W
Tukwila, WA 98188
Seattle, WA 98104-3856
Bellevue, WA 98004
Seattle Public Utilities
Puget Sound Energy
Timothy C. Croll,
Doug Corbin, Municipal Liaison Mgr.
Attn: SEPA Responsible Official
6905 South 2281h St
700 Fifth Avenue, Suite 4900
Kent, WA 98032
PO Box 34018
Seattle, WA 98124-4018
*Note: if the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the 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
** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are
emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email
addresses: KWalterPmuckleshoot.nsn.us/ Laura.mur h muckleshoot.nsn.usZ
erin.slaten@muckleshoot.nsn.us
***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT,
& Notice the following email address: se acenter dnr.wa. ov
template - affidavit of service by mailing
David Rasmussen
Sundance at Talbot Ridge - HOA
723 S 47th St
Renton. WA 98055-6272
Lynn Briere
10339 SE 187th PI
Renton, WA 98055
EE
Joe Mackenzie
4835 Main Ave S
Renton, WA 98055
Wayne Potter
Novastar Development Inc.
18215 72nd Ave S
Kent, WA 98032
Kolin Tavlor
KBS 111, LLC
12320 NE 8th 5t, #100
Bellevue, WA 98005
Denis Law
Mayor
June 4, 2015
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
City ofV11 P
(' .
TNI:,
i J
Community & Economic Development Department
C.E."Chip"Vincent, Administrator
Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following
project reviewed by the Environmental Review Committee (ERC) on June 1, 2015:
SEPA DETERMINATION: Determination of Non -Significance Mitigated (DNSM)
PROJECT NAME: Vuecrest II Short Plat
PROJECT NUMBER: LUA15-00026, ECF, SHPL-A, MOD
Appeals of the environmental determination must be filed in writing on or before 5:00
p.m. on June 19, 2015, 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 4-5-110 and information regarding the appeal process may be
obtained from the 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) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Assistant Planner
Enclosure
cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region
Boyd Powers, Department of Natural Resources Larry Fisher, WDFW
Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwarnish Tribal Office
Melissa Calvert, Muckleshoot Cultural Resources Program U5 Army Corp. of Engineers
Gretchen Kaefiler, Office of Archaeology & Historic Preservation
Renton City Hall - 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
DEPARTMENT OF COMMUNITY GityOf
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE
- MITIGATED (DNS -M)
PROJECT NUMBER: LUA15-000026, ECF, SHPL-A, MOD
APPLICANT: KBS III LLC - Kolin Taylor (AKA - KBS Development Corp.), 12320 NE Stn
St, Ste 100, Bellevue, WA 98005
PROJECT NAME: Vuecrest II Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of an 8 -lot short plat totaling
106,680 square feet (sf) or 2.45 acres for the future development of 8 single-family houses. The subject property
is located in the Residential -8 zoning district. The proposed lots range in size from 7,558 sf to 17,248 sf in area,
with an average lot size of 8,948 sf. The site also contains a critical area tract (Tract A) that is 8,404 sf. The
residential density is 4.42 dwelling units per net acre. Access to the site is from Main Ave S (102nd Ave SE) from
SE 192nd St. The proposed roadway will be extended to the west property line for a future fire access road
extension or public road extension by the developer of the proposed plat of Vuecrest Estates (LUA13-000642).
The applicant is also requesting a modification from street improvements in order to provide secondary access
to the adjacent plat to the west, provide additional on -street parking, and preserve existing trees. The applicant
has submitted a Critical Areas Study, Tree Protection Plan, Geotechnical Engineering Study, and a Preliminary
Technical Information Report with the application.
PROJECT LOCATION: 4909 Main Ave S (APN 322305-9097)
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 June 19, 2015.
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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
Gregg Zirr m r an, ministrator
Public Works Depaftment
terry Higa hiya , Administrator
Community Services Department
June 5, 2015
June 1, 2015
6,),1 )) `�- ?2 —�/ 4 Z/ /s"
Mark Peterson, Administrator
Date Fire & Emergency Services Date
t
A� �
r�
C.E. "Chip" Vincent, Administrator
Date Department of Community & Date
Economic Development
D C1ty of y �,
DEPARTMENT OF Cl,mMUNITY ityof
AND ECONOMIC DEVELOPMENT Da '
DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNSM)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA15-00026, ECF, SHPL-A, MOD
APPLICANT: Kolin Taylor, KBS III, LLC, 12320 NE 8" St., Ste. 100,
Bellevue, WA 98005
PROJECT NAME: Vuecrest II Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of an 8 -lot short plat
totaling 106,680 square feet (sf) or 2.45 acres for the future development of 8 single-family
houses. The subject property is located in the Residential -8 zoning district. The proposed lots
range in size from 7,558 sf to 17,248 sf in area, with an average lot size of 8,948 sf. The site also
contains a critical area tract (Tract A) that is 8,404 sf. The residential density is 4.42 dwelling
units per net acre. Access to the site is from Main Ave S (102nd Ave SE) from SE 192nd St. The
proposed roadway will be extended to the west property line for a future fire access road
extension or public road extension by the developer of the proposed plat of Vuecrest Estates
(LUA13-000642). The applicant is also requesting a modification from street improvements in
order to provide secondary access to the adjacent plat to the west, provide additional on -street
parking, and preserve existing trees. The applicant has submitted a Critical Areas Study, Tree
Protection Plan, Geotechnical Engineering Study, and a Preliminary Technical Information
Report with the application.
PROJECT LOCATION:
4909 Main Ave S
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The applicant shall be required to provide, to the Current Planning Project Manager, a
replanting plan identifying any temporary disturbances to the existing native vegetation
within Tract A and a re -vegetation planting plan for such disturbed area(s) prior to
construction permit approval.
2. Prior to construction permit approval, the applicant shall be required to obtain approval for
a Critical Areas Exemption Permit for all permanent public utility activities that will intrude
through adjacent wetlands or required wetland buffers, according to the City of Renton
Critical Areas Regulations in RMC 4-3-0500, J, L, and N.
ADIVISORY NOTES:
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.
Engineering Review Comments Rohini Nair 425-430-7295 1 rnair@rentonwa.gov
Recommendations: i have reviewed the application for Vuecrest Estates II located at 4903 Main Ave S
(PID 3223059097) and have the following comments:
EXISTING CONDITIONS
WATER Water service will be provided Soos Creek Water and Sewer service District
SEWER Sewer service will be provided Soos Creek Water and Sewer service District
STORM There is existing storm water ditch in the Main Ave S (102nd Ave SE) frontage
STREETS Main Ave 5 (102nd Ave SE) is a residential street with an existing ROW width of 50 feet with
20 feet half street ROW width.
CODE REQUIREMENTS
WATER
1. A water availability certificate from Soos Creek Water and Sewer service District was provided. The
water connection is proposed as an extension of the water lines of the Vuecrest Estates development
(parcel ID 3123059048) situated to the west of the site. The Vuecrest Estates development (parcel ID
3123059048) is not yet constructed. Therefore, the proposed water service connection is approved on
condition that the Vuecrest Estates development gets constructed either before or concurrently with
the Vuecrest Estates II development. Otherwise, alternate water service provisions will be applicable on
the Vuecrest Estates II project.
2. Approved water plans from Soos Creek Water and Sewer service District should be provided to the
City at the utility construction permit stage.
3. New hydrants shall be installed per Renton's fire department standards to provide the required
coverage of all lots.
SANITARY SEWER
1. A sewer availability certificate from Soos Creek Water and Sewer service District was provided. The
sewer connection is proposed as an extension of the sewer lines of the Vuecrest Estates development
(parcel ID 3123059048) situated to the west of the site. The Vuecrest Estates development (parcel ID
3123059048) is not yet constructed. Therefore, the proposed sewer service connection is approved on
condition that the Vuecrest Estates development gets constructed either before or concurrently with
the Vuecrest Estates II development. Otherwise, alternate sewer service provisions will be applicable on
the Vuecrest Estates 11 project.
2. Approved sewer plans from Soos Creek Water and Sewer service District should be provided to the
City at the utility construction permit stage.
SURFACE WATER
1. A drainage plant and drainage report dated January 15, 2015 was submitted by Barghausen Consulting
Engineers Inc. The proposed 8 lot subdivision is subject to Full Drainage review in accordance with the
City of Renton Amendments to the 2009 King County Surface Water Manual. Based on the City's flow
control map, this site falls within the Flow Control Duration Standard, Forested Condition. The project is
subject to basic water quality treatment and Level 3 flow control. Storm water vault that will be located
in the adjacent Vuecrest Estates development (parcel ID 3123059048) is proposed for the project, and
ERC Mitigation Measures and Advisory Notes Page 2 of 7
the vault will be sized to meet the needs of both the projects. If the adjacent project does not get
constructed either before or concurrently with the Vuecrest Estates II development and/or if the storm
water requirements for Vuecrest II development is not included in the Storm water Design of Vuecrest
development, then
storm water facility is required to be constructed separately for the Vuecrest Estates Il project.
There appears to be 2 -Basins with two different discharge locations. Note that flows currently
discharging to 102nd Ave SE cannot be re-routed to the west and may be require separate water quality
and flow control treatment. Appropriate individual lot flow control BMPs will be required to be provided
by the project. Final plans and drainage report based on the required per the City of Renton
Amendments to the 2009 King County Surface Water Manual is required to be submitted with the utility
construction permit.
2. A geotechnical report, dated December 15, 2014 was submitted by Earth Solutions NW, LLC. The
report identifies the soils as sand glacial till. These soils will not support infiltration. The geotech report
recommendation should be incorporated in the storm water vault design. Storm water vault will require
separate building permit review.
3. The current surface water system development charge (SDC) fee is $1,350.00 per new lot. Fees are
payable prior to issuance of the construction permit and the fee rate that is current at the time of
issuance of the utility construction permit will be applicable and the fees are payable prior to issuance of
the construction permit.
4. A Construction Storm water General Permit from Department of Ecology is required since grading and
clearing of the site exceeds one acre.
TRANSPORTATION/STREET
1. Payment of transportation impact fee is applicable on the single family houses. The current
transportation impact fee rate is $2,214.44 per new lot. The transportation impact fee that is current at
the time of building permit will be levied. Payment of the transportation impact fee is due at the time of
issuance of the single family building permits.
2. Main Street S (102nd Ave SE) is a residential street with existing half street ROW width of 20 feet. To
match the existing paved width further north on Main Street S (102nd Ave SE), a half street paved width
of 11 feet (instead of the proposed 9.5 feet) from the center line of the ROW is required on the
frontage. Frontage improvements including storm water improvements, 0.5 feet wide curb, 8 feet wide
landscaped planter, and 5 feet wide sidewalk is also required to be provided. This will require a ROW
dedication of 4.5 feet (subject to final survey) on the Main Street S (102nd Ave SE) frontage. City
standards include a maximum slope of 4N:1V at the back of sidewalks. A street modification request was
submitted to allow the sidewalk to be located at the back of the curb for a small portion of the 102nd
Ave SE (Main Street S) frontage, which is acceptable to staff. The ROW dedication of 4.5 feet and the 11
feet half street pavement width along with the frontage improvements is required to be provided by the
developer.
3. A public half street (Road A) with improvements is proposed to serve the internal site access needs.
The internal access is proposed to connect with the proposed road of the adjacent the Vuecrest Estates
development (parcel ID 3123059048) situated to the west of the site. If the public road extension by the
adjacent property is not constructed either prior to or concurrently with the Vuecrest Estates II project
to provide a continuous public street, then a turnaround (as per City standards) with a stub to the
adjacent property is required to be provided by the Vuecrest Estates II project. The developer has
included a hammerhead turnaround on Road A. The proposed internal half street should be designed to
meet the City street design standards and code.
The City code requirement for paved width and ROW width for public half street is 20 feet paved surface
within a 35 feet ROW width a 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet sidewalk on
ERC Mitigation Measures and Advisory Notes Page 3 of 7
the development side are also included requirements in the code. Storm water improvements are also
required to be provided. Street modification request was submitted for the proposed internal half street
Road A. The street modifications for the Road A included two requests.
Road A from STA 2+50 to STA 7+50 --To provide a 26 feet paved width with on -street parking on one
side, along with 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk on the
development side, within a ROW width of 41.5 feet. This can be recommended for approval by staff. A 2
feet offset of the paved edge from the property line is proposed. A chain link fence at the property line
is also shown in the proposed section. The maximum slope at the back of sidewalk, or back of the
traveled edge is 4H:1V. Construction easement and permanent slope easement from the north property
neighbor may also be required based on plans that will be reviewed during utility construction permit.
The applicant has shown a street section with road having 2% down slope towards the south, with curb
and gutter at the south side, which is acceptable, for the straight portion of the road. The 5 feet
centerline offset of the roadway centerline of proposed Road A with the existing street SE 186th Street
is acceptable to staff.
Road A from STA 1+78 to STA 2+50 — A 20 feet wide paved road surface with 0.5 feet wide curb on both
sides, 5 feet wide sidewalk on the south side immediately adjacent to the curb, and landscaping in an
easement is acceptable to staff. An 8 feet wide clear zone (maximum slope of 4H:1V) should be provided
between the curb and the drop off. A pedestrian barrier/fence should be located a minimum 2 feet
away from the curb, between the curb and the drop off. No Parking signs are required to be provided by
the developer. The sidewalk should extend until the turnaround. The applicant has shown a street
section with road having 2% down slope towards the south, with curb and gutter at the south side,
which is acceptable to staff.
Road A from STA 0+63 to STA 1+78 — A 20 feet wide paved road surface with 0.5 feet wide curb on both
sides is proposed. An 8 feet wide clear zone (maximum slope of 4H:1V) should be provided between the
curb and the drop off. A pedestrian barrier/fence should be located a minimum 2 feet away from the
curb, between the curb and the drop off. No Parking signs are required to be provided by the developer.
The applicant has shown a street section with road having 2% down slope towards the south, with curb
and gutter at the south side, which is acceptable to staff.
Staff condition of recommendation of the modifications for proposed Road A includes possible
easements for cross slope (based on review of engineering plans submitted at utility construction
permit. Staff also recommends the condition that the drainage from the site should not discharge onto
the adjacent property.
4. Adequate sight distance should be provided at the proposed intersection of the new half street with
Main Ave S (102nd Ave SE).
5. No lot is proposed to gain direct access from 102nd Ave SE (Main Street S). The individual driveways
shall be as per RMC 4-4-060.
6. Paving and trench restoration will comply with the City's Trench Restoration and Overlay
Requirements.
7. Street lighting is required for this plat on the frontage and on the internal access road. LED lighting
plans will be included with the civil plan submittal.
GENERAL COMMENTS
1. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall
prepare the civil plans.
2. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit.
Structural calculations and plans shall be submitted for review by a licensed engineer. Special Inspection
is required.
ERC Mitigation Measures and Advisory Notes Page 4 of 7
3. A tree removal and tree retention/protection plan and a separate landscape plan shall be included
with the civil plan submittal.
Fire Review - Building Comments Corey Thomas 1425-430-7024 1 cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $495,10 per single family unit. This fee is paid prior to
recording the plat. Credit is granted for the removal of one existing home.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to
3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a
minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required
within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500
gpm. There is one existing fire hydrant in this area and it meets current code. A water
availability certificate is required from Soos Creek Water and Sewer District.
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. Approved apparatus turnarounds
are required for dead end roads exceeding 150 feet. An approved 90 foot diameter cul-de-sac type
turnaround is required for dead end streets over 300 feet long. Per city ordinance all homes beyond
500 feet dead end will require an approved fire sprinkler system.
3. Renton Fire Department is in favor of the proposed street improvement variances allowing
wider roadways and more on street parking and also secondary access to the adjacent plat of
Vuecrest. We are also supportive of the list of special conditions as outlined from the applicant in
their letter to the city dated March 20, 2015.
Planning Review Comments Clark Close 1425-430-7289 1 cclose@rentonwa.pov
Recommendations:
1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30)
p.m., Monday through Friday unless otherwise approved in advance by the Development Services
Division.
2. 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 is by permission only. No work is permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants
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 15t 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.
Police Review Comments C ndie Parks 1 425-430-7521 1 c arks rentonwa. ov
Recommendations: Estimated Calls for Service Annually: 8
Minimal impact on police services.
ERC Mitigation Measures and Advisory Notes Page 5 of 7
Technical Services Comments Bob Mac Onie 425-430-7369 1 bmaconie rentonwa. ov
Recommendations: Short Plat: Bob Mac Onie 2/6/2015
Note the City of Renton land use action number and land record number, LUA15-000026 and LND 20-
0618, respectively, on the final short plat submittal. The type size used for the land record number
should be smaller than that used for the land use action number.
The dedication of right of way for short subdivisions requires a separate Deed of Dedication; provide a
space to the recording number of same on the short plat. The Deed of Dedication document includes
both a legal description exhibit and a map exhibit of the dedicated parcel. The legal description exhibit
should be prepared, stamped, dated and signed by the applicant's surveyor. The surveyor should also
prepare the map exhibit. The dedication process requires an updated Plat Certificate dated within 45
days of approval of said dedication. Talk to the Project Manager if there are questions or further
information is needed.
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.
A licensed surveyor must prepare, stamp, sign and date the final short plat submittal.
Note the Purpose, intended ownership and restrictions for the Tract created by this subdivision?
Do not use the City's title block or "SEAL" on the final submittal; this document is not a product of, or for
the City.
Provide sufficient information to determine how the plat boundary was established.
Provide short plat and lot closure calculations.
Note what was found when visiting the existing monuments.
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.
Include the addresses from the attached for the proposed lots on the final short plat drawing.
Do note encroachments, if any.
Do include a "LEGEND" block for the .short plat drawing, detailing any symbols used thereon.
Note all easements, covenants and agreements of record on the drawing. The title report reveals that
there are exceptions concerning coal and mineral rights recorded under Rec. No. 3444206, and there is
an agreement between the current short plat owner and a neighboring property owner regarding use of
a portion of the boundary straddling lawn (Rec. NO. 20131009000726 and 20131022001138).
Note any relevant researched resources on the short plat submittal.
Note the plat name and lot/tract numbers of the adjoining properties or note as "Unplatted" (most of
the properties to the north and south of the subject site are "unplatted"). The names of the property
owners and their tax lot numbers should be removed from the final submittal.
The City of Renton Administrator, Public Works Department, is the only city official who signs the final
short plat. Provide an appropriate approval block and signature line. Pertinent King County approval
blocks also need to be noted on the drawing.
All vested owner(s) of the subject final short plat need to sign the final short plat submittal. Include
notary blocks as needed (a corporate notary block is needed for the current property owner).
include a declaration block on the drawing, titled "OWNERS' DECLARATION" not "CERTIFICATION" or
other.
Remove all references to building setback lines. Setbacks will be determined when building permits are
issued.
Do not include "ENGINEER", "SURVEYOR", "SOIL ENGINEER", "DEVELOPER/OWNER","BIOLOGIST" and
ARBORIST" blocks on the submittal. Do not include any of the utilities and services listed under the
"Utilities/Services" block.
Remove the minimum lot area, average lot area, minimum lot area allowed, square footage of land in
private access easements, proposed net density, density allowed by code, existing zoning and required
ERC Mitigation Measures and Advisory Notes Page 6 of 7
min. setbacks in the "SITE DATA" block.
It is assumed that the 10' utility easement, noted over the northerly 10' of all of the proposed short plat
lots is public. Easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of
this subdivision, can be recorded concurrently with the final short plat. The final short plat drawing and
the associated document(s) are to be given to the Project Manager as a package. The recording
number(s) for the associated document(s) are to be referenced on the final short plat drawing. Provide
spaces for the recording numbers thereof.
If there are private easements (new easements for ingress, egress, utilities, etc. shown for the benefit of
future owners of the proposed lots) each will need a note defining the rights associated with the
easement at issue. Since these new "proposed" easements shown aren't "granted and conveyed" until
the benefited and/or burdened lots are conveyed to others add the following language on the face of
the short plat drawing:
DECLARATION OF COVENANT:
The owners of the land embraced within this short plat, in return for the benefit to accrue from this
subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new private
easements shown on this short plat to any and all future purchasers of the lots, or of any subdivisions
thereof. This covenant shall run with the land as shown on this short plat.
The preceding statement obligates the seller of the lots created to "expressly grant and convey" the lots
"together with and/or subject to" any new private easements delineated on the short plat in the
conveying document.
A private ingress, egress and utility easement require a "New Private Easement for Ingress, Egress and
Utilities Maintenance Agreement" statement.
Community Services Comments Leslie Betlach 425-430-6619 1 lbetlach@rentonwa.gov
Recommendations:
A. Parks impact fee per Ordinance 5670 applies.
B. See page 2C—code related comments.
C. Street trees: On 102 Avenue SE (Main) do not use Tilic Cordata Greenspire—poor variety, overhead
utility (electric lines), use only trees that attain a small mature height, (e.g. Acer truncatun X platanoides,
T. Cordata "Summer Sprite').
On Road—use only trees that attain a large mature height (e.g. Tilic Cordata—but not Greenspire) — Tree
at 5W corner of Road A and 102 Avenue shall not be planted closer than 40 feet from stop sign.
ERC Mitigation Measures and Advisory Notes Page 7 of 7
"City of
-
}
�r
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE - MITIGATED (DNS -M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Vuecrest II Short Plat
PROJECT NUMBER: LUA15-000026, ECF, SHPL-A, MOD
LOCATION: 4909 Main Ave 5
DESCRIPTION: THE APPLICANT IS REQUESTING APPROVAL OF AN 8 -LOT SHORT PLAT TOTALING
106,680 SQUARE FEET (SF) OR 2.45 ACRES FOR THE FUTURE DEVELOPMENT OF 8 SINGLE-FAMILY HOUSES. THE SUBJECT
PROPERTY IS LOCATED IN THE RESIDENTIAL -8 ZONING DISTRICT. THE PROPOSED LOTS RANGE IN SIZE FROM 7,558 SF TO
17,248 5F IN AREA, WITH AN AVERAGE LOT SIZE OF 8,948 SF. THE SITE ALSO CONTAINS A CRITICAL AREA TRACT (TRACT A)
THAT 15 8,404 SF. THE RESIDENTIAL DENSITY IS 4.42 DWELLING UNITS PER NET ACRE. ACCESS TO THE SITE IS FROM MAIN AVE
S {102ND AVE SE) FROM SE 192ND ST. THE PROPOSED ROADWAY WILL BE EXTENDED TO THE WEST PROPERTY LINE FOR A
FUTURE FIRE ACCESS ROAD EXTENSION OR PUBLIC ROAD EXTENSION BY THE DEVELOPER OF THE PROPOSED PLAT OF
VUECREST ESTATES (LUA13.000642). THE APPLICANT IS ALSO REQUESTING A MODIFICATION FROM STREET IMPROVEMENTS
IN ORDER TO PROVIDE SECONDARY ACCESS TO THE ADJACENT PLAT TO THE WEST, PROVIDE ADDITIONAL ON -STREET
PARKING, AND PRESERVE EXISTING TREES. THE APPLICANT HAS SUBMITTED A CRITICAL AREAS STUDY, TREE PROTECTION
PLAN, GEOTECHNICAL ENGINEERING STUDY, AND A PRELIMINARY TECHNICAL INFORMATION REPORT WITH THE
APPLICATION.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 19,
2015, 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.
IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES
NOTIFIED.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF
COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.
Department of Comm-,nity and City of,00
£ �
Economic Developm_.._ -
NOTICE OF ENVIRONMENTAL DETERMINATION
ENVIRONMENTAL REVIEW COMMITTEE
RENTON, WASHINGTON
The Environmental Review Committee has issued a Determination of Non -Significance
Mitigated (DNS -M) for the following project under the authority of the Renton municipal
code.
Vuecrest II Short Plat
LUA15-000026
Location: 4909 Main Ave S. 4909 Main Ave S. The applicant is requesting approval of
an 8 -lot short plat. The lots range in size from 7,558 sf to 17,248 sf in area with an
avg lot size of 8,948 sf. The site contains an 8,404 sf critical area tract. The density
is 4.42 du/ac. The proposed roadway extends to the west property line for a future
road access extension to the Plat of Vuecrest Estates (LUA13-000642). The applicant
is also requesting a modification from street improvements to provide for tree
preservation, additional on -street parking and access to the adjacent plat to the
west_
Appeals of the DNS -M must be filed in writing on or before 5:00 p.m. on June 19,
2015. Appeals must be filed in writing together with the required fee with: Hearing
Examiner c/o City Clerk, City of Renton, 1055 S Grady I.V iy, Renton, WA 98057. Appeals
to the Hearing 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: June 19, 2015
DEPARTMENT OF COMMUNE i if
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE REPORT AND
ADMINISTRATIVE SHORT PLAT REPORT & DECISION
FRC MEETING DATE;
April 27, 2015 (original meeting); June 1, 2015 (additional meeting)
Project Name: Vuecrest II Short Plat
Project Number:
Project Manager:
Owner/Applicont:
Contact:
Project Location:
LUA15-000026, ECF, SHPL-A, MOD
Clark H. Close, Associate Planner
KBS III LLC — Kolin Taylor, 12320 NE 8th St, Suite 100, Bellevue, WA 98005
Wayne Potter, Novastar Development, Inc., 18215 72nd Ave S, Kent, WA 98032
4909 Main Ave S (APN 322305-9097)
Project Summory: The applicant is requesting approval of an 8 -lot short plat totaling 106,680 square feet
(sf) or 2.45 acres for the future development of 8 single-family houses. The subject
property is located in the Residential -8 zoning district. The proposed lots range in size
from 7,558 sf to 17,248 sf in area, with an average lot size of 8,948 sf, The site also
contains a critical area tract (Tract A) that is 8,404 sf. The residential density is 4.42
dwelling units per net acre. Access to the site is from Main Ave S (102nd Ave SE) from
SE 192nd St. The proposed roadway will be extended to the west property line for a
future fire access road extension or public road extension by the developer of the
proposed plat of Vuecrest Estates (LUA13-000642). The applicant is also requesting a
modification from street improvements in order to provide secondary access to the
adjacent plat to the west, provide additional on -street parking, and preserve existing
trees. The applicant has submitted a Critical Areas Study, Tree Protection Plan,
Geotechnical Engineering Study, and a Preliminary Technical Information Report with
the application.
Exist. Bldg. Area SF: 1,090 SF
Site Areo:
106,680 SF (2.45 acres)
Proposed New Bldg, Area (footprint)
Proposed New Bldg. Area (gross)_
Total Building Area GSF:
N/A
N/A
N/A
STAFF Staff Recommends that the Environmental Review Committee issue a Determination
RECOMMENDATION: of Nonsignificance - Mitigated (DNS -M).
Project Location Mop
City of Renton Deportment of Community & Economic Development
VUECRE5T U SHORT PLAT
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting)
PART ONE: PROJECT DESCRIPTION / BACKGROUND
A. EXHIBITS:
Environmental Review Committee Report
LUA15-000026, ECF, SHPL-A, MOD
Page 2 of 21
Exhibit 1 ERC Report
Exhibit 2 Vuecrest II Short Plat Site Plan
Exhibit 3 Neighborhood Detail Map
Exhibit 4 Boundary and Topographic Survey Map
Exhibit 5 Preliminary Grading and Drainage Plan with Road Cross Sections
Exhibit 6 Preliminary Road Profiles
Exhibit 7 Preliminary Utility Plan
Exhibit 8 Preliminary Landscaping Plan
Exhibit 9 Preliminary Tree Retention Plan
Exhibit 10 Final Tree Protection Plan Report prepared by Washington Forestry Consultants, Inc. (dated
December 19, 2014)
Exhibit 11 Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated December 15,
2014)
Exhibit 12 Critical Area Study prepared by Wetland Resources, Inc. (dated January 5, 2015)
Exhibit 13 Preliminary Technical Information Report prepared by Barghausen Consulting Engineers, Inc.
(dated January 15, 2015)
Exhibit 14 Soos Creek Water and Sewer District Certificate of Water Availability (dated October 21, 2014)
Exhibit 15 Soos Creek Water and Sewer District Certificate of Sewer Availability (dated October 22, 2014)
Exhibit 16 Construction Mitigation Description
Exhibit 17 Street Modification Request
Exhibit 18 Vuecrest II Preliminary Short Plat, proposed list of special conditions of preliminary short plat
approval, prepared by David Halinen (dated March 20, 2015), along with alternate layout
Exhibits A and B attached thereto
Exhibit 19 Comment Email from the President of the Sundance at Talbot Ridge HOA (includes staffs
response)
Exhibit 20 Settlement Agreement for Vuecrest Estates (LUA13-000642)
Exhibit 21 Street Modification Memo: Lee
Exhibit 22 Advisory Notes to Applicant
B. GENERAL INFORMATION:
1. Owner(s) of Record:
2. Zoning Designation:
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
ERC and Short Plot Report — Vuecrest 11 Short Plat
KBS III LLC —Kolin Taylor, 12320 NE 8th St, Suite 100,
Bellevue, WA 98005
Residential — 8 du/ac (R-8)
Residential Single Family (RS)
One single-family home (on the east side of property),
as well as several associated outbuildings, utilities, and
a private gravel access driveway.
City of Menton Department of Community & omit Development ivironmentol Review Committee Report
VLIECREST11 SHORT PLAT LUA15-000026, ECF, SHPL-A, MOD
Report of April 27, 2015 (original meeting); lune 1, 2015 (additional meeting) Page 3 of 21
5. Neighborhood Characteristics:
Location
Parcel Number(s)
Address(es)
Land Use
Zoning
Site
322305-9097
4909 Main Ave S
Residential Single Family
Residential -8
North
322305-9171
4835 Main Ave S
Residential Single Family
Residential -8
South
322305-9163
322305-9100
322305-9214
10012 SE 187th St
10104 SE 187th St
18615 102nd Ave SE
Residential Single Family
Residential -4
West
312305-9048
Vuecrest Estates
Residential Single Family
Residential -8
East
264140-0640
Main Ave S
Residential Single Family
Residential -8
6. Access: Access to the short plat is proposed from Main Ave S (102nd Ave SE) to a new on-site
public half -street.
7. Site Area: 106,680 SF (2.45 acres)
C. HISTORICALIBACKGROUND:
Action
Land Use File No.
Ordinance No.
Date
Comprehensive Plan
N/A
5228
11/27/2006
Zoning
A-04-007
5206
05/03/2006
Annexation (Falk ll)
A-04-007
5205
05/03/2006
D. PROJECT NARRATIVE:
The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of one
parcel of land (King County Assessor's Parcel No. 3223059097) into one tract (Critical Area Tract A) and eight (8)
lots for the future construction of 8 single-family residences (Exhibit 2). A short plat is an administrative review
process.
The subject property is located at 4909 Main Ave S near the intersection of Main Ave S (102nd Ave SE) and SE
186th St, in a portion of Section 32, Township 23 North, Range 05 East, W.M., within the Residential -8 dwelling
units per acre (R-8) zone. There is one single-family home located on-site (on the east side of property), as well
as several associated outbuildings, utilities, and a private gravel access driveway. The subject site is narrow and
rectangular in shape (167' wide by 636' long), totaling 106,680 square feet (2.45 acres). The site is surrounded
by a mix of small undeveloped forested areas, as well as by existing single-family subdivisions and homes on
large lots.
The proposed lots range in size from 7,558 to 17,248 square feet in area, with an average lot size of 8,948
square feet. The residential density would be 4.42 dwelling units per net acre. Access to the site is from Main
Ave S from SE 192nd St_ The proposed roadway will be extended to the west property line for a future
secondary fire access road extension to be constructed by the developer of the proposed Plat of Vuecrest
Estates (LUA13-000642). Half -street frontage improvements will be completed along Main Ave S and along the
north boundary line of the parcel (proposed Road A). The site includes 8,404 square feet (0.19 acre) of on-site
critical area tract (Category 2 wetland), in the northwest corner of the property. A 50 -foot buffer is required for
that wetland.
The applicant is proposing to retain 11 of the 38 healthy significant trees in the buildable area of the site. The
existing single-family home and associated buildings will be removed during the final platting process. The
project development will utilize and extend existing public utilities through the site along with storm drainage
and dry utilities. Sewer will be extended from the Plat of Vuecrest Estates. Stormwater runoff will be conveyed
off-site to the drainage facility for Vuecrest Estates.
ERC and Short Plat Report— Vuecrest Il Short Plat
City of Renton Deportment of Community nomic Development
VUECREST lI SHORT PLAT
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting)
,nvironmental Review Committee Report
LUA15-000026, ECF, 5HPL-A, MOD
Page 4 of 21
The primary soil classification found on the site consists of medium dense to dense silty sand and sandy silt
(Unified Soil Classification ML), which is a glacial till soil commonly found in the Pacific Northwest and generally
suitable for residential development. Approximately 2,05 acres will be cleared, and approximately 7,600 cubic
yards of structural soil will be cut for grading the roads and lots. A retaining wall (ranging between 2 feet and 9
feet in height) will be constructed on-site adjacent to the wetland buffer (Tract A). This wall would be a
reinforced concrete wall where a beam guardrail would be used.
The applicant submitted a Geotechnical Engineering Study prepared by Earth Solutions NW, LLC, dated
December 15, 2014 (Exhibit 11). The report identifies four (4) test pits for the purpose of assessing the soil
infiltration feasibility. Topsoil was observed in the upper 4 to 18 inches. No groundwater seepage was observed
at the test pit locations (in October 2014). However, the presence of minor groundwater seepage should be
expected, and rates and elevations fluctuate depending on precipitation, time of year, and soil conditions.
According to City of Renton citywide geotechnical critical areas maps, the natural slope in the northwest corner
of the site exhibits medium landslide hazard characteristics and moderate to severe susceptibility to erosion. A
Temporary Erosion and Sedimentation Control Plan (TESCP) will be prepared and implemented to mitigate the
potential for soil erosion. Based on the slope reconnaissance, stability of the sloped areas of the property can
be characterized as good. The sloped area within the northwest corner of the property will remain unaltered
and vegetated, and the proposed development will not increase the erosion hazard, provided appropriate Best
Management Practices (BMPs) are implemented during earthwork and development activities (i.e. straw
mulch, silt fences, rock check dams, etc.), according to the Professional Engineer. According to the Geotechnical
Engineering study, construction of the proposed single-family residential structures and related stormwater
and infrastructure improvements at this site is feasible from a geotechnical standpoint. The proposed
structures can be supported on conventional continuous and spread footing foundations bearing on competent
native soils, re -compacted native soils, or new structural fill. An NPDES permit will be acquired, and the site will
be monitored during the entire build -out phase of the plat.
In addition to the Geotechnical Engineering Study, the applicant also submitted a Critical Areas Study, Tree
Protection Plan, and a Preliminary Information Report with the application. The applicant has also requested a
modification to RMC 4-6-060 of the street frontage requirements in an effort to provide secondary access for
the adjacent plat to the west, provide additional on -street parking, and preserve existing trees (Exhibit 17).
Staff received a comment email letter from the President of the Sundance at Talbot Ridge HOA (Exhibit 19). The
email included questions and concerns regarding the impact Vuecrest II development would have with the
proposed Vuecrest Estates Plat, especially with respect to the joining of the road between the two
developments.
E. PUBLIC SERVICES:
1. Utilities
a. Water: Water service will be provided by Soos Creek Water and Sewer District.
b. Sewer. Sewer service will be provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: There is an existing storm water ditch in Main Ave S (102nd Ave SE) frontage.
The project is subject to basic water quality treatment and Level 3 flow control.
2. Streets: Main Ave S (102nd Ave SE) is a residential street with an existing half -street ROW width of 20
feet.
3. Police and Fire Protection: City of Renton Police and Fire Departments would provide service.
4. Schools: The site is within the Renton School District.
ERC and Short Plat Report -- Vuecrest It Short Plot
City of Renton Department of Community & omit Development
VUECREST 11 SHORT PLAT
Report of Aprii 27, 2015 (original meeting); June 1, 2015 (additional meeting)
PART TWO: ENVIRONMENTAL REVIEW
wironmentol Review Committee Report
LUA15-000026, ECF, S1.1PL-A, MOD
Page 5 of 21
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS -M with a 14 -day Appeal Period
B. Mitigation Measure(s)
1. The applicant shall be required to provide, to the Current Planning Project Manager, a replanting plan
identifying any temporary disturbances to the existing native vegetation within Tract A and a re -
vegetation planting plan for such disturbed area(s) prior to construction permit approval.
2. Prior to construction permit approval, the applicant shall be required to obtain approval for a Critical
Areas Exemption Permit for all permanent public utility activities that will intrude through adjacent
wetlands or required wetland buffers, according to the City of Renton Critical Areas Regulations in RMC
4-3-050C, J, L, and N.
C. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction
with the proposed development. Staff reviewers have identified that the proposal is likely to have the following
probable impacts:
1. Water
a. Wetland, Streams, Lakes
Impacts: The applicant submitted a Critical Area Study prepared by Wetland Resources, Inc., dated January
5, 2015 identifying an existing linear depressional Category II wetland on the subject property. The wetland
continues off-site to the north and to the west, and incorporates a portion of an intermittently flowing
stream. Vegetation within the wetland consists of a canopy of red alder and western red cedar with an
understory of salmonberry, spirea, lady fern, sedge, and creeping buttercup. No other off-site wetlands
were found within 300 feet of the subject property (Exhibit 12). Panther Creek, a known fish -bearing stream,
lies approximately a quarter mile to the east of the subject property. A wetland classified as Category 11
requires a standard protective buffer of 50 feet (RMC 4-3-050M.6.c). The applicant is proposing buffer
averaging per the provisions in RMC Chapter 4-3-050M.6.f. According to the applicant, the wetland unit
contains variations in ecological sensitivity with vegetation in the northern portion having a higher
concentration of invasive species and the vegetation in the southern portion being more native in
composition. The wetland unit is surrounded by residential development, and the entirety of the buffer
shows signs of human disturbance. The areas of reduction are generally natively vegetated with a canopy of
large coniferous and deciduous trees, an understory of smaller trees and shrubs, and an intact herbaceous
layer_ Direct compensation of functions and values will be addressed by providing additional buffer of a
similar composition to the reduction area at a 1.13:1 ratio. The buffer reduction area totals 313 square feet,
while the buffer addition areas total 356 square feet, achieving the no net loss of buffer requirement. The
buffer averaging is proposed adjacent to the northwest side of the proposed roadway, just north of Lot 8.
The final buffer area will be slightly larger, approximately 43 square feet larger, after buffer averaging. The
applicant will designate all the wetland, stream, and associated buffers as a Native Growth Protection Area
(NGPA) Tract. No impacts to existing functions and values of the wetland area are expected through buffer
averaging activity. The minimum proposed buffer width as part of the averaging activity is 45 feet. It is the
opinion of Wetland Resources, Inc. that the increase in the size of the overall buffer provides for an
adequate width to protect the wetland and stream system and due to the relatively undisturbed condition
ERC and Short Plat Report — Vuecrest 11 Short Plat
City of Renton Department of Community & Economic Development
VUECREST 11 SHORT PLAT
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting)
Environmental Review Committee Report
LUAIS-000026, ECF, SHPL-A, MOIL
Page 6 of 21
and lack of invasive species, the reduction area would have a limited lift of function from enhancement.
Therefore, no buffer enhancement is being proposed.
Staff supports the proposed buffer averaging along with encompassing Tract A with a NGPA granted and
conveyed to the Homeowners Association (HOA). Temporary impacts to the native vegetation within the
wetland buffer (Tract A) are anticipated with the construction of the retaining wall in order to complete the
road improvements for Road A. Staff is recommending a mitigation measure that would require the
applicant to provide a replanting plan, identifying any temporary disturbances to the existing native
vegetation within Tract A, and a re -vegetation planting plan for such disturbed area(s) prior to construction
permit approval.
Mitigation Measure: The applicant shall be required to provide, to the Current Planning Project Manager, a
replanting plan identifying any temporary disturbances to the existing native vegetation within Tract A and a
re -vegetation planting plan for such disturbed area(s) prior to construction permit approval.
Nexus: SEPA Environmental Review; RMC 4-3-050 Critical Areas Regulations; and RMC 4-4-060 Grading,
Excavation, and Mining Regulations.
2. Public Utilities
Impacts: The applicant submitted a Preliminary Technical Information Report (TIR) prepared by Barghausen
Consulting Engineers, Inc. (dated January 15, 2015; Exhibit 13). Stormwater runoff from the proposed
project will be conveyed off-site to the drainage facility for Vuecrest Estates, which will be sized to include
both plats. The off-site drainage facility will be required to provide Basic Water Quality Treatment and Level
3 Flow Control for the developed areas from this project, following the 2009 King County Surface Water
Design Manual (KCSWDM). Providing Level 3 Flow Control will ensure that no downstream conveyance
system nuisance problems are aggravated by the proposed project. If the construction of the proposed
Vuecrest I I project occurs after the adjacent Vuecrest Estates development, then an on-site Stormwater
facility would be required to be constructed separately for the Vuecrest II project.
The applicant has indicated that the project development will utilize and extend existing public utilities
through the project site. Sewer and Stormwater will be extended from the neighboring Vuecrest Estates Plat
to the west property line of the proposed Vuecrest II Short Plat. The extension of these permanent public
utilities will create potential impacts to the adjacent wetland should the sewer and stormwater lines run
through the adjacent wetland. Therefore, staff is recommending a mitigation measure requiring the
applicant receive a Critical Areas Exemption Permit for all permanent public utilities through adjacent
wetlands or required buffers prior to construction permit approval.
Mitigation Measure: Prior to construction permit approval, the applicant shall be required to obtain
approval for a Critical Areas Exemption Permit for all permanent public utility activities that will intrude
through adjacent wetlands or required wetland buffers, according to the City of Renton Critical Areas
Regulations in RMC 4-3-050C, J, L, and N.
Nexus: SEPA Environmental Regulations; RMC 4-3-050 Critical Areas Regulations; 2009 King County Surface
Water Design Manual as amended by the City of Renton.
D. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant" (Exhibit
22).
✓ Copies of all Review Comments are contained in the Official File and maybe attached to this report.
ERC and Short Plat Report — Vuecrest it Short Plat
City of Renton Department of Community & Economic Development Environmental Review Committee Report
VUECREST fl SHORT PLAT LUA15-000026, ECF, SHPL-A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Rage 7 of 21
PART THREE: ADMINISTRATIVE SHORT PLAT REVIEW
A. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts— Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table — Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Areas Regulations
3. Chapter 4 City -Wide Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations —General
b. Section 4-4-060: Grading, Excavation and Mining Regulations
c. Section 4-4-130: Tree Retention and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-030: Drainage (Surface Water) Standards
b. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
b. Section 4-7-120: Compatibility with Existing Land Use and Plan -- General Requirements and
Minimum Standards
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 Permits — Specific
a. Section 4-9-070: Environmental Review Procedures
7. Chapter it Definitions
B. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element:
2. Community Design Element
3. Environment Element:
C. DEPARTMENT ANALYSIS:
1. Environmental Review
Residential Single Family (RS) land use designation
Natural areas; Established Residential areas; and
New and Infill Development;
We tlan d
Except when located on lands covered by water or sensitive areas, short plats are exempt from SEPA
environmental review pursuant to WAC 197-11-800(6)(a). The proposed project is subject to
environmental review due to a critical area on the site (within proposed Tract A) and is subject to City of
Renton Environmental Review Procedures (RMC 4-9-070).
2. Compliance with ERC Conditions
The City of Renton, on June 1, 2015, issued a Determination of Nonsignificance, Mitigated (DNS -M) with
two (2) mitigation measures. The applicant will be required to comply with the mitigation measures as
specified in the DNS -M.
ERC and Short Plat Report — Vuecrest 11 Short Plot
City of Renton Department of Community & Economic Development Environmental Review Committee Report
VUECREST 11 SHORT PLAT LUA15-000016, ECF, SNPL-A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 8 of 21
3. Staff Review Comments
Representatives from various city departments and the Renton School District have reviewed the
application materials to identify and address issues raised by the proposed development. These
comments are contained in the official file, and the essence of the comments has been incorporated
into the appropriate sections of this report and the Departmental Recommendation at the end of this
report.
4. Comments from the Public
Comments received from the public were considered during review of the proposed project. Copies of
these comments are included in the project file and in this report (Exhibit 19).
5. Consistency with Short Plat Criteria
Approval of a plat is based upon several factors. The following short plat criteria have been established
to assist decision -makers in the review of the plat:
a) Compliance with the Comprehensive Designation
The site is designated Residential Single Family (RS) on the Comprehensive Plan Land Use Map. Land
designated RS is intended to be used for quality detached residential development organized into
neighborhoods at urban densities. It is intended that infill development be carefully designed to
enhance and improve the quality of single-family living environments. The proposal is consistent
with the following Comprehensive Plan Land Use and Community Design Element policies, if all
conditions of approval are met, unless noted otherwise:
Policy LU -158. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per
net acre in Residential Single Family neighborhoods.
X❑ Policy Objective Met ❑ Not Met
Policy EN -6. When development may impact wetlands, the following hierarchy should be followed
in deciding the appropriate course of action:
a. avoid impacts to the wetland,
b. minimize impacts to the wetland,
c. restore the wetland when impacted,
d. recreate the wetland at a ratio which will provide for its assured viability & success,
e. enhance the functional values of an existing degraded wetland.
❑X Policy Objective Met ❑ Not Met
Policy EN -7. Protect buffers along wetlands to facilitate infiltration and maintain stable water
temperatures, provide for biological diversity, reduce amount and velocity of run-off, and provide
for wildlife habitat.
0 Policy Objective Met ❑ Not Met
Objective CD -A. The City's unique natural features, including land form, vegetation, lakeshore, river,
creeks and streams, and wetlands should be protected and enhanced as opportunities arise.
0 Policy Objective Met ❑ Not Met
Objective CD -C. Promote reinvestment in and upgrade of existing residential neighborhoods
through redevelopment of small, underutilized parcels with infill development, modification and
alteration of older housing stock, and improvements to streets and sidewalks to increase property
values.
i(❑ Policy Objective Met ❑ Not Met
ERC and Short Plat Report— Vuecrest 11 Short Plat
City of Renton Deportment of Community & Economic Development Environmental Review Committee Report
VUECREST If SHORT PLAT LUA15-000016, ECF, SHPt-A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 9 of 21
Policy CD -12. Sidewalks or walking paths should be provided along streets in established
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.
Q Policy Objective Met ❑ Not Met
Policy CD -14. Infill development, defined as new short plats of nine or fewer lots, should be
encouraged in order to add variety, update housing stock, and increase vitality of neighborhoods.
X❑ Policy Objective Met ❑ Not Met
Policy CD -15. Infill development should be reflective of the existing character of established
neighborhoods even when designed using different architectural styles, and/or 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.
XI Policy objective Met ❑ Not Met
b) Compliance with the Underlying Zoning Designation
The subject site is designated Residential -8 (R-8) Dwelling Units Per Net Acre (du/ac) on the City of
Renton Zoning Map. RMC 4-2-110A provides development standards for development within the R-
8 zoning classification. The proposal is consistent with the following development standards if all
conditions of approval are complied with:
Density: The allowed density range in the R-8 zone is a maximum of 8.0 dwelling units per net acre.
There is also a minimum density of 4 dwelling units per net acre. After subtracting 26,696 square
feet for proposed right-of-way dedications and 1,126 square feet for critical areas, the net square
footage of the site is 78,858 square feet (1.81 net acres). The 8 -lot proposal would arrive at a net
density of 4.42 dwelling units per net acre (8 lots / 1.81 acres = 4.42 du/ac), which falls within the
permitted density range for the R-8 zone.
Lot Dimensions; The minimum lot size permitted in the R-8 zoning designation is 7,000 square feet.
A minimum lot width of 60 feet is required for interior lots and 70 feet for corner lots. Lot depth is
required to be a minimum of 90 feet (Exhibit 2). As demonstrated in the table below, all lots meet
the requirements for minimum lot size, depth, and width for the R-8 zone:
Proposed Lots Lot Size Lot Depth Lot Width
7,000 SF minimum 90 feet minimum 60 feet required
(70 feet corner lots)
Lot 1 8,918 SF 126.36 feet 70.00 feet
Lot 2
Lot 3
Lot 4
7,580 SF 126.29 feet
7,575 SF 126.22 feet
7,571 SF 126.15 feet
60.00 feet
60.00 feet
60.00 feet
Lot 5 7,567 SF 126.08 feet 60.00 feet
Lot 6 7,563 SF 126.01 feet 60.00 feet
Lot 7 7,558 SF 125.94 feet 60.00 feet
Lot 8 17,248 SF 125.94 feet 203.52 feet
All Lots (Average) 8,948 SF 126.12 feet 79.19 feet
Tract A —Critical Areas 8,404 SF N/A N/A
ERC and Short Plot Report — Vuecrest Il Short Plat
City of Renton Department of Community & Economic Development Environmental Review Committee Report
VUECREST If SHORT PLAT LUA1S-000026, ECF, SHPL-A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 10 of 21
Setbacks: The minimum front yard and rear yard setbacks in the R-8 zone are 25 feet; the minimum
side yard setback is 7.5 feet; and the minimum side yard setback along a street is 17.5 feet. The
proposed lots appear to contain adequate area to provide all the required setback areas.
Compliance with building setback requirements would be reviewed and verified at the time of
building permit review.
The proposed lots are oriented so that the front yards of all the lots would face north towards Road
A. The proposed lots appear to contain adequate area to provide all the required setback areas.
Compliance with building setback requirements would be reviewed at the time of building permit
review.
Building Standards: The R-8 zone permits one dwelling with one accessory dwelling unit per lot.
Accessory structures are permitted at a maximum number of two per lot with a maximum size of
720 square feet each, or a maximum of one per lot with a maximum of 1,000 square feet. Accessory
structures are permitted only when associated with a primary structure located on the same parcel
of land. The site contains one (1) existing single-family horse and several outbuildings on-site. All
structures will be demolished. Staff recommends as a condition of approval that the single-family
home and outbuildings be removed prior to recording of the short plat.
Height: The maximum building height in the R-8 zone is 30 feet. Detached accessory structures must
remain below a height of 15 feet and one story. Building height is based on the measurement of the
vertical distance from the grade plane to the average height of the roof surface. The grade plane is
the average of existing ground level adjoining the building at exterior walls. Where the finished
ground level slopes away from the exterior wails, the reference plane shall be established by the
lowest points within the area between the building and the lot line, or where the lot line is more
than 6 feet from the building, between the building and a point 6 feet from the building. One
dwelling unit, of typical two-story, wood -frame construction, per lot is planned. Building elevations,
which would be used to determine building height, have not been submitted. The building standards
for the proposed lots would be reviewed and verified at the time of building permit review.
Building Coverage: The maximum building coverage in the R-8 zone is 40 percent. Compliance with
building coverage requirements would be reviewed at the time of building permit review.
Impervious Coverage: The maximum allowed impervious surface area in the R-8 zone is fifty-five
percent (55%). The total on-site impervious surface (roadways) will be approximately 0.55 acres or
22% of the site area (0.55 / 2.45 = 22%). The maximum building coverage is limited to 40% per lot,
and the maximum impervious surface is 55% (Ordinance No. 5724). Compliance with impervious lot
coverage requirements would be reviewed at the time of building permit review.
Parking: Off-street parking for two (2) vehicles per residential unit is required. Sufficient area exists,
on each lot, to accommodate off-street parking for a minimum of two vehicles.
c) Community Assets
Site Landscaping: Landscaping is required for all subdivisions, including short plats. A detailed
landscape plan must be approved prior to issuance of street or utility construction permits. Ten feet
(10') 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 ground cover as approved by the Department of Community and Economic
Development. Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard. 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, ground cover are to be located in this area when present.
The applicant has submitted a conceptual landscape plan (Exhibit 8) including the following trees: 9
Norwegian maple (street trees), 4 weeping Alaskan cedar, 3 dwarf Hinoki cypress, 3 Columnar
ERC and Short Plat Report — Vuecrest 11 Short Plat
City of Renton Department of Community & Economic Development Environmental Review Committee Report
VUECREST It SHORT PLAT LUA15-000026, ECF, SHPL-A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 11 of 21
Sargent Cherry, 3 greenspire linden (street trees), and 2 green giant western red cedar. The shrubs
include: 17 mardi gran abelia, 5 arctic fire red -twig dogwood, 7 variegated red -twig dogwood, 11
Springwood white heath, 14 yellow daylily, 10 Oregon myrtle, 10 purity lily -of -the -valley, 14 otto
luyken laurel, and 6 snowmound spirea. Ground cover includes kinnikinnick, salal, creeping mahonia,
lawn, creeping Taiwan bramble, and existing landscaping.
Staff recommends that the applicant be required to revise the Landscape Plan to show a minimum
of 10 feet of on-site landscaping at the northeast property corner of Lot 1 near the intersection of
Main Ave S and Road A. The landscaping within the clear vision area shall consist of shrubs less than
three feet in height at maturity and ground cover, consistent with RMC 4-4-070.
Tree Retention: Existing trees shall be retained where feasible. RMC 4-4-130 requires 30 percent of
trees to be retained. If the required number of trees cannot be retained, they must be replaced
according to RMC 4-4-130H. The applicant provided a Final Tree Protection Plan Report prepared by
Washington Forestry Consultants, Inc. (dated December 19, 2014; Exhibit 10) and a Tree Retention
Worksheet. The report states that the forest was logged many years ago, leaving a sparse stand of
residual trees. The site was not replanted, and bigleaf maple resprouts, red alder, and willow grew
back and dominate the site. A small number of trees have been planted on-site. Overall, the tree
quality on-site is very poor. The trees range between 10 and 70 years old. A total of 117 trees exist
on the parcel, ranging in diameter from 3 to 38 inches DBH, of which 68 were classified as sound,
healthy, long-term trees in the dominant and co -dominant crown class. The other 49 trees are not
long-term trees due to structural defects or poor health (dead, diseased, or hazardous). There are
30 healthy trees in proposed public streets. The summary of trees is provided in Table 1.
Table 1. Summary of Trees
Species
DBH Range (in.)
Total No. of
Trees
No. of healthy
Trees
No. of Trees in
Poor Health*
Bigleaf Maple
4-26
60
31
29
Douglas Fir
7-38
32
27
5
Western Red Cedar
6-18
6
1 5
1
Western Hemlock
6-22
2
1
1
Western White Pine
13-22
4
3
1
Other"
3-24
13
1
12
Sum
3-38
117
68
49
*Dead, diseased, or hazardous
**Less prevalent tree species
There are 38 healthy significant trees in the buildable area of the site. As previously mentioned, the
applicant is required to retain 30 percent of the trees located on-site that are not located within
critical areas, proposed rights-of-way, and access easements. Therefore, the applicant would be
required to retain at least 11.4 trees to meet the 30% tree retention requirement. The applicant has
proposed to retain 11 of the 38 healthy significant trees in the buildable area of the site, thereby
complying with Tree Retention requirements of the code (Exhibit 9). The proposed tree retention
plan preserves and enhances the City's physical and aesthetic character by minimizing indiscriminate
removal of the vegetation on-site.
The provided Tree Protection Plan report includes specific tree protection measures for retained
trees. The protection measures and conclusions are consistent with Renton Municipal Code and
seek to retain 11 trees, which meets the minimum tree retention requirement.
Critical Areas: The site contains a critical area at the northwest corner of the property. The applicant
submitted a Critical Area Study prepared by Wetland Resources, Inc. (dated January 5, 2015; Exhibit
12), which addresses the site's critical area. The on-site wetland is a linear depressional wetland
adjacent to an intermittent flowing stream. This wetland is classified as a Category II under RMC 4 -3 -
ERC and Short plat Report — Vuecrest 11 Short Plot
City of Renton Deportment of Community & Economic Development Environmental Review Committee Report
VUECREST l! SNORT PLAT LUA1S-000026, ECF, SHPL-A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 12 of 21
050(M), since it is located at the headwater of the off-site stream and, as such, receives a standard
buffer of 50 feet. The wetland continues off-site to the north and to the west. The wetland unit,
including the off-site portion, varies from slightly disturbed, with yard waste and detritus from kid -
related activities, to less disturbed in the on-site portion. As such, vegetation in the northern portion
has higher concentration of invasive species, while the southern portion is more native in
composition. The wetland unit is surrounded by residential development, and the entirety of the
buffer shows signs of human disturbance. In general, depressional wetlands with direct connection
to an intermittent stream have moderate potential to perform hydrologic functions. This wetland
collects and temporarily stores precipitation, as well as floodwater entering downstream systems
during storm events. The wetland is moderately vegetated, which allows the wetland to serve
somewhat as a filter and allow sediment in the water to settle. The wetland provides a low to
moderate value for hydrologic function and water quality. This wetland provides a low to moderate
level of habitat interspersion given that it is primarily forested. This wetland provides secondary
habitat to multiple species of birds. However, the size of this wetland and its proximity to residential
development limits its ability to provide a high value for wildlife functions. The wetland provides a
moderate value for wildlife habitat function.
The applicant is proposing buffer averaging per RMC 4-3-050M.6.f in order to construct a roadway
to the west property line. The minimum proposed buffer width as part of this averaging activity is 45
feet, which is 90 percent of the standard 50 -foot buffer requirement. The areas of reduction
identified as part of this averaging proposal are generally natively vegetated with a canopy of large
coniferous and deciduous trees, an understory of smaller trees and shrubs, and an intact
herbaceous layer. Due to this relatively undisturbed condition and lack of invasive species, the
reduction area would have a limited lift of function from enhancement.
The applicant is proposing to reduce the buffer by 313 square feet adjacent to the northwest side of
the proposed roadway bordering Lot 8. In order to meet the no net loss of buffer requirement, 356
square feet of additional buffer will be added on either side of the buffer, north of the roadway (for
a net gain of 43 SF). The applicant is proposing to designate all the wetland, stream, and associated
buffers as a Native Growth Protection Area (NGPA) Tract. Staff recommends approval of the buffer
averaging width and any associated improvements necessary to complete the construction of the
retaining wall for the road, provided that (a) the development applications comply with the erosion
control requirements of RMC 4-3-050 and (b) a replanting plan identifying any temporary
disturbances to the existing native vegetation within Tract A and a re -vegetation planting plan are
provided, to the Current Planning Project Manager, prior to construction permit approval.
The Critical Areas Tract is proposed to be an 8,404 -square -foot wetland tract. In order for the
Category II wetland and its proposed buffer averaging to remain protected, staff recommends, as a
condition of approval, that the applicant place Tract A in a Native Growth Protection Easement
(NGPE), which shall be noted on the face of the plat. Staff recommends as a condition of approval
that a homeowners association be established for the development, to ensure that responsibility is
taken for maintenance of common improvements and tracts within the short plat. Finally, adequate
provisions are being made for drainage and utility connections. Each owner of Lots 1 through 8 shall
have a fractional interest in the Critical Areas Tract in order to protect the site in perpetuity.
if portions of the wetland are not protected with the required road safety elements, such as a four
foot (4') black vinyl coated chain link fence or a beam guardrail, staff is recommending, as a
condition of approval, that the applicant install a wood, split -rail fence with wetland signage along
the edge of the Category 2 wetland buffer. The split -rail fence shall be constructed prior to recording
of the short plat. Staff also recommends a condition of approval requiring the Homeowners
Association to ensure maintenance of the split -rail fence.
ERC and Short Plat Report — Vuecrest 11 Short Plat
City of Renton Department of Community & Economic Development Environmental Review Committee Report
VUr=CRi<ST U SHORT PLAT LUA15-000025, ECF, SHPL-A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 13 of 21
d) Compliance with Subdivision Regulations
Streets: The development is located on the west side of the south end of Main Ave S near the
intersection of Main Ave S (102nd Ave SE) and SE 186th St. Each lot must have access to a public
street or road. The new lots would be accessed from Road A (extended west across the subject
parcel from Main Ave S), a two-lane, paved residential access street. The City code requirement for
paved width for a public half -street is 20 feet of paved road surface within a 35 -foot ROW width.
The remainder of the ROW width would include a 0.5 -foot -wide curb, an 8 -foot -wide landscaped
planter, and a 5 -foot -wide sidewalk on the development side (the south side). Storm water
improvements are also required to be provided. The right-of-way width along Main Ave S is 50 feet
fronting the site, with an existing half -street ROW width of 20 feet. In order to match the existing
paved width (further north on Main Ave S), a half -street paved width of 11 feet (instead of the
proposed 9.5 feet) from the centerline of the ROW is required along the frontage. The required
frontage improvements along Main Ave S include storm water improvements, a 0.5 -foot -wide curb,
an 8 -foot -wide landscaped planter, and a 5 -foot -wide sidewalk. This will require a ROW dedication
of 4.5 feet (subject to final survey) along the frontage of Main Ave S. City standards include a
maximum slope of 4H:1V at the back of sidewalks.
A street modification request was submitted for the proposed short plat. The street modifications
for Road A include several requests:
i. The internal site street (Road A) half -street improvements from STA 2+50 to STA 7+50
(Exhibit S): Provide a 26 -foot -wide paved surface, a 0.5 -foot wide curb, an 8 -foot -wide
landscaped planter, and a 5 -foot -wide sidewalk all within a 41.5 -foot ROW width with on -
street parking on the south side of the street. This increases the half -street ROW width from
the minimum 35 to 41.5 feet of dedication. This modification is recommended for approval
by staff (Exhibit 22). A 2 -foot offset of the paved edge from the property line is also
proposed within the ROW with a 4 -foot -tall black vinyl coated chain link fence along the
property line. Staff would also be supportive of a cedar fence along the north property line
of this section of Road A. The maximum slope at the back of sidewalk, or back of the
traveled edge, is shown in the road cross-section at 4H:1V. A construction easement and
permanent slope easement from the north property neighbor may also be required, based
on plans that will be reviewed during utility construction permit review. The street Section
has a 2% down slope towards the south, with curb and gutter at the south side for the
straight portion of the road. The design includes a 5 -foot centerline offset of the roadway
centerline of proposed Road A in relation to a westerly extension of the centerline of
existing SE 186th Street to the east. Adequate sight distance will be provided at the
proposed intersection of the new half -street (Road A) with Main Ave S. The paving and
trench restoration will comply with the City's Trench Restoration and Overlay Requirements.
ii. Road A from STA 1+78 to STA 2+50 (Exhibit 5): Includes a 22 -foot -wide paved road surface
with 0.5 -foot -wide curb on both sides, a 5 -foot -wide sidewalk on the south side immediately
adjacent to the curb, and an 8 -foot -wide landscape easement behind the sidewalk. The
ROW width is 34.5 feet. The applicant is proposing a 4 -foot -wide clear zone between the
curb and the edge of the vertical drop-off into Tract A. The design includes a guardrail type
31 per WSDOT Standard Plan C-20.10-02 (but only if and where the exposed height of the
proposed cast -in-place concrete wail will be greater than 6 feet), a 4 -foot -tall black vinyl
coated chain link fence, and a proposed cast -in-place concrete wall with a maximum height
of 8 feet. The additional 2 feet of pavement is required due to the guardrail minimum
separation requirement. Where no guardrail is required, a minimum 20 -foot -wide roadway
may be provided. A pedestrian barrier/fence should be located a minimum of 2 feet away
from the curb, between the curb and the vertical drop-off. "No Parking" signs are required
to be provided by the developer along this portion of the street. The street section includes
ERC and Short Plat Report — Vuecrest It Short Plat
City of Renton Department of Community & Economic Development Environmentol Review Committee Report
VUECREST H SHORT PLAT LUA15-000026, ECF, SHPT -A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 14 of 21
a 2% down slope towards the south with curb and gutter at the south side. Considering both
(1) the impacts to wetlands and wetland buffer that would occur if the roadway was built to
standard code requirements and (2) the settlement agreement for Vuecrest Estates (Exhibit
20), staff is supportive of the requested street modification of Road A from STA 1+78 to STA
2+50.
iii. Road A from STA 0+65 to STA 1+78 (Exhibit S): Similar in design as Road A from STA 1+78 to
STA 2+50. The applicant is proposing to stop/start the sidewalk near the west side of the
driveway approach for Lot 8 and is considering installing a hammerhead turnaround near
the west end of Road A as generally contemplated by the modified alternate layout (as
shown in Exhibit B of Exhibit 18). Considering both (a) the impacts to wetlands and wetland
buffer that would occur if the roadway was built to standard code requirements and (b) the
settlement agreement for Vuecrest Estates, staff is supportive of the requested street
modification of Road A from STA 0+65 to STA 1+78 with two (2) conditions (Exhibit 21). Staff
recommends, as a condition of approval, that the developer install a 5 -foot -wide sidewalk
on the south side immediately adjacent to the curb, and an 8 -foot -wide landscape easement
behind the sidewalk. The applicant is also considering installing a hammerhead turnaround
near the west portion of Lot 8, installation would require fire department approval. A final
landscaping plan and grading and drainage plan shall be submitted to the Current Plan
Reviewer prior to construction permit approval.
iv. Half -street improvements including curb, gutter, and sidewalk shall be installed on the site
frontage on Main Ave S (existing half -street ROW width of 20 feet) with the required ROW
dedication of 4.5 feet (subject to final survey). A street modification request was submitted
to allow the sidewalk to be located at the back of curb, for approximately 40 feet, on the
south end or west side of Main Ave S (102nd Ave SE) frontage. This street modification
would allow the sidewalk to transition to the existing sidewalk along Main Ave S. This
request would also preserve some trees on Main Ave S, which is acceptable to staff. If
replacement trees are necessary due to a loss of trees due to the installation of the half -
street improvements along the site frontage on Main Ave S, replacements for the lost trees
may be planted in Lot 8.
It is not anticipated that the proposed project would significantly or adversely impact the City of
Renton's street system subject to the payment of code -required impact fees and the construction of
code -required frontage improvements (Exhibit22). The fee, as determined by the Renton Municipal
Code at the time of building permit issuance, shall be payable to the City.
The applicant is proposing a public half -street (Road A) with improvements to serve the short plat's
internal site access needs. The internal access is proposed to connect with the proposed road of the
adjacent Vuecrest Estates development (parcel ID 3123059048) situated to the west of the site,
approved under LUA13-000542. If the road extension by the developer of the adjacent property to
the west is not constructed either prior to or concurrently with the Vuecrest II project, then:
(1) Either (a) an approved 90 -foot -diameter cul-de-sac turnaround will be required as a
condition of approval of the final short plat (as generally represented in the Exhibit A
— 7 -lot alternative layout included as port of Exhibit 18) or (b) (subject to Fire
Department approval) a hammerhead turnaround may be provided (as generally
represented in the Exhibit B — 8 -lot alternative layout included as part of Exhibit 18)
and
(2) All homes located more than 500 feet from Main Avenue South (102" d Avenue SE)
will require an approved fire sprinkler system as required by the Renton Fire
Department.
ERC and Short Plat Report — Vuecrest 11 Short Plat
City of Renton Department of Community & Economic Development
VUECREST U SNORT PLAT
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting)
Environmental Re view Committee Report
LUA15-000026, ECF, SNPL-A, MOD
Page 15 of 21
Storm water improvements are also required to be provided either on-site or via a joint stormwater
detention and water quality facility within Vuecrest Estates (Harbour Homes). If the aforementioned
cul-de-sac option is utilized, a stormwater vault must be constructed beneath a portion of the
road/cul-de-sac and a second development tract (Tract B—see Exhibit A – 7 -lot alternative layout
included as part of Exhibit 18) would be required of the short plat. The purpose of the stormwater
detention vault is to meet the water quality requirements of the development. If the project is
developed with a cul-de-sac, a new Technical information Report would be required. Additionally,
staff also recommends that the project construction be required to comply with the mitigation
recommendations identified in the submitted Geotechnical Engineering Study prepared by Earth
Solutions NW, LLC, dated December 15, 2014 (Exhibit 11).
The maximum width of any single loaded garage driveway shall not exceed nine feet (9'), and the
maximum width of any double -loaded garage driveway shall not exceed sixteen feet (16). The
locations of proposed curb cuts for the new homes will be verified during the final platting process.
The proposed short plat is anticipated to generate additional traffic on the City's street system.
Based on the number of new dwelling units and the average trip generation rates published by ITE in
the "Trip Generation Manual" (9t" Edition, 2012), the completed project would generate
approximately 76 vehicular trips per day. Peak traffic volumes would occur during the weekday PM
peak hour (a one-hour period between 4:00 pm and 6:00 pm). In order to mitigate transportation
impacts, payment of transportation impact fees is applicable on all new single-family homes. The
current transportation impact fee rate is $2,214.44 per new lot. The transportation impact fee that
is current at the time of building permit will be levied. Payment of the transportation impact fee is
due at the time of issuance of the single-family building permits.
Street lighting is required for this short plat along the frontage of 102nd Ave SE (Main Ave S) and
along the public street internal access road (Road A). LED lighting plans will be included with the civil
plan submittal.
Blocks: No blocks are being created as part of this short plat.
Lots: The proposed eight (8) lots would meet the principles of acceptability for a short plat as stated
in RMC 4-7-070B. Each lot would be a legal building site compliant with shape, orientation, and
arrangement of the subdivision regulations and the development standards of the R-8 zone. All lots
are rectangular in shape, except for the west lot (Lot 8), a lot that has a design layout which allows
for tree preservation, vehicular turnaround, and public road access to the west property line. All
eight lots meet the requirements for minimum lot size, depth, and width as demonstrated above in
the lot dimension table on page 9 of this report. (Minor modifications to the lot geometry identified
in the table are anticipated in order to provide for the approximately 4.5 -foot additional width of
street right-of-way to be dedicated along the subject parcel's frontage of Main Avenue.) All eight
proposed lots appear to have sufficient building area for the development of detached single-family
residences, provided the applicant complies with the conditions of approval.
Access to a public road would be created to each legal building lot. No direct driveway access from
any lot to Main Ave S will be allowed. In addition to the proposed eight new lots, the subdivision
would create a new roadway and one new tract (Tract A).
e) Compliance with Residential Design Standards for Site Design Lot Configuration
RMC 4-2-115E.1 Residential Design and Open Space Standards for Site Design Lot Configuration
provides residential and open space standards for development within the R-8 zoning classification.
The proposal is consistent with the following design standard: tot width variation of 10 feet (10')
minimum of one per four (4) abutting street -fronting lots.
If a modification of the lot layout is later proposed [e.g., a modification that may generally conform
to Exhibit A (the 7 -lot alternative layout) or Exhibit B (the 8 -lot alternative layout) included as part of
Exhibit 181 the layout must comply with any one of the three alternative Residential Design and
ERC and Short Plat Report — Vuecrest 11 Short Plat
City of Renton Deportment of Community & Economic Development Environmental Review Committee Report
VUECREST 11 SHORT PLAT LUA15-000026, ECF, SHPL-A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 16 of 21
Open Space Standards for Site Design Lot Configuration fort he R-8 zone set forth in the table in RMC
4-2-115EA.
f) Reasonableness of Proposed Boundaries
Access: Each lot must have access to a public street or road. There will be approximately 690 linear
feet of public roadways designed as "residential access roads" and constructed to serve the
proposed eight (8) lots and 170 feet linear feet of half -street improvements on Main Ave S.
Topography: The topography of the majority of the site appears to be relatively level (average slope
is between 1% and 2%) with a moderate northwest descending slope in the northwest corner of the
site (slopes ranging between 25% and 35%). Per the project surveyor, there are no slopes on-site
that exceed 40%.
Relationship to Existing Uses: Surrounding development is detached single-family residential. The
proposal would be in harmony with the existing uses. The properties surrounding the subject site
are residential single family and are designated R-4 or R-8 on the City's zoning map. The proposal is
similar to existing development patterns in the area and is consistent with the Comprehensive Plan
and Zoning Code, which encourages residential infill development.
g) Availability and Impact on Public Services (Timeliness)
Police and Fire: Police service would be provided by the Renton Police Department. The Renton
Police Department has commented that the proposed project would have minimal impact on police
services with an estimated eight (8) calls for service annually. Sufficient resources exist to furnish
services to the proposed development, subject to the condition that the applicant provides Code -
required improvements and fees.
Fire Department apparatus access roadways are required to be a minimum of 20 feet wide fully
paved, and they appear to be adequate. The fire flow requirement for a single-family residence is a
minimum 1,000 gallons per minute (gpm) for structures up to 3,600 sf (including any attached
garage and basement). If dwelling(s) exceed 3,600 sf, a minimum of 1,500 gpm would be required. If
the adjacent project to the west does not get constructed either before or concurrent with the
proposed project, either (a) an approved 90 -foot -diameter cul-de-sac type turnaround is required
for dead end streets over 300 feet long (see Exhibit A — 7 -lot alternative layout included as part of
Exhibit 18) or (b) (subject to Fire Department approval) a hammerhead turnaround may be provided
(as generally represented in the Exhibit B — 8 -lot alternative layout included as part of Exhibit 18).
Additionally, if Road A becomes a dead end road by virtue of installation of a cul-de-sac turnaround
(as generally represented in the ExhibitA — 7 -lot alternative layout included as part of Exhibit 18), all
homes beyond 500 feet from Main Ave S will be required to install an approved fire sprinkler
system.
A minimum one fire hydrant is required within 300 feet of the proposed buildings and two hydrants
if the fire flow requirement goes up to 1,500 gpm. There is one existing fire hydrant in the area that
meets current code. The fire impact fees are currently applicable at the rate of $495.10 per single-
family unit. The fee shall be payable to the City as specified by the Renton Municipal Code prior to
building permit issuance. The Renton Fire Department is in favor of the proposed street
improvements that would allow for a wider roadway, on -street parking, and secondary access to the
adjacent plat of Vuecrest Estates.
Schools: The Renton School District has indicated that they have capacity to accommodate students
anticipated from this development. Students would attend Benson Hill Elementary School, Nelsen
Middle School, and Lindbergh High School (each school is eligible for school bus transportation).
According to the online Renton School District bus routes WebQuery, the bus stop for elementary
students is located at the intersection of 102nd Ave SE and SE 186th St, and the bus stop for middle
school and high school students is located at the intersection of 102nd Ave SE & SE 190th St. In
2014, a school bus stop shelter for the Snake Hill Neighborhood was constructed across Main Ave S
ERC and Short Plot Report — Vuecrest Il Short Plat
City of Renton Department of Community & Economic Development Environmental Review Committee Report
VUECRESTIlSHORT PLAT LUA15-000026, ECF, SHPL-A, MOL)
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 17 of 21
as part of an Eagle Scout project by Alexander Martz. As part of the proposed project, sidewalks
would be constructed along on-site roadways and the street frontage on Main Ave S. The proposed
frontage improvements include a 5 -foot -wide sidewalk. With the addition of the bus shelter, it is
anticipated that adequate provisions have been made for safe walking conditions for students who
walk to and from school and/or the bus shelter.
A School Impact Fee would be collected on behalf of the Renton School District for each new
residence at the time of building permit issuance. The current Renton School District fee for each
new single-family dwelling is $5,541.00 per unit.
Parks: Although there would be no significant impacts to the City of Renton Park System anticipated
from the proposed project, a Park Impact Fee is required of all new residential development. The
current Park Impact Fee is $1,441.29 per new residence and is paid at the time of building permit
issuance.
Storm Water: A drainage plan and drainage report was submitted by Barghausen Consulting
Engineers, Inc. (dated January 15, 2015; Exhibit 13). The proposed 8 -lot subdivision is subject to Full
Drainage review in accordance with the City of Renton Amendments to the 2009 King County
Surface Water Manual. Based on the City's flow control map, this site fails within the Flow Control
Duration Standard, Forested Condition. The project is subject to basic water quality treatment and
Level 3 flow control. The storm water storage for the project will be located in the adjacent Vuecrest
Estates development (parcel ID 3123059048). The TIR prepared by DR Strong Consulting Engineers,
Inc. for the Vuecrest Estates project, dated July 15, 2014, will need to be updated during final
engineering design to include developed areas from the Vuecrest II project. A Level Two
Downstream Analysis was also prepared by DR Strong Consulting Engineers, Inc. for the Vuecrest
Estates project, dated July 15, 2014, and must also be updated during final engineering design to
include the Vuecrest II project. If the construction of the proposed Vuecrest II project occurs after
the adjacent Vuecrest Estates development, then the applicant would be required to construct an
on-site stormwater facility for the Vuecrest it project. Appropriate individual lot flow control BMPs
will be required to be provided by the project. Final plans and a drainage report based on the City of
Renton Amendments to the 2009 King County Surface Water Manual are required to be submitted
with the utility construction permit.
The current surface water system development charge (SDC} fee is $1,350.00 per new lot. Fees are
payable prior to issuance of the construction permit, and the fee rate that is current at the time of
issuance of the utility construction permit will be applicable. A Construction Stormwater General
Permit from Department of Ecology is required since grading and clearing of the site exceeds one
acre.
Water: The applicant provided a water availability certificate from Soos Creek Water and Sewer
District (Exhibit 14). The applicant is proposing a water connection by extending the water lines of
the Vuecrest Estates development (parcel ID 3123059048). Because the Vuecrest Estates
development is not yet constructed, the proposed water service connection is approved on the
condition that the needed portion of the Vuecrest Estates development's water system gets
constructed either before or concurrently with the proposed Vuecrest II development. Otherwise,
alternate water service provisions will be applicable. Approved water plans from Soos Creek Water
and Sewer District should be provided to the City at the utility construction permit stage. New
hydrants must be installed per Renton's Fire Department standards in order to provide the required
coverage for all lots.
Sanitary Sewer: The applicant provided a sewer availability certificate from Soos Creek Water and
Sewer District (Exhibit 15). The sewer connection is proposed as an extension of the sewer lines of
the Vuecrest Estates development (parcel ID 3123059048) situated to the west of the site. Because
the Vuecrest Estates development is not yet constructed, the proposed sewer service connection is
ERC and Short Plot Report — Vuecrest!] Short Plot
City of Renton Deportment of Community u Economic Development
VUECREST I! SHORT PLAT
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting)
Environmental Review Committee Report
LUAIS-000026, ECF, SHPL-A, MOD
Page 18 of 21
through the Vuecrest Estates development. Prior to construction permit approval, the applicant will
be required to obtain approval for a Critical Areas Exemption Permit for all permanent public utility
activities that will intrude through adjacent wetlands or required wetland buffers, according to the
City of Renton Critical Areas Regulations in RMC 4-3-050C, J, L, and N.
Alternate sewer service provisions will be applicable should the sewer service be constructed before
the needed portion of the Vuecrest Estates development's sewer system is available. Approved
sewer plans from Soos Creek Water and Sewer District should be provided to the City at the utility
construction permit stage.
D. FINDINGS OF FACT;
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The project proponent has requested approval of a short plat of 106,680 square feet (2.45
acres) and a net area of 78,858 square feet (1.51 net acres), located in the Talbot District, into eight (8)
lots, suitable for development with single-family residential structures, and one Critical Areas Tract. The
project would have a density of 4.42 dwelling units per net acre.
2. Application: The property, located at 4909 Main Ave S, is owned by KBS III LLC.
3. Comprehensive Plan: The property has a Comprehensive Plan land use designation of Residential Single
Family (RS). The proposed project furthers the objectives and policies of the RS section of the Land Use
Element of the Comprehensive Plan.
4. Zoning: Objectives and policies of the RS designation are implemented by standards and regulations of
the Residential 8 zone. The project, as proposed, meets or exceeds the R-8 standards and regulations if
all conditions are met.
5. Subdivision Regulations: The short plat, as proposed, would meet the requirements of Chapter 4-7
RMC, Subdivision Regulations if all conditions of short plat approval set forth below are met.
6. Existing Land Uses: One single-family home is located on the east side of the property, as well as several
associated outbuildings, utilities, and a private gravel access driveway.
7. Exception through Modification: The applicant has submitted a street modification request to construct
a second means of access from Main Ave S to the proposed adjacent plat (Vuecrest Estates) to the west
by providing for functional secondary access for fire trucks and emergency vehicles, providing for
additional on -street parking, and preserving existing trees.
8. Setbacks: Minimum building setback requirements would be met.
9. System Development Charges: The current surface water system development charge (SDC) fee is
$1,350.00 per new lot. Fees are payable prior to issuance of the construction permit, and the fee rate
that is current at the time of issuance of the utility construction permit will be applicable.
10. Public Utilities: Impacts to public services are assessed on a single-family dwelling unit basis. The fee for
transportation impacts is $2,214.44 per single-family dwelling; the fee for parks is $1,441.29 per single-
family dwelling; the fee for schools is $5,541.00 per single-family dwelling; and the fee for fire is $495.10
per single-family dwelling. The identified 2015 fee rates are effective from January 1, 2015 through
December 31, 2015. City of Renton 2016 development fees become effective January 1, 2016.
11. Schools: The project site is located within the Renton School District (RSD), which encompasses
approximately 35 square miles. Students would attend Benson Hill Elementary School, Nelsen Middle
School, and Lindbergh High School. RSD has indicated it would be able to handle the impact of the
additional students estimated to come from the proposed development.
ERC and Short Plat Report — Vuecrest /I Short Plat
City of Renton Deportment of Community & Economic Development Environmental Review Committee Report
VUECREST !! SNORT PLAT LUA15-000026, ECF, SNPL-A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 19 of 21
12. Safe Routes to Schools: The Renton School District will bus all students to and from their respective
schools, and there is an identified safe walking route to the neighborhood's sheltered school bus stop.
E. CONCLUSIONS:
1. The subject site is designated Residential Single Family (RS) in the Comprehensive Land Use Plan and
complies with the goals, objectives, and policies established with this designation.
2. The subject site is zoned Residential 8 (R-8) and complies with the zoning and development standards
established with this designation, provided the applicant complies with the Renton Municipal Code,
mitigation measures, and conditions of approval.
3. The proposed 8 -lot short plat complies with the subdivision regulations as established by Renton
Municipal Code and state law, provided advisory notes and conditions of approval are complied with.
4. The proposed short plat complies with the street standards as established by Renton Municipal Code,
provided the project complies with advisory notes and conditions of approval contained herein.
5. The Street Modification request to RMC 4-6-060 allows for secondary access for street connectivity to
the proposed adjacent plat to the west, provides for additional on -street parking, and preserves some
existing on-site trees.
F. DECISION:
The Vuecrest II Short Plat and Street Modification, File No. LUA15-000026; ECF, SHPL-A, MOD is approved
subject to the following conditions:
1. The applicant shall comply with the two SEPA mitigation measures. They areas follows:
The applicant shall be required to provide to the Current Planning Project Manager for review and
approval a replanting plan identifying any temporary disturbances to the existing native vegetation
within Tract A and a re -vegetation planting plan for such disturbed area(s) prior to construction
permit approval.
b. Prior to construction permit approval, the applicant shall be required to obtain approval for a Critical
Areas Exemption Permit for all permanent public utility activities that will intrude through adjacent
wetlands or required wetland buffers, according to the City of Renton Critical Areas Regulations in
RMC 4-3-050C, J, L, and N.
2. The applicant shall obtain a demolition permit and demolish all structures located on-site prior to
recording of the short plat.
3. The applicant shall create and record a Native Growth Protection Easement (NGPE) for the area
contained within the wetland and associated buffers over Critical Area Tract A prior to or concurrent
with short plat recording. Each owner of Lots 1 through 8 shall have a fractional interest in the Critical
Areas Tract in order to protect the Tract in perpetuity.
4. The applicant shall be required to create a Homeowners Association (HOA) with shared responsibility for
tree and vegetation maintenance of the Native Growth Protection Easement over Critical Area Tract A. A
draft of the document(s) shall be submitted to the Current Planning Project Manager for review and
approval prior to the recording of the short plat.
The applicant shall be required to revise and resubmit the Landscape Plan to show a minimum of 10 feet
of landscaping on Lot 1 at the northeast property corner at the intersection of Main Ave S and Road A.
The landscaping within the clear vision area shall consist of shrubs less than three feet in height at
maturity and groundcover, consistent with RMC 4-4-070. The plan shall be submitted for review and
ERC and Short Plat Report — Vuecrest R Short Plat
City of Renton Department of Community & Economic Development Environmental Review Committee Report
VUECREST 11 SHORT PLAT LUAIS-000026, ECF, SHPL-A, MOD
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting) Page 20 of 21
approval by the Current Planning Project Manager prior to the granting of a construction permit for on-
site utilities.
6. Prior to final short plat, either:
(a) Ajoint stormwater detention and water quality facility utility easement must be obtained with the
Vuecrest Estates site to provide stormwater detention and meet water quality requirements for
development of both the subject short plat development and the Vuecrest Estates subdivision
development; or
(b) A stormwater facility would be required to be constructed on-site to provide stormwater detention
and meet water quality requirements for the short plat development.
7. The applicant shall be required to submit, to the Plan Reviewer for review and approval, a revised final
drainage report and associated plans, based on the 2009 King County Surface Water Design Manual (as
amended by the City of Renton) prior to construction permit approval.
S. Prior to final short plat, a sewer main must be extended through and beneath off-site properties) into
the short plat site and along and beneath a portion of Road A as far to the east as is necessary to serve
the development, with the segment(s) of off-site sewer to be located in public street right-of-way
and/or in sewer easement(s) granted to and approved by Soos Creek Water & Sewer District.
9. If and to the extent that the wetland is not already protected with road safety elements, such as a four -
foot -tall black vinyl coated chain link fence or a beam guardrail, the applicant shall install a wood split -
rail fence with wetland signage along the edge of the Category 2 wetland buffer. Such a split -rail fence
shall be constructed prior to recording of the short plat. A requirement to maintain the fence by a
Homeowners Association shall be placed on the face of the short plat.
10. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Study,
prepared by Earth Solutions NW, LLC dated December 15, 2014 (or an updated report submitted at a
later date) during site and building construction.
11. The applicant shall provide a minimum 5 -foot -wide concrete sidewalk along the south side of the public
street frontage (Road A - STA 0+65 to STA 1+78) of Lot 8, immediately adjacent to the curb, followed by
an 8 -foot -wide landscape easement behind the sidewalk. The applicant may provide a hammerhead
turnaround near the west end of Road A as generally contemplated by the modified alternate layout (as
shown in Exhibit 8 of Exhibit 18), subject to fire department approval. A revised landscaping plan shall
be submitted to, and approved by, the Current Planning Project Manager prior to construction permit
approval.
12. If Road A becomes a dead end road by virtue of installation of a cul-de-sac turnaround (as generally
represented in the Exhibit A — 7 -lot alternative layout included as part of Exhibit 18), all homes beyond
500 feet from Main Ave S will be required to install an approved fire sprinkler system as determined by
the City of Renton Fire Department in accordance with applicable fire code standards.
DECISION ON LAND USE ACTION:
SIGNATURE:
r-1, 49ft,
Je& fer Henning, Planning DirectoK l
Department of Community & Economic Development
ERC and Short Plat Report — Vuecrest 11 Short Plat
Date
City of Renton Department of Community & Economic Development
VUECREST II SHORT PLAT
Report of April 27, 2015 (original meeting); June 1, 2015 (additional meeting)
TRANSMITTED this 1" day of lune 2015 to the Con tact/Applicant/Owner(s):
Applicant/Owner(s):
KBS III LLC
Attn: Kolin Taylor
12320 NE 8th St, #100
Bellevue, WA 98005
contact:
Wayne Potter
Novostar Development, Inc.
18215 72nd Ave S
Kent, WA 98032
TRANSMITTED this 1" day of lune 2015 to the Parties of Record:
Joe Mackenzie David Rasmussen
4835 Main Ave S Sundance at Talbot Ridge — HOA
Renton, WA 98055 723 S 47th St
Renton, WA 98055
TRANSMITTED this 1" day of June 2015 to the following:
Jan Conklin, Development Services
C.E. "Chip" Vincent, CED Administrator
Vanessa Dolbee, Current Planning Manager
Steve Lee, Development Engineering Manager
Plan Review
Fire Marshal
Environmental Review Committee Report
LUAIS-000026, ECF, SHPL-A, MOD
Page 21 of 21
Lynn Briere
10339 SE 187th PI
Renton, WA 98055
G. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION
The Environmental Determination and the Administrative Short Plat Review decisions will become final if
the decisions are not appealed within the 14 -day appeal period [RCW 43.21.C.075(3); WAC 197-11-680)].
Environmental Determination Appeal: Appeals of the environmental determination must be filed in
writing to the Hearing Examiner on or before 5:00 p.m. June 19, 2015.
Administrative Short Plat Approval Appeal: Appeals of the administrative site development plan review
decision must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on June 19, 2015.
APPEALS: The above land use decisions will become final if not appealed in writing together with the
required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. 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 - 7th Floor, (425) 430-6510.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After
review of the reconsideration request, if the approval body finds sufficient evidence to amend the original
decision, there will be no further extension of the appeal period. Any person wishing to take further action
must file a formal appeal within the 14 -day appeal time frame.
EXPIRATION: The Administrative Short Plat approval will expire two (2) years from the date of decision. A
single one (1) year extension may be requested pursuant to RMC 4-7-070.M.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private ane -on -one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to
Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be
made in writing through the Hearing Examiner. All communications are public record and this permits all
interested parties to know the contents of the communication and would allow them to openly rebut the
evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court.
ERC and Short Plat Report — Vuecrest II Short Plat
The following exhibits were entered into the record:
Exhibit 1 ERC Report
Exhibit 2 Vuecrest II Short Plat Site Plan
Exhibit 3 ]Neighborhood Detail Map
Exhibit 4 Boundary and Topographic Survey Map
Exhibit 5 Preliminary Grading and Drainage Plan with Road Cross Sections
Exhibit 6 Preliminary Road Profiles
Exhibit 7 Preliminary Utility Plan
Exhibit 8 Preliminary Landscaping Plan
Exhibit 9 Preliminary Tree Retention Plan
Exhibit 10 Final Tree Protection Plan Report prepared by Washington Forestry Consultants, Inc.
(dated December 19, 2014)
Exhibit 11 Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated
December 15, 2014)
Exhibit 12 Critical Area Study prepared by Wetland Resources, Inc. (dated January 5, 2015)
Exhibit 13 Preliminary Technical information Report prepared by Barghausen Consulting
Engineers, Inc. (dated January 15, 2015)
Exhibit 14 Soos Creek Water and Sewer District Certificated of Water Availability (dated
October 21, 2014)
Exhibit 15 Soos Creek Water and Sewer District Certificated of Sewer Availability (dated
October 22, 2014)
Exhibit 16 Construction Mitigation Description
Exhibit 17 Street Modification Request
Exhibit 18 Vuecrest II Preliminary Short Plat, proposed list of special conditions of preliminary
short plat approval, prepared by David Halinen (dated March 20, 2015)
Exhibit 19 Comment Email from the President of the Sundance at Talbot Ridge HOA (includes
staff's response)
Exhibit 20 Settlement Agreement for Vuecrest Estates (LUA13-000642)
Exhibit 21 Street Modification Memo: Lee
Exhibit 22 Advisory Notes to Applicant
City of < ;
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EXHIBITS
Project Name:
Project Number:
Vuecrest II Short Plat
LUA15-000026, ECF, SHPL-A, MOD
Date of Decision
Staff Contact
Project Contact/Applicant
Project Location
4/27/15
Clark H. Close
Wayne Potter
4909 Main Ave S
Associate Planner
Novastar Development, Inc.
(APN 322305-9097)
The following exhibits were entered into the record:
Exhibit 1 ERC Report
Exhibit 2 Vuecrest II Short Plat Site Plan
Exhibit 3 ]Neighborhood Detail Map
Exhibit 4 Boundary and Topographic Survey Map
Exhibit 5 Preliminary Grading and Drainage Plan with Road Cross Sections
Exhibit 6 Preliminary Road Profiles
Exhibit 7 Preliminary Utility Plan
Exhibit 8 Preliminary Landscaping Plan
Exhibit 9 Preliminary Tree Retention Plan
Exhibit 10 Final Tree Protection Plan Report prepared by Washington Forestry Consultants, Inc.
(dated December 19, 2014)
Exhibit 11 Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated
December 15, 2014)
Exhibit 12 Critical Area Study prepared by Wetland Resources, Inc. (dated January 5, 2015)
Exhibit 13 Preliminary Technical information Report prepared by Barghausen Consulting
Engineers, Inc. (dated January 15, 2015)
Exhibit 14 Soos Creek Water and Sewer District Certificated of Water Availability (dated
October 21, 2014)
Exhibit 15 Soos Creek Water and Sewer District Certificated of Sewer Availability (dated
October 22, 2014)
Exhibit 16 Construction Mitigation Description
Exhibit 17 Street Modification Request
Exhibit 18 Vuecrest II Preliminary Short Plat, proposed list of special conditions of preliminary
short plat approval, prepared by David Halinen (dated March 20, 2015)
Exhibit 19 Comment Email from the President of the Sundance at Talbot Ridge HOA (includes
staff's response)
Exhibit 20 Settlement Agreement for Vuecrest Estates (LUA13-000642)
Exhibit 21 Street Modification Memo: Lee
Exhibit 22 Advisory Notes to Applicant
City of < ;
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WASHINGTON FORESTRY CONSULTANTS, INS;.
FORESTRY AND V TATION MANAGEMENT SPECIALISTS
3601943-1723
FAX 3601943-4129
- Final. Tree Protection Plan -
VUECREST
4909 Main Ave South
Renton, WA
Prepared for: KBS III, LLC.
Prepared by: Washington Forestry Consultants, Inc_
Date: December t9, 2014
Introduction.
W F C
1919 YOM Hwy SE, Suite 0
Olympia. I A 98501
The project proponent is planning to construct a new 7 lot subdivision on —2.42 acres at 4909
Main Ave South in Renton, WA. The proponent has retained WFCI to:
• Evaluate and inventory all trees on the site pursuant to the requirements of the City of
Renton Tree Protection Ordinance.
• Make recommendations for retention of significant trees, along with required protection
and cultural measures.
Observations
Methodology
WFCI has evaluated trees 6 inches diameter at breast height (DBH) and larger in the proposed
project area, and assessed their potential to be incorporated into the new project. All trees were
numbered at their base. The trees in the northwest corner of the property, a wetland and
associated buffer area, were not individually evaluated. Additionally. red alder (Alruts rubra),
black cottonwood (Popidus trichocarpa}, and Scoulcr's willow (Salix sconlei-ir na) trees are not
iMCluded in this cva.luation as per Renton Code.
The tree evaluation phase used methodology developed by Nelda Matheny and Dr. James Clark
in their 1998 publication Trees and Development: A Technical Guide to Preservation of Trees
During, Land Development.
Entire Document
Available Upon Request
URBANIRURAL E F ARS. TREE ANALYSIS
P�rvr�r a9 ; :rzf:l�r: ?nrr1>73r;
EXHIBIT 10
PREPARED FOR
KBS III, LLC
December 45, 2014
Henr T. Wright, E.I.T.
Staff Engineer
LO
Raymond A. Coglas, P.E.
Principal
Entire Document
Available Upon Request
GEOTECHNICAL ENGINEERING STUDY
VUECREST DIVISION II
RESIDENTIAL DEVELOPMENT
4909 MAIN AVENUE SOUTH
RENTON, WASHINGTON
ES -3592
Earth Solutions NW, LLC
1805 - 135th Place Northeast, Suite 201
Bellevue, Washington 98005
Phone: 425-449-4704 Fax: 425-449-4711
Tr 11 Prnn• 32R9_249-Q71n
EXHIBIT 11
Kees
'J/
i-it...
Deiin¢atlnn: hfliliyatinrt : esiora �� i Habitat Cre<ttian :' Permit AssisPance 9505 19th AVF't'lUe S<E,
Suite 106
Everett; Washington 98208
(425) 337-3174
Fax (425) 337-3045
CRITICAL AREA STUDY
FOR
VUECREST 11 SHORT PLAT
PW,To , WA
[Vetland .Resources, Inc. Project # 14247
Prepared By:
Wetland Resources, Inc.
9505 19th Avenue SE, Suite 106
Everett, WA 98208
(425) 337-3174
Prepared For:
KBS III LLC
Attn: Kolin 'Taylor
12620 NE 8th Street # 100
Bellevue, WA 98005
January 5, 2015
Entire Document
Available Upon Request
EXHIBIT 12
G A
PRELIMINARY
TECHNICAL INFORMATION REPORT
182151
BRANCH OFFIC
Vuecrest II
102" d Ave SE & SE '186th St.
Renton, Washington
PRE14-001180
Prepared for:
KBS Development Corporation
12320 N.E. 8th Street, Suite 100
Bellevue, WA 98005
Entire Document
Available Upon Request
EXHIBIT 13
January 18, 2015
Our glob No. 17254
WASys 4
44733
ZING
222 (425) 251-8792 FAX
UT CREEK, CA • SAN DIEGO, CA
Certificate : 4594
This certificate provides
information necessary to
evaluate development
proposals.
SOOS CREEK WATER AND SEWER DISTRICT
CERTIFICATE. OF WATER .AVAILABILITY
'ry-pe: Short SubDivision ;
�kpplicant`s Name: IC13S III, LLC
Proposed Use. 7 Lot Short Plat " Vile Crest 11"
Location. Lot: 97 Block: Development;
Parcel: 322'Ms 9097 Addriss. 4903 ajnd 4909 Main Ave S
Information: Previnrus[y know -n as 18607 & I F,61 1102Nd Ave SE
WATER PURVEYOR INFORMATION
1, a ..l Water will be provided ?by.+ervice connection only to an existing Mull seater mai€€, Null t=et troin tlic silc.
b bl wtra,�i service will require an itnprovctimut1othe watersystens ot:
,Vater.service to the proposed plat will renttiru the installatio3t efonsite water main. ['inti] realer laynrai
and require3neaats wilt be detenninnd hosed on final site development plats and Fire ivtarrlral
requircments, All plans must he :approved by the City of Renton Fire hiar:hAl and Soos Creek Water and
so'mn- DistriCt.
Clic water system is in confo3-rs bncc with a l::nunly approve tivztter autrprafaensive plan.
b '- Tire water spstem irnprovement will require A t iter C0Mrrchc11sive Pisa Tne1ld1V tFt,
3 a ;Net The proposed proieet is +within ,hc cor; orate limits of tl€c distric[, or los bren granted Buunlary Rcvieu+
Board approval for extension orservice (mside rlte district or city, or is svithirt 117e County approx,, d
scrvicC area ss( a private ivaltr purvcy0a:
b Aiw,,-N tioo or 3oundau-y Review Board :approval will be necessary to Prov€,le Wtvice.
4, a WC' icr k:iir will be av;tikaalt:tl the raiz of t1m% and duration indicated below at no leis than 20 psi
treasured at the nearest fare hydrant 47' tee- 1'rorn the I;oilding;property (or as -narked on the iutached
map)',
Rate of Flow I .000 opill Ourativw 2 hours
b 1..1 Vdater s).(em k rot capat'le of providing tine t1my.
5, Service is subject to the fAlowingt
n Ir cD an"nor) Char£';;
i, Imo' Fosenmil (s)_
Other. I f h igh cr t;rc slow is needed a irydroulie ,tudy soil' need to be dime.
Cross C(innec#ion Control devices must be in vord trmance with state laws.
Swmice is subject to the ahplic;ants agreement to cortaply and I errorm to installation
atldfnr coitneetiorts to the stmlidards, re�Tttlatioils_ reyuirentents aml candiaicnrs of this District and
such other :iLency or agencies llavitag.jttrisr!ictit�n. This Dishict isnot representing that its
tacihties will be extended or other4t-ise modified to make st.ch win ice available to the ttplali stat.
11 is the responsibility ofthc aphlicmi, to ttw e atr_y requited uxtenslort ii[' Facilities to serve their
prolierty.
I hereby vertify that the above water purveyor information i5 true. This rertificatinn shall he valid for one
Near front d$te of signature.
SOC1S f'Rl.t;K W,1 i'IA &r MAY :l2 DIS I RIG I'
riga:reg l'amc
L7atc!'Mulixin i0!2U'014
5yua.ocy N.unc I;ntt
Supervisur, Developnwnt Adrninistration i
t3aa�
EXHIBIT 14
(;er ificate : ; 5 1')
This certiJicule provide►
itljeantfition it eeuat.y to
evaluate develOPMent
€)ri prlsals.
SODS CREEK WA,rFR AND SEWER DISTRICT
CERTIFICATE OF SEWER AVAILABILITY
Type; Short SubDivision
Applicant's Name, KBS 1117 LLC:
Propo-wd Use; 7 Lan Short Flat Wac Crest P"
Location: Lot: 97 Mock: Devclopment:
I'areel: "21-305 9097 _1ddrms: 18607 102 -ND ;'♦Vii Si?; R.};E N'TOly
Information: Previously kiw-wn as 18607 & 1ii611 lil?nd Ave 5.1
� ;t;�a�l3 saap� Lrgxl �cscrig!io�� Irxscc«an 1
5Et', U'R PURVE OR INFORMA'f' ON
1 a7. Sewer ,ervicc will, he provided by service connection 0111y u) an vxtAmg Ke4tiei :TA11l Ntzli fear from
tltc sire and dw cw cr sys;cm Wis t?3c la scrvethe ploposLd area.
b Y. OthO 31dc=cr1tic):
' .-wcr wrvice to the prorowd, plat will require Nie insUlaTwn (donsite sanitary sewer ti%ith gratiity
now Pinai sewer layma :viii he detelmined hosed on the rmai site dovc1epncntrjsms. lmiidil!g
lOcat€tMs and outlet eievt€iiofi All pl:.im €ng.t be ahpmwd bt1 the Cit%: of RenEon and Snus Creek
Water and Scwer I isirict.
2. a v The ;ewer sy item l,, izz conconnancc ',OLh a C;€aunty afzpruved se+ver eantprehensive alah.
ni
The ;ewer ;1 -;[aro itnprovrrnent will rc;quEre a se+4er colnprencnsive plan :fmcnd:�tent.
3, :r v The proposc l project is t ithin rhe ctrlinratc lin-its €4'dic: disiricr, or has €)cc€t 'milted Boundary
Rcviciv Bwrd approval for E;vtclts u3t ul'scrviuc outside the dkinct or city.
Anncsatiun or Boundary Review Board approval Wil! be wc"5 ary lu n€nvidc service, or sign a
I'awrr of Attornev for anncsation,
4. Service is �nh,jcct to the fullau i€ pg
a v Connection clan _c: Sidnciarzl romit fces wIli:ziniv.
b v. t;_€s':mcnt (s):
c 'v- Other: Ali 1[qs must wrve ;j,�ra!vrty aewer.
5crr-ice is sullje; t To the spphcartts :a.reemew to comply and pt�rl4wm 10 [name stich instahatioll
and'orc.onnWions to IhQ SVMJaa7'd5. reMulrrti€ ns, reclui€CMCIIts anti ccinditions of this Dist€•ict
and such other IigcllcY s>r J"CrICca 1,avirtL jurisdiction. This District is not rcpvescotim, chat n's
racdiiic5 will be exlen ed or olhcnvisc maiilied to make �ervlkeU a raiii"hic to the
,ppii,ant. It is the ro ilt tcibiiitw of the tci In:.tke <ttty t-eyuiied extcn-"im) of f-'►cilities to
-;n 'f'. 11161' ('Toptl ty,
1 I€crehy certifv drat the abov8 srvwer purrepor irrfarnration is true. 'I Itis rerlitiiation shzill he valid for <)r€r
5cat-from time �A sigmIturr,
SOOS CR1l1 K W'ATFR & SIF:W'FR Pf",TFIC"I" Datrci Mmovul 10"'-72,2914
Leasr. Naanc !digruairy :'Joi>?c Ire �
l ,
5tipervi�cr, I}8t�e�nl�CaBnC,4,11n:ni>Iraticm v� i u( 1 't r
EXHIBIT 15
General Construction Information
Preliminary Short Plat of Vuecrest 11
{,January 8. 2015)
The construction of new mad improvements (half street) along with the installation of utilities for the
proposed short Plat Of VUCCreSt 11 Will Involve czearinq, grading, and other land disturbance activities, The
foilowing is a summary of how these activities are expected to be carried out and managed to minimize
impacts and comply with applicable rules and regulations during this phase of the project:
* Anticipated Construction Schedule:
Clearing and grading is likely to begin in late 2015 or early 2016 assuming the entitternents
and permits are approved, The hulk of the work should be completed within Three !o four
i-nonths of the construction start. Based on this schedule, vie expect that the plat could be
ready for recording in mid -2016. veith home building to commence after the plat is recorded
'Model
home construction may commence prior to recording as allowed by the City of Renton,
16 Hours and Days of Operation-
rtie typical hours of operation for construction will be from "I a m to 6 p.rn. during the winter
months. During the summer months. constmction will begin at 7 a m. and may extend to 7
p.m. tpendkng approval frorn the City of Renton}. The typical work .wek will be Monday
through Friday Construction work may also take p==ace on Saturday as owed
normally all by
a
the City of Renton, especially during the dry season (April to October) in order to expedite
completion of the project during the dry ,Qason,
0 Proposed Hauling/Transportation Routes:
The haul route for importing or exporting materials to and from the site Nill be determined
after i;oordinafion with the City of Renton Inspector prior to lhe start of construcnon.
However, we anticipate that the haul route would be 102nd Avenue S.E. to S.E. 19?rd Street
and then east to I 08th Avenue S. E. (Benson Highway),
Measures to be Implemented to Minimize Dust, Traffic and Transportation Impacts,
Erosion, Noise, and other Construction Impacts:
Ail temporary erosion and sedimentation control measures required by the City of Renton and
other agencies mil be implemented and rnaintained (e -g- rock construction entrance, sift
fencing. temporary sWrn pond, and Araw mulching) Also, as required by Department of
Ecology all erosion BMPs will be ;irrplemerted and maintained as required by the NPDES
Permit for the du(alion of the project. 'Waleiring will be impierriented as necessary to controi
dust during the summer months and a4 con5trksction eqwpment will be equipped with
appropriate mufflers to comply with local noise ordinances.
0 Any Special Hours Proposed for Construction or Hauling (Le,, weekends, late nights):
If it is oeterrnined that additional hours are needed to comploie the C'C'M'tr! 'IcliOFI' the
contractor will coorCinate with the City of Renton and obtain approval for such extended
hours.
0 Preliminary Traffic Control Plan:
A Preliminary Traffic Control Plan has not been prepared at this tirn(, Once lhe haat roule(s)
has (have) been approved by the City Public VVorks Department, a Traffic Control Pan wili be
prepared =n accordance vMh the City Road Standards and WS OT qUidelines.
EXHIBIT 16
Street Modification - Road Standards
Vuecrest II Short Plat
4909 Main Avenue South
Renton. Washington 98057
(Tax Parcel No. 322305-9097)
January 15, 2015; Revised March 18, 2015
Project location;
Entire Document
Available Upon Request
The oroject site (2.4 acres on Tax Lot No. 3223059097) is located at southeast corner of 102nd Avenue
S.E. and S.E. 186th Street (if extended), Renton, Washington. (See attached site plan, vicirity map, and
legal description).
Pralect Scope:
The project proposal is an eight -lot single-family detached subdivision known as the Preliminary Short
Plat of Vuecrest II and is located in the R-8 zone (R-6 interim). The R-6 "interim" zone requires a
minimum lot size of 7,040 square feet, minimum lot width of 60 feet for interior lots, and 70 feet for corner
lots. The average lot size is 9,124 square feet with the sn iest lot being 7,678 square feet (Lot 7) and
the largest 'ot being 17,789 square feet (Lot 8). The overall project density is 4.35 dwelling units per net
acre. All lots within this proposal either meet or exceed the R-6 "interim" zoning development standards
The project development has 0,19 acre (or 7.8°%) of on-site critical area (Class II wetland) which requires
a 50 -foot buffer and proposes to retain 30% (or 11 trees) of the on-site healthy significant trees.
The proposed lots will be served by an on-site half street public roadway (Road A; approximately 690
feet) which is located along the north properly line and will be installing street frontage improvements
(approximately 168 Feet) along 102nd Avenue S,E. Water, sewer, and storm (including dry utilities) will
be installed/extended to serve ail lots and storm drainage detention will be provided off site (within the
Plat of Vuecrest Estates, City file No. LUA13-000642).
Modification Request:
The proposed on-site roadway (Road A) has been designed (as required by RMC 4-6-060) as a "half
street" residential roadway. However, in an effort to provide a secondary access for the adjacent plat of
Vuecrest Estates (located to the west) and to provide additional parking, we are requesting the followirg
modification to RMC 4-6-060:
Increase the minimum pavement vvidth from 20 feet to 26 feet (along the frontages of Lots 7
through 7 and approximately 60 feet of Lot 8J to allow for on -street parking (see attached
Preliminary Grading and Drainage Plan with 'Cross Section S STA 2+50 to STA 7+50).
• Install the required 5 -foot sidewalk adjacent to the vertical curb and locate required eight foot
landscape strip in a public easement adjacent to the back of walk along a portion of Lot 8, (see
attached Preliminary Grading and Drainage Plan with "Cross Section C"; STA 1+78 to STA
2+50).
Install 22 -feet of asphalt with vertical curb, no sidewalk or landscaping andlor match with
emergency road extension by Vuecrest Estates (see attached Preliminary Grading and Drainage
Plan with `Cross Section D'; STA 0+6!o STA 1+78)
EXHIBIT 17 17254.007.docx
HALINEN LAW
�; ;� s .r davidhalinen@halirtenlaw,e0m
Seattle • 206.443.4684 . Tacoma, 253.627.6680 . Fax . 253.272.9876 . Cell - 206.713.0992
Halinen Law Offices. P.S.- 1018 Regents Blvd Ste 202 Fircrest. 'NA 98466-6037 - halinenlaw coin
March 20, 2015
VIA US MAIL AND EMAIL (celose(r,rentonwa.gov)
City of Renton Department of Community
and Economic Development
Planning Division
1055 S. Grady Way, Sixth Floor
Renton, Washington 98057
Attn: Clark Close, Associate Planner
RE: Vuecrest II Preliminary Short Plat application under review
{Renton File No. LUAI 5-000026)
Proposed list of special conditions of preliminary short plat approval (supersedes
and replaces the proposed list of special conditions of preliminary short plat approval
contained in my February 24, 2015 letter to you)
Dear Mr. Close:
In follow-up to the meeting concerning the Vuecrest II Preliminary Short Plat application
that Kolin Taylor (manager of my client KBS III, LLC—"KBS"—the Vrecrest II applicant),
Wayne Potter of Novastar Development, Inc., and civil engineer Bryan Schwartz, PE of
Barghausen Consulting Engineers, Inc. and I had with you and with CED civil engineers Steve
Lee and Rohini Nair on Thursday, March 12 at Renton City I fall, I am writing on behalf of KBS
to provide you a revised and expanded proposed list of special conditions of preliminary short
plat approval. (This letter supersedes and replaces my letter to you dated February 24, 2015, a
letter in which I had set forth an earlier proposed list of special conditions of preliminary short
plat approval.)
In addition to addressing sewer service for the proposed Vuecrest 11 short plat
development, the list of special conditions proposed on pages 2 to 5 of this letter has been
designed to address the possibilities that, by the time that Vrtecrest II is otherwise ready for
final short plat approval and recording,
(1) A public street through the site of the proposed Vue Crest Estates
subdivision development (APN 3123059048) from (a) existing Smithers
Avenue South at the north end of the proposed Vase Crest Estates
subdivision development site through that site to (b) the west boundary of
EXHIBIT 18
City of Renton Department of Community
and Economic Development
Planning Division
Attn: Clark Close, Senior Planner
March 20, 2015
Page 2
the Vuecrest II parcel to connect with proposed Road A of the Vuecrest II
short plat (one offsite roadway option that KBS understands is currently
being considered as part of the Vue Crest Estates development) (i) may or
may not be pursued by the Vue Crest Estates developer and (ii) even if
that roadway option is pursued by the Vue Crest Estates developer, the
public street contemplated by that option may or may not be completed
and dedicated to the City of Renton; or
(2) A combination of both (a) a public street through a portion of the site of
the proposed Vue Crest Estates subdivision development from (i) existing
Smithers Avenue South to (ii) a southeasterly portion of the Vue Crest
Estates site and (b) an "emergency access only" road from that public
street to the west boundary of the Vuecrest II parcel (with removable
bollards to be installed at or near the boundary) to connect with proposed
Road A of the Vuecrest II short plat (that combination being another
offsite roadway option that KBS understands is currently being considered
as part of the Vue Crest Estates development by the City and by the Vue
Crest Estates developer) (A) may or may not be agreed to by the City
and/or Vue Crest Estates developer and (B) even if that offsite roadway
combination is agreed to by the City and the Vue Crest Estates developer,
that combination may or may not be completed and dedicated to the City
of Renton; and/or
(3) A joint stormwater detention and water quality facility that KBS and the
Vue Crest Estates preliminary plat applicant (Harbour Homes) are
planning on the Vue Crest Estates site (to provide Ston-nwater detention
and meet water quality requirements for both the Vue Crest Estates
development and the Vuecrest II short plat development) may or may not
be available.
In view of the above, here is the list of special conditions of preliminary short plat
approval that KBS now proposes:
(1) Prior to or contemporaneously with final approval and recordation of the
short plat:
(a) Either one of the following two conditions must be satisfied:
(i) Both of the following two conditions must be
satisfied:
City of Renton Department of Community
and Economic Development
Planning Division
Attn: Clark Close, Senior Planner
March 20, 2015
Page 3
(A) An offsite public street must be sufficiently
completed and available for public traffic
from (I) existing Smithers Avenue South at
the north end of the proposed Vue Crest
Estates subdivision development site (APN
3123459048) through that site to (II) the
west boundary of the Vueerest 11 parcel (to
connect with proposed Road A of the short
plat) and
(B) A public street right-of-way must be
dedicated, deeded, or otherwise transferred
to the City of Renton for that offsite street;
or
(ii) All three of the following conditions must be
satisfied:
(A) An offsite public street segment must be
sufficiently completed and available for
public traffic from (I) existing Smithers
Avenue South to the southeasterly portion of
the Vue Crest Estates site and (II) an
"emergency access only" road from that full
public street to the west boundary of the
Vuecrest 11 parcel (with removable bollards
to be installed at or near the boundary in
conjunction with either the Vue Crest
Estates subdivision development or the
Vuecrest 11 short plat development) to
connect with proposed Road A of the
Vuecrest 11 short plat;
(B) A public street right-of-way must be,
dedicated, deeded, or otherwise transferred
to the City of Renton for that offsite public
street segment and either a public street
right-of-way or a roadway easement (as may
be required by the City of Renton)
encompassing the offsite "emergency access
only" road must be dedicated, deeded, or
otherwise transferred to the City; and
City of Renton Department of Community
and Economic Development
Planning Division
Attn: Clark Close, Senior Planner
March 20, 2015
Page 4
(C) Road A (including a hammerhead
turnaround near the west end of Road A
generally as contemplated by the modified
8 -Lot Alternative Layout attached as
EXHIBIT B) must be substantially
completed; or
(b) Both of the following conditions must be satisfied:
(i) The west end of the short plat layout must be
modified to be generally consistent with the
attached 7 -Lot Alternative Layout (EXHIBIT A) in
order to:
(A) Eliminate proposed Lot 8;
(B) Have the west end of Road A terminate with
a cul-de-sac bulb to the west of proposed
Lot 7 (a "Cul -de -Sac Bulb");
(C) Somewhat modify the layout of proposed
Tract A in relation to the street right-of-way
for Road A and the Cul -de -Sac Bulb; and
(D) Create a new Tract B (a portion of which is
to be used for tree preservation purposes and
a portion of which is to be used for a part of
a drainage facility) and
(ii) Road A (including the Cul -de -Sac Bulb) must be
substantially completed;
(2) Prior to or contemporaneously with final approval and recordation of the
short plat, either:
(a) A joint stormwater detention and water quality facility must be
constructed within the Vue Crest Estates site to provide stormwater
detention and meet water quality requirements for development of
both the subject short plat development and the Vue Crest Estates
subdivision development; or
City of Renton Department of Community
and Economic Development
Planning Division
Attn: Clark Close, Senior Planner
March 20, 2015
Page S
(b) If the above -referenced Cul -de -Sac Bulb option is utilized, a
stormwater vault must be constructed beneath a portion of Tract B
and/or a portion of the Cul -dc -Sac Bulb to provide stormwater
detention and meet water quality requirements for development of
the short plat development; and
(3) Prior to or contemporaneously with anal short plat approval and
recordation of the final short plat, a sewer main must be extended through
and beneath offsite properties) into the ,short plat site and along and
beneath a portion of Road A as far to the east as is necessary to serve
proposed Lot 1, with the segment(s) of offsite sewer to be located in
public street right-of-way and/or in sewer easernent(s) granted to the Soos
Creek Water & Sewer District.
Please review these proposed conditions of approval and let me know if they will be
acceptable to the City. If you have any questions, concerns, or other comments regarding them.,
please let me know as soon as possible and I will arrange a conference call with Mr. Taylor
and/or Mr. Potter.
Sincerely,
HALINEN LAW OFFICES, P.S.
1 ,
David Halin n
Enclosures: 7 -Lot Alternative Layout (EXHIBIT A)
8 -Lot Alternative Layout (EXHIBIT B)
CC' KBS III, LLC
Attn: Kolin Taylor (VIA EMAIL, with copy of enclosure)
Wayne Potter, Vice -President. Novastar Development, Inc. (VIA EMAIL, with copy of
enclosure)
Bryan Schwartz, PE, of Barghausen Consulting Engineers, Inc. (VIA EMAIL, with copy
of enclosure)
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Clark Close
From: Clark Close
Sent: Friday, February 06, 2015 9:35 AM
To: 'David Rasmussen'
Subject: RE: Party of Record Notification - Vuecrest U LUA15-000026, ECF, SHPL-A, MOD
Attachments: 17254-M-EXH-LAND-Color Display-2015-01-15.pdf, 17254 -M -Project Narrative-SHPL
PLAT-2015-01-08.pdf
Mr. Rasmussen,
Access to the site is from 102nd Avenue S.E. (residential access street) from South 192nd Street. On site the proposed
roadway is being extended to the west property line for future extension by the proposed Plat of Vuecrest Estates (City
File No, LUA13-00642). I've also attached the applicant's project narrative for more information.
Thanks,
Claris H. Close
City of Renton .= Current Planning
Associate Planner
From: David Rasmussen [mailto:dr2141@earthlink.net]
Sent: Thursday, February 05, 2015 6:59 PM
To: Clark Close
Subject: Re: Party of Record Notification - Vuecrest II LUA15-000026, ECF, SHPL-A, MOD
Excellent thank you for the Plat info. Very interesting.
Of primary importance to Sundance HOA is what impact Vucrest II development will have on or dovetail with the proposed
Vucrest Estates Plat development. Can you shed any light on how or if the two proposed developments are working together
if at all especially with respect to the joining of the road between the two developments.
Thank you,
David Rasmussen
President - Sundance at Talbot Ridge HOA
From: Clark Close <CClose@Rentonwa_.Rov>
Date: Monday, February 2, 2015 at 10:11 AM
To: David Rasmussen <4r2141 earthlink.net>
Subject: RE: Party of Record Notification - Vuecrest II LUA15-000026, ECF, SHPL-A, MOD
Mr. Rasmussen,
Thanks for your email request to become a Party of Record on Vuecrest II Short Plat. You've been added as a Party of
Record.
Please find attached plans for more information about the submitted application. Let me know if you have any
questions.
EXHIBIT 19
Thanks,
Clark H. Close
City of Renton — Current Planning
Associate Planner
1055 South Grady Way
Renton, WA 98057
Tel: 425-430-7239
Fax: 425-430-7300
cclose@rentonwa.8ov
From: David Rasmussen [mailto:dr2141@earthlink.net]
Sent: Sunday, February 01, 2015 8:37 PM
To: Clark Close
Cc: David Rasmussen
Subject: Party of Record Notification - Vuecrest II LUA15-000026, ECF, SHPL-A, MOD
To. Clark H. Close
Associate Planner, CED -Planning Division
1055 South Grady Way
Renton, WA. 98057
Sir,
Please include myself as a Party of Record on the subject Project on behalf of the Sundance at Talbot Ridge Home Owners
Association. I represent the HOA as acting President. I am already a Party of Record for the HOA with regards to the currently
proposed Vucrest Estates development that is directly impacting our HOA and as this new effort now attempts to integrate
into this existing effort I feel it necessary to so join this new development effort.
Thank you,
David Rasmussen
President — Sundance at Talbot Ridge HOA
723 5 47th 5t
Renton, WA. 98055
(206)245-S475
SETTLEMENT AGREEMENT
This SETTLEMENT AGREEMENT ("Agreement") is made as of this R day of
2015, between the City of Renton, a Washington municipal corporation ("Renton") and Harbour Homes,
LLC, a Washington limited liability company ("Harbour")
RECITALS
A. Renton is a municipal corporation of the State of Washington, organized under the Optional
Municipal Code, Title 35A RCW, located in King County, Washington.
B. harbour is the applicant for the preliminary plat known as Vuecrest Estates, Renton File Number
LUA13-000642 ("Vuecrest Estates").
C. Vuecrest Estates is located west of Main Ave. 5, which is also known as and hereinafter referred to
as 102nd Ave. SE, and is separated from 102nd Ave. SE by two parcels of property: King County
Parcel No. 3223059171, owned by Joseph and Martha Mackenzie (the "Mackenzie Parcel") and
King County Parcel No. 3223059097, owned by KBS ill LLC (the "KBS III Parcel"). The Mackenzie
Parcel is located immediately north of the KBS III Parcel.
D. In its application for preliminary plat approval for Vuecrest Estates, Harbour proposed that the
public road to be extended from the north through Vuecrest Estates, known as Smithers Ave. S., be
terminated with a temporary cul-de-sac at the boundary of the Mackenzie Parcel, because the
owners of the Mackenzie Parcel had no interest in developing the Mackenzie Parcel and no interest
in granting an easement through the Mackenzie Parcel for access to 102nd Ave. SE.
E. The Renton Hearing Examiner issued a Final Decision Upon Reconsideration concerning Vuecrest
Estates (the "Hearing Examiner Decision") that included Condition 13 which read:
13. Prior to the recording of the final plat, a secondaryfire access shall be
constructed that extends Smithers Ave 5 to the east to directly connect to Main Ave S
(102nd Ave SE). The extent of street improvements necessary to effectuate this
connection shall be determined by the City of Renton Fire Department in accordance
with applicable fire code standards and shall be the minimum necessary to provide
for safe and effective secondary access for fire trucks and emergency vehicles.
F. Harbour appealed the Hearing Examiner Decision to the Renton City Council.
G. Subsequent to Harbour filing its appeal, the owner of the KBS III Parcel applied to Renton for short
plat approval for a project known as Vuecrest ll ("Vuecrest I1"). The proposed layout of Vuecrest 11
includes a public road identified as Road A between the eastern boundary of Vuecrest Estates and
102nd Ave. SE.
EXHIBIT 20
Denis Law ._. City Of
Mayor
i
April 24, 2015 Community & Economic Development Department
C.E."Chip" Vincent, Administrator
Wayne Potter
Novastar Development, Inc.
18215 72nd Ave S
Kent, WA 98032
RE: Street Modification Request
Vuecrest li Short Plat, LUA15-000026, ECF, SHPL-A, MOD
Dear Mr. Potter:
The City of Renton has reviewed your street modification request to deviate from the
normal code required street frontage improvements associated with your proposed
project. Per RMC 4-6-060 Street Standards for residential zoned areas, the proposed
project would normally be required to provide half street improvements within a 35 feet
right-of-way width a 0.5 -foot wide curb, 8 -foot wide landscaped planter, and 5 -foot
sidewalk on the development side.
Your modification request, revised date March 18, 2015, is requesting the following:
■ Increase the minimum pavement width from 20 feet to 26 feet (along the
frontages of Lots 1 through 7 and approximately 60 feet of Lot 8) to allow for on -
street parking.
■ Install the required 5 -foot sidewalk adjacent to the vertical curb and locate
required 8- foot landscape strip in a public easement adjacent to the back of
walk along a portion of Lot 8.
■ Install 22 feet of asphalt with vertical curb, no sidewalk or landscaping and/or
match with emergency road extension by Vuecrest Estates.
■ Allow the construction centerline of proposed Road A (as it intersects with Main
Ave S (102nd Ave SE) to be offset by 5 feet (or less) as it relates to the existing
centerline of Main Ave S.
• Eliminate approximately 40 feet of the required 8 -foot landscape planter on the
west side of Main Ave S (near the SE corner of Lot 1) and locate the required 5 -
foot sidewalk adjacent to the vertical curb.
The City of Renton is in support of the five (5) proposed street modifications subject to
the following conditions:
1) The public right-of-way of Road A is coterminous near the end of the driveway
approach of Lot 8 or roughly 100 feet from the west property line. The balance
Renton City H EXHIBIT 21 98057 • rentonwa.gov
Ms. Wayne Potter
Page 2 of 2
April 24, 2015
of Road (the portion of the Road A between the west property line to the
driveway approach of Lot 8) shall be within a temporary fire access easement.
The homeowners association shall ensure maintenance and function of the
secondary paved fire access road, necessary to provide for a safe and effective
secondary access for fire trucks and emergency vehicles, until such time as
5mithers Ave S and Main Ave S are connected with a complete public street. If
for some reason the temporary fire access I, in the future, improved to a public
street with curbs, gutters, landscape strip and sidewalk, and the alignment of the
temporary fire access remains curved to the south of the wetland, then the
developer or HOA shall modify the road from a temporary fire access easement
to a public right-of-way with a pedestrian connectivity.
2) The applicant shall provide a minimum 5 -foot wide concrete sidewalk along the
frontage of Lot 8 to the start of the turning radius of the proposed hammerhead
turnaround, located on the western portion of the lot. Where no hammerhead
turnaround is provided, the 5 -foot wide sidewalk may terminate roughly 100
feet from the west property line. A final landscaping plan and grading and
drainage plan shall be submitted to the Current Plan Reviewer prior to
construction permit approval. The temporary fire access road and hammerhead
turnaround must be located in either an easement or a tract for fire access only.
3) The applicant or the HOA shall provide a 5 -foot wide concrete sidewalk adjacent
to the back of the curb to the west property line along Lot 8 if Vuecrest chooses
to improve the temporary fire access to a public road with a pedestrian
connectivity.
If the public road extension by the adjacent property is not constructed either, prior to
or concurrently with, the Vuecrest Estates II project, then a turnaround (as per City
standards) with a stub to the adjacent property is required to be provided by the
Vuecrest Estates II project. Also, the required right-of-way frontage dedication on Main
Ave S is 4.5 feet (subject to final survey) with a half street paved width of 11 feet
(instead of the proposed 9.5 feet) from the center line of the right-of-way on the
frontage.
In summary, staff supports the request to modify from the required standards in
accordance with criteria in RMC 4-9-250D and on the conditions noted above.
If you have further questions regarding street improvements for this project, please
contact Clark Close at 425-430-7289 or cclose@rentonwa.gov.
Ms. Wayne Potter
Page 2of2
April 24, 2015
Sincerely,
Steve Ting Lee, P.E.
Development Engineering Manager
Cc: C.E. "Chip" Vincent, CED Administrator
Jennifer Henning, Planning Director
Clark Close, Associate Planner
Rohini Nair, Civil Engineer II
PLAN REVIEW COMMENTS LUA15-000026 .m.,...
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Application Date: January 20, 2015
Name: Vuecrest II Short Plat
Plan — Planning Review
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Site Address: 4909 & 4903 Main Ave S,
Renton, WA 98055-5733
Engineering Review Comments Rohini Nair 1425-430-7298 ( rnair@rentonwa.gov
Recommendations: I have reviewed the application for Vuecrest Estates II located at 4903 Main Ave S (PID 3223059097)
and have the following comments:
EXISTING CONDITIONS
WATER Water service will be provided Soos Creek Water and Sewer service District
SEWER Sewer service will be provided Soos Creek Water and Sewer service District
STORM There is existing storm water ditch in the Main Ave S (102nd Ave SE) frontage
STREETS Main Ave S (102nd Ave SE) is a residential street with an existing ROW width of 50 feet with 20 feet half
street ROW width.
CODE REQUIREMENTS
WATER
1. A water availability certificate from Soos Creek Water and Sewer service District was provided. The water connection
is proposed as an extension of the water lines of the Vuecrest Estates development (parcel ID 3123059048) situated to
the west of the site. The Vuecrest Estates development (parcel ID 3123059048) is not yet constructed. Therefore, the
proposed water service connection is approved on condition that the Vuecrest Estates development gets constructed
either before or concurrently with the Vuecrest Estates II development. Otherwise, alternate water service provisions
will be applicable on the Vuecrest Estates II project.
2. Approved water plans from Soos Creek Water and Sewer service District should be provided to the City at the utility
construction permit stage.
3. New hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots.
SANITARY SEWER
I. A sewer availability certificate from Soos Creek Water and Sewer service District was provided. The sewer connection
is proposed as an extension of the sewer lines of the Vuecrest Estates development (parcel ID 3123059048) situated to
the west of the site. The Vuecrest Estates development (parcel ID 3123059048) is not yet constructed. Therefore, the
proposed sewer service connection is approved on condition that the Vuecrest Estates development gets constructed
either before or concurrently with the Vuecrest Estates II development. Otherwise, alternate sewer service provisions
will be applicable on the Vuecrest Estates 11 project.
2. Approved sewer plans from Soos Creek Water and Sewer service District should be provided to the City at the utility
construction permit stage.
SURFACE WATER
1. A drainage plan and drainage report dated January 15, 2015 was submitted by Barghausen Consulting Engineers Inc.
The proposed 8 lot subdivision is subject to Full Drainage review in accordance with the City of Renton Amendments to
the 2009 King County Surface Water Manual. Based on the City's flow control map, this site falls within the Flow Control
Duration Standard, Forested Condition. The project is subject to basic water quality treatment and Level 3 flow control.
Storm water vault that will be located in the adjacent Vuecrest Estates development (parcel ID 3123059048) is proposed
for the project, and the vault will be sized to meet the needs of both the projects. If the adjacent project does not get
constructed either before or concurrently with the Vuecrest Estates 11 development and/or if the storm water
requirements for Vuecrest 11 development is not included in the Storm water Design of Vuecrest development, then
Ran: April 16, 2015 EXHIBIT 22 Page 1 of 6
PLAN REVIEW COMMENTS LUA15-000026 zoP
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Engineering Review Comments Rohini'Nair 1425-430-7298 1 rnair@rentonwa.gov
storm water facility is required to be constructed separately for the Vuecrest Estates 11 project.
There appears to be 2 -Basins with two different discharge locations. Note that flows currently discharging to 102nd Ave
SE cannot be re-routed to the west and may be require separate water quality and flow control treatment. Appropriate
individual lot flow control BMPs will be required to be provided by the project. Final plans and drainage report based on
the required per the City of Renton Amendments to the 2009 King County Surface Water Manual is required to be
submitted with the utility construction permit.
2. A geotechnical report, dated December 15, 2014 was submitted by Earth Solutions NW, LLC. The report identifies the
soils as sand glacial till. These soils will not support infiltration. The geatech report recommendation should be
incorporated in the storm watervault design. Storm water vault will require separate building permit review.
3. The current surface water system development charge (SDC) fee is $1,350.00 per new lot. Fees are payable prior to
issuance of the construction permit and the fee rate that is current at the time of issuance of the utility construction
permit will be applicable and the fees are payable prior to issuance of the construction permit.
4. A Construction Storm water General Permit from Department of Ecology is required since grading and clearing of the
site exceeds one acre.
TRANSPORTATION/STREET
1. Payment of transportation impact fee is applicable on the single family houses. The current transportation impact fee
rate is $2,214.44 per new lot. The transportation impact fee that is current at the time of building permit will be levied.
Payment of the transportation impact fee is due at the time of issuance of the single family building permits.
2. Main Street S (102nd Ave SE) is a residential street with existing half street ROW width of 20 feet. To match the
existing paved width further north on Main Street S (102nd Ave SE), a half street paved width of 11 feet (instead of the
proposed 9.5 feet) from the center line of the ROW is required on the frontage. Frontage improvements including storm
water improvements, 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk is also required to be
provided. This will require a ROW dedication of 4.5 feet (subject to final survey) on the Main Street S (102nd Ave SE)
frontage. City standards include a maximum slope of 4H:1V at the back of sidewalks. A street modification request was
submitted to allow the sidewalk to be located at the back of the curb for a small portion of the 102nd Ave SE (Main
Street S) frontage, which is acceptable to staff. The ROW dedication of 4.5 feet and the 11 feet half street pavement
width along with the frontage improvements is required to be provided by the developer.
3. A public half street (Road A) with improvements is proposed to serve the internal site access needs. The internal
access is proposed to connect with the proposed road of the adjacent the Vuecrest Estates development (parcel ID
3123059048) situated to the west of the site. If the public road extension by the adjacent property is not constructed
either prior to or concurrently with the Vuecrest Estates 11 project to provide a continuous public street, then a
turnaround (as per City standards) with a stub to the adjacent property is required to be provided by the Vuecrest
Estates II project. The developer has included a hammerhead turnaround on Road A. The proposed internal half street
should be designed to meet the City street design standards and code.
The City code requirement for paved width and ROW width for public half street is 20 feet paved surface within a 35 feet
ROW width a 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet sidewalk on the development side are also
included requirements in the code. Storm water improvements are also required to be provided. Street modification
request was submitted for the proposed internal half street Road A. The street modifications for the Road A included
two requests.
Road A from STA 2+50 to STA 7+50 —To provide a 26 feet paved width with on -street parking on one side, along with 0.5
feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk on the development side, within a ROW width
of 41.5 feet. This can be recommended for approval by staff. A 2 feet offset of the paved edge from the property line is
proposed. A chain link fence at the property line is also shown in the proposed section. The maximum slope at the back
of sidewalk, or back of the traveled edge is 4H:1V. Construction easement and permanent slope easement from the
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PLAN REVIEW COMMENTS LUA15-000026.
=g�City offfoo
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Engineering Review Connments Rohini Nair 1425-430-7298 1 rnair@rentonwa.gov 1
north property neighbor may also be required based on plans that will be reviewed during utility construction permit.
The applicant has shown a street section with road having 2% down slope towards the south, with curb and gutter at the
south side, which is acceptable, for the straight portion of the road, The 5 feet centerline offset of the roadway
centerline of proposed Road A with the existing street SE 186th Street is acceptable to staff.
Road A from STA 1+78 to STA 2+50 —A 20 feet wide paved road surface with 0.5 feet wide curb on both sides, 5 feet
wide sidewalk on the south side immediately adjacent to the curb, and landscaping in an easement is acceptable to staff.
An 8 feet wide dear zone (maximum slope of 4H:1V) should be provided between the curb and the drop off. A
pedestrian barrier/fence should be located a minimum 2 feet away from the curb, between the curb and the drop off.
No Parking signs are required to be provided by the developer. The sidewalk should extend until the turnaround. The
applicant has shown a street section with road having 2% down slope towards the south, with curb and gutter at the
south side, which is acceptable to staff.
Road A from STA 0+63 to STA 1+78 — A 20 feet wide paved road surface with 0.5 feet wide curb on both sides is
proposed. An 8 feet wide clear zone (maximum slope of 4H:1V) should be provided between the curb and the drop off. A
pedestrian barrier/fence should be located a minimum 2 feet away from the curb, between the curb and the drop off.
No Parking signs are required to be provided by the developer, The applicant has shown a street section with road
having 2% down slope towards the south, with curb and gutter at the south side, which is acceptable to staff.
Staff condition of recommendation of the modifications for proposed Road A includes possible easements for cross
slope (based on review of engineering plans submitted at utility construction permit. Staff also recommends the
condition that the drainage from the site should not discharge onto the adjacent property.
4. Adequate sight distance should be provided at the proposed intersection of the new half street with Main Ave S
(102nd Ave SE).
5. No lot is proposed to gain direct access from 102nd Ave SE (Main Street S). The individual driveways shall be as per
RMC 4-4-060.
6. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements.
7. Street lighting is required for this plat on the frontage and on the internal access road. LED lighting plans will be
included with the civil plan submittal.
GENERAL COMMENTS
1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility
plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
2. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural
calculations and plans shall be submitted for review by a licensed engineer. Special Inspection is required.
3. A tree removal and tree retention/protection plan and a separate landscape plan shall be included with the civil plan
submittal.
............................ .
Fire Review - Building Comments Corey Thomas ( 425-430-7024 { cthomas@rentonwa:gov
Recommendations: Environmental Impact Comments:
The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid prior to recording the
plat. Credit is granted for the removal of one existing home.
Code Related Comments:
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet
(including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be
required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the
fire flow goes up to 1,500 gpm. There is one existing fire hydrant in this area and it meets current code. A water
Ran: April 16, 2015 Page 3 of 6
PLAN REVIEW COMMENTS LUA15-000026,
City of
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Fire Review - Building Comments - Corey Thomas 1425-430-7024 ] cthomas@rentonwa.gov
availability certificate is required from Soos Creek Water and Sewer District.
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. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. An approved 90
foot diameter cul-de-sac type turnaround is required for dead end streets over 300 feet long. Per city ordinance all
homes beyond 500 feet dead end will require an approved fire sprinkler system.
3. Renton Fire Department is in favor of the proposed street improvement variances allowing wider roadways and more
on street parking and also secondary access to the adjacent plat of Vuecrest. We are also supportive of the list of special
conditions as outlined from the applicant in their letter to the city dated March 20, 2015.
Planning Review Comments Clark Close 1425-430-7289 k cclose@rentonwa.gov'
Recommendations:
1. RMC section 4 4 030.C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday
through Friday unless otherwise approved in advance by the Development Services Division.
2. 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 is by permission only. No
work is permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plants 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.
Police Review Comments Cyndie Parks 1425-430-75211 cpar.ks@rentonwa.gov
Recommendations: Estimated Calls for Service Annually: 8
Minimal impact on police services.
Technical Services Comments Bob Mac Onle 1425-430-7369 1 bmaconie@rentonwa.gov
Recommendations: Short Plat: Bob Mac Onie 2/6/2015
Note the City of Renton land use action number and land record number, LUA15-000026 and LND 20-0618, respectively,
on the final short plat submittal. The type size used for the land record number should be smaller than that used for the
land use action number.
The dedication of right of way for short subdivisions requires a separate Deed of Dedication; provide a space to the
recording number of same on the short plat. The Deed of Dedication document includes both a legal description exhibit
and a map exhibit of the dedicated parcel. The legal description exhibit should be prepared, stamped, dated and signed
by the applicant's surveyor. The surveyor should also prepare the map exhibit. The dedication process requires an
updated Plat Certificate dated within 45 days of approval of said dedication. Talk to the Project Manager if there are
questions or further information is needed.
Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties
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PIAN REVIEW COMMENTS LUA15-000026
f"`t�>ty of
m Y R
Technical Services Comments Bois Mac Onie 1425-430-7365 ( bmaconie@rentonwa.gov
have been provided.
A licensed surveyor must prepare, stamp, sign and date the final short plat submittal.
Note the Purpose, intended ownership and restrictions for the Tract created by this subdivision?
Do not use the City's title block or "SEAL" on the final submittal; this document is not a product of, or for the City.
Provide sufficient information to determine how the plat boundary was established.
Provide short plat and lot closure calculations.
Note what was found when visiting the existing monuments.
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.
Include the addresses from the attached for the proposed lots on the final short plat drawing.
Do note encroachments, if any.
Do include a "LEGEND" block for the short plat drawing, detailing any symbols used thereon.
Note all easements, covenants and agreements of record on the drawing. The title report reveals that there are
exceptions concerning coal and mineral rights recorded under Rec. No. 3414206, and there is an agreement between
the current short plat owner and a neighboring property owner regarding use of a portion of the boundary straddling
lawn (Rec. NO. 20131009000726 and 20131022001138).
Note any relevant researched resources on the short plat submittal.
Note the plat name and lot/tract numbers of the adjoining properties or note as "Unplatted" (most of the properties to
the north and south of the subject site are "unplatted"). The names of the property owners and their tax lot numbers
should be removed from the final submittal.
The City of Renton Administrator, Public Works Department, is the only city official who signs the final short plat.
Provide an appropriate approval block and signature line. Pertinent King County approval blocks also need to be noted
on the drawing.
All vested owner(s) of the subject final short plat need to sign the final short plat submittal. Include notary blocks as
needed (a corporate notary block is needed for the current property owner).
Include a declaration block on the drawing, titled "OWNERS' DECLARATION" not "CERTIFICATION" or other.
Remove all references to building setback lines. Setbacks will be determined when building permits are issued.
Do not include "ENGINEER", "SURVEYOR", "SOIL ENGINEER", "DEVELOPER/OWNER","BIOLOGIST" and "ARBORIST"
blocks on the submittal, Do not include any of the utilities and services listed under the "Utilities/Services" block.
Remove the minimum lot area, average lot area, minimum lot area allowed, square footage of land in private access
easements, proposed net density, density allowed by code, existing zoning and required min. setbacks in the "SITE
DATA" block.
It is assumed that the 10' utility easement, noted over the northerly 10' of all of the proposed short plat lots is public.
Easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, can be
recorded concurrently with the final short plat. The final short plat drawing and the associated document(s) are to be
given to the Project Manager as a package. The recording number(s) for the associated document(s) are to be
referenced on the final short plat drawing. Provide spaces for the recording numbers thereof.
If there are private easements (new easements for ingress, egress, utilities, etc. shown for the benefit of future owners
of the proposed lots) each will need a note defining the rights associated with the easement at issue. Since these new
"proposed" easements shown aren't "granted and conveyed" until the benefited and/or burdened lots are conveyed to
others add the following language on the face of the short plat drawing:
DECLARATION OF COVENANT:
The owners of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by
signing hereon covenant and agree to convey the beneficial interest in the new private easements shown on this short
plat to any and all future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as
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PLAN REVIEW COMMENTS LUA15-000026
Technical services Comments Bob Mac Onie 1425-430-7369 I bmaconie@rentonwa.gov
shown on this short plat.
The preceding statement obligates the seller of the lots created to "expressly grant and convey" the lots "together with
and/or subject to" any new private easements delineated on the short plat in the conveying document.
A private ingress, egress and utility easement require a "New Private Easement for Ingress, Egress and Utilities
Maintenance Agreement" statement.
community services comments Leslie Betlach { 425-430-6619 j Ibetlach@rentonwa.gov
Recommendations:
A. Parks impact fee per Ordinance 5670 applies.
B. See page 2C—code related comments.
C. Street trees: On 102 Avenue SE (Main) do not use Tilic Cordata Greenspire—poor variety, overhead utility (electric
lines), use only trees that attain a small mature height, (e.g. Acer truncatun X platanoides, T. Cordata "Summer Sprite').
10. On Road—use only trees that attain a large mature height (e.g. Tilic Cordata—but not Greenspire) –Tree at SW
corner of Road A and 102 Avenue shall not be planted closer than 40 feet from stop sign.
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DEPARTMENT OF COMMUNITY D City of
AND ECONOMIC DEVELOPMENT
r
ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE
- MITIGATED (DNS -M)
PROJECT NUMBER: LUA15-000026, ECF, SHPL-A, MOD
APPLICANT: KBS III LLC - Kolin Taylor (AKA - KBS Development Corp.), 12320 NE 8`h
St, Ste 100, Bellevue, WA 98005
PROJECT NAME: Vuecrest II Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of an 8 -lot short plat totaling
106,680 square feet (sf) or 2.45 acres for the future development of 8 single-family houses. The subject property
is located in the Residential -8 zoning district. The proposed lots range in size from 7,558 sf to 17,248 sf in area
with an average lot size of 8,948 sf. The site also contains a critical area tract (Tract A) that is 8,404 sf. The
residential density is 4.42 dwelling units per net acre. Access to the site is from Main Ave S (102nd Ave SE) from
SE 192nd St. The proposed roadway will be extended to the west property line for a future secondary fire access
road extension by the proposed Plat of Vuecrest Estates (LUA13-000642). The applicant is also requesting a
modification from street improvements in order to provide secondary access for the adjacent plat to the west,
provide additional on -street parking, and preserve existing trees. The applicant has submitted a Critical Areas
Study, Tree Protection Plan, Geotechnical Engineering Study, and a Preliminary Technical Information Report
with the application.
PROJECT LOCATION: 4909 Main Ave S
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 May 15, 2015.
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.
DEPARTMENT Of COMMUNITY
AND ECONOMIC DEVELOPMENT
PUBLICATION DATE: May 1, 2015
DATE OF DECISION; April 27, 2015
Woop—city�of
SIGNATURES:
Gregg ZimrAerhX,Administrator Mark Peterson, Administrator
Public Works Department Dae Fire & Emergency Services Date
Terry Higashiyama, Administrator
Community Services Department
�-J.R-77 �
Date
C.E. "Chip" Vincent, Administ tar
Department of Community & Date
Economic Development
Denis Law city
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Mayor � ___ _
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April 24, 2015 Community & Economic Development Department
C.E."Chip"Vincent, Administrator
Wayne Potter
Novastar Development, Inc.
18215 72nd Ave S
Kent, WA 98032
RE: Street Modification Request
Vuecrest 11 Short Plat, LUA15-000026, ECF, SHPL-A, MOD
Dear Mr. Potter:
The City of Renton has reviewed your street modification request to deviate from the
normal code required street frontage improvements associated with your proposed
project. Per RMC 4-6-060 Street Standards for residential zoned areas, the proposed
project would normally be required to provide half street improvements within a 35 feet
right-of-way width a 0.5 -foot wide curb, 8 -foot wide landscaped planter, and 5 -foot
sidewalk on the development side.
Your modification request, revised date March 18, 2015, is requesting the following:
• Increase the minimum pavement width from 20 feet to 26 feet (along the
frontages of Lots 1 through 7 and approximately 60 feet of Lot 8) to allow for on -
street parking.
• Install the required 5 -foot sidewalk adjacent to the vertical curb and locate
required 8- foot landscape strip in a public easement adjacent to the back of
walk along a portion of Lot 8.
• Install 22 feet of asphalt with vertical curb, no sidewalk or landscaping and/or
match with emergency road extension by Vuecrest Estates.
■ Allow the construction centerline of proposed Road A (as it intersects with Main
Ave S (102nd Ave SE) to be offset by 5 feet (or less) as it relates to the existing
centerline of Main Ave S.
■ Eliminate approximately 40 feet of the required 8 -foot landscape planter on the
west side of Main Ave S (near the SE corner of Lot 1) and locate the required 5 -
foot sidewalk adjacent to the vertical curb.
The City of Renton is in support of the five (5) proposed street modifications subject to
the following conditions:
1) The public right-of-way of Road A is coterminous near the end of the driveway
approach of Lot 8 or roughly 100 feet from the west property line. The balance
Renton City Hall . 1055 South Grady Way - Renton, Washington 98057 . rentonwa.gov
Ms. Wayne Potter
Page 2 of 2
April 24, 2015
of Road (the portion of the Road A between the west property line to the
driveway approach of Lot 8) shall be within a temporary fire access easement.
The homeowners association shall ensure maintenance and function of the
secondary paved fire access road, necessary to provide for a safe and effective
secondary access for fire trucks and emergency vehicles, until such time as
Smithers Ave S and Main Ave S are connected with a complete public street. If
for some reason the temporary fire access I, in the future, improved to a public
street with curbs, gutters, landscape strip and sidewalk, and the alignment of the
temporary fire access remains curved to the south of the wetland, then the
developer or HOA shall modify the road from a temporary fire access easement
to a public right-of-way with a pedestrian connectivity.
2) The applicant shall provide a minimum 5 -foot wide concrete sidewalk along the
frontage of Lot 8 to the start of the turning radius of the proposed hammerhead
turnaround, located on the western portion of the lot. Where no hammerhead
turnaround is provided, the 5 -foot wide sidewalk may terminate roughly 100
feet from the west property line. A final landscaping plan and grading and
drainage plan shall be submitted to the Current Plan Reviewer prior to
construction permit approval. The temporary fire access road and hammerhead
turnaround must be located in either an easement or a tract for fire access only.
3) The applicant or the HOA shall provide a 5 -foot wide concrete sidewalk adjacent
to the back of the curb to the west property line along Lot 8 if Vuecrest chooses
to improve the temporary fire access to a public road with a pedestrian
connectivity.
If the public road extension by the adjacent property is not constructed either, prior to
or concurrently with, the Vuecrest Estates II project, then a turnaround (as per City
standards) with a stub to the adjacent property is required to be provided by the
Vuecrest Estates 11 project. Also, the required right-of-way frontage dedication on Main
Ave S is 4.5 feet (subject to final survey) with a half street paved width of 11 feet
(instead of the proposed 9.5 feet) from the center line of the right-of-way on the
frontage.
In summary, staff supports the request to modify from the required standards in
accordance with criteria in RMC 4-9-250D and on the conditions noted above.
If you have further questions regarding street improvements for this project, please
contact Clark Close at 425-430-7289 or cclose@rentonwa.gov.
Ms. Wayne Potter
Page 2 of 2
April 24, 2015
Sincerely,
r
Steve Ting Lee, P.E.
Development Engineering Manager
Cc: C.E. "Chip" Vincent, CED Administrator
Jennifer Henning, Planning Director
Clark Close, Associate Planner
Rohini Nair, Civil Engineer II
Denis Law �1.ty of,
Maor
y j
March 30, 2015 Community & Economic Development Department
C.E."Chip"Vincent, Administrator
Wayne Potter
Novastar Development, Inc.
1,215 72n8 Ave S
Kent, WA 98032
SUBJECT: "Off Hold" Notice
Vuecrest II Short Plat, LUA15-000026, ECF, SHPL-A, MOD
Dear Mr. Potter:
+ tF k
-±j
Thank you for submitting the additional materials requested in the March 3, 2015 letter
from the City. Your project has been taken off hold and the City will continue review of
the Vuecrest It Short Plat.
The Short Plat has been rescheduled for Environmental Review on April 13, 2015. If you
have any questions, please contact me at (425) 430-7289.
Sincerely,
Clark H. Close
Associate Planner
cc: DBS Ilk, LLC, Kolin Taylor / owner(s)
MacKenzie; Rasmussen; Briere / Party(ies) of Record
File LUA15-000026, ECF, 5HPL-A, MGD
Renton City Hall . 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov
%A�
Clark H. Close
Associate Planner
City of Renton
Community and Economic Development
1055 South Grady Way
Renton, WA 98057
W:A1.. s I,AVM, ;1:( -- 171 moi; C i_rd€_I;i
March 23, 2015
COURIER DELIVERY
^k -
RE. VEL)
JV'4,y 2 4 2015
CITY Ot
RE: Preliminary Short Plat Re -submittal for Vuecrest 11
City of Renton Application File No. LUA15-000026, ECF, SHPL-A, MOD
BCE .fob No. 172541 NS .lob No. 9582
Dear Clark:
On behalf of the KBS Development Corporation, we are re -submitting the following documents and
drawings for your review pursuant to your March 3, 2015 comments ("On Hold" Notice),
1. Twelve (12) copies of the "Revised" Preliminary Short Plat Cover Sheet and Plan prepared by
Barghausen Consulting Engineers, Inc. dated March 19, 2015 (Sheet 1 of 6)
2. Five (5) copies of the Conceptual Landscape Plan prepared by Barghausen Consulting
Engineers, Inc, dated March 20, 2015 (Sheet 5 of 6)
3. Four (4) copies of the Tree Retention Plan prepared by Barghausen Consulting Engineers,
Inc. dated March 19, 2015 (Sheet 6 of 6)
4. Five (6) copies of the Utility Plan prepared by Barghausen Consulting Engineers, Inc. dated
March 19, 2015 (Sheet 4 of 6)
5. Twelve (12) copies of the Conceptual Grading and Drainage Plan prepared by Barghausen
Consulting Engineers, Inc. dated March 19, 2015 (Sheet 2 of 6)
6, Eleven (11) copies of the Road Profiles prepared by Barghausen Consulting Engineers, Inc.
dated March 19, 2015 (Sheet 3 of 6)
7. Twelve (12) copies of the revised City of Renton Density Worksheet dated March 23, 2015
8_ Four (4) copies of the 'Revised" Application for Road Modification prepared by Barghausen
Consulting Engineers, Inc. dated March 18, 2015
9. Four (4) copies of the WSDOT Guardrail Requirements Memo prepared by Barghausen
Consulting Engineers, Inc., dated March 19, 2015
10. Four (4) copies of the Proposes List of Special Conditions letter prepared by David Halinen,
Attorney at Law, dated March 20, 2015
18215 72ND AVLNUI-. iOUM KLN's; VIA J3032 (425) 251-611 426j FAX FAX L' a �+WW.IQOVA7.liiARDI.Di.L;Gi r
4
1pw
Clark H. Close
Associate Planner
City of Renton
Community and Economic Development -2- March 23, 2015
11. One $.5- by 11 -inch photographic reduction of each of the full-size plan sheets and one
(1) regular photocopy of each photographic reduction
12. One CD containing electronic copies of all plan sheets
The enclosed plans have been revised to take in account the comments outlined in your March 3, 2015
"On Hold" Notice letter as well as the various items discussed and agreed upon in the March 12, 2015
meeting at City Nall.
I am confident that the plans/documents address all of the concerns raised by Public Works and Traffic.
Please contact me if you have any questions and/or need any additional information. Thank you.
Respectfully,
G. Wayne Potter
Vice President
GWP/dm
17254c.002.doc
enc: As Noted
cc: Kolin Taylor, KBS Development Corporation (w/enc)
David Halinen, Attorney -at -Law, (w/enc)
Bryan Schwartz, P.E., Barghausen Consulting Engineers, Inc.
Tim Tobin, Barghausen Consulting Engineers, Inc.
Sandy Bailey, Novastar Development, Inc.
MEMORANDUM
DATE: March 19, 2015
TO: Clark H. Close
Associate Planner
City of Renton
Community and Economic Development
1055 South Grady Way
Renton, WA 98057
FROM: Bryan M. Schwartz, P.E.
RECEIVED
MAR 2 4 2015
CITY OF RENTON
PLAN1'T�',i—� !)+Vision
RE: WSDOT Guardrail Requirements
Vuecrest II
City of Renton Application File No. LUA15-000026, ECF, SHPL-A, MOD
This memorandum has been prepared to explain our understanding of the WSDOT Design Manual
regarding traffic barrier (guardrail) requirements for fill slopes. There are two pages attached to this
memorandum from the WSDOT Design Manual.
The first attached page (page 1600-5 from the WSDOT Design Manual) includes general guidance for
determining when traffic barriers (guardrails) are required for Fill Slopes_ As highlighted on page 1600-5,
Fill slopes can present a risk to an errant vehicle with the degree of severity dependent upon the
slope and height of the fill. Providing fill slopes that are 4H:1 V or flatter can mitigate this condition_
If flattening the slope is not feasible or cost-effective, the installation of a barrier might be
appropriate_ Exhibit 1600-6 represents a selection procedure used to determine whether a fill
sideslope constitutes a condition for which a barrier is a cost-effective mitigation. The curves are
based on the severity indexes and represent the points where total costs associated with a traffic
banter are equal to the predicted cost of collisions over the service life for selected slope heights
without traffic barrier. if the ADT and height of fill intersect on the "Barrier Recommended" side of
the embankment slope curve, then provide a barrier if flattening the slope is not feasible or cost-
effective.
Exhibit 1600-6 (Guidelines for Embankment Barrier) from the WSDOT Design Manual has been included
with this memorandum as well_ We have added some highlighting & text boxes to Exhibit 1600-6 to
explain how we interpret this exhibit. A retaining wall is an embankment steeper than 1 1I2H:1 V;
therefore the top line is used on the graph. Per the Renton Municipal Code, the ADT for Residential
Access Streets is 0-3000. As the key legend indicates, for conditions that occur on or above the
embankment slope curve, a traffic barrier is not recommended. As a result, for an ADT of 3,000, a traffic
barrier is not recommended for an embankment (retaining wall) height of less than or equal to 6 -feet.
Memo.docx
Chapter 9600
1600.04 Mitigation Guidance
Roadside Safety
There are three general categories of features to be mitigated: sideslopes, fixed objects, and water.
This section provides guidance for determining when these objects present a significant risk to an
errant motorist. For each case, the following conditions need added consideration:
• Locations with high expected collision frequency.
• Locations with pedestrian and bicycle usage. (See Chapters 1510, Pedestrian Design
Considerations, 1515, Shared -Use Paths, and 1520, Roadway Bicycle Facilities.)
• Playgrounds, monuments, and other locations with high social or economic value.
• Redirectional land forms, also referred to as earth berms, were installed to mitigate objects
located in depressed medians and at roadsides. They were constructed of materials that
provided support for a traversing vehicle. With slopes in the range of 2H:1 V to 3 H:1 V,
they were intended to redirect errant vehicles. The use of redirectional land forms has
been discontinued as a means for mitigating fixed objects. Where redirectional land forms
currently exist as mitigation for a fixed object, provide designs where the feature they were
intended to mitigate is removed, relocated, made crashworthy, or shielded with barrier.
Landforms may be used to provide a smooth surface at the base of a rock cut slope.
The use of a traffic barrier for features other than those described below requires justification.
1600.04(7) Side Slopes
1600.04(1)(a) Fill Slopes
Fill slopes can present a risk to an errant vehicle with the degree of severity dependent upon
the slope and height of the fill. Providing fill slopes that are 4H:1 V or flatter can mitigate this
condition. If flattening the slope is not feasible or cost-effective, the installation of a barrier
might -be appropriate. Exhibit 1600-6 represents a selection procedure used to determine whether
a fill sideslope constitutes a condition for which a barrier is a cost-effective mitigation. The
curves are based on the severity indexes and represent the points where total costs associated
with a traffic barrier are equal to the predicted cost of collisions over the service life for selected
slope heights without traffic barrier. If the ADT and height of fill intersect on the "Barrier
Recommended" side of the embankment slope curve, then provide a barrier if flattening the
slope is not feasible or cost-effective.
Do not use Exhibit 1600-6 for slope design. Design slopes consistent with guidance in Chapters
1130 and 1230, evaluating designs with clear, traversable slopes before pursuing a barrier option.
AIso, if Exhibit 1600-6 indicates that barrier is not recommended at an existing slope, that result
is not justification for a deviation. For example, if the ADT is 4,000 and the embankment height
is 10 feet, barrier might be cost-effective for a 2H:1 V slope, but not for a 2.5H:1 V slope. This
process only addresses the potential risk of exposure to the slope. Obstacles on the slope can
compound the condition. Where barrier is not cost-effective, use the recovery area formula
to evaluate fixed objects on critical fill slopes less than 10 feet high.
1600.04(1)(b) Cut Slopes
A cut slope is usually less of a risk than a traffic barrier. The exception is a rock cut with a rough
face that might cause vehicle snagging rather than providing relatively smooth redirection.
WSDOT Design Manual M22.01.10 Page 1600-5
July 2013
Roadside Safety
0
Embankment 1 Wall
heights less than 5
or equal to 6 -feet
do not require a
guardrail.
m 10
25
30 --
Chapter 1600
Per Renton Municipal Code,
the ADT for Residential
Access Streets is 0-3,000
ADT
8000
1000 2000 3000 4000 5000 6000 7000 or more
Embankment slope 1 112 HIV or steeper (retaining wall}
1
Embankmnt nope e2H-1V
Embankment slope
---2112H- Vto less than 3H:1V
Key:
Note:
Routes with ADTs under 400 may be evaluated on a case-by-case basis.
Guidelines for Embankment Barrier
Exhibit 1600-6
Page 1600-20 WSDOTDesign Manual M22.01.10
July 2013
Below curve: barrier
1
recommended on
new installations
On or above curve:
barrier not recommended
Note:
Routes with ADTs under 400 may be evaluated on a case-by-case basis.
Guidelines for Embankment Barrier
Exhibit 1600-6
Page 1600-20 WSDOTDesign Manual M22.01.10
July 2013
REVISED -MARCH 23 ^015 Print Form Reset Form
-00
DEPARTMENT OF COMMUNITY r r't`'°f�'�
AND ECONOMIC DEVELOPMENT
DENSITY WORKSHEET
Planning Division
1055 South Grady Way -Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
1.
Gross area of property
106,680
2.
Deductions: Certain areas are excluded from density
calculations.
These include:
Public Streets* 26,696
square feet
Private access easements* 0
square feet
Critical Areas** 1,126
square feet
Total excluded area:
27822
3.
Subtract line 2 (total excluded area) from line 1 for
net area
78,858
4.
Divide line 3 by 43,560 for net acreage
1.8103
S.
Number of dwelling units or lots planned
8
6.
Divide line 5 by line 4 for net density
4.4191
*Alleys (public or private) do not have to be excluded.
square feet
square feet
square feet
acres
units/lots
= dwelling units/acre
**Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations including very high
landslide areas, protected slopes, wetlands, or floodways." Critical Areas buffers are not
deducted/excluded.
RECEIVED
MAR 2 4 7015
CITY OF RENTON
PLANNING DIVISION
I
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\dersity.doc Rev: 02/2015
Street Modification - Road Standards
Vuecrest II Short Plat
4909 Main Avenue South RECEIVED
Renton, Washington 98057
(Tax Parcel No, 322305-9097) MAR 2 Q 2015
January 15, 2015; Revised March 18, 2015 CITY OF RENTON
PL{1;1 NTNG "ivi ioN
Project Location:
The project site (2.4 acres on Tax Lot No. 3223059097) is located at southeast corner of 102nd Avenue
S.E. and S.E. 186th Street (if extended), Renton, Washington. (See attached site plan, vicinity map, and
legal description).
Project Scope:
The project proposal is an eight -lot single-family detached subdivision known as the Preliminary Short
Plat of Vuecrest II and is located in the R-8 zone (R-6 interim). The R-6 "interim" zone requires a
minimum lot size of 7,000 square feet, minimum lot width of 60 feet for interior lots, and 70 feet for corner
lots. The average lot size is 9,124 square feet with the smallest lot being 7,678 square feet (Lot 7) and
the largest lot being 17,789 square feet (Lot 8). The overall project density is 4.35 dwelling units per net
acre. All lots within this proposal either meet or exceed the R-6 "interim" zoning development standards
The project development has 0.19 acre (or 7.8%) of on-site critical area (Class 11 wetland) which requires
a 50 -foot buffer and proposes to retain 30% (or 11 trees) of the on-site healthy significant trees.
The proposed lots will be served by an on-site half street public roadway (Road & approximately 690
feet) which is located along the north property line and will be installing street frontage improvements
(approximately 168 feet) along 102nd Avenue S.E. Water, sewer, and storm (including dry utilities) will
be installed/extended to serve all lots and storm drainage detention will be provided off site (within the
Plat of Vuecrest Estates, City file No. LUA13-000642).
Modification Request:
The proposed on-site roadway (Road A) has been designed (as required by RMC 4-6-060) as a "half
street" residential roadway. However, in an effort to provide a secondary access for the adjacent plat of
Vuecrest Estates (located to the west) and to provide additional parking, we are requesting the following
modification to RMC 4-6-060:
Increase the minimum pavement width from 20 feet to 26 feet (along the frontages of Lots 1
through 7 and approximately 60 feet of Lot 8) to allow for on -street parking (see attached
Preliminary Grading and Drainage Plan with "Cross Section B',' STA 2+50 to STA 7+50).
Install the required 5 -foot sidewalk adjacent to the vertical curb and locate required eight foot
landscape strip in a public easement adjacent to the back of walk along a portion of Lot 8; (see
attached Preliminary Grading and Drainage Plan with "Cross Section C'; STA 1+78 to STA
2+50).
• Install 22 -feet of asphalt with vertical curb, no sidewalk or landscaping and/or match with
emergency road extension by Vuecrest Estates (see attached Preliminary Grading and Drainage
Plan with "Cross Section D'; STA 0+6 to STA 1+78).
- 1 -
17254.007.docx
• Allow the construction centerline of proposed Road A (as it intersects with 102"d Avenue S.E.) to
be offset by 5 feet (or less) as it relates to the existing centerline of 102fl°f Avenue S. E.
Also, "half street" improvements are required pursuant to RMC 4-6-060 along the existing plat frontage of
102nd Avenue S.E. (residential street). In an effort to retain 30% of the on-site healthy significant trees
(required by RMC 4-4-130), we are requesting the following modification to RMC 4-6-460 to protect
several significant trees by reducing construction improvements within the critical Root Protection Zone
(RPZ):
Eliminate approximately 40 feet of the required 8 -foot landscape planter on the west side of
102nd Avenue S.E. (near the S.E. comer of Lot 1) and locate the required 5 -foot sidewalk
adjacent to the vertical curb (see attached Preliminary Grading and Drainage Plan, Sheet 2 of 4).
Modification Decision Criteria:
As outlined in the RMC 4-9-250(D)(2), the City of Renton Planning/Building/Public Works Department
must review the modification request and base their decision pursuant the following criteria (following
each of the 6 criteria, the applicant provides a responsefjustification):
a. Substantially implements the policy direction of the policies and objective of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these policies and
objectives.
Response/Justification: The proposed modifications to the road standards as requested will not
inhibit the implementation of the policies and objectives of the Comprehensive Plan Land Use
Element and the Community Design Element for the Vuecrest 11 Short Plat. The proposed
modifications are a direct result of efforts being pursued to provide a needed "secondary
emergency access" that is being required by the City of Renton for the Plat of Vuecrest Estates
(File No. LUA13-000642) to increase public safety/welfare and to meet the Tree Retention
requirements found in RMC 4-6-060.
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment.
Response/Justification: The proposed modifications to Road A and 102nd Avenue S.E. will
continue to meet the objectives of safety, function, appearance, environmental protection, and
maintainability intended by the Code requirements. The requested modifications are needed to
provide the needed secondary emergency access for public safety and warfare, increase on-site
parking, and protect environmental protection to significant trees due to the following constraints.-
In
onstraints.
in an effort to provide the needed secondary emergency access for Vuecrest Estates,
maintain a useable building pad for Lot 8, and provide protection the existing wetland in
Tract A, the relocation of the sidewalk to the back of curb along Road A (approximately 74
feet) is needed and warranted. The proposed project will provide the required 10 -foot on-site
landscaping for Lot 8 (per RMC 404-070.F) and in addition, include the required street trees
to be maintained by the lot owner.
• The additional 6 feet of asphalt along the frontages of Lots 1 through 7 and a portion of Lot 8
will provide the needed parking and ultimately reduce the amount of half street improvements
needed by the future developer of the property to the north (Tax Lot No. 3223059171,
Mackenzie).
- 2 - 17254.007.docx
Significant Trees are to be protected as required by RMC 4-$-060, and based on the
recommendations of the project arborist (Galen Wright, Washington Forestry Consultants,
Inc.), and the improvements (approximately 40 feet) need to be relocated as far east as
possible so as not to impact the RPZ (Root Protection Zones) of trees No_ 2 and 3 as
referenced in Washington Forestry Consultants, Inc. Tree Protection Plan dated
December 19, 2014. However, we are proposing to continue required 10 -foot on-site
landscaping within this area to maintain the proper landscape appearance as required by
code.
c. Will not be injurious to the other property(ies) in the vicinity.
Response/Justification: No adjacent properties within the vicinity of the project will be impacted
by the modification request. The functionality and intent of the road standards will be met.
d. Conforms to the intent and purpose of the Code.
Response/Justification: As outlined in section "b" above, the proposed modification will continue
to meet the intent and purpose of the Road Standard Codes and also "improve" public safety and
welfare by providing a secondary access (Road A) in the event of a public emergency.
e. Can be shown to be justified and required for the use and situation intended.
Response/Justification: As outlined in section "b" above, the proposed modifications are justified
to provide public safety, protect the environment (significant trees and wetland), and allow the
property owner to obtain a useable building envelope for Lot 8.
f. Will not create adverse impact to other property(ies) in the vicinity.
Response/Justification: The proposed modifications requested will not create an adverse impact
to other properties. As stated earlier, the approval of the modification to Road A will increase
public safety by providing a secondary access in the event of an emergency.
- 3 _ 17254.007.docx
V
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VICINITY MAP
SITS
EXHIBIT 'W'
Legal Description
The north half of the north half of the Southwest Quarter of the Northwest Quarter of the Southwest Quarter of Section 32
in Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington',
Except portion lying thereof within 102nd Avenue S.E. right of way.
Subdivision Guarantee/Certificate Printed: 01.07.15 @ 06:10AM
Page 3 wA,CT-FNSE-02150.622475-SPS-1.15-3030466---TU
i ME
HA__ IEN LAW
David I Flalini�r. PE Attorney x Law
davidhalinen@halinenlaw corn
Seattle • 206.443.4684 • Tacoma • 253.627.6680 • Fax • 253.272.9876 • Cell • 206.713.0992
Halinen Law Offices, P.S. - 1019 Regents Blvd Ste 202 Fircrest, WA 98466-6037 • halinenlaw.com
March 20, 2015
VIA US MAIL AND EMAIL (cclose(dlrcntonwa.gov)
City of Renton Department of Community
and Economic Development
Planning Division
1055 S. Grady Way, Sixth Floor
Renton, Washington 98057
Attn: Clark Close, Associate Planner
RECEIVED
MAR 2 4 2015
CITY OF RFNTON
PLANNING DIVISION
RE: Vuecrest II Preliminary Short Plat application under review
(Renton File No. LUA15-000026)
Proposed list of special conditions of preliminary short plat approval (supersedes
and replaces the proposed list of special conditions of preliminary short plat approval
contained in my February 24, 2015 letter to you)
Dear Mr. Close:
In follow-up to the meeting concerning the Vuecrest H Preliminary Short Plat application
that Kohn Taylor (manager of my client KBS III, I,t,C "KBS"—the Vuecrest II applicant),
Wayne Potter of Novastar Development, Inc., and civil engineer Bryan Schwartz, PE of
Barghausen Consulting Engineers, Inc. and I had with you and with CED civil engineers Steve
Lee and Rohini Nair on Thursday. March 12 at Renton City Hall, I am writing on behalf of KBS
to provide you a revised and expanded proposed list of special conditions of preliminary short
plat approval. (This letter supersedes and replaces my letter to you dated February 24, 2015, a
letter in which I had set forth an earlier proposed list of special conditions of preliminary short
plat approval.)
In addition to addressing sewer service for the proposed Vuecrest II short plat
development, the list of special conditions proposed on pages 2 to 5 of this letter has been
designed to address the possibilities that, by the time that Vuecrest II is otherwise ready for
final short plat approval and recording,
(1) A public street through the site of the proposed Vue Crest Estates
subdivision development (APN 3123059048) from (a) existing Smithers
Avenue South at the north end of the proposed Vue Crest Estates
subdivision development site through that site to (b) the west boundary of
City of Renton Department of Community
and Economic Development
Planning Division
Attn: Clark Close, Senior Planner
March 20, 2015
Page 2
the Vuecrest II parcel to connect with proposed Road A of the Vuecrest H
short plat (one offsite roadway option that KBS understands is currently
being considered as part of the Vue Crest Estates development) (i) may or
may not be pursued by the Vue Crest Estates developer and (ii) even if
that roadway option is pursued by the Vue Crest Estates developer, the
public street contemplated by that option may or may not be completed
and dedicated to the City of Renton; or
(2) A combination of both (a) a public street through a portion of the site of
the proposed Vue Crest Estates subdivision development from (i) existing
Smithers Avenue South to (ii) a southeasterly portion of the Vue Crest
Estates site and (b) an "emergency access only" road from that public
street to the west boundary of the Vuecrest II parcel (with removable
bollards to be installed at or near the boundary) to connect with proposed
Road A of the Vuecrest If short plat (that combination being another
offsite roadway option that KBS understands is currently being considered
as part of the Vue Crest Estates development by the City and by the Vue
Crest Estates developer) (A) may or may not be agreed to by the City
and/or Vue Crest Estates developer and (B) even if that offsite roadway
combination is agreed to by the City and the Vue Crest Estates developer,
that combination may or may not be completed and dedicated to the City
of Renton; and/or
(3) A joint stormwater detention and water quality facility that KBS and the
Vue Crest Estates preliminary plat applicant (Harbour Homes) are
planning on the Vue Crest Estates site (to provide stormwater detention
and meet water quality requirements for both the Vue Crest Estates
development and the Vuecrest II short plat development) may or may not
be available.
In view of the above, here is the list of special conditions of preliminary short plat
approval that KBS now proposes:
(1) Prior to or contemporaneously with final approval and recordation of the
short plat:
(a) Either one of the following two conditions must be satisfied:
(i) Both of the following two conditions must be
satisfied:
City of Renton Department of Community
and Economic Development
Planning Division
Attn: Clark Close, Senior Planner
March 20, 2015
Page 3
(A) An offsite public street must be sufficiently
completed and available for public traffic
from (1) existing Smithers Avenue South at
the north end of the proposed Vue Crest
Estates subdivision development site (APN
3123059048) through that site to (II) the
west boundary of the Vuecrest II parcel (to
connect with proposed Road A of the short
plat) and
(B) A public street right-of-way must be
dedicated, deeded, or otherwise transferred
to the City of Renton for that offsite street;
or
(ii) All three of the following conditions must be
satisfied:
(A) An offsite public street segment must be
sufficiently completed and available for
public traffic from (I) existing Smithers
Avenue South to the southeasterly portion of
the Vue Crest Estates site and (I1) an
"emergency access only" road from that full
public street to the west boundary of the
Vuecrest H parcel (with removable bollards
to be installed at or near the boundary in
conjunction with either the Vue Crest
Estates subdivision development or the
Vuecrest II short plat development) to
connect with proposed Road A of the
Vuecrest II short plat;
(B) A public street right-of-way must be
dedicated, deeded, or otherwise transferred
to the City of Renton for that offsite public
street segment and either a public street
right-of-way or a roadway easement (as may
be required by the City of Renton)
encompassing the offsite "emergency access
only" road must be dedicated, deeded, or
otherwise transferred to the City; and
City of Renton Department of Community
and Economic Development
Planning Division
Attn: Clark Close, Senior Planner
March 20, 2015
Page 4
(C) Road A (including a hammerhead
turnaround near the west end of Road A
generally as contemplated by the modified
8 -Lot Alternative Layout attached as
EXHIBIT B) must be substantially
completed; or
(b) Both of the following conditions must be satisfied:
(i) The west end of the short plat layout must be
modified to be generally consistent with the
attached 7 -Lot Alternative Layout (EXHIBIT A) in
order to:
(A) Eliminate proposed Lot 8;
(B) Have the west end of Road A terminate with
a cul-de-sac bulb to the west of proposed
Lot 7 (a "Cul -de -Sac Bulb");
(C) Somewhat modify the layout of proposed
Tract A in relation to the street right-of-way
for Road A and the Cul -de -Sac Bulb; and
(D) Create a new Tract B (a portion of which is
to be used for tree preservation purposes and
a portion of which is to be used for a part of
a drainage facility) and
(ii) Road A (including the Cul -de -Sac Bulb) must be
substantially completed;
(2) Prior to or contemporaneously with final approval and recordation of the
short plat, either:
(a) A joint stormwater detention and water quality facility must be
constructed within the Vue Crest Estates site to provide stormwater
detention and meet water quality requirements for development of
both the subject short plat development and the Vue Crest Estates
subdivision development; or
City of Renton Department of Community
and Economic Development
Planning Division
Attn: Clark Close, Senior Planner
March 20, 2015
Page 5
(b) If the above -referenced Cul -de -Sac Bulb option is utilized, a
stormwater vault must be constructed beneath a portion of Tract B
and/or a portion of the Cul -de -Sac Bulb to provide stormwater
detention and meet water quality requirements for development of
the short plat development, and
(3) Prior to or contemporaneously with final short plat approval and
recordation of the final short plat, a sewer main must be extended through
and beneath offsite properties) into the short plat site and along and
beneath a portion of Road A as far to the east as is necessary to serve
proposed Lot 1, with the segment(s) of offsite sewer to be located in
public street right-of-way and/or in sewer easement(s) granted to the Soos
Creek Water & Sewer District.
Please review these proposed conditions of approval and let me know if they will be
acceptable to the City. If you have any questions, concerns, or other comments regarding them,
please let me know as soon as possible and I will arrange a conference call with Mr. Taylor
and/or Mr. Potter.
Sincerely,
HALINEN LAW OFFICES. P.S.
� � r
David Halin n
Enclosures: 7 -Lot Alternative Layout (EXHIBIT A)
8 -Lot Alternative Layout (EXHIBIT B)
cc: KBS II1, LLC
Attn: Kolin Taylor (VIA EMAIL, with copy of enclosure)
Wayne Potter, Vice -President. Novastar Development, Inc. (VIA EMAIL, with copy of
enclosure)
Bryan Schwartz, PE, of Barghausen Consulting Engineers, Inc. (VIA EMAIL, with copy
of enclosure)
Y:1ef12083%0021Close LT2 (DI.H 03-20-2015).docx
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March 3, 2015
Wayne Potter
Novastar Development, Inc.
18215 72nd Ave S
Kent, WA 98032
City Of�"JLL
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Community & Economic Development Department
C.E."Chip"Vincent, Administrator
SUBJECT: "On Hold" Notice
Vuecrest II Short Plat, LUA15-000026, ECF, SHPL-A, MOD
Dear Mr. Potter:
The Planning Division of the City of Renton accepted the above master application for review on
January 26, 2015. During our review, staff has determined that additional information is
necessary in order to proceed further.
The following information will need to be submitted before June 3, 2015 so that we may
continue the review of the above subject application:
• The cross-section of Road A half -street improvement (STA 0+63 to STA 2+50) must be
revised as follows:
o Guard rail: Add a guard rail. See WSDOT standard plan C-20.10-02 for the
elevation view with a curb detail. Specifically, the face of the barrier should be
flush with the face of the curb. A minimum 4 -foot wide distance is required
between the guard rail and the retaining wall. You will need to maintain the 22
foot clear travel lane width to the face of the barrier.
o Chain link fence: Relocate the 4' tall black vinyl coated chain link fence behind
the guard rail.
o Retaining wall: The application indicates that the "wall may be a rockery, MSE
block, Lock -Load, or a reinforced concrete wall." A reinforced concrete wall will
be required. Utility lines in the street would be disturbed by the geosynthetic
soil reinforcement extending into the pavement as required for a rockery, MSE
block or Lock -Load retaining wall. Please label the thickness of the wall in the
cross-section. A retaining wall that is four feet (4') or taller, as measured by the
vertical distance from the bottom of the footing to the finish grade at the top of
the wall (i.e., not measured by exposed retaining wall height), shall require a
building permit. Drainage provisions will also be required to be provided for the
retaining wall. A structural engineer will have to verify if the (2 feet plus) clear
distance between the back of wall and back of guard rail post is adequate to
maintain the structural integrity of the wall should the guard rail be hit by a
moving vehicle.
o ROW width: Please revise to right-of-way (ROW) width to 34 feet, pending the
distance required between the retaining wall and Tract A. In general, the
Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 . rentonwa.gov
0
minimum distance is 3' between the base of the wall and the abutting parcel
line.
o Slope: Label the slope of the ground (after grading) at the back of sidewalk.
o Critical Area Tract A: Buffer averaging may be impacted by the increase in ROW
width. If any impacts or changes are proposed to Tract A, new plans and/or
reports will need to be resubmitted.
• The cross-section of Road A half -street improvement (STA 2+50 to STA 7+50) must be
revised as follows:
o Parking: Parking will be limited to the south side of the street. Support of the
modification is being considered provided an additional 0.5 -foot wide vertical
curb on the north side of the street near the property line is added to the cross-
section. This will include a ROW of 40 feet, unless a retaining wall is required at
the north boundary line of the proposed half street. The allowed slope is 4HAV.
o Slope: Label the slope of the ground (after grading) near the property boundary
edge of Road A from the entrance to Tract A. Guard rail and/or black vinyl
coated chain link fence may be applicable based on the slope.
o Retaining wall: If the retaining wall is needed, there should be 2 feet of
separation between the face of the wall and the paved road surface edge. This
would require additional RDW width from the development. A construction
easement and permanent slope easement from the north property neighbor
would also be required at the time of utility construction permit.
o Street centerline: The centerline of the Road A from STA 2+50 to STA 7+50 must
be evenly split at 13' (not 18' and 8') with a 2% cross slope in each direction.
• The ROW dedication of 102nd Ave SE (Main Ave S) is 4.5 feet (subject to final survey).
At this time, your project will continue to be placed "on hold" pending receipt of the requested
information. Please contact me at (425) 430-7289 if you have any questions.
Sincerely,
Clark H. Close
Associate Planner
WSOOT Standard Plan C-24.10-02
Road A (STA 0+63 to STA 2+50) Redlines
cc; OBS III, LLC, Kohn Taylor/ owner(s)
MacKenzie; Rasmussen / Party(ies) of Record
File LUA15-000026, ECF, SHPL-A, MOD
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HA J E N LAW
David L Hahnen. P.E Attorney a'; Law
davidhalinen@halinenlaw com
Seattle - 206.443.4684 - Tacoma - 253.627.6680 - Fax - 253.272.9876 - Gell - 206.713.0992
Halinen Law Offices, P.S. - 1019 Regents Blvd Ste 202 Fircrest, WA 98466-6037 - ha{inenlaw.com
February 24, 2015
VIA US MAIL AND EMAIL (cclose(a)rentonwa.gov)
City of Renton Department of Community
and Economic Development
Planning Division
1055 S. Grady Way, Sixth Floor
Renton, Washington 98057
Attn: Clark Close, Associate Planner
RECEIVED
FEB 26 M
CITY OF RENTON
P jA N'.,G DM10N
RE: Pending Vuecrest HPreliminary Short Plat (Renton File No. LUAI5-000026)
Proposed list of special conditions of preliminary short plat approval
Dear Mr. Close:
In follow-up to the three-way phone call that Kolin Taylor and I had with you late last
Tuesday afternoon (February 17), I am writing on behalf of my client KBS II1, LLC ("KBS"),
the applicant of the pending proposed eight -lot Vuecrest 1l Preliminary Short Plat, to provide
you a proposed list of special conditions of preliminary short plat approval. In addition to
addressing sewer service for the short plat development, these proposed conditions have been
designed to address the possibilities that, by the time that Vuecrest H is otherwise ready for final
short plat approval and recording,
(1) The public street planned through the site of the proposed Vue Crest
Estates subdivision development (APN 3123059048) might not be
completed and dedicated to the City of Renton and/or
(2) A joint stormwater detention and water quality facility that KBS and the
Vue Crest Estates preliminary plat applicant (Harbour Homes) are
planning on the Vue Crest Estates site (to provide stormwater detention
and meet water duality requirements for both developments) might not be
unavailable.
In view of the above, here is the list of special conditions of preliminary short plat
approval that KBS proposes:
City of Renton Department of Community
and Economic Development
Planning Division
Attn: Clark Close, Senior Planner
February 24, 2015
Page 2
(1) Prior to or contemporaneously with final approval and recordation of the
short plat, either:
(a) Both of the following conditions must be satisfied:
(i} An offsite public street must be sufficiently
completed and available for public traffic from (A)
existing Smithers Avenue South at the north end of
the proposed Vue Crest Estates subdivision
development site (APN 3123059048) through that
site to (B) the west boundary of the Vueerest II
parcel (to connect with proposed Road A of the
short plat) and
(i) A public street right-of-way must be dedicated,
deeded, or otherwise transferred to the City of
Renton for that offsite street; or
(b) Both of the following conditions must be satisfied:
(i) The west end of the short plat layout must be
modified to be generally consistent with the
attached 7 -Lot Alternative Layout (EXHIBIT A) in
order to (A) eliminate proposed Lot 8, (B) have the
west end of Road A terminate with a cul-de-sac
bulb to the west of proposed Lot 7 (a "Cul -de -Sac
Bulb"), (C) somewhat modify the layout of
proposed Tract A in relation to the street right-of-
way
ight-ofway for Road A and the Cul -de -Sac Bulb, and (D)
create a new Tract B (a portion of which is to be
used for tree preservation purposes and a portion of
which is to be used for a part of a drainage facility)
and
(ii) Road A (including the Cul -de -Sac Bulb) must be
substantially completed,
(2) Prior to or contemporaneously with final approval and recordation of the
short plat, either:
(a) A joint stormwater detention and water quality facility must be
constructed within the Vue Crest Estates site to provide stormwater
City of Renton Department of Community
and Economic Development
Planning Division
Attn: Clark Close, Senior Planner
February 24, 2015
Page 3
detention and meet water quality requirements for development of
both the subject short plat development and the Yue Crest Estates
subdivision development; or
(b) If the above -referenced Cul -de -Sac Bulb option is utilized, a
stormwater vault must be constructed beneath a portion of Tract B
and/or a portion of the Cul -de -Sac Bulb to provide stormwater
detention and meet water quality requirements for development of
the short plat development; and
(3) Prior to or contemporaneously with final short plat approval and
recordation of the final short plat, a sewer main must be extended through
offsite propert(ies) into the short plat site and along and beneath Road A
as far to the east as necessary to serve proposed Lot 1, with the segment(s)
of offsite sewer to be located in public street right-of-way and/or in sewer
easement(s) granted to the Soos Creek Water & Sewer District.
Please review these proposed conditions of approval. My client and I would like to have
a conference call with you as soon as possible to discuss them. Please let me know of your
availability for such a conference call.
Sincerely,
HALINEN LAW OFFICES, P.S.
c t
David Hatinen
Enclosure: 7 -Lot Alternative Layout (EXHIBIT A)
cc: KBS I11, LLC
Attn: Kohn Taylor (VIA EMAIL, with copy of enclosure)
Wayne Potter, Vice -President. Novastar Development, Inc. (VIA EMAIL, with copy of
enclosure)
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1111e:
VUECREST II - 7 LOT ALTERNATIVE
EXHIBIT A
City o ton Department of Community & Economic 'opment
ENVIRONMENTAL of DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:COMMUNITY SERVICES
COMMENTS DUE: FEBRUARY 9, 2015
APPLICATION NO! LUA15-000026, ECF, SHPL-A,MOD
DATE CIRCULATED: JANUARY 26, 2015
APPLICANT: Kolin Taylor, KBS Development
PROJECT MANAGER: Clark H. Close
PROJECT TITLE: Vuecrest I[
PROJECT REVIEWER:
SITE AREA: 106,288 square feet
EXISTING BLDG AREA (gross):
LOCATION: 4909 Main Ave S
PROPOSED BLDG AREA (gross)
SUMMARY OF PROPOSAL: The applicant is requesting approval of an 8 -lot short plat of 4903 Main Ave S (APN 3223059097) totaling
106,680 square feet (2.45 acres) for the future development of 8 single-family houses. The subject property is located near the
intersection of 102nd Ave SE and SE 186th St within the Residential -8 dwelling units per acre (R-8) zone. The proposed lots range
in size from 7,678 to 17,789 square feet in area with an average lot size is 9,124 square feet. The site will also contain a single
critical area tract (Tract A) that is 8,404 square feet. The residential density is 4.35 dwelling units per net acre. Access to the site is
from 102nd Ave SE from 5E 192nd St. The proposed roadway will be extended to the west property line for future extension by the
proposed Plat of Vuecrest Estates (LUA13-000642). Half street frontage improvements will be completed along 102nd Ave SE and
along the north boundary line of the parcel (proposed Road A). The applicant is also requesting a modification from street
improvements in an effort to provide secondary access for the adjacent plat to the west, provide additional on -street parking, and
preserve existing trees. The site includes a 0.19 acre of onsite critical area (Category 2 wetland), in the northwest corner of the
property, requiring a 50 -foot buffer. The applicant is proposing to retain 11 of the 117 onsite trees. The existing single-family home
and associated building will be removed. The project development will utilize and extend existing public utilities through the site
along with storm drainage and dry utilities. Sewer will be extended from the Plat of Vuecrest Estates. Stormwater runoff will be
conveyed off-site to the drainage facility for Vuecrest Estates. Approximately 2.05 acres will be cleared with 7,600 cubic yards of
structural soil will be cut for grading the roads and lots. The applicant has submitted a Critical Areas Study, Tree Protection Plan,
Geotechnical Engineering Study, and a Preliminary Information Report with the application.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the Probable Probable More
Environment Minor Major information
Impacts Impacts Necessary
Eorth
Air
Water
Plan is
Lond/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
S. POLICY -RELATED COMMENTS
e'e_ Td` �2' C '_ l lZft�'"C4 -t-"tp
Element of the Probable Probable More
Environment Minor Major information
Impacts Impacts Necessary
Housing
Aesthetics
Li ht Glare
Recreation
utilities
Transportation
Public Services
Historic/Culturol
Preservation
Airport Environment
10,000 Feet
14,000 Feet
-76
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 wher dditionGV informs ":572pery ethspoposol.n l
Signat ur of irectororAuthorize Representative Date
e `
G CODE -RELATED COMMENTS
J2
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
City o, nton Department of Community & Economic elopment
GREEN FOLDER NOTIFICATION OF REVIEW
REVIEWING DEPARTMENT:
COMMENTS DUE: FEBRUARY 9, 2015
APPLICATION NO: LUA1S-000 26, E A, SHPL-A, MOD'. . > '
DATE CIRCULATED: JANUARY 26, 2015
APPLICANT: Kolin Taylor, KBS Development
PROJECT MANAGER: Clark H. Close
PROJECT TITLE: Vuecrest 11 Short Plat
PROJECT REVIEWER:
SITE AREA: 106,680 square feet
EXISTING BLDG AREA (gross):
LOCATION: 4909 Main Ave S
PROPOSED BLDG AREA (gross)
SUMMARY OF PROPOSAL: The applicant is requesting approval of an 8 -lot short plat of 4903 Main Ave S (APN 3223059097) totaling
106,680 square feet (2.45 acres) for the future development of 8 single-family houses. The subject property is located near the
intersection of 102nd Ave SE and SE 186th St within the Residential -8 dwelling units per acre (R-8) zone. The proposed lots range
in size from 7,678 to 17,789 square feet in area with an average lot size is 9,124 square feet. The site will also contain a single
critical area tract (Tract A) that is 8,404 square feet. The residential density is 4.35 dwelling units per net acre. Access to the site is
from 102nd Ave SE from SE 192nd St. The proposed roadway will be extended to the west property line for future extension by the
proposed Plat of Vuecrest Estates (LUA13-000642). Half street frontage improvements will be completed along 102nd Ave SE and
along the north boundary line of the parcel (proposed Road A). The applicant is also requesting a modification from street
improvements in an effort to provide secondary access for the adjacent plat to the west, provide additional on -street parking, and
preserve existing trees. The site includes a 0.19 acre of onsite critical area (Category 2 wetland), in the northwest corner of the
property, requiring a 50 -foot buffer. The applicant is proposing to retain 11 of the 117 onsite trees. The existing single-family home
and associated building will be removed. The project development will utilize and extend existing public utilities through the site
along with storm drainage and dry utilities. Sewer will be extended from the Plat of Vuecrest Estates. Stormwater runoff will be
conveyed off-site to the drainage facility for Vuecrest Estates. Approximately 2.05 acres will be cleared with 7,600 cubic yards of
structural soil will be cut for grading the roads and lots. The applicant has submitted a Critical Areas Study, Tree Protection Plan,
Geotechnical Engineering Study, and a Preliminary Information Report with the application.
A. ENVIRONMENTAL IMPACT
Element of the Environment
Earth
Air
Water
Pian is
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
Where to enter your comments: Manage My Reviews
Which type of comments are enterer!:
Element of the Environment
Housing
Aesthetics
Li hVGiare
Recreation
utilities
Transportation
Public Services
Historic/Cultural Preservation
Airport Environment
10,000 Feet
14,000 Feet
7�O Y_� Cl ti 1V—K,941e .
— dkiL4t> —
Recommendation: Comments that impact the project including any of the Environemental Impacts above.
Correction: Corrections to the project that need to made before the review can be completed and/or requesting
submittal of additional documentation and/or resubmittal of existing documentation.
What Status should be used:
Reviewed — I have reviewed the project and have no comments.
Reviewed with comments— i have viewed the project and i have comments entered in Recommendations.
Correction/Resubmit — l have reviewed the project and the opplicont needs to submit and/or resubmit documentation
and i have added corrections in Corrections.
r�• ��fr1f lt�::�
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NONSIGNIFICANCE -MITIGATED (DNS -M)
A Master Applin[il, has keen lded aM accepted with [he C.P.r[ment of Community & EZI—K Develdpmenr
IESO)- Planni-g Oiuiri-n el IT, a" enr-n-The followirl briefly des[rib" the appl—da nd rhe necessary
vutrlie APPTevalr.
,ATF OF NOTICE OF I IIICAT.Ch: ,- 26.1015
LAND USE NTLI L'J115„V016, ECF. SNP. A MD]
PROIECT NAME! . -.rest li Sh_rt Pal
PROJECT DESCRrPTION: appnlan[ Is rcyue;t,-g approval cl a• A W! snort Alar .f 4909 Main a'aa 5
-N �]. i05005]1 rctal�,'.g tri S.bAR sp” legit ;145 arrest le•:re'vl Pre Lege -Tenet: t` 8 zn'gr ,am,ly np.se< "he
I,bJec1 p:-perry,s Hated near rhe i-terserr,nn a: Mai, Ave 51 L12rd Avn 5Ej and 5E 136th St w:hln The R-derl0 S
Jwe!-nA units el' acre :v B7 Ione rhe p cppzpt Idles r,, IT sue from ;,t]S T- 17 7A9 sduare feet', area -h an
.rage tut s ee oI 8.124 square .I, also cqn — a 1, .1e rrical area :tact I1' Al Th.: is & CA sauc=e
r 'h.e resldenrla'Je�stv'sa 95 dwell ng units 4er net atm. Access rc the-21.tl lye $E 1-5F 192nd St.
he proposed roadway w,1 be emended to rhe west properly the Ipr'u"u•e er[erv'mi by tbl 911021eh Plat"V-¢:Test
E1. :_r.A1l Db4E's+aHsrroet rro-rage =n m w,l: he cpnFle[cd a77,n., Ave S aid a-ongrhe proposed
-.dadvA Icn,rar ly '.e aced a ung'he ,- h he-ndary I nets "'e ar Plica,: s also redesbng a mriiflpatl,tr fro,, strep,
veme erFnn :d Fmmtle sew,da•v acrPs< •pr rte aJluent clot Te rhe west, mev We addrtlrnal a,sveel
.ging, and a=eserae een-nA :'ees "Ee sde 'hLdrs a J 19 arre o' n,s,:e col sa, area iCategery 2',vrtfa-d7. 'n me
,f nhwes: m„=v ;I rte p.epny, req --„•g a'.0 log! bJfrer. Toe Froponng !p re:- 11 IF Ne Ill ansde
.: r n mA Pngle iamny h -me aril auoua:etl bu W'ng wA he removed. IHe pr -i deellppmenL-I,,54e and
• Le+tl er st'ng p,.bee 1a t Thre.gh the site clang w,rr. 11— _ran=aAe 1, dry -T hoes. Sewer w,b rP a 11ded bpm
v'al of V,.ec est Fs:alTrs Stp"nwarrr runoff wtl be --ed all :rte to she i=a,nage fanLTy far Vvrlrea; ESlares-
4pprtferna¢Iv 2 W cool w.A be dea*ed wnr ?.g11r cvbm vara: dl 11110 I'll .nil w II ce cd[ Fdr gr..dirA he roads add
s ISe appl,canr ra; ':Wn:n:-d a Grlt.ca A_, 5tadrtee P-- [tan. 1-1111,1-1 a1 E,A.^s'r"^8 -dl. r.'dy. and a
e rmmaly ..nn cal l•lorm.atrp^Nr[tcrt w'rh r he ao oxcaLpr.
PRO= LOCATION -_9 Ma n lye 5IAPN?1330890913
OPTIONAL DFfEAMINATION OFNON-SIGNIFICANCE. MITIGATED IONS ant: n1,he —d Agency. Cbc t,:i of Penta, I-
delsmr.ed xhat s'A„f,cmt v=, �,rcrnarral ,mpacts ere dn+Lev :o = rrnPo!etl Frolec: - r.ef-re, a-
rred srJer tnP RCW' 411iC IJV, Lhe C ry nF Aemoa 's using :,esr%vr`aral 0h5' M u=vtessIn give rf.,1 root u
VN5 M's LNely to he s veJ Comment aero], fo' Ino I,,.er a,d the p ppdsed nN5 M are n,egratcd uta a s.n51e
, n[ percd The>p5+rll ce cp=-'-nem uered IZ111 11 N=t ss .arc. M the -h•esh_Id o--licn cl Ncr
1.,f eanrn-Ni:�gared ILNS.MI ThI3 may he :he only -poor,-nn}'ta;emmen[ _r. the enuronmen;al ,,,pasts :.I nP
prcpasal A 14 day -.rI,A aened w II fill — rhe 11-11.[1 of the IJNS M
PERMIT APPLICATION DATE: Jnr 10, !all
NOTICE Of COMPLETE APPLICATICN: Ja'-anr 25. 2015
APPLICANTIPROJECT CONTACT PERSON'. rtePorter,IN—lar Oeveldpmeni(1AE15 r1"• Ave S(
Kent. WA 9:012 ( 425.251 E1101 wp-rerl"Lncvaslardev.spm
Permits/Review Requested:fneirpnm.. NI ISEPAI F- Shari Plat Approver,
Street M.diPcalion
Other Permiry which may be r 0,id', NNiltling Permit, CpmGurslen Permrt
t you nuld hke Ic be =•pato a dv ”! mcortl to re[e=ve turth¢r ire mal or -,n ,his uvrclect ::, =dlele Ih,s
'om antl =e:c=n'p C,rr a! Ranrcns CId rla,n,nq n,s�a,, rC55 5a ti=aJv Nov
lm-- NA NA IN 9365'
Yame l,'d Np I�e[resi TIT- c' LiJ 1 11101]0.111. I'll A. -3
-
L Vti-91-E 53 _- CI -"iS IATElZv
'f LSmf;;rvE NO - ..-
Requeslcd S[utlies. Cr tical Areas 9epor1. 0•anage Report, Gede[h—iii EI,l veering
Study T'ee Poldc:-n Plan
n whet. app4catlon may
be raevrcwed: cePari,m ,dlcommunityB Economic Oevelopnent
O,u�siun, Sigh Flocr Renton GN Nall, 1655 5hGratly Way. genion, lVA
9P057
CONSISTENCv UYENUIEw:
[pninAfSand Use: "e.'rhlrx-.,re+'esg==v:ed Resdertial Sin{le 1-1, IRS) I, ry of
neer:^c,rndrPrins ae rmJ _,e •+ap dna ReaiaoNahA I0.8}p•
o, ng May
Envhdnme,tal Voc�ments that
Evaluate rhe Prdgosed grojecC -.r., ronmen;al lSkPA; r^.erL'is[
]evef-omens gegulallons
Usetl for Prgleel f,nixlAatlen: Tn-prolec[w,l: dr sn<I To rM1e LJy-s sEEn crOnenre. RMC 41-130A; 1 656;
a s 056: a S.CTO; 4.6.030: A G-060', 4 1 0]0: a -r -L]0: a,,J ,:,be arFl �ab!e
_odes and reAvWtl_nt as app�pyriate
proposed Mlr,Aallen Measures: rhe Inwing M'siAa-on wn,asur Ps will •Ikery de mposetl c== :'e uropa=^a
'1iPrr 'hese re[d=nmer detl >,41 r'AaGVn raealares atlb=c'as „rntvttmpa[rs ,c[
ep.errJ by e-s,=rA codes end regrdaT. ons as Med atrre.
--gpfirent :boll r-mpty wr fh fhe .e[Pmmmtlollans incfuded In thr Grprerhrtirol En Sirreerin0 Aepory,
p�eperrd hr Earth Solution, ww, Ac doted Drtn^ber IS, 306f a a^ :rpdpted repert rpbmisied pl v refer dors.
Ccmmenls do t he above applicalld^mart be submfitted In wdiin{td 11.,6 N -Clore, Ass 1,11 planner. CED-vlanninA
nivlslon, 1955 5-11, Grady W.R..,tvA 9AC56, t, S:W PM en February 9. 1P15. V you have pr,Ps-_ abo+,l the
F=dpcsal, or wrsh to oe made a party o1 rewrd and �rceive adJ,l-Dual noihcal on by ma,l, -h,'< the 1,l rAana ger.
Anyone why sebm:1 wri-en ccmmerll w ll auroma-cahy he— a 1,cf rtlerd -I
ana'xl Le I etl cIae:,s.nn
un •his .,-,mle;t A wpy of thr tab"Ill [:1111 -lel -:1—",p, -available upon re9deu.
CONTACT PERSON: Clark H. Close, Associate Planner; Tek” 1425) 430-7289;
Email: Eclose@rentonwa.gov
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFiCATIDN
REhrrON: MEAD OF ThIE� - enton _
CERTIFICATION
IJ C'1. C,t �S hereby certify that copies of the above document
were posted in "3 conspicuous places or nearby the described property on
Date: j2&4(5_ —
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
I certify that I know or have satisfacto
signed this instrument and acknowle�
uses and purposes mentioned in the i
Signed:—�
ry evidence that
�t-hee�iir�freLe
t
d it to b hisy^e and voluntary act for the
rument. 1+'\
Z.�
� \P„R%Illll 1.q 4p ry Public in an for the
r° „N&'t�irt(�rin*
so 5
ire:
X0, 8 21 - g3821 -
f. -
e of Washington
V' i 611%Fw���i�i€F E
...�..... ... _.f. ,. _.... .. ...:.:....
.. ..,...... v.,.. v., , ... _
I AA'1
On the 26th day of January, 2015, 1 deposited in the mails of the United States, a sealed envelope containing
Notice of Application and Acceptance documents. This information was sent to:
Agencies See Attached
Wayne Potter, Novastar Development Applicant
Kolin Taylor Owner
300' Surrounding Property Owners See Attached
i
(Signature of Sender):
STATE OF WASHINGTON )
SS
COUNTY OF KING )
`,���yrrrrrrtiytl
I certify that I know or have satisfactory evidence that Sabrina Mirante-`,1P MQy 1fi��
signed this instrument and acknowledged to be his/her/their free and voluntas,id 6,rposes
mentioned in the instrument. _= �o�"Rt
Dated:"
—\NatargPubIic "nand forth
OF W S
Notary (Print): r i111rrrA
My appointment expires: ,
ff(I{peCE,tll
Vuecrest II Short Plat
iiiiif=.46�{(=F4'e°.`...m.: rei€FEET{' E IdIEi f �IEe,.�s
I;eFP: >'p1 E1Mt1l"R
LUA15-000026, ECF, SHPL-A, MOD
template - affidavit of service by mailing
AGENCY (DOE) LETTER MAILING
(ERC DETERMINATIONS)
Dept. of Ecology **
WDFW - Larry Fisher*
Muckleshoot Indian Tribe Fisheries Dept.
Environmental Review Section
1775 12th Ave. NW Suite 201
Attn: Karen Walter or SEPA Reviewer
PO Box 47703
Issaquah, WA 98027
39015 — 172nd Avenue SE
Olympia, WA 98504-7703
Auburn, WA 98092
WSDOT Northwest Region *
Duwamish Tribal Office *
Muckleshoot Cultural Resources Program
Attn: Ramin Pazooki
4717 W Marginal Way SW
Attn: Ms Melissa Calvert
King Area Dev. Serv., MS -240
Seattle, WA 98106-1514
39015 172°d Avenue SE
PO Box 330310
Auburn, WA 9809 2-97 63
Seattle, WA 98133-9710
US Army Corp. of Engineers *
KC Wastewater Treatment Division *
Office of Archaeology & Historic Preservation*
Seattle District Office
Environmental Planning Supervisor
Attn: Gretchen Kaehler
Attn: SEPA Reviewer
Ms. Shirley Marroquin
PO Box 48343
PO Box C-3755
201 S. Jackson ST, MS KSC-NR-050
Olympia, WA 98504-8343
Seattle, WA 98124
Seattle, WA 98104-3855
Boyd Powers ***
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Serv.
City of Newcastle
City of Kent
Attn: SEPA Section
Attn: Tim McHarg
Attn: Jack Pace
35030 SE Douglas St. #210
Director of Community Development
Acting Community Dev. Director
Snoqualmie, WA 98065
12835 Newcastle Way, Ste 200
22D Fourth Avenue South
Newcastle, WA 98056
Kent, WA 98032-5895
Metro Transit
Puget Sound Energy
City of Tukwila
Senior Environmental Planner
Kathy Johnson,
Steve Lancaster, Responsible Official
Gary Kriedt
355 110`h Ave NE
6200 Southcenter Blvd,
201 South Jackson Street KSC-TR-0431
Mailstop EST 11W
Tukwila, WA 98188
Seattle, WA 98104-3856
Bellevue, WA 98004
Seattle Public Utilities
Jailaine Madura
Attn: SEPA Coordinator
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
*Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the 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
***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT,
& Notice the following email address: seoacenterftdnr.wa.sov
template - affidavit of service by mailing
Kolin Taylor
KBS III, LLC
12320 N E 8th St, #100
Bellevue, WA 98005
Wayne Potter
Novastar Development Inc.
18215 72nd Ave S
Kent, WA 98032
3223059124 3223059162 3223059163
LO ANDREW H K DIAZ BEATRZ F+CE5AR BLOMQUIST STEVEN & SHARYL
10035 SE 187TH ST 4829 MAIN AVE 5 10012 SE 187TH ST
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3223059170 3223059171 3223059176
LONGO LOUIS MACKENZIE JOSEPH + MARTHA KELLY JEFFREY+JESSICA
4817 MAIN AVE S 4835 MAIN AVE 5 4823 MAIN AVE S
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
2641400010 2641400020 2641400030
BUI THU MAI+TAN DINH CHEA NORIN+PHANNY NGUYEN TUYEN TAN
10210 SE 186TH ST 10216 SE 186TH ST 10222 SE 186TH ST
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
2641400040 2641400450 3123059048
YEN VEVEY+LOUIE KENNY BRIERE LYNN A SCHNEIDER HOMES I LLC
10228 SE 186TH 5T 10339 SE 187TH PL 6510 SOUTHCENTER BLVD 5TE 1
RENTON, WA 98055 RENTON, WA 98055 TUKWILA, WA 98188
3123059049 3123059093 3123059094
NICHOLSON FREDRIC A+RHONDA MOORE PAUL M MOORE PAUL M
715 S 50TH ST PO BOX 5985 718 S 50th St
RENTON, WA 98055 KENT, WA 98064 Renton, WA 98055
3123059099 3123059100 3123059104
COOKS HENRY E DOEHNE NICHOLAS D COOKS HENRY E
712 S 50TH ST 700 5 50TH ST 712 S 50TH ST
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3123059150 7238000070 7238000080
FINK LAWRENCE E+SALLY J CHENG JOHNNY+RITA TRAN CONDELLES JAMES+CHRISTINA R
709 S 50TH 4739 BURNETT CT S 855 S 48TH ST
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
7238000090 7238000100 7238000110
TRAN HANH NGOC-NHU LEE ANNIE W MARTINEZ CARLOS G+PAMELA A
861 S 48TH ST 867 S 48TH ST 12363 ORANGE BELT DR
RENTON, WA 98055 RENTON, WA 98055 PORTERVILLE, CA 93257
7238000111 7238000120 7238000130
MARTINEZ CARLOS G+PAMELA A CHAU DENNY+RENNIE B BOZZELLI DANIEL J
901 S 48th St 907 5 48TH ST 913 S 48TH ST
Renton, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3223059085 3223059086 3223059097
GILL GURMIT+MOHINDER GILL GURMIT+MOHINDER KBS III LLC
19314 138TH AVE SE 18616 102nd Ave SE 12320 NE 8TH ST #100
RENTON, WA 98055 Renton, WA 98055 BELLEVUE, WA 98005
3223059097 3223059098 3223059099
KBS III LLC KBS III LLC KBS III LLC
12320 NE 8TH ST #100 4903 Main Ave S 4909 Main Ave S
BELLEVUE, WA 98005 Renton, WA 98055 Renton, WA 98055
3223059100 3223059214 3223059267
VENNING EDWARD+DONNA ET AL ROY JUSTIN M+ROY LAUREN R MALPHRUS THOMAS
10104 SE 187TH ST 18615 102ND AVE SE 18713 102ND AVE SE
RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055
3223059274 3223059325 7238000140
BAKER G MARK HARRIS RONALD E+JODIE L 5888 LLC
10011 SE 187TH ST 18717 102ND AVE SE 1111 3RD AVE #2890
RENTON, WA 98055 RENTON, WA 98055 SEATTLE, WA 98101
7238000141 7238000150 7238000160
5889 LLC CHEN BRIAN J+JENNIFER K TRAN PHONG NGOC+GIAHAN DUY
919 S 48th St 1005 S 48TH ST 10115 48TH ST
Renton, WA 98055 RENTON, WA 98055 RENTON, WA 98055
9476000010 9476000020 9476000030
SHEPPARD JOHN B REYES ALVIN A+LISA M VANNGUYEN JOHN+LIEU
10205 SE 185TH PL 10211 SE 185TH PL 10217 SE 185TH PL
RENTON, WA 98058 RENTON, WA 98055 RENTON, WA 98058
9476000200
RICH LEE W+CANDACE K
10208 SE 185TH PL
RENTON, WA 98043
Sabrina Mirante
From: Randy Matheson <randy.matheson@rentonschools.us>
Sent: Tuesday, January 27, 2015 9:49 AM
To: Sabrina Mirante
Cc: Clark Close; Rick Stracke; Kayla Steckler; John Knutson
Subject: RE: City of Renton Notice of Short Plat & School Information Request - Vuecrest II Short
Plat - LUA15-000026, ECF - SHPL-A, MOD
See answers in red below.
Randy Matheson, Executive Director, Community Relations Renton School District 1 300 SW 7th Street, Renton WA 98057 1 425.204.2345 1
randy.matheson@rentonschools.us I www.rentonschools.us l
ro
en
.QC�
From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov]
Sent: Monday, January 26, 2015 1:11 PM
To: Randy Matheson
Cc: Clark Close
Subject: City of Renton Notice of Short Plat & School Information Request - Vuecrest II Short Plat - LUA15-000025, ECF -
SHPL-A, MOD
SCHOOL INFORMATION REQUEST
Subject: Vuecrest II Short Plat
LUA15-000026, ECF, SHPL-A, MOD
The City of Renton's Department of Community and Economic Development (CED) has received an application for
Short Plat located at 4909 Main Ave S. Please see the attached Notice of Application for further details.
In order to process this application, CED needs to know which Renton schools would be attended by children living in
residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter
to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to
(425) 430-7300, by February 9, 2015.
Elementary School: Henson Hill Elementary School (eligible for school bus transportation)
Middle School: Nelsen Middle School (eligible for school bus transportation)
High School: Lindbergh High School (eligible forschool bus transportation)
Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the
proposed development? Yes YES No
Any Comments:
Thank you for providing this important information. If you have any questions regarding this project, please contact me
at (425) 430-7289.
Sincerely,
Clark H. Close
Associate Planner, City of Renton
Attachment
Sa6rina 31irante, Planning Secretary
City of Renton 4 CED I Planning Division
1055 S Grady Way 16th Floor I Renton, WA 98057
Phone: 425.430.6578 1 Fax: 425.430.7300
smirante@rentonwa.gov
Denis Law
Mayor
January 26, 2015
Wayne Potter
Novastar Development, Inc.
1821572 nd Ave S
Kent, WA 98032
® CA) 41Y fJtrr
+ +
Community & Economic Development Department
C_E."Chip"Vincent, Administrator
Subject: Notice of Complete Application
Vuecrest II Short Plat, LUA15-000026, ECF, SHPL-A, MOD
Dear Mr. Potter:
The Planning Division of the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
It is tentatively scheduled for consideration by the Environmental Review Committee on
February 23, 2015. Prior to that review, you will be notified if any additional information
is required to continue processing your application.
Please contact me at (425) 430-7289 if you have any questions.
Sincerely,
Clark H. Close
Associate Planner
cc: DBS III, LLC, Kolln Taylor/ owner(s)
Renton City Hall . 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
City of
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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: January 26, 2015
LAND USE NUMBER: LUA15-000026, ECF, SHPL-A, MOD
T%ITxdi►l�lul�l
Vuecrest II Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of an 8 -lot short plat of 4909 Main Ave S
(APN 3223059097) totaling 106,680 square feet (2.45 acres) for the future development of 8 single-family houses. The
subject property is located near the intersection of Main Ave 5 (102nd Ave SE) and SE 186th St within the Residential -8
dwelling units per acre (R-8) zone. The proposed lots range in size from 7,678 to 17,789 square feet in area with an
average lot size of 9,124 square feet, The site will also contain a single critical area tract (Tract A) that is 8,404 square
feet. The residential density is 4.35 dwelling units per net acre, Access to the site is from 102nd Ave SE from SE 192nd St.
The proposed roadway will be extended to the west property line for future extension by the proposed Plat of Vuecrest
Estates (LUA13-000642). Half street frontage improvements will be completed along Main Ave S and along the proposed
Road A (primarily located along the north boundary line). The applicant is also requesting a modification from street
improvements in an effort to provide secondary access for the adjacent plat to the west, provide additional on -street
parking, and preserve existing trees. The site includes a 0.19 acre of onsite critical area (Category 2 wetland), in the
northwest corner of the property, requiring a 50 -foot buffer. The applicant is proposing to retain 11 of the 117 onsite
trees. The existing single-family home and associated building will be removed. The project development will utilize and
extend existing public utilities through the site along with storm drainage and dry utilities. Sewer will be extended from
the Plat of Vuecrest Fstates. Stormwater runoff will be conveyed off-site to the drainage facility for Vuecrest Estates.
Approximately 205 acres will be cleared with 7,600 cubic yards of structural soil will be cut for grading the roads and
lots. The applicant has submitted a Critical Areas Study, Tree Protection Plan, Geotechnical Engineering Study, and a
Preliminary Technical Information Report with the application.
PROJECT LOCATION: 4909 Main Ave S 1 3223059097)
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 Di process to give notice that a
DNS M is likely to be issued. Comment periods for the project and the proposed DNS -M are integrated into a single
comment period. There will be no comment period following the issuance of the Threshold Determination of Non -
Significance -Mitigated {DNS -M). This may be the only opportunity to comment on the environmental impacts of the
proposal. A 14 -day appeal period wil€ follow the issuance of the DNS -M.
PERMIT APPLICATION DATE: January 20, 2015
NOTICE OF COMPLETE APPLICATION: January 26, 2015
APPLICANT/PROJECT CONTACT PERSON: Wayne Potter, Novastar Development / 18215 72"d Ave 5 /
Kent, WA 98032 1425-251-6110 / wpotter@novastardev.com
Permits/Review Requested: Environmental (SEPA) Review, Short Plat Approval,
Street Modification
Other Permits which may be required: Building Permit, Construction Permit
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CED— Planning Division, 1055 So. Grady Way, Renton, WA 98057-
Name/File No.: Vuecrest 11 Short Plat/LUA15-000026, ECF, SHPL-A, MOD
NAME:
MAILING ADDRESS:
TELEPHONE NO.:
CITY/STATE/ZIP:
Requested Studies: Critical Area, Report, Drainage Report, Geotechnical Engineering
Study, Tree Protection Plan
Location where application may
be reviewed: Department of Community & Economic Development (CED) — Planning
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98057
CONSISTENCY OVERVIEW:
Zoning/Land Use: The subject site is designated Residential Single Family (RS) on the City of
Renton Comprehensive Land Use Map and Residential -8 (R-8) on the City's
Zoning Map.
Environmental Documents that
Evaluate the Proposed Project: Environmental (SEPA) Checklist
Development Regulations
Used for Project Mitigation: The project will be subject to the City's SEPA ordinance, RMC 4-2-110A; 4.4-030;
4-4-060; 4-6-070; 4-6-030; 4-6-060; 4.7-070; 4-7-170; and other applicable
codes and regulations as appropriate.
Proposed Mitigation Measures: 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 shall comply with the recommendations included in the Geotechnical Engineering Report,
prepared by Earth Solutions NW, LLC dated December I5, 2014 or on updated report submitted at a later date.
Comments on the above application must be submitted in writing to Clark H. Close, Associate Planner, CED — Planning
Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on February 9, 2015. If you have questions about this
proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager -
Anyone who submits written comments will automatically become a party of record and will be notified of any decision
on this project, A copy of the subsequent threshold determination is available upon request.
CONTACT PERSON: Clark H. Close, Associate Planner; Tel: (425) 430-7289;
Email: cclose@rentonwa,gov
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S)
NAME: KBS III LLC - KOLIN TAYLOR
(AKA - KRS Development Corp.)
ADDRESS: 12320 NE 8TH ST SUITE 100
CITY: BELLEVUE ZIP: 98005
TELEPHONE NUMBER: 206-755-5404
APPLICANT (if other than owner)
NAME: KOLIN TAYLOR
COMPANY (if applicable): KBS DEVELOPMENT CORP
ADDRESS: 12320 NE 8TH ST SUITE 100
CITY: BELLEVUE ZIP. 98005
TELEPHONE NUMBER: 206 755-5404
CONTACT PERSON
NAME: WAYNE POTTER
COMPANY (if applicable): NOVASTAR DEVELOPMENT
INC
ADDRESS: 18215 72ND AVE S
CITY: KENT ZIP: 98032
TELEPHONE NUMBER AND EMAIL ADDRESS:
425 251-6110
WPOTTER@NOVASTARDEV.COM
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
VUECRESTII
PRO.IECTIADDRESS(S)ILOCATION AND ZIP CODE:
4909 MAIN AVE S 98055
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
322305-9097
EXISTING LAND USE(S):
SINGLE FAMILY DETACHED
PROPOSED LAND USE(S):
SINGLE FAMILY DETACHED
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
RSF (RESIDENTIAL SINGLE FAMILY)
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable) NIA
EXISTING ZONING:
R-8 (R-6 interim)
PROPOSED ZONING (if applicable):
NIA
SITE AREA (in square feet):
106,680 SF
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED:
25,288 SF
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
NIA
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable)
4.35 DUINET ACRE
NUMBER OF PROPOSED LOTS (if RE4-(q,
8 1 Wetland Tract
NUMBER OF NEW DWELLING UNITS (i applicable):
it Y o .
H.',,CED',Data`.Eornis-Teinplates,.Self-Help HandouL;IPlanninglmasterapp.doc -1- �03111
i
PROJECT INFORMA
NUMBER OF EXISTING DWELLING UNITS (if applicable):
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): N (k
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): Nle
SQUARF FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): t f jA
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): N1A
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if
applicable): )J / /1
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable): ,i
TION continued
PROJECT VALUE:
11.41 JXt41_i1b1,)
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
❑ AQUIFIFR PROTECTION AREA ONE
❑ AQUIFIER PROTECTION AREA TWO
❑ FLOOD HAZARD AREA sq. ft.
❑ GEOLOGIC HAZARD sq, ft,
❑ HABITAT CONSERVATION sq. ft.
❑ SHORELINE STREAMS & LAKES sq. ft.
WETLANDSsq. ft.
LEGAL DESCRIPTION OF PROPERTY
Attach legal description on separate sheet with the following information included
SITUATE IN THE 5W QUARTER OF SECTION 3,�L, TOWNSHIPx3N, RANGE S E , IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I (Print Namels) �� `� � declare under penalty of perjury under the laws of the State of
Washington that I am (please check 4ne) _�f _ the current owner of the property involved in this application or the authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
contained afhe information here are in all respects true and correct to the best of my knowledge and belief.
ature of OwnefiReiii✓Zentative
STATE OF WASHIhei )
) SS
COUNTY OF KING )
Date Signature of Owner/Representative Date
i
I certify that�7
1 know or have satisfactory evidence that f4� t � N.� 1420
signed this instrument and acknowledge it to be hislherltheir free and voluntary act for the
uses and purpose mentioned in the instrument.
Dated'ate Q' .•'raSION ' �� Notary Public in and for the Stagof Washington
O ,�
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NOTARY Nota Print hd
Pusuc s• j
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' appointment expires: — } — ` ;4
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li'.CED''Dala',fonns-' empiates',SeH=He1g Huntlnutsll'lan3iinbimusterapp.doc 03.11
4�4
Clark H. Close
Associate Planner
City of Renton
Community and Economic Development
1055 South Grady Way
Renton, WA 98057
REAL ESTATE INVESTMENTS, LAND DEVELOPMENT. PROJECT MANAGEMENT
January 16, 2015
HAND DELIVERY
RE: Preliminary Short Piat Submittal for Vuecrest II
City of Renton Pre -Application Fife No. 14-001189
BCE Job No. 17254 / NS Job No. 9582
Dear Clark:
On behalf of the KBS Development Corporation, we are submitting a Preliminary Short Plat Application
for a 2.45 -acre site known as Vuecrest II. Enclosed are the following documents and drawings for your
review pursuant to the Short Plat Submittal Requirements handout.
1. One check made payable to the City of Renton in the amount of $3,244.50 for the application
fees
2. Five copies of the Pre -Application Meeting Summary
3. Five copies of the City of Renton Waiver Form dated January 13, 2015
4. Three copies of the current title report, including five copies of each of the referenced
recorded documents from Chicago Title Insurance dated December 26, 2014
5. Original plus eleven copies of the completed Land Use Permit Master Application Form
6. Twelve copies of the Environmental Checklist prepared by Barghausen Consulting
Engineers, Inc. dated January 13, 2015
7. Twelve copies of the Project Narrative prepared by Barghausen Consulting Engineers, Inc.
dated January 8, 2015
8. Five copies of the Certificates of Water & Sewer Availability from Soos Creek Water and
Sewer District dated October 21, 2014
9. Five copies of the Construction Mitigation Description Narrative prepared by Barghausen
Consulting Engineers, Inc. dated January 8, 2015
10. Original plus one copy of the notarized Affidavit of Installation of Public Information Sign and
Flyer Box
11. Twelve copies of the completed City of Renton Density Worksheet
12 Twelve copies of the Neighborhood Detail Map
18215 72ND AVENUE SOUTH KENT, WA 98032 (425"1251-6110 (425) 251-8782 FAX WWW.NOVASTARDEV.COM
Clark H. Close
Associate Planner
City of Renton
Community and Economic Development -2- January 16, 2015
13. Twelve copies of the Preliminary Short Plat Cover Sheet and Plan prepared by Barghausen
Consulting Engineers, Inc. dated January 15, 2015 (Sheet 1 of 6)
14. Five copies of the Conceptual Landscape Plan prepared by Barghausen Consulting
Engineers, Inc. dated January 15, 2015 (Sheet 5 of 6)
15. Five copies of the Topography Map/Alta Survey prepared by Contour Engineering LLC, dated
November 5, 2014
16. Four copies of the Tree Retention Plan prepared by Barghausen Consulting Engineers, Inc.
dated January 15, 2015 (Sheet 6 of 6)
17. Five copies of the Final Tree Protection Plan/Report prepared by Washington Forestry
Consultants dated December 19, 2014
18. Two copies of the completed City of Renton Tree Retention Worksheet prepared by
Washington Forestry Consultants dated December 19, 2014
19. Five copies of the Critical Area Study prepared by Wetland Resources, Inc. dated January 5,
2015
20. Five copies of the Utility Plan prepared by Barghausen Consulting Engineers, Inc. dated
January 15, 2015 (Sheet 4 of 6)
21. Five copies of the Geotechnical report prepared by Earth Solutions NW LLC dated December
15, 2014
22, Twelve copies of the Conceptual Grading & Drainage Plan prepared by Barghausen
Consulting Engineers, Inc. dated January 15, 2015 (Sheet 2 of 6)
23. Four copies of the Drainage Report (TIR) prepared by Barghausen Consulting Engineers,
Inc. dated January 15, 2015
24. Eleven copies of the Road Profiles prepared by Barghausen Consulting Engineers, Inc. dated
January 15 ,2015 (Sheet 3 of 6)
25. Four (4) copies of the "Application for Road Modification" prepared by Barghausen Consulting
Engineers, Inc. dated January 15, 2015
26. One 8.5- by 11 -inch photographic reduction of each of the full-size plan sheets and one
(1) regular photocopy of each photographic reduction
27. One full-size "Color map for Display" of the Neighborhood Detail Map, Site Plan, and
Landscape Plan
28, One CD containing electronic copies of all plan sheets
Clark H. Close
Associate Planner
City of Renton
Community and Economic Development -3-
January 16, 2015
The proposed short plat consists of 8 lots (averaging 9,124 square feet) on 2.45 acres. There is a Class
II wetland located in the northwest corner of the site (Tract A) that requires a 50 -ft buffer. However, as
allowed by code, we are proposing buffer averaging to allow proposed Road A to be as far north as
possible to allow the neighboring property be developed by Harbour Homes (Vuecrest; City File No.
LUA13-000642) to extend the roadway for their secondary access.
The project stormwater will be conveyed to the west (as part of the extension of Road A) and collected in
a storm vault being constructed as part of the proposed Plat of Vuecrest being developed by Harbour
Homes. This vault will be sized to accommodate storm water from Vuecrest and Vuecrest II.
As required by code, we are saving 11 significant healthy trees (or 30%) as indicated on the Tree
Retention Plan (see sheet 6 of 6). The onsite trees were analyzed by Washington Forestry Consultants,
Inc. and it was determined that there are 117 significant trees onsite and 49 dead, dying, or dangerous
trees. The proposed "saved" trees are located on Lots 1,6, and 8.
Please note that the proposed 112 street section of Road A (from station 3+50 to 7+50) includes an
additional 8 -feet of asphalt for parking. However, the remaining portion of Road A (from station 0+62 to
2+50) is 20 -feet wide (minimum needed for two lanes and fire access) and we have eliminated the 8 -foot
planter to allow for an adequate building pad for proposed Lot 8. As requested, we are submitting a Road
Modification for these revisions.
As you know, the Plat of Vuecrest is required to provide secondary access (for safety reasons) and
therefore we are cooperating with the Harbour Homes to achieve this public access. As discussed at
several meetings, the City of Renton is also very motivated to have this access installed to alleviate
secondary access concerns.
Please review the enclosed documents and contact me if you have any questions and/or need any
additional information. Thank you.
Respectfully,
DO A-)&r�04 Fal�
G. Wayne Potter
Vice President
GWP/dm
17254c.001.doc
enc: As Noted
cc: Kolin Taylor — KBS Development Corp. (w/enc)
Bryan Schwartz, P.E. - Barghausen Consulting Engineers, Inc.
Tim Tobin — Barghausen Consulting Engineers, Inc.
PRE -APPLICATION MEETING FOR
VUECREST II PRELIMINARY PLAT
PRE 14-001189
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 18, 2014
Contact Information:
Planner: Clark H. Close, 425-430-7289
Public Works Plan Reviewer: Rohini Nair, 425-430-7298
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
Building Department Reviewer: Craig Burnell, 425-430-7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager 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 & Economic Development
Administrator, Public Works Administrator and City Council).
`°f
FIRE & EMERGENCY SERVICES D o
DEPARTMENT
MEMORANDUM
DATE; September 18, 2014
TO: Clark Close, Associate Planner
FROM: Corey Thomas, Plan Review/Inspector
SUBJECT: (Vuecrest II Preliminary Plat — 4909 Main Ave S)
PRE14-001189
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 is one existing fire hydrant in this area and it meets current code. A
water availability certificate is required from Soos Creek Water and Sewer District.
2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is
paid prior to recording the plat. Credit is granted for the removal of one existing home.
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. Approved
apparatus turnarounds are required for dead end roads exceeding 150 -feet. An approved
90 -foot diameter cul-de-sac type turnaround is required for dead end streets over 300 -feet
long. Per city ordinance all homes beyond 500 -feet dead end will require an approved fire
sprinkler system.
Page 1 of 1
DEPARTMENT OF COMMUNITY DCity Of
�,
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 18, 2014
TO: Clark Close, Associate Planner
FROM: Rohini Nair, Plan Review Section
SUBJECT: Vuecrest II Preliminary Plat Pre -application
4909 Main Ave South
PRE14-001189
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, code changes, and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above -referenced proposal located at 4909 Main Ave
South. The following comments are based on the pre -application submittal made to the City of Renton
by the applicant.
WATER
1. The proposed development is within the Soos Creek water service area.
2. Water availability certificate from Soos Creek must be provided to the City during the land use
application.
3. Approved water plans from Soos Creek must be provided during the utility construction plan review.
4. The project must meet all Fire Department requirements including hydrants and fire flow.
SANITARY SEWER
1. The site is located in the Soos Creek service area. Sewer availability certificate from Soos Creek
must be provided to the City during the land use application. Approved sewer plans from Soos Creek
must be provided during the utility construction pian review.
2. Service connection to the west is contingent on the potential development on the west side, which
is not certain at this time. The applicant must coordinate with Soos Creek regarding the sewer
service.
SURFACE WATER
1. A drainage report complying with the City of Renton adopted 2009 Surface Water Design Manual
Vuecrest Preliminary Plat pp- PRE14-001189
Page 2 of 3
September 18, 2014
Amendment to the 2009 King County Surface Water manual, will be required. Based on the City's
flow control map, the site falls within the Flow Control Duration Standard (Forested Site Conditions).
The project is required to use the Flow Control Duration Standard (forested conditions) as the
existing pre -developed condition. Refer to Figure 1.1.2.A— Flow chart, for determining the type of
drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment.
Stormwater BMPs applicable to the individual lots must be provided. Level 3 flow control may be
required dependent on downstream conditions and additional information. The drainage report
must account for all the improvements provided by the project. Stormwater improvements based
on the drainage report study will be required to be provided by the developer.
2. A geotechnical report for the site is required. Information on the water table and soil permeability,
with recommendations of appropriate flow control BMP options with typical designs for the site
from the geotechnical engineer, shall be submitted with the application. The geotechnical report
must include information whether the soil is suitable for infiltration.
3. Surface water system development (SDC) fee is currently $1,228.00 (2014 rate) for each lot.
TRANSPORTATION
1. Payment of the transportation impact fee is applicable on the single family houses at the time of
building permit issuance. The current transportation impact fee rate is $1,430.72 per single family
house. The transportation impact fee that is current at the time of building permit application will
be levied, payable at issuance of building permit.
2. Main Ave South (102nd Ave SE) is a residential street. The existing half street frontage as per King
County assessor map seems to be 20 feet with a total existing right-of-way (ROW) width of 50 feet.
ROW dedication is required to be provided by the proposed development. The required paved width
on the street is the code required minimum 26 feet or the existing paved width along the 102"d Ave
SE corridor, the larger number is applicable. As per RMC 4-6-060, 0.5 feet wide curb, 8 feet wide
landscaped planter, 5 feet wide sidewalk, street lighting, and Stormwater improvements are
applicable on residential streets. Row dedication required to the back of the sidewalk is required to
be provided by the developer. The frontage improvements are required to be provided by the
developer.
3. Internal site access — The road layout submitted with the preapp submittal shows the half street
located near the north property line. Half street requirements as per the RMC 4-6-060 includes 35
feet minimum ROW width and minimum 20 feet wide paved width, 0.5 feet wide curb, 8 feet wide
landscaped planter, 5 feet wide sidewalk are applicable on the development side along with, street
lighting, and Stormwater improvements. The current submittal street layout shows the half street
curving to the south. There is a potential development in parcel 3123059048 (not yet approved by
the City) that may have a public street built to the north west of this parcel. Considering that
potential development, the design of the street can consider the road curving to the north. It will
benefit the owner of this project to work with the owners of parcel 3123059048 and the owner of
parcel 3223059171 (4835 Main Ave S) regarding a through connected public street layout. The
maximum slope allowed on a public street is 15%. Street lighting is required on public streets.
Please refer to RMC 4-6-060 to obtain the pavement layer information on half streets.
If the through connected public street option is not a possibility, then turnaround or culde sac must
be provided at the end of the proposed public street. A half street (at a minimum) including
H:\CED\Planning\Current Planning\PREAPPS\14-001189 Clark\Plan Review Comments PRE14-001189.doc
Vuecrest Preliminary Plat pp- PRE14-001189
Page 3 of 3
September 18, 2014
dedication and construction of improvements, along with easement on the neighbor's property will
be required. Please refer to section H of RMC 4-6-060 to obtain the requirements of hammerhead/
cul de sac/ secondary access. The hammerhead/ cul de sac/ secondary access requirement must also
meet with Fire Department requirements. The maximum slope allowed on a public street is 15%.
Street lighting is required on public streets. Please refer to RMC 4-6-060 to obtain the requirements
on public streets.
Traffic study guidelines mention that traffic study is required for projects that generate 20 or more
peak hour trips. The proposed development of 10 lots is not expected to generate 20 new PM
peak hour trips.
Maximum width of single family driveways for two car garage is 16 feet. Refer to RMC 4-4-080
regarding driveway regulations. A minimum separation of 5 feet is required between driveway and
the property line.
6. Informational comment— traffic safety guidelines include a minimum spacing of 20 feet between
driveways.
GENERAL COMMENTS
1. All construction or service utility permits for drainage and street improvements will require separate
plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be
prepared by a licensed Civil Engineer.
2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of
the drainage report, the permit application, an itemized cost of construction estimate, and the
application fee at the counter on the sixth floor.
3. All utilities serving the site are required to be undergrounded.
H:\CED\Planning\Current Planning\PREAPPS\14-001189 Clark\Plan Review Comments PRE14-001189.doc
om
DEPARTMENT OF COMMUNITY p c;tyaf
o
AND ECONOMIC DEVELOPMENT � �a
M E M O R A N D U M
DATE: September 18, 2014
TO: Pre -application File No. 14-001159
FROM: Clark H. Close, Associate Planner
SUBJECT: Vuecrest II Preliminary Plat
General: We have completed a preliminary review of the pre -application for the above -
referenced development proposal. The following comments on development and permitting
issues are based on the pre -application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property (APN 3223059097) is located at 4909 Main Ave S on the
west side of Main Avenue 51102 n Avenue SE. There are limited regulated slopes (>15% &
<=25%) and regulated slopes (>25% & <=40%) on the subject property. The applicant is
proposing a preliminary plat for a 10 -lot subdivision with a stormwater tract on 2.45 acre parcel
located within the Residential — 8 zoning district. The existing single family residence and
accessory buildings will be removed. Access to the 10 proposed residential lots would be via a
new public street, running east and west, through the north part of the site. The new lots are
intended for the eventual development of 10 detached single-family homes.
Current Use: There is currently a single-family house with detached accessory structures located
on the subject properties with moderate vegetation and tree cover. There is a small wetland
located at the northwest portion of the property. All existing structures would likely be removed
as part of the development of the plat.
Zoning/Density Requirements: The subject property is zoned Residential -8 dwelling units per
net acre (R-8). The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of
8.0 dwelling units per 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. The application materials identified a net site area of 105,722 square feet (2.45 acres).
Using the gross square footage provided, the proposal for 10 lots arrives at a gross density of
approximately 4.08 du/ac (10 lots / 2.45 acres = 4.08 du/ac), which is within the density range
permitted in the R-8 zone. A Density Worksheet would be required at the time of formal plat
application. The applicant would be required to demonstrate compliance with the net density
requirements of the zone.
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Page 2 of 6
Meeting Held on September 18, 2014
The City is considering adopting interim zoning while engaging in the Comprehensive Plan
update process. Interim zoning is temporary zoning that is in place while a local government
makes revisions to existing zoning, creates and adopts zoning, or addresses some other local
policy issue. It helps to preserve the status quo or at least to limit the extent of change that can
occur from the zoning activities. Washington State law enables cities to exercise this type of
zoning on a limited basis, either 6 months or 1 year. The proposed resolution for interim zoning
includes rezoning all properties zoned Residential 8 (R-8) to Residential 6 (R-6). The existing R-8
and proposed R-6 development standards are as follows:
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-8 standards" herein). Single family residential development is permitted outright in
the R-8 zone.
Minimum Lot Size, Width and Depth — The minimum lot size permitted in the R-8 zone is 4,500
square feet for parcels greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in
size. The total lot area of the subject site is greater than 1 acre; therefore, a minimum lot size
of 4,500 square feet is applicable to the proposed project. A minimum lot width of 50 feet for
interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also
required. The proposal's compliance with these standards would be verified at the time of
preliminary plat application.
Lot Configuration — One of the following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street -fronting
lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size
difference), or
3. A front yard setback variation of at least five feet (5') minimum for at least every four (4)
abutting street fronting lots.
if variation is not provided in the lot design at the time of preliminary plat application, the
applicant would be required to comply with option three at the time of building permits.
H:\CED\Planning\Current Plan ning\PREAPPS\14-001189
R-8
Proposed R-6
Minimum Lot Area
4,500 sf for parcels greater than 1 acre.
5,000 sf for parcels 1 acre or less.
7,000 sq. ft.
Minimum Lot Width
50 ft.
60 ft.
Minimum Lot Width (corner lots)
60 ft.
70 ft.
Minimum Lot Depth
65 ft.
90 ft.
Front Setback
15 ft.
25 ft.
Rear Setback
20 ft.
25 ft.
Side Setback
5 ft.
7.5 ft.
Side Setback (along a street)
15 ft.
25 ft.
Maximum Height
30 ft.
30 ft.
Maximum Building Coverage
(including Primary and Accessory)
50%
40%
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-8 standards" herein). Single family residential development is permitted outright in
the R-8 zone.
Minimum Lot Size, Width and Depth — The minimum lot size permitted in the R-8 zone is 4,500
square feet for parcels greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in
size. The total lot area of the subject site is greater than 1 acre; therefore, a minimum lot size
of 4,500 square feet is applicable to the proposed project. A minimum lot width of 50 feet for
interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also
required. The proposal's compliance with these standards would be verified at the time of
preliminary plat application.
Lot Configuration — One of the following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street -fronting
lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size
difference), or
3. A front yard setback variation of at least five feet (5') minimum for at least every four (4)
abutting street fronting lots.
if variation is not provided in the lot design at the time of preliminary plat application, the
applicant would be required to comply with option three at the time of building permits.
H:\CED\Planning\Current Plan ning\PREAPPS\14-001189
Vuecrest II Prelimina _ at, PRE14-001189
Page 3 of b
Meeting Held on September 18, 2014
Building Standards — R-8 zone allows a maximum building coverage of 35% of the lot area or
2,500 square feet, whichever is greater for lots over 5,000 square feet in size. The maximum
impervious coverage in the R-8 zone is 75%. Building height is restricted to 30 feet from existing
grade. Detached non-residential accessory structures must remain below a height of 15 feet.
The gross floor area of accessory structures must be less than that of the primary structure.
Accessory structures are also included in building lot coverage calculations. The proposars
compliance with the building standards would be verified at the time of building permit review
for the new residences.
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-8 zone are 15
feet in front for the primary structure, 20 feet in front for an attached garage, 20 feet in the
rear, 5 feet on interior side yards, and 15 feet on side yards along streets (5 feet along a shared
driveway). The setbacks for the new residences would be reviewed at the time of building
permit.
Residential Design and Open Space Standards: All new dwelling units in the Residential Eight
Dwelling Units per Acre (R-8) zone are subject to the Residential Design and Open Space
Standards outlined in RMC 4-2-115. The proposal's compliance with the residential design
standards would be verified at the time of building permit review for the new residences to be
located on all new lots.
Garages —The visual impact of garages shall be minimized, while porches and front doors shall
be the emphasis of the front of the home. Garages shall be located in a manner that minimizes
the presence of the garages and shall not be located at the end of view corridors. Alleyway
access is encouraged. If used, shared garages shall be within an acceptable walking distance to
the housing unit it is intended to serve.
Primary Entry — Entrances to homes shall be a focal point and allow space for social interaction.
Front doors shall face the street and be on the fagade closest to the street. When a home is
located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a
common space), a feature like a wraparound porch shall be used to reduce the perceived scale
of the house and engage the street or open space on both sides.
Facade Modulation — Buildings shall not have monotonous fagades along public areas. Dwellings
shall include articulation along public frontages; the articulation may include the connection of
an open porch to the building, a dormer facing the street, or a well-defined entry element.
Windows and Doors — Windows and front doors shall serve as an integral part of the character
of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical
windows may be combined together to create a larger window area. Front doors shall be a focal
point of the dwelling and be in scale with the home. All doors shall be of the same character as
the home.
Scale, Bulk, and Character — A diverse streetscape shall be provided by using elevations and
models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods
shall have a variety of home sizes and character.
Roofs — Roofs shall represent a variety of forms and profiles that add character and relief to the
landscape of the neighborhood. The use of bright colors, as well as roofing that is made of
material like gravel and/or reflective material, is discouraged.
H:\CED\Planning\Current Planning\PREAPPS\14-001189
Vuecrest II Prelimina at, PRE14-041189
Page 4 of 6
Meeting Heid on September 18, 2014
Eaves — Eaves should be detailed and proportioned to complement the architectural style of the
home.
Architectural Detailing_— Architectural detail shall be provided that is appropriate to the
architectural character of the home. Detailing like trim, columns, and/or corner boards shall
reflect the architectural character of the house.
Materials and Color_— A diversity of materials and color shall be used on homes throughout the
community. A variety of materials that are appropriate to the architectural character of the
neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of
color or tone.
Access/Parking: The applicant has indicated access via a new half street public roadway
extending from Main Ave S, along the northern property line, before dead -ending at the west
property line (at the Vuecrest Preliminary Plat, parcel no. 3123059048). The neighboring parcel
to the west identifies a Category 2 wetland connected to a class 4 stream extending to the west
property line of the KBS 111, LLC parcel. The proposed half street should plan for a future
connection to the proposed road (SE 186`h PI) shown in Vuecrest Estates Preliminary Plat site
plan, LUA13-000642. All lots would be accessed directly off the new public roadway. Two off-
street parking spaces are required for each primary residence. A temporary turnaround will be
required at the west end of the access road until such time as the road is connected to SE 186th
Pl.
Driveways: The maximum driveway slope threshold is 15%. Driveways exceeding 8% must
provide slotted drains at the lower end of the driveway.
Landscaping: Development standards require that all pervious areas within the property
boundaries be landscaped. Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways according to the
landscaping standards of RMC 4-4-070F.
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. Street tree spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a minimum
of one street tree planted per address. Any additional undeveloped right-of-way areas shall be
landscaped unless otherwise determined by the Administrator of the Department of Community
and Economic Development or designee. Broadleaf trees planted in residential zones must be a
minimum of one and one-half inches (1.5") in diameter (dbh). Conifertrees at the time of
planting must be fully branched and a minimum of six feet (6') in height.
A conceptual landscape plan must be provided with the formal land use application as
prepared by a registered landscape Architect, a certified nurseryman or other certified
professional. The plan shall include, but are not limited to, the minimum 10 foot onsite
landscaping strip and street trees within the planting strip of each lot.
Significant Tree Retention: It appears that several significant trees are located an the
proposed project site. Since significant trees (greater than 6 -inch caliper) would likely 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
H:\CED\Pianning\Current Planning\PREAPPS\14-001189
Vuecrest II Prelimina at, PRE14-001189
Page 5 of 6
Meeting Held on September 18, 2014
retained. If staff determines that the trees cannot be retained, they may be replaced with
minimum 2 -inch caliper trees at a ratio of six to one. A formal tree retention plan would be
reviewed at the time of the Preliminary Plat application.
Critical Areas: There appear to be steep slopes, wetlands, wetland buffers, and Panther Creek (a
class 4 stream) on or near the site.
A wetland and stream report delineating and classifying the wetland and stream on/near the
site is required to be submitted with the formal land use application. In addition, as there are
proposed impacts to the wetland, a mitigation plan should also be submitted. City staff may
require secondary review of the wetland and/or stream report, at the expense of the applicant.
Furthermore, it appears the proposed roadway would cross a wetland, as such a Variance from
the critical areas regulations would be required.
Per RMC 4-3-050C.5.e Roads, Parks, Public and Private Utilities: (Continued), exempts the
construction of new streets, roads, rights-of-way and associated appurtenances, facilities and
utilities where no alteration or additional fill materials will be placed other than the minimum
alteration and/or fill needed to restore those facilities or to construct to meet established safety
standards. In every case, critical area and required buffer impacts shall be minimized and
disturbed areas shall be restored during and immediately after the use of construction
equipment.
Wetlands and their associated buffers are required to be placed within a Native Growth
Protection tract to protect the critical area from any proposed development for a non-exempt
activity.
Steep slopes are Geological Hazards therefore, a geotechnical study shall be provided by a
qualified professional. The study shall demonstrate that the proposal will not increase the threat
of the geological hazard to adjacent properties beyond the pre -development conditions, the
proposal will not adversely impact other critical areas, and the development can be safely
accommodated on the site. In addition, the study shall assess soil conditions and detail
construction measures to assure building stability.
It is the applicant's responsibility to ascertain whether additional critical areas are present on
the site through a critical areas study. If so, the proposal would need to be revised accordingly.
Environmental Review: Environmental (SEPA) Review is required for the proposed preliminary
plat. Note: The fee for Environmental (SEPA) Review is $1,030.00 ($1,000.00 plus 3 %
Technology Surcharge Fee).
Permit Requirements: Preliminary Plat requests would be processed concurrently with the
Environmental (SEPA) Review and Critical Areas Variance within an estimated time frame of 10
to 12 weeks, from the time that the application is accepted as complete. Note: The fee fora
preliminaryplat application is $4,000.00 and the fee for a variance is $1,200.00 (A 3%
Technology Surcharge Fee will be added to each application fee).
Fees: In addition to the applicable building and construction fees, impact fees are required. Such
fees apply to all projects and would be calculated at the time of building permit application and
payable prior to building permit issuance. The fees for 2014/2015 are as follows:
• A Transportation Impact Fee based on $1,430.72/$2,143.70 per each new single family
residence;
H:\CED\Planning\Current Planning\PREAPPS\14-001189
Vuecrest II Prelimina at, PRE14-001189
Page 6 of 6
Meeting Held on September 18, 2014
• A Parks Impact Fee based on $963.01/$1,395.25 per each new single family residence;
• A Fire Impact fee of $479.28 per each new single family residence; and
A Renton School District Impact Fee based on $5,455.00/$5,541.00 per each new single
family residence.
A handout listing Renton's development -related fees is attached for your review.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please contact Clark Close,
Associate Planner at 425-430-7289 or by email at cclose@rentonwa.gov for an appointment.
Expiration: Upon approval, preliminary plats are valid for seven years through December 31,
2014. On or after January 1, 2015 they will be valid for five years.
HACED\Planning\Current Planning\PREAPP5\14-001189
PLANNING DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
3. Building
4. Planning
PROJECT NAME: V L y t h pi-A-I—
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DATE: d r!it�i 4�S ,n,�
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PLANNING DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
aE�.orrtrai�n
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lGrading Plan, Conceptual 2
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This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
3. Building
4. Planning
PROJECT NAME: 'V��'(p'-r r�La9
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DATE:11 Lf V LVII)
CITY OF PENTON
11, AW4. "`s t,1,v!Sio•1,
P:117000sI172541filing117254-F-waiver of Submittal Req-Rentonxls 06109
PLANNING DIVISION
WAIvr_'R OF SUBMITTAL REQuiREMENTS
FOR LAND USE APPLICATIONS
Screening Detail 4
Stream or Lake Study, Standards
Stream or Lake Mitigation Plan 4 1CAAr{—
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites 2 AND 3
Lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions 2 AND 3
Map of View Area 2AND 3
Photosimulations 2 AND 3
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
3. Building
4. Planning
P, 117000sY172541filing117254-F-Waiver of Submittal Req -Renton xls
PROJECT NAME:Jur= C��ff _'! 7P r pL A7—
DATE. ! 113 t S
06109
PROJECT NARRATIVE
Preliminary Plat of Vuecrest II
(January 8, 2015)
Existina Site Characteristics:
The project site is 2.45 acres in size (or 106,680 square feet). The property consists of one tax parcel
(Tax Lot No. 3223059097) and there is one single-family home located on site (east side of property) as
well as several associated outbuildings, utilities, and private gravel access drive. A majority of the
property is a forested area (covered with mixed deciduous/coniferous trees; please reference the Tree
Protection Plan prepared by Washington Forestry Consultants, Inc.) and a small wetland located in the
northwest corner of the property (Category II Wetland; please reference the Critical Area Study prepared
by Wetland Resources, Inc.). The site generally slopes from the east to west (approximately 35 feet in
elevation change), with a slope averaging from 1% to 2%. However, in a small area in the northwest
corner of the site (near the on-site wetland), the topography increases between 30% and 35%. Per the
project surveyor, there are no slopes on site that exceed 40% (as defined in RMC 4-11-190, Slope,
Protected and Slope Sensitive).
All significant trees on the site have been surveyed (6 -inch diameter at breast height [DBH] or greater)
and are shown and identified on the Tree Preservation Plan prepared by Barghausen Consulting
Engineers, Inc. The understory cover is mixed with Salmonberry, Vine Maple, Western Hazelnut, Sword
fern, Salal, Oregon grape, Pacific Blackberry, and portions of the property have ornamental landscaping
and grass areas (around and near the existing residence).
The on-site soils consist of approximately 4 to 18 inches of topsoil overlying native soils consisting
primarily of medium dense to dense silty sand and sandy silt glacial till deposits which are one of the
more common soil types in and around the City of Renton. Please see the Geotechnical Report prepared
by Earth Solutions NW dated December 15, 2014.
As discussed earlier, a small wetland is located in the northwest corner of the property and is classified as
a Class II Wetland requiring a 50 -foot buffer. The proposed project is utilizing buffer averaging to allow
for the construction and future extension of the on-site public roadway (proposed Road A). Please
reference the Critical Area Study prepared by Wetland Resources, Inc. dated December January 5, 2015.
Access to the site is from 102nd Avenue S.E. (residential access street) from South 192nd Street. On
site the proposed roadway is being extended to the west property line for future extension by the
proposed Plat of Vuecrest Estates (City File No. LUA13-00642).
The project site is surrounded by existing single-family subdivisions with similar densities; however, along
the south property line there are larger single-family lots (due to topography) that range from 1 to 2 acres
in size.
Project Proposal:
The project proposal is for an eight -lot single-family detached subdivision known as the Preliminary Short
Plat of Vuecrest ll. The average lot size is 9,124 square feet, with the smallest lot being 7,678 square
feet (Lot 7) and the largest lot being 17,789 square feet (Lot 8). The overall project density is 4.35
dwelling units per net acre, as allowed in the R-8 (R-6 Interim) -zone- For more detailed information,
please reference the Preliminary Short Plat Map prepared by Barghausen Consulting Eng FneT, .
The project development has 0.19 acre (or 7.8%) in critical area. As referent 1' the property is
zoned R-8 (R-6 Interim) which requires a minimum lot size of 7,000 square fee?,minim t� 'bth of 60
TT
)7254.003.doc
feet for interior lots, and 70 feet for corner lots. All lots within this proposal either meet or exceed the R-8
(R-6 Interim) zoning development standards. As required by City code, all single-family residences will be
subject to the Residential Design Standards. Other permits required for this development include the
following:
• State Environmental Policy Act (SEPA) Review
• Preliminary short plat approval
• Construction plan approval (water, sewer, roads, storm, and grading)
• Final short plat approval and recording
• Department of Natural Resources Forest Practice Permit
• Department of Ecology NPDES Permit
• Residential building permits
As designed, there are approximately 690 lineal feet of proposed on-site public right-of-way (half street),
which will have 32 to 39.5 feet of public right-of-way with 20 to 26 feet of paving, curb, gutter, planter (8
feet wide in portions), and sidewalk (5 feet wide). In an effort to provide a secondary emergency access
for the plat of Vuecrest Estates (City File No. LUA13-000642), protect environmentally sensitive area,
protect healthy significant trees and provide a useable building envelope for lot 8, we are requesting a
street modification. The modification request is to locate portions of the sidewalk on Road A & 102""
Avenue S.E. (lot 1 & 8) to the back of curb. Landscaping and street trees will be located behind walk.
Also, along the frontage of Road A (lots 1 through 7), we are requesting to increase the pavement width
from 20 feet to 26 feet to allow for parking.
The project development will utilize and extend existing public utilities through the project site (water and
sewer provided by Soos Creek Water and Sewer District) along with storm drainage and dry utilities
(power, telephone, natural gas, and cable) serving all lots. Sewer will be extended from the Plat of
Vuecrest (City File No. LUA13-000642) to the west property line of the Vuecrest II Short Plat. Please
reference the Conceptual Utility Plan prepared by Barghausen Consulting Engineers, Inc. for more
detailed information.
The project storm drainage will be conveyed off site to the west to a storm vault being constructed for the
Plat of Vuecrest. This storm system will be designed to accommodate the Vuecrest II Short Plat. For
more detailed information regarding the proposed storm system, please reference the preliminary storm
plan and Drainage Facility Design Memorandum prepared by Barghausen Consulting Engineers, Inc.
In order to construct the project as generally depicted on the preliminary grading plan, approximately
2.05 acres will be cleared. Approximately 7,600 cubic yards of structural soil will be cut for grading the
roads and lots. A majority of this cut material will be used on site to construct the project to the final
design grades. Any excess structural material will be exported from the site during construction along
with any excess topsoil. These figures are approximate and will be determined at final engineering
design.
The total cost of construction for the roads and utilities is estimated to be approximately $560,000 (or
$70,000 per lot). The estimated fair market value of the lots upon completion is estimated to be between
$150,000 and $175,000. We have not yet established the location of any model homes, job trailers, or a
sales office.
Tree InventorylTree Mitigation,
Based on the Final Tree Protection Plan prepared by Washington Forestry Consultants, Inc. dated
December 19, 2014, there are 38 healthy significant trees on site (please see the tree retention
worksheet).
- 2 - 17254.003.doc
As required by code, 30% of the healthy significant trees (approximately 11 trees) must be protected or
mitigation provided (tree replacement)_ The project proposes to retain 11 healthy significant trees and,
therefore, we meet the tree retention guidelines in RMC 4-4-130.
- 3 - 17254.003.doc
RE i I VI" D
JAN 20 2015
General Construction In ormatl( '�,,(�y. F fi
Preliminary Short Plat of Vuecrest Il
(January 8, 2015)
The construction of new road improvements (half street) along with the installation of utilities for the
proposed short plat of Vuecrest II will involve clearing, grading, and other land disturbance activities. The
following is a summary of how these activities are expected to be carried out and managed to minimize
impacts and comply with applicable rules and regulations during this phase of the project:
• Anticipated Construction Schedule:
Clearing and grading is likely to begin in late 2015 or early 2016 assuming the entitlements
and permits are approved. The bulk of the work should be completed within three to four
months of the construction start. Based on this schedule, we expect that the plat could be
ready for recording in mid -2016, with home building to commence after the plat is recorded.
Model home construction may commence prior to recording as allowed by the City of Renton.
• Hours and Days of Operation:
The typical hours of operation for construction will be from 7 a.m. to 6 p.m. during the winter
months. During the summer months, construction will begin at 7 a.m. and may extend to 7
p.m. (pending approval from the City of Renton). The typical work week will be Monday
through Friday. Construction work may also take place on Saturday as normally allowed by
the City of Renton, especially during the dry season (April to October) in order to expedite
completion of the project during the dry season.
• Proposed Hauling/Transportation Routes:
The haul route for importing or exporting materials to and from the site will be determined
after coordination with the City of Renton Inspector prior to the start of construction.
However, we anticipate that the haul route would be 102nd Avenue S.E. to S.E. 192nd Street
and then east to 108th Avenue S.E. (Benson Highway),
Measures to be Implemented to Minimize Dust, Traffic and Transportation Impacts,
Erosion, Noise, and other Construction Impacts:
All temporary erosion and sedimentation control measures required by the City of Renton and
other agencies will be implemented and maintained (e.g., rock construction entrance, silt
fencing, temporary storm pond, and straw mulching). Also, as required by Department of
Ecology all erosion BMPs will be implemented and maintained as required by the NPDES
Permit for the duration of the project. Watering will be implemented as necessary to control
dust during the summer months and all construction equipment will be equipped with
appropriate mufflers to comply with local noise ordinances.
• Any Special Hours Proposed for Construction or Hauling (i.e., weekends, late nights):
If it is determined that additional hours are needed to complete the construction, the
contractor will coordinate with the City of Renton and obtain approval for such extended
hours.
- 1 - 17254,004.doc
• Preliminary Traffic Control Plan:
A Preliminary Traffic Control Plan has not been prepared at this time. Once the haul route(s)
has (have) been approved by the City Public Works Department, a Traffic Control Plan will be
prepared in accordance with the City Road Standards and WSDOT guidelines.
2 - 17254.004.doc
APPMATION FOR CITY OF RE ----,N
RIGH, �IJAYUSL—I)LF RRAI5—WAIVF[2_S—VA NC-ES—ff-.F.INUFU
1055 50 Lith GTady Way, He-ntartt WA 9RUSI
PROJEGr NAMfE- vUECREST 1i SFIORT PLAT
SITZ; ADDREW 4903 MAIN AVE SO RLNTCN 'INA 98055
KING COUNTY PARCEL ID -322345-9097
APPUCANT: KOLIN TAYLOR -KBS III, LLC
CI() WAYNE PUTTER
NOVASTAR DEV. INC.
MAILING ADDRESS: 18215 72NO AVE S KENT WA 98032
ATTACH A SEPARATE LETTER WITH THIS APPLICATION SYATINC IN DETAIL-.
The written request 1nclude{s1:
1.
ApplIca ble circ code
2.
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PHONE206 255-7106
EMAIL: WPOTTER@NOVASTARDEV.Gi
lip Code
Submittals shall be 86 x11, You may scan and email your request or drop off the completed application_
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Street Modification - Road Standards
Vuecrest II Short Plat
4909 Main Avenue South
Renton, Washington 98057
(Tax parcel No. 322305-9097)
January 15, 2015
Proiect Location:
The project site (2.4 acres on Tax Lot No. 3223059097) is located at southeast corner of 102nd Avenue
S.E. and S.E. 186th Street (if extended), Renton, Washington. (See attached site plan, vicinity map, and
legal description),
Proiect Scope:
The project proposal is an eight -lot single-family detached subdivision known as the Preliminary Short
Plat of Vuecrest 11 and is located in the R-8 zone (R-6 interim). The R-6 "interim" zone requires a
minimum lot size of 7,000 square feet, minimum lot width of 60 feet for interior lots, and 70 feet for corner
lots. The average lot size is 9,124 square feet with the smallest lot being 7,678 square feet (Lot 7) and
the largest lot being 17,789 square feet (Lot 8). The overall project density is 4.35 dwelling units per net
acre. All lots within this proposal either meet or exceed the R-6 "interim" zoning development standards
The project development has 0.19 acre (or 7.8%) of on-site critical area (Class II wetland) which requires
a 50 -foot buffer and proposes to retain 30% for 11 trees) of the on-site healthy significant trees.
The proposed lots will be served by an on-site half street public roadway (Road A; approximately 690
feet) which is located along the north property line and will be installing street frontage improvements
(approximately 168 feet) along 102nd Avenue S.E. Water, sewer, and storm (including dry utilities) will
be installed/extended to serve all lots and storm drainage detention will be provided off site (within the
Plat of Vuecrest Estates, City file No. LUA13-000642).
Modification Request:
The proposed on-site roadway (Road A) has been designed (as required by RMC 4-6-060) as a "half
street" residential roadway. However, in an effort to provide a secondary access for the adjacent plat of
Vuecrest Estates (located to the west) and to provide additional parking, we are requesting the following
modification to RMC 4-6-060:
• Increase the minimum pavement width from 20 feet to 26 feet (along the frontages of tots Z
through 7 and approximately 60 feet of Lot 8) to allow for on -street parking (see attached
Preliminary Grading and Drainage Plan with cross section, Sheet 2 of 4).
• Eliminate approximately 160 feet of the required 8 -foot landscape planter on the south side of
Road A and locate the required 5 -foot sidewalk adjacent to the vertical curb (along a portion of
Lot 8; see attached Preliminary Grading and Drainage Plan with cross section, Sheet 2 of 4).
Also, "half street' improvements are required pursuant to RMC 4-6-060 along the existing plat frontage of
102nd Avenue S.E. (residential street). In an effort to retain 30% of the on-site healthy significant trees
(required by RMC 4-4-130), we are requesting the following modification to RMC 4-6-060 to protect
- 1 - 17254.005.docx
several significant trees by reducing construction improvements within the critical Root Protection Zone
(RPZ):
• Eliminate approximately 40 feet of the required 8 -foot landscape planter on the west side of
102nd Avenue S.E. (near the S.E. corner of Lot 1) and locate the required 5 -foot sidewalk
adjacent to the vertical curb (see attached Preliminary Grading and Drainage Plan, Sheet 2 of 4).
Modification Decision Criteria:
As outlined in the RMC 4-9-250(D)(2), the City of Renton Planning/Building/Public Works Department
must review the modification request and base their decision pursuant the following criteria (following
each of the 6 criteria, the applicant provides a response/justification):
a. Substantially implements the policy direction of the policies and objective of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these policies and
objectives.
Response/Justification: The proposed modifications to the road standards as requested will not
inhibit the implementation of the policies and objectives of the Comprehensive Plan Land Use
Element and the Community Design Element for the Vuecrest ii Short Plat. The proposed
modifications are a direct result of efforts being pursued to provide a needed "secondary
emergency access" that is being required by the City of Renton for the Plat of Vuecrest Estates
(File No. LUA13-000642) to increase public safety/welfare and to meet the Tree Retention
requirements found in RMC 4-6-080.
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment.
ResponsaIJustifrcation: The proposed modifications to Road A and 102nd Avenue S.E. will
continue to meet the objectives of safety, function, appearance, environmental protection, and
maintainability intended by the Code requirements. The requested modifications are needed to
provide the needed secondary emergency access for public safety and warfare, increase on-site
parking, and protect environmental protection to significant trees due to the following constraints:
In an effort to provide the needed secondary emergency access for Vuecrest Estates,
maintain a useable building pad for Lot 8, and provide protection the existing wetland in
Tract A, the relocation of the sidewalk to the back of curb along Road A (approximately 180
feat) is needed and warranted. The proposed project will provide the required 10 -foot on-site
landscaping for Lot 8 (per RMC 404-070.F) and in addition, include the required street trees
to be maintained by the lot owner.
• The additional 6 feet of asphalt along the frontages of Lots 1 through 7 and a portion of Lot 8
will provide the needed parking and ultimately reduce the amount of half street improvements
needed by the future developer of the property to the north (Tax Lot No. 3223059171,
Mackenzie).
Significant Trees are to be protected as required by RMC 4-6-060, and based on the
recommendations of the project arborist (Galen Wright, Washington Forestry Consultants,
Inc.), and the improvements (approximately 40 feet) need to be relocated as far east as
possible so as not to impact the RPZ (Root Protection Zones) of trees No. 2 and 3 as
referenced in Washington Forestry Consultants, Inc. Tree Protection Plan dated
December 19, 2014. However, we are proposing to continue required 10-1oot on-site
landscaping within this area to maintain the proper landscape appearance as required by
code.
- 2 - 17254.005.docx
c. Will not be injurious to the other property(les) in the vicinity.
Response/Justification: No adjacent properties within the vicinity of the project will be impacted
by the modification request. The functionality and intent of the road standards will be met.
d. Conforms to the intent and purpose of the Code.
Response/Justification: As outlined in section 'b" above, the proposed modification will continue
to meet the intent and purpose of the Road Standard Codes and also "improve" public safety and
welfare by providing a secondary access (Road A) in the event of a public emergency.
e. Can be shown to be justified and required for the use and situation intended.
Response/Justification: As outlined in section "b" above, the proposed modifications are justified
to provide public safety, protect the environment (significant trees and wetland), and allow the
property owner to obtain a useable building envelope for Lot 8.
f. Will not create adverse impact to other property(ies) in the vicinity.
Response/Justification: The proposed modifications requested will not create an adverse impact
to other properties. As stated earlier, the approval of the modification to Road A will increase
public safety by providing a secondary access in the event of an emergency.
- 3 - 1 7254.005_docx
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17254 !7' KEs DE-M-OPMENT CORPORATION PREUANARY SHORT PLAT t2320 WE 8TH STREET, "TS M FOR
BELLEVUE, WA 98005
VUECRESTIZ
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17254 !7' KEs DE-M-OPMENT CORPORATION PREUANARY SHORT PLAT t2320 WE 8TH STREET, "TS M FOR
BELLEVUE, WA 98005
VUECRESTIZ
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SITE -\,k
WWI
VICINITY MAP
NTS
EXHIBIT "A"
Legal Description
The north half of the north half of the Southwest Quarter of the Northwest Quarter of the Southwest Quarter of Section 32
in Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington;
Except portion lying thereof within 102nd Avenue S.E. right of way.
Subdivision GuaranteWCerlificate Printed: 01.07.15 Q 08:10AM
Page 3 WA-CT-FNSE-02150.622475-SPS-1-15-0030466-ETU
City of Renton 1W
TREE RETENTION
WORKSHEET December 19, 2014
H:10ED%Data%F4)rrrls-Te.mplate,lSelf-Hctp Han dnutslPlanninglTreeRetentionWorksheet.doc 12108
Vuecrest
1.
Total number of trees over 6" in diameter' on project site: 1. 117
trees
2.
Deductions: Certain trees are excluded from the retention Calculation:
Trees that are dead, diseased or dangerous2 49
trees
Trees in proposed public streets 30
trees
Trees in proposed private access easements/tracts 0
trees
Trees in critical areas3 and buffers (not inventoried) WA
trees
Total number of excluded trees: 2. 7 9
trees
3.
Subtract line 2 from line is 3. 38
trees
4.
Next, to determine the number of trees that must be retained4, multiply line 3 by:
0.3 in zones RC, R-1, R-4, or R-8
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. 11
trees
5.
List the number of 6" or larger trees that you are proposing5 to retain 4:
5. 11
trees
6.
Subtract line 5 from line 4 for trees to be replaced- 6. 0
trees
(If line 6 is less than zero, stop here. No replacement trees are required).
7.
Multiply line 6 by 12" for number of required replacement inches -
7. 0
inches
8.
Proposed size of trees to meet additional planting requirement -
(Minimum 2" caliper trees required) 8.
inches
per tree
9.
Divide line 7 by line 8 for number of replacement trees6:
(if remainder is .5 or greater, round up to the next whole number)
0
9.
trees
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.
s Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of
the Renton Municipal Code (RMC).
�
° Count only those trees to be retained outside of critical areas and buffers- +;,.,:
,_.. I
5The City may require modification of the tree retention plan to ensure retention of the maximum numi
trees per RMC 4-4-134H7a
6_ Inches of street trees, inches of trees added to critical areasrbuffers, and inches of trees retainev--i iteo]t
t
are less than 6" but are greater than 2" can be used to meet the tree replacement requirement.
H:10ED%Data%F4)rrrls-Te.mplate,lSelf-Hctp Han dnutslPlanninglTreeRetentionWorksheet.doc 12108
VI REST II
JANUARY 8, 2015
DENSITY
WORKSHEET
City of Renton Development Services Division
1055 South Grady Way -Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property: 1. 106,680 square feet
(OR 2.45 ACRES)
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 i for net area
4. Divide line 3 by 43,566 for net acreage:
5. Number of dwelling units or lots planned:
6. Divide line 5 by line 4 for net density:
25,288- squarefeet
N/A square feet
-I-,I Zb square feet
2. 26,414 square feet
3. 80,288 square feet
4 1.84 acres
5. 8 units/lots
6. 4.35 = dwelling units/acre
*Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deducted/excluded.
I NF
** Alleys (public or private) do not have to be excluded. -^'` ` E
3AB 2 0 7.0"t5
R:TWIDEVSERV\Forms\Planning%density.doc Last updated: 11/0$/2004 1
a
DEPARTMENT Of COMMUNITY city of.
AND ECONOMIC DEVELOPMENT
} f
PLANNING DIVISION
ENVIRONMENTAL CHECKLIST
City of Renton Planning Division
1055 South Grady way -Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
Governmental agencies use this checklist to help determine whether the environmental impacts
of your proposal are significant. This information is also helpful to determine if available
avoidance, minimization or compensatory mitigation measures will address the probable
significant impacts or if an environmental impact statement will be prepared to further analyze
the proposal.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Please answer each question accurately and carefully, to the best of your knowledge. You may
need to consult with an agency specialist or private consultant for some questions. You may use
"not aonlicable" or "does not aooly" only when you can explain why it does not aAply and not
when the answer is unknown. You may also attach or incorporate by reference additional studies
reports. Complete and accurate answers to these questions often avoid delays with the SEPA
process as well as later in the decision-making process.
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.
INSTRUCTIONS FOR LEAD AGENCIES:
Additional information may be necessary to evaluate the existing environment, all interrelated
aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first
but not necessarily the only source of information needed to make an adequate threshold
determination. Once a threshold determination is made, the lead agency is responsible for the
completeness and accuracy of the checklist and other supporting documents.
17254.002.doe 05114
JAr� 2 D ?C15
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
For nonproject proposals (such as ordinances, regulations, plans and programs), complete the
applicable parts of sections A and B even though questions may be answered "does not apply".
In addition the SUPPLEMENTAL SHEET FOR NONPROJFCT ACTIONS (part D).
Please completely answer all questions that apply and note that the words "project", "applicant",
and "property or site" should be read as "proposal", "proponent", and "affected geographic area"
respectively. The lead agency may exclude (for non -projects) questions in Part B - Environmental
Elements —that do not contribute meaningfully to the analysis of the proposal.
A. BACKGROUND
1. Name of proposed project, if applicable:
Vuecrest 11 Short Plat
2. Name of applicant:
KBS III, LLC (a.k.a. -- KBS Development Corporation)
3. Address and phone number of applicant and contact person:
Applicant Contact
KBS III, LLC Kolin Taylor
12320 N.E. 8th Street, Suite 100 (206) 631-7000
Bellevue, WA 98005
4. Date checklist prepared:
January 13, 2014
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
Agen t
Wayne Potter
(425) 656-7435
Clearing and road construction is likely mid to late 2015. There are no plans to phase the
project. Construction of the project is expected to take 3 or 4 months for site development
and another 12 to 24 months for home construction.
2
17254,042 doc 05114
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
No.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
• Geotechnical Report prepared by Earth Solutions NW, inc. dated December 15, 2014
• Critical Area Study prepared by Wetlond Resources, Inc. dated January 5, 2015
• Tree Protection Plan and Report prepared by Washington Forestry Consultants, Inc. dated
December 19, 2014
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.
No.
10. List any government approvals or permits that will be needed for your proposal, if known.
• Preliminary Short Plat approval
• Road Modification
• Construction plan approvals (water, sewer, roads, storm, and grading)
• Ancillary construction permits including building permits for retaining walls
• Department of Natural Resources Forest Practice Permit
• Department of Ecology NPDES Permit
• Final short plat approval
Building Permits for residential homes
• Residential design standards review
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.)
The project involves the subdivision of approximately 2.45 acres of land encompassing one tax
parcel into 8 single-family detached homes and associated sensitive area tract and tree
protection easement (Lot 8). There will be approximately 590 linear feet of public roadway
(with utilities) constructed to serve the proposed lots and half -street improvements (1 70feet)
on 102nd Avenue S.E.
17254 ,002. d oc M14
The proposed lots and roads will be cleared and graded as needed and a structural retaining
wall will be required for the proposed onsite roadway. The onsite roadway is being extended
to the west for a future connection by the developers of the Plat of Vuecrest (City File No. LUA
13-000642). Also, water, sewer, and storm connections will be provided at this location/road
extension from the developers of Vuecrest (see preliminary site plan and utility plans).
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 subject property is located in the Southwest quarter of Section 32-23-05 and abuts 102nd
Avenue S. W. and is approximately one-half mile southeast of the Valley Medical Center. For
the exact location, please reference the attached Vicinity Map.
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site
(circle one): Fla , rolling, hilly, teep slopes, mountainous, other
b. What is the steepest slope on the site (approximate percent slope)?
The projectsite has an average slope between 1% and 2116; however, there is a small
isolated area with a slope ranging between 25% and 35%.
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
agricultural land of long-term commercial significance and whether the proposal results in
removing any of these soils.
The primary soil classification found on the site consists of medium dense to dense silty
sand and sandy silt which is a glacial till soil commonly found in the Pacific !Northwest and
generally suitable for residential development. Please reference the Soils Report prepared
by Earth Solutions NW, Inc.
17254.002.doc 05114
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
No.
e. Describe the purpose, type, total area, and approximate quantities and total affected area
of any filling, excavation, and grading proposed. Indicate source of fill.
A preliminary grading plan has been prepared for this project. We anticipate the on-site
structural grading to reasonably balance (approximately 7,640 cubic yards of cut and fill).
The on-site strippings (topsoil) will either be spread on the finished lots and/or exported off
site, along with any excess structural material that cannot be used on site.
A retaining wall (ranging between 2 feet and 9 feet) will be constructed on site for the
proposed road construction. This wall may be a rockery, MSE block, Lock -Load, and
Reinforced Concrete Wall. The construction of this wall will include excavation for
footings, drainage, and backfill. The proposed wall is located adjacent the wetland buffer
(Tract A), there may be incidental grading that may extend into the wetland buffer. Such
areas will be re-vegetoted as required by code upon completion.
There will also be additional lot grading that will occur (on a lot by lot basis) during the
home construction phase as foundations are constructed.
imported aggregate materials used for construction of the roads and infrastructure as well
as for house foundations will be imported as needed from nearby available sources, most
likely from pits in the Maple Valley or Covington area.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
Soil erosion could occur as a result of the site clearing, excavation, and grading activities
once soils are exposed to rainfall. However, as required by City Code, a Temporary Erosion
and Sedimentation Control Plan (TESCP) will be prepared and implemented to mitigate for
such erosion potential. Additionally, erosion control Best Management Practices (BMPs)
will be provided (i.e., straw mulch, silt fences, rock check dams, etc.).
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
The total on-site impervious surface (roadways) will be approximately .55 acres (or22116) of
the site area (2.45 acres). Based on a maximum impervious area per lot of 75% we have
estimated a total impervious area (for eight lots with an overage lot size of 9,124 square
feet) of approximately 1.26 acres. Combined, approximately 1.8.1 acres, or approximately
74% of the site will be impervious.
17254 002 dor 05114
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
2. AIR
All applicable BMPs and other typical and necessary TESC measures will be implemented
and maintained during the plat and home construction phases. An NPDES permit will be
acquired and the site will be monitored during the entire build -out phase of the plat.
What types of emissions to the air would result from the proposal during construction,
operation, and maintenance when the project is completed? If any, generally describe
and give approximate quantities if known.
During plat and home construction, emissions from construction equipment and vehicles
will occur on a temporary basis. When houses ore completed, there will be emissions
generated from automobile, service truck traffic, and other typical machinery used in
single-family neighborhoods.
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
The site is surrounded by existing single-family developments and homes on large lots that
are the source of emissions from fireplaces and vehicles. In addition, the site is located
close to arterial streets such as the Benson Highway and nearby urban centers with a high
concentration of vehicular traffic. These sources and emissions ore typical of urban
communities and are not expected to have any impact on the proposal.
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
All construction equipment will be equipped to comply with all applicable air-quality
regulations. Dust will be controlled during the dry season with water trucks. Gas
fireplaces will be used in accordance with requirements of the Puget Sound Air Quality
Board.
3. WATER
a. Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or river it flows into.
17254 002 doc 05114
Yes. There is one wetland located on site that was delineated by Wetland Resources,
Inc. This wetland is a class 11 category that requires a 5(] foot buffer and will be
protected/ preserved within proposed Tract A. As allowed by code, we ore proposing
buffer averaging to allow for the construction of the on-site roadway. For more detail
information, please see the wetland report prepared by Wetland Resources, Inc.
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
Yes. A portion of the plat and home construction will occur within 200 feet of the on-
site wetland.
3) Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be
affected. Indicate the source of fill material.
None.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
No.
5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site
plan.
No.
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
M
b. Ground Water:
1) Will groundwater be withdrawn from a well for drinking water or other purposes? If
so, give a general description of the well, proposed uses and approximate quantities
withdrawn from the well. Will water be discharged to groundwater? Give general
description, purpose, and approximate quantities if known.
The project will be served by public water and sanitary sewer service from the Soos
Creek Water and Sewer District. The project will not involve any groundwater
withdrawals or any discharge to the groundwater of septic system effluent. Some roof
17254.002.ticc 05114
drains may be designed to discharge to the on-site wetlands for recharging purposes.
No discharges to the groundwater aquifer are proposed.
2) Describe waste material that will be discharged into the ground from septic tanks or
other sources, if any (for example: Domestic sewage; industrial, containingthe
following chemicals. ; agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if applicable), or the
number of animals or humans the system(s) are expected to serve.
None.
c. Water runoff (including stormwater):
1) Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters? If so, describe.
Stormwater will be collected by a series of catch basins and conveyed by underground
stormwater pipes to an offsite detention vault within the proposed Plat of Vuecrest
(located directly west, City file No. LUA 13-000642). The off-site storm vault will be
sired to accommodate this proposal and designed in accordance with the City of
Renton Stormwater Design Manual (Addendum to the King County stormwater
guidelines).
2) Could waste materials enter ground or surface waters? If so, generally
describe.
Unlikely. As discussed above, all stormwater will be collected and conveyed to on
approved offsite detention vault. Furthermore, the stormwater will pass through a
storm filter vault (water quality) prior to discharge offsite. All sewage disposal will be
via the Soos Creek sewer system. No on-site septic systems are proposed.
3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of
the site? If so, describe.
No.
d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage
pattern impacts, if any:
The project will be designed in accordance with all applicable storm drainage regulations
of the City of Renton and other agencies to mitigate the impacts of surface water
drainage. This will include all necessary erosion control measures during construction as
17254.002.doc 05114
well as construction of an on-site and off-site collection/conveyance system for
storm water as well as a water quality and detention facility. (For a more detailed
discussion, see the stormwater addendum prepared by Barghausen Consulting Engineers,
Inc.).
4. PLANTS
a. Check the types of vegetation found on the site:
X deciduous tree: alder, maple, aspen, other
X evergreen tree: fir, cedar, pine, other
X shrubs
K grass
pasture
crop or grain
orchards, vineyards or other permanent crops.
X wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
water plants: water lily, eelgrass, milfoil, other
other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
Upon completion of the project, oil vegetation within the developable portion of the
property (approximately 2.05 acres) will be removed /altered.
c. List threatened and endangered species known to be on or near the site.
None to our knowledge.
d. Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any:
As required by code, 30% of the significant trees (approximately 11) must be protected or
mitigation provided (tree replacement). As outlined in the current proposal, we anticipate
preserving 11 healthy significant trees and therefore meeting the code requirements of
RMC 4-4-130. The final number of significant trees to be saved or mitigated for will be
determined throughout final engineering and construction.
We will also be preserving and protecting the on-site wetiand and buffer, as approved by
the City, in designated open space areas, (Tract A) as wildlife habitat.
e. List all noxious weeds and invasive species known to be on or near the site.
17254_002_doc 05114
None to our knowledge.
5. ANIMALS
a. List any birds and other animals which have been observed on or near the site or
are known to be on or near the site. Examples include:
Birds: hawk, heron, eagle, songbirds, other:
Mammals: deer, bear, elk, beaver, other: small rodents
Fish: bass, salmon, trout, herring, shellfish, other
b. List any threatened and endangered species known to be on or near the site.
To our knowledge, there are no threatened or endangered species known to be on or near
the site.
c. Is the site part of a migration route? If so, explain.
It is our understanding that the site is located in the "Western Flyway" migration route.
d. Proposed measures to preserve or enhance wildlife, if any:
Substantial native habitat will be provided on site through preservation of approximately
0. 19 acre of permanent native open space (Tract A) that will provide some wildlife habitat.
Also, several significant trees are to be preserved on site and will provide additional
habitat.
e. List any invasive animal species known to be on or near the site.
To our knowledge, there are no invasive animal species known to be on or near the site.
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.
Each lot will require power, natural gas, cable, and phone service. Power and natural gas
will be the primary source for heating.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
Za
17254, 002.doc 05114
M
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:
All future homes will be designed in accordance with the Washington State Energy Code.
Also, as required by code, the streetlights will use LED luminaires to reduce electrical
consumption.
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.
Unlikely. However, during construction► there is always the risk of on accident involving
construction equipment and hazardous or flammable materials during home construction.
These risks are common to all construction sites.
t) Describe any known or possible contamination at the site from present or past uses.
None to our knowledge.
2) Describe existing hazardous chemicals/conditions that might affect project
development and design. This includes underground hazardous liquid and gas
transmission pipelines located within the project area and in the vicinity.
None.
3) Describe any toxic or hazardous chemicals that might be stored, used, or produced
during the project's development or construction, or at any time during the
operating life of the project.
During the construction of the project, there may be stored diesel fuel and/or
products. However, upon the completion of the construction, these materials will not
be present.
4) Describe special emergency services that might be required.
Medical EMT response and Fire Department response.
5) Proposed measures to reduce or control environmental health hazards, if any:
11
17254.002.doc 05114
All construction will be in accordance with applicable laws including OSHA safety
regulations for machinery and proper storage, core, and handling of any hazardous
materials during construction.
b. Noise
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)?
Existing sources of noise in the immediate area are residential automobile traffic, service
trucks, and home care activities, as well as regional urban noises commonly found in
population centers.
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)?
Indicate what hours noise would come from the site.
During the construction phase there will be short term impacts to noise levels from the
operation of heavy equipment and truck traffic, as well as contractor tools. These impacts
will be generated only during the hours of operation and will terminate permanently upon
completion of construction. Upon occupancy of the homes, there will be added noise
impacts from residential vehicles and activities, consistent with what is already found in
the surrounding community.
3) Proposed measures to reduce or control noise impacts, if any:
All equipment and construction operations will comply with applicable City of Renton noise
ordinances.
8. LAND AND SHORELINE USE
What is the current use of the site and adjacent properties? Will the proposal affect
current land uses on nearby or adjacent properties? If so, describe.
Adjacent properties include single-family residential on small, medium, and large parcels
of land. The property is currently used for one single-family residence. The proposed
project is consistent with the surrounding properties.
b. Has the project site been used as working farmlands or working forest lands? If so,
describe. How much agricultural or forest land of long-term commercial significance will
be converted to other uses as a result of the proposal, if any? If resource lands have not
12
17254.002.doc 05114
been designated, how many acres in farmland or forest land tax status will be converted
to nonfarm or non -forest use?
The site was not use as a working farm or forest lands. There will be no farmland or forest
land tax status conversions as part of this project.
1) Will the proposal affect or be affected by surrounding working farm or forest land
normal business operations, such as oversize equipment access, the application of
pesticides, tilling, and harvesting? If so, how:
Not applicable to this project.
c. Describe any structures on the site.
There is one single-family detached home located on-site and on associated outbuilding.
d. Will any structures be demolished? If so, what?
Yes. All structures onsite will be demolished.
e. What is the current zoning classification of the site?
Single family, R -S (R-6Interim)
f. What is the current comprehensive plan designation of the site?
RSF - Residential Single-family.
g. If applicable, what is the current shoreline master program designation of the site?
Not applicable to this project.
h. Has any part of the site been classified as a critical area by the city or county? If so,
specify.
Yes. There a wetland located on the project site (Tract A). For detailed information, please
review the Wetland Report prepared by Wetland Resources, Inc.
i. Approximately how many people would reside or work in the completed project?
13
17254 002_doc 05114
The eight lots are expected to bring approximately 20 people to the project after all homes
are built and occupied (this assumes an average of 2.5 people per home). This number will
vary depending on house size.
j. Approximately how many people would the completed project displace?
No people would be displaced by the completed project.
k. Proposed measures to avoid or reduce displacement impacts, if any:
Not applicable to this project.
Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
As part of the preliminary plat process, the project will be reviewed in accordance with
the R-6 interim development standards, which are compatible with the surrounding
property.
m. Proposed measures to ensure the proposal is compatible with nearby agricultural and
forest lands of long-term commercial significance, if any:
Not applicable to this project.
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
There are eight lots proposed which will create housing in the middle to upper income
range.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
One existing housing unit (middle income range) will be eliminated.
c. Proposed measures to reduce or control housing impacts, if any:
None are proposed or required.
14
17254.00 2. doc 06114
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 tallest structure would be a single-family home, which has a maximum height as
established in the zoning code of 35 feet without a variance.
b. What views in the immediate vicinity would be altered or obstructed?
None.
c. Proposed measures to reduce or control aesthetic impacts, if any:
All future homes within the project will be subject to the City building design standards at
the time of building permit review. in addition, the new homes to be built in this project
will be single-family residences as found in the surrounding community.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
Construction is expected to be in the daytime hours only. During night time there may be
streetlight illumination and car headlights os well as both interior and exterior lighting in
houses typically found in single-family subdivisions.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No.
c. What existing off-site sources of light or glare may affect your proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any:
All lighting related to streetlights and houses will be designed in accordance with City code
regulations to avoid impact to adjacent properties.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
15
17254.002.doc 05/14
The subject property is located within approximately 3 miles of the Thomas Teasdale Pork
and approximately 4 miles (north of site) from the Talbot Hill Reservoir Park.
b. Would the proposed project displace any existing recreational uses? If so, describe.
No.
Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
As required by the City of Renton, this project will pay a parks impact fee to assist in
reducing the impacts on recreation opportunities.
13. HISTORIC AND CULTURAL PRESERVATION
Are there any buildings, structures, or sites, located on or near the site that are over 45
years old listed in or eligible for listing in national, state, or local preservation registers
located on or near the site? If so, specifically describe.
No.
b. Are there any landmarks, features, or other evidence of Indian or historic use or
occupation? This may include human burials or old cemeteries. Is there any material
evidence, artifacts, or areas of cultural importance on or near the site? Please list any
professional studies conducted at the site to identify such resources.
None to our knowledge.
Describe the methods used to assess the potential impacts to cultural and historic
resources on or near the project site. Examples include consultation with tribes and the
department of archeology and historic preservation, archaeological surveys, historic
maps, GIS data, etc.
We reviewed the Department of Archeology and Historical Preservation website
(WISAARD system)
d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and
disturbance to resources. Please include plans for the above and any permits that may be
required.
Not applicable to our project.
17254.002_ dor
16
05114
14. TRANSPORTATION
Identify public streets and highways serving the site or affected geographic area and
describe proposed access to the existing street system. Show on site plans, if any.
The project site will gain access from 102nd Avenue S.E., which abuts the easterly property
line of the project. As discussed earlier, the onsite roadway will be stubbed to the west
property line for further extension (and secondary access) for the proposed plat of
Vuecrest (City file No. LUA 13-000542).
b. Is the site or affected geographic area currently served by public transit? If so, generally
describe. If not, what is the approximate distance to the nearest transit stop?
Approximately 3/4 of a mile away (southeast of the site) is a King County Metro bus stop
at 108th Avenue S.E. and SE 192nd Street.
c. Mow many additional parking spaces would the completed projector non -project
proposal have? How many would the project or proposal eliminate?
Each lot will have a minimum of two off-street parking stalls. No parking will be
eliminated.
d. Will the proposal require any new or improvements to existing roads, streets, pedestrian,
bicycle or state transportation facilities, not including driveways? If so, generally describe
(indicate whether public or private).
There will be approximately 690 linear feet of new on-site public roadways designed as
"residential access roads"
e. Will the project or proposal 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 projector
proposal? If known, indicate when peak volumes would occur and what percentage of
the volume would be trucks (such as commercial and non -passenger vehicles). What data
or transportation models were used to make these estimates?
Based upon the number of new dwelling units and average trip generation rates published
by ITE in the 'Trip Generation Manual" (9th Edition, 2012), the completed project would
generate approximately 76 vehicular trips per day, none of which would be trucks. peak
17
17254.002.[tac 05114
traffic volumes would occur during the weekday PM peak hour (one-hour period between
4:00pm and 6:00pm).
g. Will the proposal interfere with, affect or be affected by the movement of agricultural and
forest products on roads or streets in the area? If so, generally describe.
Not applicable to this project.
h. Proposed measures to reduce or control transportation impacts, if any:
The project will be required to provide an on-site roadway (half street) as well as improve
the west half of 302nd Avenue S.E. (curb, gutter, planter strip, and sidewalk) and also pay
a traffic impact fee per each new single family resident to mitigate transportation impacts.
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, public transit, health care, schools, other)? If so, generally
describe.
The future construction of homes on each of the eight lots will result in a proportional need
for public services normally associated with single-family development such as police, fire,
health care, schools, postal service, garbage service, etc.
b. Proposed measures to reduce or control direct impacts on public services, if any.
Building the on-site roads to public standards will provide an acceptable means of access
for any needed public services to existing lots. Property tax revenue will assist with
offsetting the proportional impact on public services. Mitigation fees will be collected at
the time of building permit for individual lots to offset traffic, fire, and school impacts.
16. UTILITIES
a. Circle utilities currently available at the site:
electricit ,natural ga , ate , Irefuse servic , elephon , sanitary sewe , septic system,
other
b. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity which might
be needed.
18
17254,CO2,doc 06114
The following is a list of the anticipated utility purveyors:
• Electricity
- Puget Power
!Natural Gas
- Puget Power
• Water
- City of Renton
• Sewer
- City of Renton
• Telephone
- CenturyLink
• Cable T. V.
- Comcast
• Garbage
- Waste Management
(contract with the
City of Renton)
Water service is available within 102nd Avenue S.E. and sewer will be extended to the west
property line by the adjacent plat (Vuecrest, LUA 13-000642).
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. 1 understand that the
lead agency is relying on them to make its decision.
sJ
Proponent Signature:
Name of Signee (printed): G. Wa ne Potter
Position and Agency/Organization: Ant i ov m'Yt- D .V. 3:i c -
Date Submitted: January 13, 2015
17254.002.doc
19
05114
Wetlalidke.00wnes life.
Delineation! Mitigation / Restoration / Habitat Creation 1 Permit Assistance 9505 19th Avenue S.E.
Suite 106
Everett, Washington 98208
(425) 337-3174
Fax (425) 337-3045
CRITICAL AREA STUDY
FOR
VUE_ CREST H SHORT PLAT
R&w o , WA
Wetland Resources, Inc. Project #14247
Prepared B
Wetland Resources, Inc.
9505 19th Avenue SE, Suite 106
Everett, WA 98208
(425) 337-3174
Prepared For:
KBS III LLC
Attn: Kohn Taylor
12620 NE 811, Street #100
Bellevue, WA 98005
January 5, 2015
V E�D
JAN 2 0 20115
,; . N
TABLE OF CONTENTS
SITE DESCRIPTION
PROJECT DI.SCtRIP'I'IUN
RLVIEW OF EXISTING I\FORMATION
W TLANI) CIASSIFICATION - COWARDIN SYSTEM
WETLAND CLASSIFICATION CITY OF RENTON
NVETL.kNI) DFTT;R\IINATION REPORT
BOI:NDARY DETER\-IINATION FINDINGS
NVETLAND FUNCTIONS AND VALUES ASSESSXTEN'I'
WILDLIFE
USE OF THIS REPORT
REFERENCES
CRITICAL AREA STIUDY MAP
LiS'r OI, APPFNDIGES:
APPF.NDIY A- FIELD DA'I,A Foru\iS
1
2
4
4
4
5
6
9
10
1/1
SITE DESCRIPTION
On October 9th, 2014 Wetland Resources, Inc. completed a site investigation on the 2.45 -acre site
located west of 102nd Ave SE in Renton, 1VA. The tax identification number for this parcel is
3223059097 (Section 32, Township 23N, range 05E, NVM).
Access to the 2.45 -acre site is via a gravel driveway from the west side of 102,111 Avc SE.
Topography consists of a generally flat area on the majority of the site moving to a gentle slope with
a westerly aspect on the western side of the property. The surrounding parcels display similar
topography and follow this westerly aspect. Significant residential development characterizes the
land use in the area surrounding the subject property. The subject property is narrow and
rectangular in shape. The eastern half of the parcel is developed and contains a single-family
residence and a tool shed. A maintained yard and landscaping plants border the developed portion
of the property. The western half of the subject property is forested, appears relatively undisturbed,
and is vegetated with a mixed canopy, non -mature forest. Surrounding parcels are a mix of small
undeveloped forested areas as well as multi and single-family residential development.
One ti.-etland (Wetland Ni is located on the subject property. -Wetland A is classified as a Category
11 wetland per City of Renton's wetland classification system. This wetland continues off-site to the
north and to the west. No other off-site wetlands were found within 300 -ft of the subject property.
Panther Creek, a known fish -bearing stream, lies approximately a quarter mile to the east of the
subject property.
The proposed project complies with the City of' Renton's critical area regulations, and therefore
adheres to the city's buffer requirements for wetlands. A wetland classified under City of Renton
municipal code as Category I1, requires a protective buffer of 50 feet. Pursuant to RMC 4-3-
050(m)(6)(c), Categog 2 wetlands are wellands which meet one or more of the following criten'a: (a) Wellands that
are not Categog I or 3 wetlands; and/or (b) Wetlands that have heron rookeries or osprey nests, but are not Calegoy
I wellands; and/or (c) [Vetlands of any size located at the headwaters of a u..-atercourse, i.e., a wetland with a
perennial or seasonal ou fflow channel, but sx,,ilfa no defined inuenl channel, but are not Categoy 1 uvtlands; and/or
(d) Wetlands having minimum existing evidence of human -related plysical alteration such as diking, ditching or
channelizaliort.
I Velland Resources, Inc. 1 Vuecrest II Short Plat
December 2014 Crilkal Area Sludy
IVRI # 14247
Figure 1: Overview of the subject property
PROJECT DESCRIPTION
The applicant is proposing to subdivide the property into 8 single-family residential lots. Access for
these lots will be from a proposed road connecting to 102nd Ave SE on the eastern side of the subject
property. In order to accomplish this development activity, the applicant is proposing buffer
averaging per the provisions established in RMC Chapter 4-3-050(M)(6)(f), which requires:
Thal the welland contains variations in ecological sensitivity or there are existing physical improvements in or
near the wetland and buffer; and
The wetland unit including the off-site portion varies from slightly disturbed with yard waste and
detritus from kid -related activities, to less disturbed in the on-site portion. As such, vegetation in the
northern portion has a higher concentration of invasive species and the southern portion is more
native in composition. The wetland unit is surrounded by residential development and the entirety
of the buffer shows signs of human disturbance.
ii. That width averaging zcill not adversely impact the wetland functions and values; and
Direct compensation of functions and values will be addressed by providing additional buffer of a
similar composition to the reduction area at a 1.13:1 ratio, with an approximate buffer increase of
42 square feet. No impacts to existing functions and values of the wetland area are expected by the
proposed buffer averaging activity.
iii. That the total area contained within the wetland buffer after averaging is not less than that contained within
the required standard buffer prior to averaging' and
IVetland Resources, Inc. 2 b'uecrest H Short Plat
December 2014 Critical Area Study
6vRI # 14247
In order to meet the requirements established for buffer averaging, an addition/ reduction ratio of
1.13:1 is provided. The buffer reduction area totals 313 square feet, while the buffer addition areas
total 356 square feet. The final buffer area will be slightly larger than prior to averaging with a total
buffer increase of 42 square feet.
iv. A site spec) zc evaluation and documentation of hufer adequag, based upon The Science of Welland Bugs
and Its Iinplicalions for the lllanagenrent far flretlands, Mclllillan 2000, or similar approaches have been
conducted. The proposed buffer standard i.s based on consideration of the best available science as described in
fE4S 365-195-905; or where the absence of valid scientific inenation, the steps in 9,1IC 4-9-25OF are
followed,
The buffer evaluation method identified above provides detailed descriptions of buffer widths and
overall effectiveness of protecting wetland and stream functions. Table 4 within the aforementioned
document described the differences between 10 -meter and a 15 -meter buffer. As described in the
table, both buffer widths provide approximately 60 percent sediment and pollutant removal and
provide limited habitat values. The averaging proposal reduces the buffer by 5 feet (1.5 meters) for
a small portion of the buffer area (-313 square feet). The current condition of the buffer bordering
the on-site portion of the wetland is relatively undisturbed. The applicant is proposing a minimal
decrease in this buffer area. Due to the limited reduction in buffer, as well as buffer addition
proposed at a 1.14:1 ratio in a similarly undisturbed condition, overall impact to the protection that
this buffer provides is minimal. It is the opinion of NYRI that given the increase of 42 square feet in
overall buffer area in conjunction with the limited reduction in overall width (-5 feet for <23% of
the total buffer length), the proposed buffer averaging provides for an adequate width to protect the
wetland and stream system.
V. In no instance shall the buffer width be reduced by more than fifty percent (50%) of the standard buffer or be
less than lr��eniy firve.feet (25') zvide. Greater buffer zvidth reductions require review as a variance per
subsection „,,:3 of this Section and RELIC 4-9-250B.- and
The minimum proposed buffer width as part of this averaging activity is 45 -feet, which is 90 percent
of the standard 50 -foot buffer.
vi. Buffer enhancement in areas a)here the buffer is reduced shall be required on a case-by-case basis where
appropriate to site conditions, wetland sensitivity, and proposed land development characteristics.
The areas of reduction identified as part of this averaging proposal, are generally natively vegetated
with a canopy of large coniferous and deciduous trees, an understory of smaller trees and shrubs,
and an intact herbaceous layer. Due to this relatively undisturbed condition and lack of invasives,
the reduction area would have a limited lift of function from cnhariccmcnt. Therefore, buffer
enhancement .is not proposed.
The buffer averaging proposed is to reduce 313 square feet of buffer adjacent to the northwest side
of the proposed roadway bordering lot 8 on the northwest side of the subject property. In order to
meet the no net loss of buffer requirement, the applicant proposes 356 square feet of additional
buffer adjacent to the northwest side of the proposed roadway bordering lot 8 and along the north
side of proposed roadway bordering the open space tract west of lot 8. The applicant gill designate
all the wetland, stream, and associated buffers as a Native Growth Protection Area (NGPA) Tract.
YVelland Resources, Inc. 3 Vaeoest II Short Plat
Decem her 20) 4 Critical:l rea Study
)VRI # 14247
REVIEW OF EXISTING INFORMATION
Before conducting on-site investigations, a literature review Nvas performed to identify records of
wetlands and streams within the project area_ The following information was examined:
•
Hydric Soils List Snohomish County Area Washington (NRCS, 200 1)
• The National Shetland Plant List: 2014 Update of'Wetland Ratings. I,ichvar, R.W., \I.
Buttenwdck, N.C. Melvin, and W.N. Kirchner. 2014. Phytoncuron 2014-41: 1-42.
• National Wetlands Inventory map of'prcject area (online wetlands mapper found at
littp: / /x,,,�N,�v,fNvs.gov/wetlands/Data/mapper.html)
• Web Soil Survey of the project area (onlinc soil survey found at
http://wcbsoilsurvey.nrcs.usda.gov/app/WebSoilSu
• Renton Municipal Code (Critical Areas Regulations), 4-3-050
• King County iMAP Interactive flapping Tool, Website accessed at
http://�a-x"v.kingcounty.gov/operations/GIS/_flaps/IMAP,aspx
• SalmonScape Interactive flapping website administered by the Washington Department of'
Fish and Wildlife accessed at http://wdfiv.Nva.gov/mapping/salmonscape/
• WD1,1V Priority Habitats and Species Maps — onlinc version located at:
http: //wdfw.wa.gov/mappiug/phs/
WETLAND CLASSIFICATION — COWARDIN SYSTEM
According to the Cowardin System, as described in Classification of N'1'etlands and Deepwater
Habitats of the United States, the classifications for the on-site wetland and streams are as follows:
Wetland: Palustrine, Forested, Broad-leaved Deciduous, Saturated.
WETLAND CLASSIFICATION -CITY OF RENTON
Under the City of Renton"s Critical Area Regulations in Renton's Municipal Code 'AMC), Title 4
Chapter 3-050, the wetlands and streams within the x-- cinity of the subject site are classified as
follows:
Wetland — Category II
The on-site wetland is a dcpressional wetland adjacent to and intermittent stream. This wetland is
Classified as a Category II under the RMC 4-3-050(.11), since it is located at the headwater of the
off-site strearn arid, as such, receives a standard buffer of 50 feet.
WETLAND DETERMINATION REPORT
Methodology
Wetland Resources' staff conducted a site visit in October 2014, to locate wetlands and streams
occurring within and near the project site. Wetland conditions were evaluated using routine
Jt,etland Resources, Inc. 4 Iruecrest II Sharl Plat
December 2014 Crilical.-1 rea Sludy
117RI # 14247
methodology described in the 1lVashington Stale Wellands Identi lca.tion and Delineation Afanual
(Washington State Department of Ecology Publication #96-94, March 1997). Linder this method,
the process for making a wetland determination is based on three sequential steps:
1.) Examination of the site for hydrophytic vegetation (species present and percent cover.);
2.) If hydrophytic vegetation is found, the presence of hydric soils is then determined;
3.) The final step is to determine the presence of wetland hydrology in the area examined under the
first two steps.
The follo Aring criteria descriptions were used in the boundary determination:
Vegetation Criteria
The 2010 Regional Supplement defines hydrophytic vegetation as "assemblage of macrophytes that
occurs in areas where inundation or soil saturation is either permanent or of sufficient frequency
and duration to influence plant occurrence." Field indicators were used to determine whether the
vegetation meets the definition for hydrophytic vegetation.
Soils Criteria and Mapped Description
The 2010 Regional Supplement defines hydric soils as "soils that formed under conditions of
saturation, flooding, or ponding long enough during the growing season to develop anaerobic
conditions in the upper part." Field indicators were used to determine whether a given soil meets
the definition for hydric soils.
The soils underlying the project area are mapped in the Natural Resources Conseryation Service
` eb Soil Sury�v
ey as follows. Alderood gravelly sandy loam, 6 to 15 percent slopes. The following
soil descriptions are excerpts from the official soils descriptions found on the NRCS website
'httT)://soils, sda.gov/technical/classificatiori/osd/index.html'
Aldowood gravelly sandy loam, Fi to 15 percent slopes (4gC). The AgC soil unit is described as rolling with
irregularly shaped areas ranging from 10 to about 600 acres in size. The A Horizon ranges form very
dark brown to dark brown. The B horizon is dark brown, grayish brown, and dark yellowish brown.
Permeability is moderately rapid in the surface layer and subsoil and very slow in the substratum.
Available water capacity is described as low. Included within this soil unit are the poorly drained
Norma, Bellingham, Seattle, TukwiIa, Shalcar soils, and Alderwood soils that have slopes more
gentle or steeper than 6 to 15 percent. Included soil units make up no more than 30 percent of the
total acreage.
T elland Resouras, Inc, 5 Vuecresl II Shoal Plat
Decenaher 2014 Critical Area Sludy
I VRI # 14247
Hydrology Criteria
As stated in the 2010 Regional Supplement, the "term wetland hydrology encompasses all
hydrologic characteristics of areas that are periodically inundated or have soils saturated to the
surface for a sufficient duration during the growing season." It also explains '`areas with evident
characteristics of wetland hydrology arc those where the presence of' water has an overriding
influence on characteristics of vegetation and soils due to anaerobic and chemically reducing
conditions, respectively."
Additionally, the US Army Corps of Engineers 19$7 Wetland Delineation Manual states that "areas
which are seasonally inundated and/or saturated to the surface for a consecutive number of days
? 12.5 percent of the growing season are wetlands, provided the soil and vegetation parameters are
met. Areas inundated or saturated between 5 and 12.5 percent of' the grow=ing season in most years
may or may not be wetlands. Areas saturated to the surface for less than 5 percent of the growing
season are non -wetlands." Field indicators were used to determine whether wetland hydrology
parameters were met on this site.
BOUNDARY DETERMINATION FINDINGS
Wetland
The on-site wetland is a linear dcpressional wetland located in the northwest portion of the site.
This wetland unit continues off�-site to the north and to the west, and incorporates a portion of an
intermittently flowing stream. Vegetation within the wetland consists of a canopy of red alder (Alnus
rubra, FAG) and western red cedar (Thuja plicala, FAC), with an understory of salmonberry (Rubu.s
spe(tabilis, FAC), spirea (Spiraea douglasii, FacW), lady fern (AthyriumFelix femina, FAC), sedge (Carex sp.,
OBi), and creeping buttercup (Ranunculus rej)ens, FACIN4 _ Soils in this wetland arc typically a black
(2.5Y 2.5/1) clay loam from the surface to seven inches below. The sublayer is a vey dark gray (5Y
3/ 1) clay loam with from seven to thirteen inches below. From thirteen to eighteen plus inches soils
were gray (2.5Y 5/1) with redoximorphic features present (5% with color of 2.5Y 5/6). Soils were
saturated at six inches below the surface during the October 2014 investigation.
The dominance of' species rated "Facultative" or wetter satisfies the criteria for hydrophytic
vegetation in the areas mapped as wetland. Based on field indicators of hydric soils and presence of
soil saturation at six inches, it appears that the areas mapped as wetland are saturated to the surface
for more than 12.5 percent of the growing season. This wetland meets all criteria for designation as
a wetland.
Non -Wetland
The areas mapped as non -wetland are generally forested with a mixed canopy non -mature forest.
Vegetation species within the forest generally include Western red cedary (Thuja plicata, FAC), big -
leaf maple (Acer rnacroplgllum, FACU), red alder (Alnus rubra, FAC), Oso -berry (Oernleria cerasjormis,
FACU), red huckleberry (Vacciniunr panifolium, FACU), beaked hazelnut (Corp4w corputa, FACU), red
elderberry (Sarnbucus racernosa, FACU), snowrberry (Syinphoricarpos albus, FACU), creeping blackberry
(Rebus urrinu.s, FACU), and swordfcrn (Po�1stichwn munitum, FACU).
[Vedand Resources. Inc. 6 6'uecresi II Short Plat
December 2014 Critical. -I rea Study
[VRI 9 14247
lion -wetland soils were typically a very dark grayish brown (10YR 3/2) silt loam Ntiith no
redoximorphic features from the surface to sixteen plus inches below. These soils were dry during
the October 2014 site visit.
Based on the lack of field indicators, it appears that areas of the site mapped as non -wetland arc riot
saturated to the surface for more than 12.5 percent of the growing season, thereby not fulfilling
wetland hydrology criteria.
WETLAND FUNCTIONS AND VALUES ASSESSMENT
Methodology
The methodology for this functions arid values asscssmcrit is based on professional opinion
developed through past field analyses and interpretation. This assessment pertains specifically to the
wetlands and streams in the vicinity of the site, but is typical for assessments of similar systems
common to Western Washington.
Functional Components
Wetlands in 1-Vcstcrn Washington perform a variety- of ecosystem functions. Included among the
most important functions provided by wetlands are: stormwater control, water quality
improvement, fish and wildlife habitat; aesthetic value, recreational opportunities and education.
The most commonly assessed functions and their descriptions arc listed below. Assessments of these
functions for the project site are provided in the "Analysis" section of this report.
Hydrologic Eunctions
Wetlands often function as natural water storage areas during periods of precipitation and flooding.
By storing water that otherwise might be channeled into open flow systems, wetlands can attenuate
or modify potentially damaging effects of storm events, reducing erosion arid peak flows to
downstream systems. Additionally, the soils underlying wetlands are often less permeable, providing
long-term storage of' stormwater or floodflow and controlling baseflows of downstream systems.
5tormwater storage capacity and floodflow attenuation are generally a function of the size of the
wetland and their topographic characteristics.
Nater Quality
Surface water quality improvement is another evaluated function. Surface runoff' during periods of
precipitation increases the potential for sediments and pollutants to enter surface water. NVetlarrds
improve water quality by acting as filters as water passes through them, trapping sediments and
pollutants ftom surface water. Yonded areas vvithin depressional wetlands also allow sediments to
drop out of suspension, tliereby increasing water quality. As development increases, lire potential
for polluted water to reach wetlands and streams also increases. Unnaturally high inputs of'
pollutants, which are often found in urbanized areas, along with the size of the wetlands and the
vegetation structure within them are the main limiting factors of this function.
[VildlYe habitat
Wetlands have potential to provide diverse habitat for aquatic, terrestrial, and avian species for
nesting, rearing, resting, cover, and foraging. Wildlife species are commonly dependent upon a
variety of intermingled habitat types, including wetlands, adjacent uplands, large bodies of water,
Welland Resources. Inc. % T'uecresl II ,Short Plat
December 2014 Cri licid A ren Slud_ y
IVRI # 14247
and movement corridors between them. Human intrusion, including development within and
adjacent to wetlands, and impacts to movement corridors arc the most limiting factors for wildlife
habitat functions. Assessments of these functions for the project site are provided below.
Existing Conditions
Wetland
Hydrologic Function
The ori -site portion of the wetland is in a topographic depression. Off-site to the west the wetland
unit incorporates an intermittent stream. In general, depressional w=etlands with direct connection
to an intermittent stream have moderate potential to perfbi•m hydrologic functions. This wetland
collects and temporarily stores precipitation as well as floodwater entering downstream systems
during storm events. This wetland provides a low to moderate value for this function.
Water- Quality
The w=etland is moderately vegetated and the residence time of M=ater within this wetland is low to
moderate; given its gradient and association with the stream, These characteristics allow for the
wetland to serve somewhat as a filter and allow sediment in the water to settle. This wetland
provIdcs a low to moderate value for this function.
lb'ildlife Habitat
This wetland provides a low to moderate level of habitat interspersion given that it is primarily
forested. This wetland provides secondary habitat to multiple species of birds. However, the size of
this wetland and its proximity to residential development limits its ability to provide a high value for
wildlife functions. This wetland provides a moderate value for this function.
WILDLIFE
During our October v=isit, various bird species were observed_ In addition to these individuals, the
list below discusses the wildlife that are expected to use the site.
Avian species expected to use the subject site. include: American crow (Corvus braclyr-p"nchos),
American robin (Turdus mtgratorius), house finch (Carpodacus rnexicanus), black -capped chickadee (Poecile
atricapillus), dark-eyedjunco (junco 1g'emalis), bushtit (Psaltriparus minimus), red -breasted nuthatch (Silky
canadensis), northern flicker (Colaples auratus), hairy woodpecker (Picoides villosus), downy woodpecker
(Dendrocopus r4llosus), red -breasted nuthatch (Sitka canaden.sis), brown creeper (Certhia americana), varied
thrush (I.voreus naer!ius), and red-tailed hawk (Buleo jamaicensisj.
Mammals expected to use this site include: Virginia opossum (Didelphis vhginiana), shrews (Sorex spp.),
coyote (Canis latrans), raccoon (Proct,on lotor), gray squirrel (Sciurus carolinensis), and eastern cottontail
rabbits (Sylvilagus floridanus).
Other wildlife expected to use this site include: pacific tree frog (Hyla regilla), northwestern
salamander (Amby.stoma gracile), and rough -skinned newt (Taricha granulosa). These lists are not meant
to be all-inclusive and may omit species that currently utilize or could utilize the site.
IVellarrd Resources, Inc. 6ueoest If Miort Plat
December 2014 Critical Area Study
WRI # 14247
USE OF THIS REPORT
This Critical Area Study is supplied to KBS III LLC as a means of' determining on-site wetland
conditions, as required by City of Renton during the permitting process. This report is based
largely on readily observable conditions and, to a lesser extent, on readily ascertainable conditions.
No attempt has been made to determine hidden or concealed conditions.
The laws applicable to wetlands are subject to varying interpretations and may be changed at any
time by the courts or legislative bodies. This report is intended to provide information deemed
relevant in the applicant's attempt to comply with the laws now in effect.
The work for this report has conformed to the standard of care employed by wetland ecologists. No
other representation or warranty is made concerning the work or this report and any implied
representation or warranty is disclaimed.
11"elland Resources. Inc.
� #I 01ye 0&
,Jeff Mallahan
.Associate Ecologisl
it'etland Ron urres, Inc. 9 Viiecrest H Shurt Plat
December 2014 Oiticalalrea Slidy
WRI # 14247
REFERENCES
Castelle, AJ., C. Conolly, M. Emers, E.D. Metz, S. Meyer, M. Witter, S. Mauermann, T.
Erickson, and S.S. Cooke. 1992. Wetland_ Buffers: Use and Effectiveness. Washington.
Department of Ecology, Publication No. 92-10. Olympia, AVA.
City of Renton Municipal Code, Title 4 Chapter 3. Renton, AWA. Ord. 5286, May 14, 2007.
Cooke, Sarah S. 2000. Wetland , and Buffer Functions Semi -Quantitative Asscssmcrrt
NIctliodology° (SAM). Cooke Scientific Services. February 2000.
Cowardin, et al., 1979. Classification of Wetlands and -Deepwater Habitats of the United States.
U.S.D.I. Fish and Wildlife Service. FIVS/OBS-79/31. December I979.
Envirorrmcrital Laboratory. (1987). Corps of Engineers Wetlands Delineation Manual, 'Technical
Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Miss.
Hruby, T. 2004. N-Vashington State wetland rating stem for western Washin ori - Revised.
—..._.._
Washington State Department of Ecology Publication # 04-06-025.
King County iMap-. Interactive mapping tool.
littp: //vv�«v5.kiiigc.ouiity.gov/iNIAP/-V,Iew•cr.litm:'mitpsct=kcproperty.
National NVetland Plant List: 20 t 4 Update of Wetland Ratings. Lichvar, R.W., .N1. Buttenv-ick,
N.C. Melvin, and W.N. Kirchner. 2014. Phytoneuron 2014-41: 1-42.
SalmonScape. Interactive Mapping website administered by the Washington Department of Fish
and Wildlife. http://� dfNv.Nva.gov/mapping/salmonsca eP._/iiidex.html.
U.S. Army Corps of Engineers (2010). "Regional Supplement to the Corps of Engineers Wetland
Delineation Manual: Western Mountains, Valleys, arid Coast Region (Version 2.0)," ERDC/EL
TR -10-3, U.S. Army Engineer Research and Development Center, Vicksburg, XIS.
U.S. Fish and Wildlife Service Nasional Wetlands Inventory wetlands mapper available online at
http://Nv-,vw.fvvs.go-,-/%ti,ctlatids/Data/niappei-.]itml.
Washington State Wetlands Identification _ and__Dclincation Manual. Washington Statc
Department of Ecology. Publication #96-94. _March 1997.
Web Soil Survey, United States Department of Agriculture. Natural Resources Conservation
Service. littp://websoilsurvey.nres.usda.og v/app/HomePage.htm.
T beland Resources, Inc. 10 Euecrest 11 Shat Plat
December 201.1 Critical Area .Study
TVRI # 14247
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Appendix A
Corps Data Sheets
WETLAND DETE NATION DATA FORM — Western Mou is, Valleys, and Coast Region
Proiectisite: KBS Ill, LLC CitpCounty: Renton Sampling Date: 1018114
Applicant/Owner: Curtis Schuster State: WA Sampling Point: S1
Investigator(s): MK and JM Section, Township, Range: SEC 32 TWP 23N RGE 05E
Landform (hillslope, terrace, etc.): slightly sloped Local relief (concave, convex, none): concave Slope (%): 2
Subregion (LRR): LAR -A Lat: 47°26'07.89" N Long: 122°12'22.87" W Datum: WGS84
Soil Map Unit Name: Alderwood gravelly sandy loam, 6 to 15 percent slopes _ NWI classification: none
Are climatic 1 hydrologic conditions on the site typical for this time of year? YesE No❑ (If no, explain in Remarks.)
Are Vegetation El, Soil F-1, or Hydrology significantly disturbed? Are "Normal Circumstances" present? Yes ✓❑ No❑
Are Vegetation El , Soil Jam, 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.
Hydrophytic Vegetation Present?
Hydric Soil Present?
YesM
YesNo
No
Is the Sampled Area
Wetland? YesO No❑
Wetland Hydrology Present?
YesNo
Species?
within a
Remarks:
1. Thuja Plicata
10
VEGETATION — Use scientific names of plants.
US Army Corps of Engineers Western Mountains, Valleys, and Coast — Version 2.0
Absolute
Dominant Indicator
Dominance Test worksheet:
Tree Stratum (Plot size:. Linear 50x5
% Cover
Species?
Status
Number of Dominant Species
1. Thuja Plicata
10
N
FAC
That Are OBL, FACW, or FAC: 4 (A)
2. Acer Marcophyllum
60
Y
FACU
_
Total Number of Dominant
3.
Species Across All Strata: 6 (B)
4.
70
Percent of Dominant Species
=Total Cover
That Are OBL, FACW, or FAC: 66% (AIB)
Saplinq/Shrub Stratum (Plot size:. 50X5
1. Rubrus spectabilis
60
Y
FAG
Prevalence Index worksheet:
2.
Total % Cover of: Multiply by:
3,
OBL species x 1 =
4
FACW species __ x 2 = 0
5
FAC species x 3 = 0
60
= Total Cover
FACU species x 4 = 0
Herb Stratum (Plot size:. 50X5
UPL species x 5 = 0
1. Stachys cooleyae
30
Y
FAC
Column Totals: 0 (A) 0 (B)
2. Tolmiea menziesii
30
Y
FAC
3, Athyrium filix-femina
20
Y
FACW
Prevalence Index = B1A =
4. Carex obnupta
5
N
OBL
Hydrophytic Vegetation Indicators:
5. Agrostis stolonifera
5
N
FAC
❑ Rapid Test for Hydrophytic Vegetation
s.
❑✓ Dominance Test is >50%
7
❑ Prevalence Index is s3.0'
8
❑ Morphological Adaptations' (Provide supporting
data in Remarks or on a separate sheet)
9.
❑ Wetland Non -Vascular Plants'
10.
❑ Problematic Hydrophytic Vegetation' (Explain)
11.
90
Indicators of hydric soil and wetland hydrology must
30
=Total Cover
be present, unless disturbed or problematic.
Woody Vine Stratum (Plot size:.
1. Rubus ursinus 20 Y FACU
Hydrophytic
2.
Vegetation
20
= Total Cover
Present? Yes❑J No[:]
% Bare Ground in Herb Stratum 10
Remarks:
US Army Corps of Engineers Western Mountains, Valleys, and Coast — Version 2.0
SOIL
Sampling Point: S1
Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators_)
Depth Matrix _
Redox Features
Primary Indicators (minimum of one required; check all that apply)
(inches) Color (moist) %
Color (moist) % Type' Lee
Texture Remarks
0-7 2.5Y 2.511 100
❑ High Water Table (A2)
C Lo Saturated to surface
7-13 5Y 311 100
Q Saturation (A3)
C Lo
13-18+ 2.5Y 511 95
2.5Y 516 5 C M
Sa C Lo
'Type: C=Concentration, D=De letion, RM=Reduced Matrix. CS=Covered or Coated Sand Grains. ZLocation: PL=Pore Lining, M=Matrix.
Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.)
Indicators for Problematic Hydric Soils':
❑ Histosol (Al)
❑ Sandy Redox (S5)
❑ 2 cm Muck (A10)
❑ Histic Epipedon (A2)
❑ Stripped Matrix (S6)
❑ Red Parent Material (TF2)
❑ Black Histic (A3)
❑ Loamy Mucky Mineral (F1) (except MLRA 1)
❑ Very Shallow Dark Surface (TF1 2)
❑ Hydrogen Sulfide (A4)
❑ Loamy Gleyed Matrix (F2)
❑ Other (Explain in Remarks)
❑ Depleted Below Dark Surface (A11)
❑ Depleted Matrix (F3)
❑ Frost -Heave Hummocks (D7)
❑ Thick Dark Surface (Al2)
❑ Redox Dark Surface (F6)
31ndicators of hydrophytic vegetation and
❑ Sandy Mucky Mineral (51)
❑ Depleted Dark Surface (F7)
wetland hydrology must be present,
❑ Sandy Gleyed Matrix (S4)
❑ Redox Depressions (F8)
unless disturbed or problematic.
Restrictive Layer (if present):
Water Table Present? Yes[:] NoQ
Type:
Depth (inches):
Depth (inches):
Hydric Soil Present? Yeso No❑
Remarks:
HYDROLOGY
Wetland Hydrology Indicators:
Primary Indicators (minimum of one required; check all that apply)
Secondary Indicators (2 or more required)
❑ Surface Water (Al)
❑ Water -Stained Leaves (89) (except MLRA
❑ Water -Stained Leaves (139) (MLRA 1, 2,
❑ High Water Table (A2)
1, 2, 4A, and 4S)
4A, and 46)
Q Saturation (A3)
❑ Salt Crust (1311)
❑ Drainage Patterns (B10)
❑ Water Marks (137)
❑ Aquatic Invertebrates (1313)
❑ Dry -Season Water Table (C2)
❑ Sediment Deposits (132)
❑ Hydrogen Sulfide Odor (Cl)
❑ Saturation Visible an Aerial Imagery (C9)
❑ Drift Deposits (133)
❑ Oxidized Rhizospheres along Living Roots (C3) ❑ Geomorphic Position (132)
❑ Algal Mat or Crust (134)
❑ Presence of Reduced Iron (C4)
❑ Shallow Aquitard (D3)
❑ Iron Deposits (B5)
❑ Recent Iron Reduction in Tilled Soils (C6)
❑ FAC -Neutral Test (D5)
❑ Surface Soil Cracks (136)
❑ Stunted or Stressed Plants (131) (LRR A)
❑ Raised Ant Mounds (06) (LRR A)
❑ Inundation Visible on Aerial Imagery (137)
❑ Other (Explain in Remarks)
❑ Frost -Heave Hummocks (D7)
❑ Sparsely Vegetated Concave Surface (138)
Field Observations:
Surface Water Present? Yes[:] NoQ
Depth (inches):
Water Table Present? Yes[:] NoQ
Depth (inches):
Saturation Present? Yes❑✓ No❑
Depth (inches):
Wetland Hydrology Present? YesO No❑
includes capillary fringe)
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available:
Remarks:
US Army Corps of Engineers Western Mountains, Valleys, and Coast— Version 2.0
WETLAND DETE NATION DATA FORM — Western Mau s, Valleys, and Coast Region
Projectl5ite: KBS III, LLC City/County: Renton Sampling Date: 10/8/14
Applicant]Owner: Curtis Schuster State: WA Sampling Point: S2
Investigator(s): MI( and JM Section, Township, Range: SEC 32 TWP 23N RGE 05E
Landform (hillslope, terrace, etc.): sloped Local relief (concave, convex, none): none Slope (%): 10
Subregion (LRR): LRR-A Lat: 47°26'07.89" N Long: 122°12'22.87" W Datum: WGS84
Soil Map Unit Name: Alderwood gravelly sandy loam, 6 to 15 percent slopes NWI classification: none
Are climatic! hydrologic conditions on the site typical for this time of year? Yes ✓❑ No❑(If no, explain in Remarks.)
Are Vegetation F-1 , Soil _Q, or Hydrology = significantly disturbed? Are "Normal Circumstances" present? Yes❑✓ No❑
Are Vegetation 71 'Soil �, or Hydrology _Q naturally problematic? (If needed, explain any answers in Remarks.)
SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc.
Hydrophytic Vegetation Present?
Yes❑
No✓
Dominance Test worksheet:
Is the Sampled Area
Hydric Soil Present?
Yes
No
✓
1, Acer Marcophyllum
within a Wetland? Yes[::] NoE�]
Wetland Hydrology Present?
Yes
No
Remarks:
3.
VEGETATION — Use scientific names of plants.
US Army Corps of Engineers Western Mountains, Valleys, and Coast —Version 2.0
Absolute
Dominant Indicator
Dominance Test worksheet:
Tree Stratum (Plot size:. 1505
% Cover
Species? Status
Number of Dominant Species
1, Acer Marcophyllum
20
Y FACU
That Are 08L, FACW, or FAC: 0 (A)
2'
Total Number of Dominant
3.
Species Across All Strata: 4 (B)
4.
Percent of Dominant Species
24
= Total Cover
That Are OBL, FACW, or FAC: 0% (AB)
5aplinpl5hrub Stratum (Plot size:. 50X5
1. Corylus cornuta
20
Y FACU
Prevalence Index worksheet:
2. Oemleria cerasiformis
5
Y FACU
Total % Cover of: Multiply by
OBL species x 1 = 0
3
4
FACW species x 2 = 0
5
FAC species x 3 = 0
25
= Total Cover
FACU species 70 x4= 280
Herb Stratum (Plot size:. 50X5
UPL species x 5 = 0
1. Polystichum munitum
25
Y FACU7Q
280
Column Totals: (A ) (B)
2.
3
Prevalence Index = B/A = 4
Hydrophytic Vegetation Indicators:
4
❑ Rapid Test for Hydrophytic Vegetation
5
6
❑ Dominance Test is >50%
❑ Prevalence Index is X3.0'
7
❑ Morphological Adaptations' (Provide supporting
8
data in Remarks or on a separate sheet)
9.
❑ Wetland Non -Vascular Plants'
10.
❑ Problematic Hydrophytic Vegetation' (Explain)
11.
25
Indicators of hydric soil and wetland hydrology must
=Total Cover
be present, unless disturbed or problematic.
Woody Vine Stratum (Plot size:.
1.
Hydrophytic
2_
Vegetation
= Total Cover
Present? Yes❑ NoE
% Bare Ground in Herb Stratum
Remarks:
US Army Corps of Engineers Western Mountains, Valleys, and Coast —Version 2.0
SOIL
Sampling Point: S2
Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.)
Depth Matrix
Redox Features
Primary Indicators minimum of one re uired� check
(inches) Color (moist) %
Color (moist) % Type' Loc'
Texture Remarks
0-16+ 10 YR 312 100
❑ Water -Stained Leaves (B9) (MLRA 1, 2,
Soil was dry
'Type: C=Concentration, D=De letion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. ?Location: PL=Pore Lining, M=Matrix.
Hydric Soil Indicators: (Applicable to all
LRRs, unless otherwise noted.)
Indicators for Problematic Hydric Soils-:
❑ Histosol (Al)
❑ Sandy Redox (S5)
❑ 2 cm Muck (A10)
❑ Histic Epipedon (A2)
❑ Stripped Matrix (S6)
❑Red Parent Material (TF2)
❑ Black Histic (A3)
❑ Loamy Mucky Mineral (171) (except MLRA 1)
❑ Very Shallow Dark Surface (TF1 2)
❑ Hydrogen Sulfide (A4)
❑ Loamy Gleyed Matrix (F2)
❑ Other (Explain in Remarks)
Q Depleted Below Dark Surface (A11)
❑ Depleted Matrix (F3)
❑ Recent Iron Reduction in Tilled Soils (C6)
❑ Thick Dark Surface (Al2)
❑ Redox Dark Surface (F6)
-Indicators of hydrophytic vegetation and
❑ Sandy Mucky Mineral (S1)
❑ Depleted Dark Surface (F7)
wetland hydrology must be present,
❑ Sandy Gleyed Matrix (S4)
❑ Redox Depressions (1`8)
unless disturbed or problematic.
Restrictive Layer (if present):
Field Observations:
Type:
Surface Water Present? Yes ❑ No F]
Depth (inches):
Hydric Soil Present? Yes❑ Noz
Remarks:
Depth (inches):
HYDROLOGY
Wetland Hydrology Indicators:
Primary Indicators minimum of one re uired� check
all that apply)
Secondary Indicators (2 or more reguLr
❑ Surface Water (Al)
❑ Water -Stained Leaves (B9) (except MLRA
❑ Water -Stained Leaves (B9) (MLRA 1, 2,
❑ High Water Table (A2)
1, 2, 4A, and 413)
4A, and 413)
❑ Saturation (A3)
❑ Salt Crust (1311)
❑ Drainage Patterns (1310)
❑ Water Marks ((31)
❑ Aquatic Invertebrates (613)
❑ Dry -Season Water Table (C2)
❑ Sediment Deposits (132)
❑ Hydrogen Sulfide Odor (Cl)
❑ Saturation Visible on Aerial Imagery (C9)
❑ Drift Deposits (133)
❑ Oxidized Rhizospheres along Living Roots (C3)
❑ Geomorphic Position (D2)
❑ Algal Mat or Crust (134)
❑ Presence of Reduced Iron (C4)
❑ Shallow Aquitard (133)
❑ Iron Deposits (135)
❑ Recent Iron Reduction in Tilled Soils (C6)
❑ FAC -Neutral Test (D5)
❑ Surface Soil Cracks (136)
❑ Stunted or Stressed Plants (D1) (LRR A)
❑ Raised Ant Mounds (D6) (LRR A)
❑ Inundation Visible on Aerial Imagery (137)
❑ Other (Explain in Remarks)
❑ Frost -Heave Hummocks (D7)
❑ Sparsely Vegetated Concave Surface (138)
Field Observations:
Surface Water Present? Yes ❑ No F]
Depth (inches):
Water Table Present? Yes ❑ No0
Depth (inches):
Saturation Present? Yes❑ No0
Depth (inches):
Wetland Hydrology Present? Yes❑ No0
includes capillary fringe)
Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available:
Remarks:
US Army Corps of Engineers Western Mountains, Valleys, and Coast —Version 2.0
0
WASHINGTON FORESTRY CONSULTANTS, INC.
FORESTRY AND VEGETATION MANAGEMENT SPECIALISTS
3601943-1723
FAX 3601943-4128
- Final Tree Protection Plan -
VUECREST
4909 Main Ave South
Renton, WA
Prepared for: KBS III, LLC.
Prepared by: Washington Forestry Consultants, Inc.
Date: December 19, 2014
Introduction
W F C I
1919 Yelm Hwy SE, Suite C
Olympia, WA 98501
The project proponent is planning to construct a new 7 lot subdivision on ---2.42 acres at 4909
Main Ave South in Renton, WA. The proponent has retained WFCI to:
• EvaIuate and inventory all trees on the site pursuant to the requirements of the City of
Renton Tree Protection Ordinance.
• Make recommendations for retention of significant trees, along with required protection
and cultural measures.
Observations
Methodology
WFCI has evaluated trees 6 inches diameter at breast height (DBE) and larger in the proposed
project area, and assessed their potential to be incorporated into the new project. All trees were
numbered at their base. The trees in the northwest corner of the property, a wetland and
associated buffer area, were not individually evaluated. Additionally, red alder (Alnus rubra),
black cottonwood (Populus trichocarpa), and Scouler's willow (Salix scouleriana) trees are not
included in this evaluation as per Renton Code.
The tree evaluation phase used methodology developed by Nelda Matheny and Dr. James Clark
in their 1998 publication Trees and Development: A Technical Guide to Preservation of Trees
During Land Development. g
`" d �i
i l..►
JA "}i 2 0 2015
URBAN/RURAL FORESTRY • TREE APPRAISAL • HAZARD TREE AtSKLY$14 :
RIGHT-OF-WAYS • VEGETATION MANAGEMENT • ENVIRONMENTAL. STUDIES - CONTRACT FORt6YS
Member of International Society of Arboriculture and Society of American Foresters
PaLye 2—Vuecrest — k,,.. Tree Protection Plan
Site Description
The site has an existing home, with a garage and a small shed. The forest was logged many years
ago leaving a sparse stand of residual trees. The site was not replanted and bigleaf maple
resprouts, red alder, and willow grew back and dominate the site today. A small number of
planted trees occur. Overall, tree quality is very poor. The trees on site range between
approximately 10 and 70 years old. The site is relatively flat, with the exception of the northwest
corner where the topography slops down toward a small wetland.
Soil Description
According to the USDA Web Soil Survey the soil type is the Alderwood gravelly sandy loam
(AgQ, a moderately deep, moderately well drained soil found on glacial till plains. It is formed
in ablation till overlying basal till. A weakly cemented hardpan is at a depth of 20 to 40 inches.
Permeability is moderately rapid above the hardpan and very slow in the pan. Available water
capacity is low. The effective rooting depth for trees is 20-40 inches. A perched seasonal high
water table is at a depth of 15-36 inches from November to March. The potential for windthrow
of trees is moderate under normal conditions. New trees require irrigation for establishment.
In areas where grading brings the hardpan nearer to the surface, the hardpan must be
fractured under new trees to provide soil volume for root development and to improve
drainage around the tree.
Figure 1. Soils map from NRCS showing 1 soil type — Alderwood gravelly sandy loam.
Tree Conditions
The project area consists of one forest cover type, ---90% of which is a natural stand. An
inventory and assessment of the trees in the stand was conducted to determine the composition
and health of the forest.
Tyne 1• -- Most of the trees in this type are native species. The native species found in this type
include bigleaf maple (Acer macrophyllum), Douglas -fir (Pseudotsuga menziesh), western red
Washington Forestry Consultants, Inc.
2
Page 3—Vuecrest Ii Tree Protection Plan
cedar (Thuja plicata), western hemlock (Tsuga heterophylla), and western white pine (Pinus
rnonticola). Other less prevalent tree species scattered across the type include apple cultivars
(Malas domestica), black locust (Robinia pseudoacacia), cherry (Prunus spp.), crabapple (Malus
spp.), American holly (11ex opaca), lodgepole pine (Pinus contorta), and Norway spruce (Picea
abies).
A total of 117 trees exist on the parcel, ranging in diameter from 3 to 38 inches DBH. Sixty-
eight (68) of the trees were classified as sound, healthy, long-term trees in the dominant and co-
dominant crown class. The other 49 trees are not long-term trees due to structural defects or
poor health (dead, diseased, or hazardous).
Table 1. Summary of Trees in Tvpe 1.
*Dead, diseased, or hazardous.
**Le.s.s prevalent tree species.
Off -Site Impacts
Tree removal on this parcel will not impact trees on any surrounding parcels.
Discussion
Potential for Tree Retention
The only potential for retaining existing trees in this project is along the southerly parcel
boundary at the back lots 1, 5, and 6, and in the open space in the southwest corner of the parcel.
Eleven trees occur that are suitable for retention in these areas. The proposed `save' trees are
illustrated on the proposed site plan in Attachment #2. A detailed list of all trees by species,
DBH, crown position, condition, root protection zone (RPZ), drip line (D/L) radius, save/remove
potential, and retention availability is provided in Attachment #3.
Washington Forestry Consultants, Inc. 3
# of
# of
Trees in
Species
DBH
Total # of
Healthy
Poor
Composition
Species
Range (in.)
Trees/acre
Trees
Trees
Health*
of Stand
Bi leaf Maple
4-26
24.7
60
31
29
51.3%
Douglas -fir
7-38
14.7
32
27
5
27.3%
Western Red
6-18
2.8
6
5
1
5.1%
Cedar
Western
6-22
09
2
1
1
1.7%
Hemlock
Western
13-22
1.8
4
3
1
3.4%
White Pine
Other* *
3-24
6.9
13
1
12
11.1%
Sum
3-38
53.9
117
68
49
100%
*Dead, diseased, or hazardous.
**Le.s.s prevalent tree species.
Off -Site Impacts
Tree removal on this parcel will not impact trees on any surrounding parcels.
Discussion
Potential for Tree Retention
The only potential for retaining existing trees in this project is along the southerly parcel
boundary at the back lots 1, 5, and 6, and in the open space in the southwest corner of the parcel.
Eleven trees occur that are suitable for retention in these areas. The proposed `save' trees are
illustrated on the proposed site plan in Attachment #2. A detailed list of all trees by species,
DBH, crown position, condition, root protection zone (RPZ), drip line (D/L) radius, save/remove
potential, and retention availability is provided in Attachment #3.
Washington Forestry Consultants, Inc. 3
4—Vuecrest — Tree Protection Plan
Tree Density Calculations
Title 4-4-130 of the Renton Municipal Code requires that a minimum of 30% of all healthy
significant trees in buildable areas be retained on the project. The following is a summary of the
required and planned tree retention:
Total Project Area
Critical Areas and Buffers
Rights -of -ways
Buildable Area
Total Number of Significant Trees on Site (excluding critical areas)
Trees Excluded from Retention Calculation:
Trees that are Dead Diseased or Dangerous
Healthy Trees in Proposed Public Streets
Trees in Critical Areas and Buffers (Not Inventoried)
Number of Healthy, Significant Trees in Buildable Area:
Required Tree Retention:
30% of healthy significant trees in buildable area:
Planned Tree Retention
Excess of Retention over the Minimum Requirement
2.45 acres
0.19 acres
0.58 acres
1.68 acres
117 trees
49 trees
30 trees
NIA
38 trees
11 trees
11 trees
0 trees
There are 38 healthy significant trees in the buildable area of the site. At least 11 of these trees
need to be retained to meet the 30% requirement of the City of Renton Code. The proposed plan
retains 11 trees outside of the critical areas and buffers, which meets the minimum retention
requirement. No tree replacement will be required.
The landscape plan (prepared by others) should incorporate some native conifer trees along with
deciduous accent and shade trees to provide a mix of color, texture, and size in the project.
Washington Forestry Consultants, Ine.
4
5—Vuecrest — h Tree Protection Plan
Recommendations
Tree Protection Measures
Trees to be saved must be protected during construction by a six foot high chain link fencing
(Attachment #8), located at the edge of the critical root zone (CRZ). Placards shall be placed on
the fencing every 50 feet indicating the words, "NO TRESPASSING - Protected Trees". The
individual CRZ are a radius of one foot for each one inch of DBH (6 feet minimum), unless
otherwise delineated by WFCI (see Attachments #3 and 4).
Tree protection fences should be placed around the edge of the critical root zone (CRZ). The
fence should be erected after logging but prior to the start of clearing. The fences should be
maintained until the start of the landscape installation.
There should be no equipment activity (including rototilling) within the critical root zone. No
irrigation lines, trenches, or other utilities should be installed within the CRZ. Cuts or fills
should impact no more than 20% of a tree's root system. If topsoil is added to the root zone of a
protected tree, the depth should not exceed 2 inches of a sandy loam or loamy fine sand topsoil
and should not cover more than 20% of the root system.
If roots are encountered outside the CRZ during construction, they should be cut cleanly with a
saw and covered immediately with moist soil. Noxious vegetation within the critical root zone
should be removed by hand. If a proposed save -tree must be impacted by grading or fills, then
the tree should be re-evaluated by WFCI to determine if the tree can be saved with mitigating
measures, or if the tree should be removed.
Pruning and Thinning
All individual trees to be saved near or within developed areas should have their crowns raised to
provide a minimum of 8 feet of ground clearance over sidewalks and landscape areas, 15 feet
over parking lots or streets, and at least 10 feet of building clearance.
All pruning should be done according to the ANSI A300 standards for proper pruning, and be
completed by an International Society of Arboriculture Certified Arborist', or be supervised by a
Certified Arborist.
Conclusions and Timeline for Activity
1. 11 trees are proposed to be retained on the site in the buildable area.
2. The final, approved tree protection plan map should be included in the construction drawings
for bid and construction of the project and should be labeled as such.
3. Contact WFCI to attend pre job conference and discuss tree protection issues with
contractors. WFCI can verify all trees to be saved and/or removed are adequately marked for
retention.
Washington Forestry Consultants, Inc. 5
Page 6—Vuecrest — h Tree Protection Plan
4. Install tree protection fences along the 'limits of construction'. The fences should be located
at the limits of construction or 5 feet outside of the dripline of the save tree or as otherwise
specified by WFCI. Maintain fences throughout construction.
5. Complete logging. Complete necessary hazard tree removals and invasive plant removals
from the tree protection areas. No equipment should enter the tree protection areas during
logging.
6. Complete clearing of the project.
7. Do not excavate stumps within 10' of trees to be saved. These should be individually
evaluated by WFCI to determine the method of removal.
8. Complete all necessary pruning on save trees or stand edges to provide at least 8' of ground
clearance near sidewalks and trails, and 15' above all driveways or access roads.
9. Complete grading and construction of the project.
Summary
The City of Renton Municipal Code requires 1 i of the 38 significant trees be retained on the
buildable area of the site. This plan retains 11 trees, which meets the minimum tree retention
requirement.
Please give me a call if you have further questions.
Respectfully submitted,
Washington Forestry Consultants, Inc.
Ak--A.
Galen M. Wright, ASCA, ACF
ISA Board Certified Master Arborist PN -0129 BU
Certified Forester No. 44
ISA Tree Risk Assessor
attachments: aerial photo with forest cover types
site plan with tree protection areas
Tree maps with tree numbers and tree retention
tree list
individual tree condition rating key
description of tree evaluation methodology
glossary of forestry and arboricultural terms
tree protection fence detail
assumptions and limiting conditions
Washington Forestry Consultants, Inc.
6
Page 7 -Vuecrest— Tree Protection Plan
Attachment #1: Aerial Photo of Vuecrest Site
with Forest Cover Types (Icing County Parcel Viewer 2,0)
Approximate Site Boundary
Planned Save Trees
Washington Forestry Consultants, Inc.
NORTH
No Scale
I
Pa e 8 Vuecrest —1~ _____ Tree Protection Plan
Attachment #2: Vuecrest Proposed Site Plan
Washington Forestry Consultants, Inc.
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Washington Forestry Consultants, Inc.
Pae 9 —Vuecrest P -- --- Tree Protection Plan
Attachment # 3. Tree locations with numbers and planned retention.
EAST HALF
60
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59
-
-
ROAD A;
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30 B 17 16 ; f5
14 13 f2 11
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Washington Forestry Consultants, Inc.
9
10—Vuecrest — ....al Tree Protection Plan
Attachment #4: Inventory list of project area trees
A detailed list of all trees by species, DBH, crown position, condition, root protection zone
(RPZ), drip line D/L radius, tree health status, and save/removepotential:
Tree
Spp.
DBH
Crown Tree D/L
Position Condition RPZ Radius
Healthv
Tree?
Save/
Remove
I
DF
12.3
S P -Topped 8 12
YES
Remove
2
DF
17
C G 10 14
YES
Save
3
DF
12.2
C G 8 12
YES
Save
4
NS
24
D G 16 16
YES
Save
5
CH
7
S VP 6 12
NO
Remove
6
CH
10
S VP 8 16
NO
Remove
7
CH
6
S VP 6 10
NO
Remove
8
CH
8
S P 8 16
NO
Remove
9
BM
4-8
S P 14 25
NO
Rcmove
10
WP
14
C F 10 12
YES
Rcmove
1I
WP
13
S VP
NO
Remove
12
WP
14
C F 10 16
YES
Remove
13
WP
22
C F 12 20
YES
Remove
14
DF
18
C F 10 18
YES
Remove
15
DF
26
C G 12 20
YES
Remove
16
LP
8
S P 6 8
NO
Remove
17
DF
24
C F 12 20
YES
Remove
18
DF
16
C G 10 14
YES
Remove
19
DF
38
D G 18 22
YES
Remove
20
DF
32
D F 14 20
YES
Remove
21
BL
3-7
C P 8 10
NO
Remove
22
holt
6-8
P 8 8
NO
Remove
23
apple
10
VP
NO
Remove
24
apple
8,6
VP
NO
Remove
25
apple
8,10
VP
NO
Rcmove
26
apple
l0
VP
NO
Remove
27
DF
17
C F 12 18
YES
Remove
28
DF
10
S F 8 8
YES
Remove
29
DF
14
C F 10 14
YES
Remove
30
WH
22
D F 12 20
YES
Remove
31
DF
12
C G 12 15
YES
Remove
32
DF
14
C G 12 18
YES
Remove
33
BM
16,10
C F 12 20
YES
Remove
34
DF
32
D F 14 22
YES
Remove
35
BM
9
C P 10 12
NO
Remove
36
BM
6
C P 8 10
NO
Remove
37
BM
10-12
C P 12 16
NO
Remove
38
BM
6-8
C P 1 12 J 15
NO
Remove
Washington Forestry Consultants, Inc.
10
I I—Vuecrest — ....a1 Tree Protection Plan
Tree
Spp.
DBH
Crown
Position
Tree
Condition
RPZ
D/L
Radius
Healthy
Tree?
Save/
Remove
39
BM
4-10
C
P
12
16
NO
Remove
40
BM
7-10
C
P
15
22
NO
Remove
41
DF
35
D
F
15
25
YES
Remove
42
DF
14
C
G
8
14
YES
Save
43
DF
9
S
F
6
10
YES
Save
44
BM
6-10
D
F
12
16
YES
Save
45
BM
7-10
C
P
NO
Remove
46
BM
10
C
F
12
20
YES
Save
47
BM
8-15
C
P
12
20
NO
Remove
48
BM
8,14
C
F
12
15
YES
Save
49
BM
4-8
C
P
NO
Remove
50
BM
16,18
C
F
10
15
YES
Removc
51
BM
4-6
C
P
NO
Remove
52
BM
14-15
C
F
12
25
YES
Remove
53
BM
8-11
C
F
10
15
YES
Remove
54
DF
18
C
F
12
18
YES
Remove
55
DF
26
D
F
15
20
YES
Remove
56
BM
10
C
VP
NO
Remove
57
BM
10
C
F
8
12
YES
Remove
58
BM
7
S
F
6
10
YES
Remove
59
BM
Off site
60
BM
Off site
61
BM
7-14
C
F
12
15
YES
Remove
62
BM
10
C
F
8
12
YES
Remove
63
BM
14
C
F
10
12
YES
Remove
64
BM
12,11
C
P
NO
Remove
65
BM
16
D
F
10
12
YES
Remove
66
BM
7
S
P
6
8
NO
Remove
67
CB
7
S
P
NO
Removc
68
BM
10-14
C
P
NO
Remove
69
BM
12-14
C
F
12
20
YES
Remove
70
DF
24
D
F
12
16
YES
Remove
71
DF
11
S
P
8
10
NO
Remove
72
BM
12
C
P
NO
Remove
73
BM
9
S
VP
NO
Remove
74
DF
22
C
VP
NO
Remove
75
BM
12
C
VP
NO
Remove
76
DF
26
D
F
12
15
YES
Remove
77
BM
8-15
C
P
12
18
NO
Remove
78 1
RC
18
D
VP
NO
Remove
Washington Forestry Consultants, Inc.
12—Vuecrest _ ...al Tree Protection Plan
Tree
Spp.
DBH
Crown
Position
Tree
Condition
RPZ
D/L
Radius
Healthy
Tree?
Save/
Remove
79
DF
9
C
G
8
12
YES
Remove
80
BM
16
D
F
10
16
YES
Remove
81
BM
18
D
VP
NO
Remove
82
DF
20
D
F
14
16
YES
Remove
83
DF
13
C
F
10
12
YES
Remove
84
BM
20,18
C
F
12
16
YES
Remove
85
RC
14
S
F
10
12
YES
Remove
86
BM
12
C
F
10
12
YES
Remove
87
BM
ll
C
P
8
10
NO
Remove
88
WH
6
S
P
NO
Remove
89
DF
34
D
F
12
18
YES
Remove
90
DF
8
S
P
ILIO
Remove
91
RC
10
S
G
8
12
YES
Remove
92
DF
12
S
P
NO
Remove
93
RC
10
S
F
8
12
YES
Remove
94
BM
Off site
95
DF
7
S
P
8
12
NO
Remove
96
RC
11
S
G
10
15
YES
Remove
97
RC
6
S
F
6
10
YES
Remove
98
BM
10-14
C
P
10
15
NO
Remove
99
BM
8-12
C
VP
NO
Remove
100
BM
10
S
P
NO
Remove
101
BM
l i
C
F
8
12
YES
Remove
102
BM
16
D
F
10
15
YES
Remove
103
13M
8-10
C
VP
NO
Remove
104
BM
8
C
VP
NO
Remove
105
BM
12
C
dead
NO
Remove
106
BM
11
C
F
10
10
YES
Remove
107
BM
8,10
C
F
10
14
YES
Remove
108
BM
5-16
C
F
10
14
YES
Remove
109
BM
10,14
C
F
10
14
YES
Remove
110
BM
9
C
F
10
12
YES
Remove
111
BM
14,13
C
P
NO
Remove
112
BM
12
C
dead
NO
Remove
113
BM
13
C
F
10
12
YES
Remove
114
BM
8-12
C
F
10
14
YES
Remove
115
BM
13-17
D
F
12
16
YES
Save
116
BM
7
S
F
6
8
YES
Save
117
BM
14-23
D
F
12
20
YES
Save
118
BM
12,26
C
F
12
15
YES
Remove
119
DF
11
C
F
8
10
YES I
Remove
Washingto+r Forestry Consultants, Inc. 12
Page 13—Vuecrest — _ _..al Tree Protection PIan
Tree Sj2p,
DBH
Crown
Position
Tree
Condition
D/L
RPZ Radius
Healthy
Tree?
Save/
Remove
120 BM
8
C
P
NO
Remove
= Species,- DF= Douglas fir; BM=bigleaf'nzaple; WH— Avestern hemlock; RC= westernred cedar;
SS = Sitka spruce; NS = Norway spruce; CB = crabapple; CH = cherry.
Crown Position: D — Dominant; C = Co -dominant; I = Intermediate; S = Suppressed.
Tree Condition: VG — Very good; G = Good; F = Fair; P = Poor; VP = Veiy poor.
Note: some trees had multiple stems, thus a range of DBH's.
Washington Forestry Consultants, Inc. 13
Page 14—Vueerest _ -_al Tree Protection Plan
Attachment #5: Individual Tree Rating Key for Tree Condition
RATING
SYMBOL
DEFINITION
Very Good
VG
• Balanced crown that is characteristic of the species
• Normal lateral and terminal branch growth rates for the species and soil type
• Stem sound, normal bark vigor
• No root problems
• No insect or disease problems
• Long-term, attractive tree
Good
G
• Crown lacking symmetry but nearly balanced
• Normal lateral and terminal branch growth rates for the species and soil type
• Minor twig dieback O.K.
• Stem sound, normal bark vigor
• No root problems
• No or minor insect or discasc problems — insignificant
• Long-term tree
Fair
F
• Crown lacking; symmetry due to branch loss
• Slow lateral and terminal branch growth rates for the species and soil type
+ Minor and major twig dieback — starting to decline
• Stem partly unsound, slow diameter growth and low bark vigor
• Minor root problems
• Minor insect or disease problems
• Short-term tree 10-30 years
Poor
P
• Major branch loss — unsymmetrical crown
• Greatly reduced growth
• Several structurally import dead or branch scaffold branches
• Stem has bark loss and significant decay with poor bark vigor
• Root damage
• Insect or disease problems - remedy required
• Short-term tree I-10 years
Very Poor
VP
• Lacking adequate live crown for survival and growth
• Severe decline
• Minor and major twig dieback
• Stem unsound, bark sloughing, previous stem or large branch failures, very
poor bark vigor
• Severe root problems or disease
• No or minor insect or disease problems
• Mortality expected within the next few years
Dead
DEAD
+ Dead
Washington Forestry Consultants, Inc. 14
Pae 15 Vuecrest — - ___al Tree Protection Plan
Cultural Care Needs:
ABBRV.
ACTIVITY
DESCRIPTION
CC
Crown
Pruning of dead, dying, diseased, damaged, or defective branches over 1/2 inch in
Cleaning
diameter —includes removal of dead tops
CT
Crowd
Pruning of branches described in crown cleaning, plus thinning of up to 20% of the
Thinning
live branches over 1/2 inch diameter. Branch should be 1/3 to % the diameter of the
lateral branch. Thinning should be well distributed throughout crown of tree, and
should release healthy, long-term branches.
RC
Crown
Reduction of the crown of a tree by pruning to lateral branches. Generally used to
Reduction
remove declining branches or to lighten end weight on long branches.
CR
Crown
Pruning of lower branches to remove deadwood or to provide ground or building
Raising
clearances_
RMV
Remove
Remove tree due to decline or hazardous conditions that cannot be mitigated by
pruning.
RS
Remove
Remove basal sprouts from stein of tree.
Sprouts
Rep
Replace
Tree is small — is in decline or dead. Replace with suitable tree species.
HT
Hazard Tree
Tree is hazardous and cannot be mitigated by pruning. Recommendation is to
remove tree.
Norte
No Work
No work necessary at this time.
Washington Forestry Consultants, Inc.
15
16—Vuecrest — _ ___al Tree Protection Pian
Attachment #6: Description of Tree Evaluation Methodology
The evaluation of the tree condition on this site included the visual assessment of:
1. Live -crown ratio,
2. Lateral and tenninal branch growth rates,
3. Presence of dieback in minor and major scaffold branches and twigs,
d_ Foliage color,
S. Stem soundness and other structural defects,
6. Visual root collar examination,
7. Presence of insect or disease problems.
8. Windfirnnness if tree removal will expose this tree to failure.
In cases where signs of internal defect or disease were suspected, a core sample was taken to
look for stain, decay, and diameter growth rates. Also, root collars were exposed to look for the
presence of root disease.
In all cases, the overall appearance of the tree was considered relative to its ability to add value
to either an individual lot or the entire subdivision. Also, the scale of the tree and its proximity
to both proposed and existing houses was considered.
Lastly, the potential for incorporation into the project design is evaluated, as well as potential site
plan modifications that may allow otherwise removed tree(s) to be both saved and protected in
the development.
Trees that are preserved in a development must be carefully selected to make sure that they can
survive construction impacts, adapt to a new environment, and perform well in the landscape.
Healthy, vigorous trees are better able to tolerate impacts such as root injury, changes in soils
moisture regimes, and soil compaction than are low vigor trees.
Structural characteristics are also important in assessing suitability. Trees with significant decay
and other structural defects that cannot be treated are likely to fail. Such trees should not be
preserved in areas where damage to people or property could occur.
Trees that have developed in a forest stand are adapted to the close, dense conditions found in
such stands. When surrounding trees are removed during clearing and grading, the remaining
trees are exposed to extremes in wind, temperature, solar radiation, which causes sunscald, and
other influences. Young, vigorous trees with well-developed crowns are best able to adapt to
these changing site conditions.
Washington Forestq, Consultants, Inc.
16
17—Vuecrest — _ ___al Tree Protection Plan
Attachment #7: Glossary of Forestry and Arboricultural Terminology
DBH: Diameter at Breast Height (measured 4.5 ft. above the ground line on the high side of the
tree).
Caliper: Iii the City of Renton - Caliper is referring to diameter measurement at DBH.
Live Crown Ratio: Ratio of live foliage on the stem of the tree. Example: A 100' tall tree with
40 feet of live crown would have a 40% live crown ratio. Conifers with less than 30%
live crown ratio are generally not considered to be long-term trees in forestry.
Crown: Portion of a trees stem covered by live foliage.
Crown Position: Position of the crown with respect to other trees in the stand.
Dominant Crown Position: Receives light from above and from the sides.
Codominant Crown Position: Receives light from above and some from the sides.
Intermediate Crown Position: Receives little light from above and none from the sides. Trees
tend to be slender with poor live crown ratios.
Suppressed Crown Position: Receives no light from above and none from the sides_ Trees
tend to be slender with poor live crown ratios.
Washington Foresiry Consultants, Inc.
17
Page 18—Vueerest — _ ...al Tree Protection Plan
Attachment #8: Tree Protection Fence Detail
ANCHOR POSTS SNCULL
BE MINIL m 6' TALL
'T -BAR' FENCE PASTS
TD A DEPTH OF HO LE55
OF THE TOTAL HEIGHT OF
THE TREE PROTECTION FENCE sHov D BE MAINTAINED THROUGHOUT
THE CONSTRUCTION AND ORAOMC. AND NOT TO BE REMOVED UNTIL
FINAL LANDSCAPING 15 IN PROGRESS. AT NO TIME SHALL EQUIPMENT
ENTER INTO THE MOOT PROTECTION ZONE (RAZ). ALL BRUSH CLEANUP
WITHIN THE RPZ SHOULD BE COMPLETED BY NANO TO PREVENT
DISTURBANCE OF NATTVE GROUND COYERS NO CUTS OR FR.LS, UTILITY
TRENCHING. MOD¢TCATTONS TO ORAINACF- OR CONCRETE RISE WATER
SHOULD IWACT THE RPZ NO WIRES, CABLES, OR OTHER DEVICES
SHOULD BE ATrAC NED TO PROTECTED TREES DURM CONSTRUCTION.
IF IMPACTS MUST OCCUR WITHIN THE RPL CONTACT VWCI PRIOR
TO THE OPERATIONS TO DE7ERHINE THE PROPER PROCEDURE
TO PROTECT THE TREE'S HEALTH.
Washington Forestry Consultants, Inc.
18
19—Vuecrest — . ,,.al Tree Protection Plan
Attachment #9: Assumptions and Limiting Conditions
I) Any legal description provided to the Washington Forestry Consultants, Inc. is assumed to be correct. Any
titles and ownership's to any property are assumed to be good and marketable. No responsibility is assumed
for matters legal in character. Any and all property is appraised or evaluated as though free and clear, under
responsible ownership and competent management.
2) It is assumed that any property is not in violation of any applicable codes, ordinances, statutes, or other
governmental regulations, unless otherwise stated.
3) Care has been taken to obtain all information from reliable sources. All data has been verified insofar as
possible; however, Washington Forestry Consultants, Inc. can neither guarantee nor be responsible for the
accuracy of information.
4) Washington Forestry Consultants, Inc. shall not be required to give testimony or to attend court by reason of
this report unless subsequent contractual arrangements are made, including payment of an additional fee for
such services as described in the fee schedule and contract of engagement.
5) Loss or alteration of any part of this report invalidated the entire report.
6) 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
Washington Forestry Consultants, Inc.
7) Neither all or any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including
the client, to the public through advertising, public relations, news, sates or other media, without the prior
expressed written or verbal consent of Washington Forestry Consultants, Inc. -- particularly as to value
conclusions, identity of Washington Forestry Consultants, Inc., or any reference to any professional society or
to any initialed designation conferred upon Washington Forestry Consultants, Inc. as stated in its
qualifications.
8) This report and any values expressed herein represent the opinion of Washington Forestry Consultants, Inc.,
and the fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence
neither of subsequent event, nor upon any finding in to reported.
9) Sketches, diagrams, graphs, and photographs in this report, being intended as visual aids, are not necessarily
to scale and should not be construed as engineering or architectural reports or surveys.
10) Unless expressed otherwise: 1) information contained in this report covers only those items that were
examined and reflects the condition of those items at the time of inspection; and 2) the inspection is limited to
visual examination of accessible items without dissection, excavation, probing, or coring. There is no
warranty or guarantee, expressed or implied, that problems or deficiencies of the tree or other plant or
property in question may not arise in the future.
Note: Every healthy frees can fail under normal or storm conditions. The only way to eliminate all risk is to remove
all trees within reach of all targets. Annual monitoring by an ISA Certified Arborist or Certified Forester will
reduce the potential of tree failures. It is impossible to predict with certainty that a tree will stand or fail, or the
timing of the failure. It is considered an Act of God' when a tree fails, witless it is directly felled or pushed over by
man's actions.
Washington Forestry Consultants, Inc.
19
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PREPARED FOR
KBS III, LLC
December 15, 2014
V:4" --v �>�
Hen4 T. Wright, E.I.T.
Staff Engineer
Raymond A. Coglas, P.E.
Principal
GEOTECHNICAL ENGINEERING STUDY
VUECREST DIVISION 11
RESIDENTIAL DEVELOPMENT
4909 MAIN AVENUE SOUTH
RENTON, WASHINGTON
ES -3592
Earth Solutions NW, LLC
1805-136 th Place Northeast, Suite 201
Bellevue, Washington 98005
Phone: 425-449-4704 Fax: 426-449-4711
Toll Free: 866-336-8710
� Geotechnical Engineering Report — )
Geotechnical Services Are Performed top
Specific Purposes, Persons, and Projects
Geotechnical engineers structure their services to meet the specific needs of
their clients. A geotechnical engineering study conducted for a civil engi-
neer may not fulfill the needs of a construction contractor or even another
civil engineer. Because each geotechnical engineering study is unique, each
geotechnical engineering report is unique, prepared solelyfor the client. No
one except you should rely on your geotechnical engineering report without
first conferring with the geotechnical engineer who prepared it. And no one
— not even you —should apply the report for any purpose or project
except the one originally contemplated.
Read the Full Report
Serious problems have occurred because those relying on a geotechnical
engineering report did not read it all. Do not rely on an executive summary
Do not read selected elements only.
A Geotechnical Engineering Report Is Based on
A Unique Set of Project -Specific factors
Geotechnical engineers consider a number of unique, project -specific fac-
tors when establishing the scope of a study. Typical factors include: the
client's goals, objectives, and risk management preferences; the general
nature of the structure involved, its size; and configuration; the location of
the structure on the site; and other planned or existing site improvements,
such as access roads, parking lots, and underground utilities. Unless the
geotechnical engineer who conducted the study specifically indicates oth-
erwise, do not rely on a geotechnical engineering report that was:
• not prepared for you,
• not prepared for your project,
• not prepared fcr the specific site explored, or
• completed before important project changes were made.
Typical changes that can erode the reliability of an existing geotechnical
engineering report include those that affect:
• the function of the proposed structure, as when it's changed from a
parking garage to an office building, or from a light industrial plant
to a refrigerated warehouse,
• elevation, configuration, location, orientation, or weight of the
proposed structure,
• composition of the design team, or
• project ownership.
As a general rule, always inform your geotechnical engineer of project
changes --even minor ones—and request an assessment of their impact.
Geotechnical engineers cannot accept responsibility or liability for problems
that occur because their reports do not consider developments of which
they were not informed.
Subsurface Conditions Can Change
A geotechnical engineering report is based on conditions that existed at
the time the study was performed Do notrely oR a geotechnical engineer-
ing reportwhose adequacy may have been affected by. the passage cf
time; by man-made events, such as construction on or adjacent to the site;
or by natural events, such as floods, earthquakes, or groundwater fluctua-
tions. Always contact the gectechnical engineer before applying the report
to determine if it is still reliable. A minor amount of additional testing or
analysis could prevent major problems.
Most Geotechnical Hndiings Are Prolessional
Opinions
Sife exploration identifies subsurface conditions only at those points where
subsurface tests are conducted or samples are taken. Geotechnical engi-
neers review field and laboratory data and then apply their professional
judgment to render an opinion about subsurface conditions throughout the
site. Actual subsurface conditions may differ—sometimes significantly—
from those indicated in your report. Retaining the geotechrical engineer
who developed your report to provide construction observation is the
most effective method of managing the risks associated with unanticipated
conditions.
A Report's Recommendations Are Not Final
Do not overrely on the construction reccmmerrdations included in your
report. Those recommendations are not final, because geotechnical engi-
neers develop them principally from judgment and opinion. Geotechnical
engineers can finalize their recommendations only by observing actual
subsurface conditions revealed during „4nstruction. The geotechnical
engineer who developed your report cannot assume responsibitity or
liability for the report's recommendations if that engineer does not perform
construction observation.
A Geotechnical Engineering Report Is Subject to
Misinterpretation
Other design team members' misinterpretation of geotechnical engineering
reports has resulted in costly problems. tower that risk by heaving your geo-
technicai engineer confer with appropriate members of the design team after
submitting the report. Also retain your geotechnical engineer to review perti-
nent elements of the design team's plans and specifications. Contractors can
also misinterpret a geotechnicai engineering report. Reduce that risk by
having your geotechnical engineer participate in prebid and preconstruction
conferences, and by providing construction observation.
Do Not Redraw the Engineer's Logs
Geotechnical engineers prepare final boring and testing logs based upon
their interpretation of field lags and laboratory data. To prevent errors or
omissions, the logs included in a geotechnical engineering report should
neverbe redrawn for inclusion in architectural or other design drawings.
Only photographic cr electronic reproduction is acceptable, but recognize
that separating logs from the report can elevate risk.
Give Contractors a Complete Report and
Guidance
Some owners and design professionals mistakenly believe they can make
contractors liable for unanticipated subsurface conditions by limiting what
they provide for bid preparation. To help prevent costly problems, give co i -
tractors the complete geotechnical engineering report, but preface it with a
clearly written letter of transmittal. In that letter advise contractors that the
report was not prepared for purposes of bid development and that the
report's accuracy is limited; encourage them to confer with the geotechnical
engineer who prepared the report (a modest tee may be required) and/or to
conduct additional study to obtain the specific types of information they
need or prefer. A prebid conference can also be valuable. Be sure contrac-
tors have sufficienttime to perform additional study. Only then might you
be in a position to give contractors the best information available to you,
while requiring them to at least share some of the financial responsibilities
stemming from unanticipated conditions.
Read- Responsibility Provisions Closely
Some clients, design professionals, and contractors do not recognize that
geotechnical engineering is far less exact than other engineering disci-
plines. This lack of understanding has created unrealistic expectations that
have led to disipintments, claims, and disputes. To help reduce the risk
of such outcomes, geotechnical engineers commonly include a variety of
explanatory provisions in their reports. Sometimes labeled "limitations"
many of these provisions indicate where geotechnieal engineers' responsi-
bilities begin and end, to help others recognize their own responsibilities
and risks. Read these provisions closely. Ask questions. Your geotechnical
engineer should respond fully and frankly.
Geoenvironmental Concerns Are Not Covered
The equipment, techniques, and personnel used to perform a geoenviron-
mental study differ significantly from those used to perform a geotechnical
study. For that reason, a geotechnical engineering report does not usually
relate any geoenvironmental findings, conclusions, or recommendations,
e.g., about the likelihood of encountering underground storage tanks or
regulated contaminants. Unanticipated environmental problems have led
to numerous project failures. If you have not yet obtained your own geoen-
vironmental infermat'on, ask your geotechnical consultant for risk man-
agement guidance. oo rot rely on ao environmentai report prepared for
someone else.
Obtain Professional Assistance To Deal with Mold
Diverse strategies can be applied during buld'ng design, construction,
operation, and maintenance to prevent significant amounts of mold from
growing on indoor surfaces. To be effective, all such strategies shouid be
devised for the express purpose of mold prevention, integrated into a com-
prehensive plan, and executed with diligent oversight by a professional
mold prevention consultant. Because just a small amount of water or
moisture can lead to the development of severe mo€d infestations, a num-
ber of maid prevention strategies focus on keeping building surfaces dry.
While groundwater, water infiltration, and simliar issues may have been
addressed as part of the geotechnical engineering study whose findings
are conveyed in -this report, the geotechnical engineer in charge of this
project is not a mold prevention consultant; none of the services per-
formed in connection with the geotechnical engineer's study
were designed or conducted for the purpose of mold preven-
tion. Proper implementation of the recommendations conveyed
in this report will not of itself he sufficient to prevent mold from
growing in or on the structure involved -
Rely, on Your ASIFIE-Member Geotechncial
Engineer for Additiaml Assistance
Membership in ASFE/The Best People on Earth exposes geotechnical
engineers to a wide array of risk management techniques that can be of
genuine benefit for everyone involved with a construction project. Confer
with you ASFE-member geotechnical engineer for more information.
ASFE
She test People ea lerti
6811 Colesvide Road/Suite G106, Silver Spring, MQ 20910
Telephone: 361/565-2733 FdcJmile:301/589-201!
e-nraik info@asfeerg ,vwwasfe.org
Copyright 2004 by ASFE, Inc- Duplication, reproduction, or copying of this document, in wboie or re part, by any means whatsoever, is strictly prohibited, except with ASrE's
specific written permission, Emipting, Quoting, or omerwlso extracting wording from this document is permitted only with the express written permission of ASFF, and only for
purposes of scholarty research or book review. Only members of ASFE may use this document as a complement to or as an element of a geotechnical engineering report. Any other
firm, individual, or other entity that so uses U1is document without being an ASFE member could be committing negligent or intentional (6audblent) misrepresentation.
IGER06W.DM
December 15, 2014
ES -3592
KBS ill, LLC
12320 Northeast 8t'' Street, Suite 100
Bellevue, Washington 98005
Attention: Mr. Kolin Taylor
Dear Mr. Taylor:
L
earth
Solutions
NWicc
Earth Solutions NW LLC
• Geotechnical Engineering
• (_on.,trXtion ,ti1oni.oring
• Envirnnmcw� al Scicnfcs
Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical
Engineering Study, Vuecrest Division Il Residential Development, 4909 Main Avenue South,
Renton, Washington".
In general, the site is underlain primarily by firm glacial till deposits. In our opinion, the
proposed residential structures can be supported on conventional continuous and spread
footing foundations bearing on competent native soils, re -compacted native soils, or new
structural fill. Competent soils suitable for support of foundations should be encountered at
depths of approximately two to three feet below existing grades. Where loose or unsuitable soil
conditions are exposed at foundation subgrade elevations, compaction of the soils to the
specifications of structural fill, or overexcavation and replacement with a suitable structural fill
material will be necessary.
Recommendations for foundation design, retaining wall design, site preparation, drainage, and
other pertinent recommendations are provided in this study.
We appreciate the opportunity to be of service to you on this project. If you have questions
regarding the content of this geotechnical engineering study, please call.
incere ,
EARTH SOLUTION
Raymon
Principal
.E.
1805 - 736th Place N.E., Suite 201 1 Bellevue, WA 98005 0 (425) 449-4704 • FAX (425) 449-4711
Table of Contents
ES -3592
PAGE
INTRODUCTION................................................................ _
General......................................................................
Project Description .......................................................
SITE CONDITIONS ........... ...................................................... 2
Surface........................................................................ 2
Subsurface................................................................... 2
Topsoil............................................................... 2
Fill........... ....................... ___ ......................... 2
NativeSoil .......................................................... 3
Geologic Setting.. ................................................ 3
Groundwater ........................................... ..................... 3
CRITICAL AREAS AND GEOLOGIC HAZARDOUS ASSESSMENT. 3
Slope Reconnaissance ................................................... 3
Landslide Hazard .............. __ ....................................... 3
SteepSlopes ........... ..................................................... 4
ErosionHazard .............................................................. 4
Analysis of Proposal ...................................................... 5
Minimum Critical Area Buffer & Setback ..... ........... ........ 5
DISCUSSION AND RECOMMENDATIONS_ ............................... 5
General........................................................................ 5
Site Preparation and Earthwork ....................................... 6
Site Stripping Recommendations ................................ 6
Temporary Erosion Control .......................................... 6
In -Situ Soils ............................. ................................ ..... 6
Wet Season Grading ............................................. 6
ImportedSoils .... ................................... ...................... 7
Building and Pavement Subgrade Preparation.......... 7
StructuralFill ................................................................. 7
Excavations and Slopes .......................................................... 8
Foundations............................................................... 8
Seismic Design Considerations ...................................... 9
Slab -On -Grade Floors .................................................... 9
Retaining Walls ............................................................ 9
Earth Solutions NW, LLC
Table of Contents
Continued
ES -3592
PAGE
Drainage................................................................................. 10
Infiltration Evaluation ........................................... 10
Preliminary Storm Vault Design .............................. 10
Utility Support and Trench Backfill .................................... 11
Pavement Sections ...... . ....... . . ...... . ... . ............................. 12
LIMITATIONS .......................... . ............ I ....... , .. _ ...... _ ..... , ........ 12
Additional Services....................................................... 12
GRAPHICS
Plate 7
Vicinity Map
Plate 2
Test Pit Location Plan
Plate 3
Retaining Wall Drainage Detail
Plate 4
Footing Drain Detail
APPENDICES
Appendix A
Appendix B
Subsurface Exploration
Test Pit Logs
Laboratory Test Results
Sieve Analysis Results
Earth Solutions NW, LLC
GEOTECHNICAL ENGINEERING STUDY
VUECREST DIVISION II
RESIDENTIAL DEVELOPMENT
4909 MAIN AVENUE SOUTH
RENTON, WASHINGTON
ES -3592
INTRODUCTION
General
This geotechnical engineering study was prepared for the residential development to be
constructed west of 102" d Avenue Southeast at 4909 Main Avenue South in Renton,
Washington. The purpose of this study was to explore subsurface conditions across the site
and develop geotechnical recommendations for the proposed project. Our scope of services for
completing this geotechnical engineering study included the following:
• Subsurface exploration and characterization of soil and groundwater conditions by
excavating a series of test pits within accessible locations of the property;
• Laboratory testing of soil samples obtained during subsurface exploration, including soil
textural analyses;
• Engineering analyses and recommendations for the proposed development, and;
Preparation of this report.
The following documents/maps were reviewed as part of our report preparation:
• Preliminary Plans, prepared by Barghausen Consulting Engineers, Inc., dated December
4, 2014;
» Boundary & Topographic Survey, prepared by Contour Engineering, LLC, dated
November 5, 2014;
• Geologic Map of the Renton Quadrangle, King County, Washington, prepared by D. R.
Mullineaux, dated 1965, and;
• King County, Washington, Surface Water Design Manual (KCSWDM), chapter 5.4,
prepared by King County Department of Natural Resources, dated September 1998.
Project Description
Based on the preliminary site layout provided to us by KBS III, LLC, the subject site will be
developed with seven residential lots, an access roadway, and a storm vault. Given the
topography of the site, we anticipate grading activities will likely involve cuts and fills on the
order of two to six feet in some locations to establish the final design grades. Retaining wails or
rockeries may also be utilized to accommodate the planned grading.
KBS III, LLC ES -3592
December 15, 2014 Page 2
The proposed residential structures are anticipated to consist of relatively lightly -loaded wood
framing supported on conventional foundations. Based on our experience with similar
developments, we estimate wall loads on the order of two kips per lineal foot and slab -on -grade
loading of 150 pounds per square foot (psf).
If the above design assumptions are incorrect or change, ESNW should be contacted to review
the recommendations in this report. ESNW should review the final design to confirm that our
geotechnical recommendations have been incorporated into the plans.
SITE CONDITIONS
Surface
The subject site is located west of 102nd Avenue Southeast at 3903 Main Avenue South in
Renton, Washington, as illustrated on the Vicinity Map (Plate 1). The site consists of one
residential parcel (King County parcel number 3223059097) covering approximately 2.45 acres
of land area. The subject site is currently occupied by a single-family residence, driveway, and
yard area in the eastern portion of the site with lightly forested land throughout the western
portion of the site. A wetland is mapped in the northwest corner of the site. Topography of the
majority of the site appears to be relatively level with a moderate northwest descending slope in
the northwest corner of the site. The site is bordered by single-family residences to the north
and south, 102nd Avenue Southeast (Main Avenue South) to the east, and undeveloped
forested land to the west. The Test Pit Location Plan (Plate 2) illustrates the approximate local
topography and limits of the property.
Subsurface
Four test pits were excavated on accessible portions of the site on October 14, 2014 for the
purpose of assessing the soil and groundwater conditions, as well as determining soil infiltration)
feasibility. Please refer to the test pit logs provided in Appendix A for a more detailed
description of the subsurface conditions.
Topsoil
Topsoil was observed in the upper approximately 4 to 18 inches. The topsoil was characterized
by dark brown color and the presence of fine organic material.
Fill
Existing fill was not encountered at the test pit locations. However, fill should be anticipated
within the existing building pad and driveway areas.
Earth Solutions NW, LLC
KBS III, LLC
December 15, 2014
Native Soil
ES -3592
Page 3
Underlying the topsoil, native soils consisting primarily of medium dense to dense silty sand and
sandy silt (Unified Soil Classification ML) glacial till deposits were encountered extending to the
maximum exploration depth of nine and one-half feet below existing grades, The density of the
native soil generally increased with depth.
Geologic Setting
The referenced geologic map resource indicates the site is underlain by glacial till (Qgt)
deposits with undifferentiated glacial (Qu) deposits mapped to the north and west of the site.
The native soil conditions observed at the test pit locations are generally consistent with glacial
till deposits.
The National Resources Conservation Service (NRCS) Soil Survey identifies Alderwood
gravelly sandy loam across the site. The soil conditions observed are generally consistent with
Alderwood gravelly sandy loam.
Groundwater
No groundwater seepage was observed at test pit locations during our fieldwork on October 14,
2014. However, the presence of minor groundwater seepage should be expected in site
excavations, especially at the contact between the weathered and unweathered till soils.
Groundwater seepage rates and elevations fluctuate depending on many factors, including
precipitation duration and intensity, the time of year, and soil conditions. in general,
groundwater elevations and flow rates are nigher during the winter, spring and early summer
months.
CRITICAL AREAS AND GEOLOGIC HAZARDOUS AREAS ASSESSMENT
As part of this geotechnical engineering study and critical areas report, the City of Renton
Critical Areas Regulations (4-3-050J) were reviewed. Per the City of Renton Critical Areas
Regulations requirements, the following topics related to development plans and site conditions
are addressed.
Slope Reconnaissance
During our fieldwork, we performed a visual slope reconnaissance across portions of the more
steeply sloped areas of the site. The main focus of our reconnaissance was to identify signs of
instability or erosion hazards along the site slopes. The typical instability indicators include
such features as head scarps, tension cracks, hummocky terrain, groundwater seeps along the
surface and erosion features such as pulleys and rills. During the slope reconnaissance, no
signs of recent, large scale erosion or slope instability were observed. In general, based on the
slope reconnaissance, stability of the sloped areas of the property can be characterized as
good.
Earth Solutions NVV, LLC
KBS III, LLC
December 15, 2014
Landslide Hazard
ES -3592
Page 4
With respect to landslide hazard areas, Part 4 -3 -050J -lb of the City of Renton Critical Areas
Regulations defines landslide hazard areas as the following:
• Low Landslide Hazard: Areas with slopes less than 15 percent.
• Medium Landslide Hazard: Areas with slopes between 15 percent and 40 percent and
underlain by soils that consist largely of sand, gravel or glacial till.
• High Landslide Hazards: Areas with slopes greater than 40 percent and areas with
slopes between 15 percent and 40 percent and underlain by soils consisting largely of
silt and clay.
• Very High Landslide Hazards: Areas of known mappable landslide deposits.
The natural slope in the northwest corner of the site exhibits medium landslide hazard
characteristics, as demonstrated by the City of Renton GIS data, based on a 15 percent to 40
percent slope condition. However, it is generally underlain by glacial till, and the overall stability
of the slope can be characterized as good. As previously described in the Slope
Reconnaissance section of this study, typical indicators of instability such as head scarps,
tension cracks, hummocky terrain, groundwater seeps along the surface and erosion features
such as gulleys and rills were not observed.
Steep Slopes
With respect to steep slope critical areas, the referenced section of the Renton Code defines
steep slopes as follows:
• Sensitive Slopes: Areas with slopes between 25 percent and 40 percent.
• Protected Slopes: Areas with slopes greater than 40 percent.
Based on our observations and review of the referenced topographic survey, sensitive slopes
are present within the northwest corner of the site. The overall stability of the slope areas can
be characterized as good.
Erosion Hazard
With respect to erosion hazard areas, the referenced section of the Renton Code defines
erosion hazards as follows:
• Low Erosion Hazard: Areas with soils characterized by the Natural Resource
Conservation Service as having slight or moderate erosion potential, and that slope
less than 15 percent.
• High Erosion Hazard: Areas with soils characterized by the Natural Resource
Conservation Service as having severe or very severe erosion potential, and that
slope more steeply than 15 percent,
Earth Solutions NW, LLC
KBS 111, LLC ES -3592
December 15, 2014 Page 5
The sloped area within the northwest corner of the site would be characterized as possessing a
moderate to severe susceptibility to erosion, in our opinion. However, the sloped area within
the northwest corner of the property will remain unaltered and vegetated. In our opinion, the
planned development will not increase the erosion hazard at the site, provided appropriate Best
Management Practices are implemented during the earthwork and development activities.
General guidelines for erosion control are provided in the Site Preparation and Earthwork
section of this study.
Analysis of Proposal
The planned development activity will involve grading and construction of a seven residential lot
development with associated improvements within a property which contains a localized
sensitive slope area. As previously described, the slopes exhibit good stability, and the
planned development activity will not involve alterations to the sensitive slope area. The
proposed development activity is feasible in our opinion, and will not decrease stability of the
site or surrounding properties.
Minimum Critical Area Buffer and Setback
In our opinion, the proposed grading and development activity can be completed as currently
planned without adversely impacting the slope area. Section 4-3-050J6 specifies the
requirements for development on sites which contain sensitive slopes. The code requires
erosion control measures, clearing and grading limits, and weekly inspections. We understand
the proposed development will also incorporate a 50 -foot buffer from a delineated wetland
located at the toe of the sensitive slope area.
DISCUSSION AND RECOMMENDATIONS
General
In our opinion, construction of the proposed single-family residential structures and related
stormwater and infrastructure improvements at this site is feasible from a geotechnical
standpoint. In our opinion, the proposed structures can be supported on conventional
continuous and spread footing foundations bearing on competent native soils, re -compacted
native soils, or new structural fill. Slab -on -grade floors should be supported on dense native
soil, re -compacted native soil, or new structural fill. Competent soils suitable for support of
foundations should be encountered at depths of approximately one to three feet below existing
grades across the majority of the site. Where existing fill, loose or unsuitable soil conditions are
exposed at foundation subgrade elevations, compaction of the soils to the specifications of
structural fill, or overexcavation and replacement with a suitable structural fill material will be
necessary. Organic material exposed at subgrade elevations must be removed below design
elevation and grades restored with structural fill. Recommendations for foundation design,
retaining wall design, site preparation, drainage and infiltration, and other pertinent
recommendations are provided in the following sections of this study.
Earth Solutions NW, LLC
KBS III, LLC ES -3592
December 15, 2014 Page 6
This study has been prepared for the exclusive use of KBS 111, LLC and their representatives.
No warranty, expressed or implied, is made. This study has been prepared in a manner
consistent with the level of care and skill ordinarily exercised by other members of the
profession currently practicing under similar conditions in this area.
Site Preparation and Earthwork
Site preparation activities will include demolishing existing structures, clearing activities and
installing temporary erosion control measures. Voids remaining after removal of existing
foundations should be restored with structural fill.
Site Stripping Recommendations
Stripping will likely be limited to about 4 to 18 inches. Topsoil and organic -rich soil is not
suitable for foundation support, nor is it suitable for use as structural fill. Topsoil or organic -rich
soil can be used in non-structural areas if desired. The geotechnical engineer should observe
stripping operations to confirm the necessary stripping depth. Care should be taken to avoid
over -stripping.
Temporary Erosion Control
Temporary construction entrances and drive lanes, consisting of at least one foot of quarry
spalls can be considered in order to minimize off-site soil tracking and to provide a stable
access entrance surface. Erosion control measures should consist of silt fencing placed along
the edge of the site as well as at the edge of the wetland buffer. Soil stockpiles should be
covered or otherwise protected to reduce soil erosion. Temporary sedimentation ponds or
other approaches for controlling surface water runoff should be in place prior to beginning
significant earthwork activities.
In -Situ Soils
The soils encountered at the test pit locations have a high sensitivity to moisture and were
generally in a moist condition at the time of the exploration on October 14, 2014. In general,
soils encountered during site excavations that are excessively over the optimum moisture
content will require aeration or treatment prior to placement and compaction. Conversely, soils
that are substantially below the optimum moisture content will require moisture conditioning
through the addition of water prior to use as structural fill. If the in-situ soils are determined to
not be suitable for use as structural fill, then use of a suitable imported soil may be necessary.
Wet Season Grading
If grading takes place during the wetter winter or spring months, a contingency in the project
budget should be included to allow for possible export of native soil and/or existing fill and
import of structural fill as described below.
Earth Solutions Nw, LLC
KBS ill, LLC
December 15, 2014
Imported Soils
ES -3592
Page 7
Imported soil intended for use as structural fill should consist of a well -graded granular soil with
a moisture content that is at or near the optimum level. During wet weather conditions,
imported soil intended for use as structural fill should consist of a well -graded granular soil with
a fines content of 5 percent or less defined as the percent passing the Number 200 sieve,
based on the minus three-quarter inch fraction.
Building and Pavement Subgrade Preparation
Subgrade conditions expected to be exposed throughout the majority of the proposed building
and pavement areas will likely be comprised of native silty sand and sandy silt soils. The soils
exposed throughout Subgrade areas should be confirmed to be competent prior to constructing
the foundation, slab, and pavement elements.
The subgrade throughout pavement areas should be compacted as necessary and exhibit a
firm and unyielding condition when subjected to proofrolling with a loaded dump truck.
Structural fill soils placed throughout foundation, slab, and pavement areas should be placed
over a firm base. Organic material encountered in building and pavement subgrade areas will
need to be overexcavated prior to placing structural fill. Loose or otherwise unsuitable areas of
native soil exposed at subgrade elevations should be compacted to structural fill requirements
or overexcavated and replaced with a suitable structural fill material. Where structural fill soils
are used to construct foundation subgrade areas, the soil should be compacted to the
requirements of structural fill described in the following section. Foundation subgrade areas
should be protected from disturbance, construction traffic, and excessive moisture. Where
instability develops below structural fill areas, use of a woven geotextile below the structural fill
areas may be required. A representative of ESNW should observe excavations and structural
fill placement in foundation, slab, and pavement areas, and provide supplemental
recommendations, as necessary.
Structural Fill
Structural fill is defined as compacted soil placed in foundation, slab -on -grade, and roadway
areas. Fills placed to construct permanent slopes and throughout retaining wall and utility
trench backfill areas are also considered structural fill. Soils placed in structural areas should
.be placed in loose lifts of 12 inches or less and compacted to a relative compaction of 90
percent, based on the laboratory maximum dry density as determined by the Modified Proctor
Method (ASTM D-1557). For soil placed in utility trenches underlying structural areas
compaction requirements are dictated by the local city, county or utility district, and in general
are specified as 95 percent relative compaction. Soil placed throughout foundation subgrade
areas as well as the upper 12 inches of slab -on -grade and pavement area subgrade should
also be compacted to a relative compaction of at least 95 percent.
Earth Solutions Nw, LLC
KBS III, LLC
December 15, 2014
Excavations and Slopes
ES -3592
Page S
The Federal Occupation Safety and Health Administration (OSHA) and the Washington
Industrial Safety and Health Act (W1SHA) provide soil classification in terms of temporary slope
inclinations. Based on the soil conditions encountered at the test pit locations, the weathered
native soils encountered in the upper approximately four to five feet of the test pit locations and
where fill and/or groundwater seepage is exposed are classified as Type C by OSHANVISHA.
Temporary slopes over four feet in height in Type C soils must be sloped no steeper than
1.51-1:1V (Horizontal:Vertical). Medium dense to dense native soils encountered below
approximately four to five feet where no groundwater seepage is exposed would be classified
as Type B by OSHA/WISHA. Temporary slopes over four feet in height in Type B soils must be
sloped no steeper than 1H:1V. Dense, unweathered glacial till soils would be classified as
Type A by OSHANVISHA. Temporary slopes over four feet in height in Type A soils must be
sloped no steeper than 0.75H:1V. The presence of perched groundwater may cause caving of
the temporary slopes due to hydrostatic pressure. ESNW should observe site excavations to
confirm the soil type and allowable slope inclination are appropriate for the soil exposed by the
excavation. If the recommended temporary slope inclination cannot be achieved, temporary
shoring may be necessary to support excavations.
Permanent slopes should maintain a gradient of 2H:1V, or flatter, and should be planted with
vegetation to enhance stability and to minimize erosion. A representative of ESNW should
observe temporary and permanent slopes to confirm the slope inclinations are suitable for the
exposed soil conditions, and to provide additional excavation and slope recommendations, as
necessary.
Foundations
Based on the results of our study, the proposed single-family residential structures can be
supported on conventional spread and continuous footings bearing on competent native soils,
re -compacted native soils, or new structural fill. Based on the soil conditions encountered at
the test sites, competent native soils suitable for support of foundations should be encountered
at depths of approximately one to three feet below existing grades. Where loose or unsuitable
soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the
specifications of structural fill, or overexcavation and replacement with structural fill will. be
necessary. Organic material exposed at foundation subgrade elevations must be removed and
grades restored with structural fill.
Provided foundations will be supported as described above, the following parameters can be
used for design of new foundations:
• Allowable soil bearing capacity
• Passive earth pressure
2,500 psf
300 pcf (equivalent fluid)
• Coefficient of friction 0.40
Earth Solutions NW, LLC
KBS III, LLC ES -3592
December 15, 2094 Page 9
A one-third increase in the allowable soil bearing capacity can be assumed for short-term wind
and seismic loading conditions. The above passive pressure and friction values include a
factor -of -safety of 1.5.
With structural loading as expected, total settlement in the range of one inch and differential
settlement of about one-half inch is anticipated. The majority of the settlements should occur
during construction, as dead loads are applied.
Seismic Design Considerations
The 2012 IBC recognizes ASCE for seismic site class definitions. If the project will be permitted
under the 2012 IBC, in accordance with Table 20.3-1 of ASCE, Minimum Design Loads for
Buildings and Other Structures, Site Class D, should be used for design.
In our opinion, liquefaction susceptibility at this site is low. The relative density of the site soils
and the absence of a uniform, shallow groundwater table are the primary bases for this
designation.
Slab -On -Grade Floors
Slab -on -grade floors constructed at this site should be supported on a firm and unyielding
subgrade. Where feasible, the existing native soils exposed at the slab -on -grade subgrade
level can be compacted in place to the specifications of structural fill. Unstable or yielding
areas of the subgrade should be recompacted or overexcavated and replaced with structural fill
prior to construction of the slab. A capillary break consisting of a minimum of four inches of
free -draining crushed rock or gravel should be placed below the slab. The free -draining
material should have a fines content of 5 percent or less defined as percent passing the
number 200 sieve, based on the minus three-quarter inch fraction. In areas where slab
moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a
vapor barrier is to be utilized it should be a material specifically designed for use as a vapor
barrier and should be installed in accordance with the manufacturer's specifications.
Retaining Walls
Retaining walls must be designed to resist earth pressures and applicable surcharge loads.
The following parameters can be used for retaining wall design:
• Active earth pressure (unrestrained condition) 35 pcf (equivalent fluid)
• At -rest earth pressure (restrained condition)
• Traffic surcharge for passenger vehicles
(where applicable)
• Passive earth pressure
• Coefficient of friction
50 pcf
70 psf (rectangular distribution)
300 pcf (equivalent fluid)
0.40
• Seismic surcharge (where applicable) 6H*
*Where H equals the retained height
Earth Solutions NW, LLC
KBS 111, LLC ES -3592
December 15, 2014 Page 10
Additional surcharge loading from adjacent foundations, sloped backfill, or other loads should
be included in the retaining wall design. Drainage should be provided behind retaining wails
such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic
pressures should be included in the wall design.
Retaining walls should be backfilled with free draining material that extends along the height of
the wall, and a distance of at least 18 inches behind the wall. The upper one foot of the wail
backfill can consist of a less permeable soil, if desired. A perforated drain pipe should be
placed along the base of the wall, and connected to an approved discharge location. A typical
retaining wall drainage detail is provided on Plate 3.
Drainage
No groundwater seepage was observed at the test pit locations at the time of our exploration on
October 14, 2014. However, localized zones of perched groundwater should be anticipated in
site excavations. Temporary measures to control surface water runoff and groundwater during
construction would likely involve interceptor trenches and sumps.
Surface grades must be designed to direct water away from buildings. The grade adjacent to
buildings should be sloped away from the buildings at a gradient of at least 2 percent for a
horizontal distance of ten feet. In our opinion, perimeter footing drains should be installed at or
below the invert of the building footings. A typical footing drain detail is provided on Plate 4 of
this report.
Infiltration Evaluation
The observed dense cemented glacial till soil deposits at relatively shallow depths generally
exhibit poor soil infiltration characteristics. Based on the observed shallow depth to dense
cemented glacial till deposits and potential for shallow groundwater seepage, we do not
recommend utilizing infiltration systems for the proposed development.
Preliminary Storm Vault Design
We understand a storm vault will be constructed near the southwest site corner. Vault
foundations should be supported on competent native soil or crushed rock placed atop
competent native soil. Final storm vault designs must incorporate adequate buffer space from
property boundaries such that temporary excavations to construct the vault structure can be
successfully completed. Perimeter drains should be installed around the vault and conveyed to
an approved discharge point. The presence of perched groundwater seepage should be
anticipated during excavation activities for the vault.
Earth Solutions NW, LLC
KBS 111, LLC
December 15, 2014
The following parameters can be used for preliminary stormwater vault design:
Allowable soil bearing capacity (dense native soil) 5,000 psf
Active earth pressure (unrestrained) 35 pcf
Active earth pressure (unrestrained, hydrostatic) 80 pcf
• At -rest earth pressure (restrained) 50 pcf
At -rest earth pressure (restrained, hydrostatic) 100 pcf
Coefficient of friction 0.40
• Passive earth pressure 300 pcf
ES -3592
Page 11
Retaining walls should be backfilled with free -draining material or suitable sheet drainage that
extends along the height of the walls. The upper one foot of the wall backfill can consist of a
less permeable soil, if desired. A perforated drain pipe should be placed along the base of the
wall and connected to an approved discharge location. If the elevation of the vault bottom is
such that gravity flow to an outlet is not possible, the portion of the vault below the drain should
be designed to include hydrostatic pressure. Design values accounting for hydrostatic pressure
are included above.
ESNW should observe grading operations for the vault and the subgrade conditions prior to
concrete forming and pouring to confirm conditions are as anticipated, and to provide
supplemental recommendations as necessary. Additionally, ESNW should be contacted to
review final vault designs to confirm that appropriate geotechnical parameters have been
incorporated.
Utility Support and Trench Backfill
In our opinion, the soils anticipated to be exposed in utility excavations should generally be
suitable for support of utilities. Existing fill, organic or highly compressible soils encountered in
the trench excavations should not be used for supporting utilities. The native soils are moisture
sensitive and will therefore be difficult to use as structural trench backfill. Moisture conditioning
of the soils will likely be necessary prior to use as structural backfill. Utility trench backfill
should be placed and compacted to 95 percent of the modified proctor, or to the applicable city
or utility district specifications.
Earth Solutions Nov, LLC
KBS III, LLC
December 15, 2414
Pavement Sections
ES -3592
Page 12
The performance of site pavements is largely related to the condition of the underlying
subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and
unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in
pavement areas should be compacted to the specifications detailed in the Site Preparation and
Earthwork section of this report. It is possible that soft, wet, or otherwise unsuitable subgrade
areas may still exist after base grading activities. Areas of unsuitable or yielding subgrade
conditions may require remedial measures such as overexcavation and thicker crushed rock or
structural fill sections prior to pavement. Cement treatment of the subgrade soil can also be
considered for stabilizing pavement subgrade areas.
For relatively lightly -loaded pavements subjected to automobiles and occasional truck traffic,
the following sections can be considered for preliminary design purposes:
• Two inches of hot mix asphalt (HMA) placed over four inches of crushed rock base
(CRB), or;
• Two inches of HMA placed over three inches of asphalt treated base (ATB).
The HMA, ATB and CRB materials should conform to WSDOT specifications.
LIMITATIONS
The recommendations and conclusions provided in this geotechnical engineering study are
professional opinions consistent with the level of care and skill that is typical of other members
in the profession currently practicing under similar conditions in this area. A warranty is not
expressed or implied. Variations in the soil and groundwater conditions observed at the test
locations may exist, and may not become evident until construction. ESNW should reevaluate
the conclusions in this geotechnical engineering study if variations are encountered.
Additional Services
ESNW should have an opportunity to review the final design with respect to the geotechnical
recommendations provided in this report. ESNW should also be retained to provide testing and
consultation services during construction.
Earth Solutions NW, LLC
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responsible for any subsequent misinterpretation of the information Checked HTW Date Oct./2014 Plate 1
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By the Thomas Guide Vicinity Map
Rand McNally Vuecrest Div. 11
32nd Edition 14 PP Renton, Washington
NOTE! This plate may contain areas of color. ESNW cannot be Drwn. GLS Date 10/2212014 P roj. No. 3592
responsible for any subsequent misinterpretation of the information Checked HTW Date Oct./2014 Plate 1
resulting from black & white reproductions of this plate, I
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LEGEND
—�— Approximate Location of
TP -1 1 ESNW Test Pit, Proj. No.
ES -3592, Oct. 2014
Subject Site
Existing Building
NOTE: The graphics shown on this plate are not intended for design
purposes or precise scale measurements, but only to illustrate the
approximate test locations relative to the approximate locations of
existing and ! or proposed site features. The information illustrated
is largely based on data provided by the client at the time of our
study. ESNW cannot be responsible for subsequent design changes
or interpretation of the data by others.
NOTE; This plate may contain areas of calor. ESNW cannot be
responsible for any subsequent misinterpretation of the information
resulting from black i£ white reproductions of this plate.
0 50 100 200
1-=100' ��,; Scale in Feet
Earth
solutions
NWirc
Test Pit Location Plan
Vuecrest Div. II
Renton, Washington
Drwn. GLS
Date10/2212014
Proj. No.
3592
Checked HT1N
Date Oct./2014
JP[ate
2
NOTES:
18" Min.
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Free Draining Backfill should consist
of soil having less than 5 percent fines.
Percent passing #4 should be 25 to
75 percent.
• Sheet Drain may be feasible in lieu
of Free Draining Backfill, per ESNW
recommendations.
• Drain Pipe should consist of perforated,
rigid PVC Pipe surrounded with 1"
Drain Rock.
LEGEND:
OP
0 oOp D o Free Draining Structural Backfill
D
.r+r•r•r•
S+ti+t+S
+.ti.;. p 1 inch Drain Rock
+r+r.r.r.
Perforated Drain Pipe
(Surround In Drain Rock)
SCHEMATIC ONLY - NOT TO SCALE
NOT A CONSTRUCTION DRAWING
RETAINING WALL DRAINAGE DETAIL
Vuecrest Div. II
Renton, Washington
Drwn. GLS
Date 10128/2014
Proj. No.
3592
Checked HTW
Date Oct. 2014
Plate
3
Perforated Rigid Drain Pipe
(Surround with 1" Rock)
NOTES:
• Do NOT tie roof downspouts
to Footing Drain.
9 Surface Seal to consist of
12" of less permeable, suitable
soil. Slope away from building.
LEGEND:
Surface Seal; native soil or
SCHEMATIC ONLY - NOT TO SCALE
NOT A CONSTRUCTION DRAWING
Appendix A
Subsurface Exploration
ES -3592
The subsurface conditions at the site were explored by excavating a total of four test pits across
accessible portions of the property. The subsurface exploration was completed on October 14,
2014. The approximate test pit locations are illustrated on Plate 2 of this report. Logs of the
test pits are provided in this Appendix.
Eafih Solutions NW, LLC
Earth Solutions NWLLC
SOIL CLASSIFICATION CHART
MAJOR DIVISIONS
SYMBOLS
TYPICAL
DESCRIPTIONS
GRAPH
I LETTER
GRAVEL
ANDGRAVELLYPOORLY-GRADED
CLEAN
GRAVELS
F�P_3_0
GW
WELL -GRADED GRAVELS, GRAVEL -
FNDMIXTURES, LITTLE OR NO
SOILS
(LITTLE OR NO FINES)
G'P
GRAVELS,
GRAVEL- SAND MIXTURES, LITTLE
OR NO FINES
COARSE
GRAINED
SOILS
MORE THAN 50%
OF COARSE
GRAVELS WITH
FINES�
e °
p
a c
GM
SILTY GRAVELS, GRAVEL -SAND -
SILT MIXTURES
FRACTION
RETAINED ON NO.
4 SIEVE
(APPRECIABLE��
AMOUNT OF FINES)
CLAYEY GRAVELS, GRAVEL- SAND -
CLAY MIXTURES
MORE THAN 50%
OF MATERIAL IS
SAND
AND
CLEAN SANDS
S
WELL -GRADED SANDS, GRAVELLY
SANDS, LITTLE OR NO FINES
SP
POORLY -GRADED SANDS,
GRAVELLY SAND, LITTLE OR NO
LARGER THAN
NO. 200 SIEVE
SIZE
SANDY
SOILS
{LITTLE OR NO FINES)
FINES
SANDS WITH
SM
SILTY SANDS, SAND - SILT
MIXTURES
MORE THAN 50%FINES
OF COARSE
FRACTION
PASSING ON NO.
4 SIEVE
(APPRECIABLE
AMOUNT OF FINES)
sc
`74
CLAYEY SANDS, SAND - CLAY
MIXTURES
INORGANIC SILTS AND VERY FINE
ML
SANDS, ROCK FLOUR, SILTY OR
CLAYEY FINE SANDS OR CLAYEY
SILTS WITH SLIGHT PLASTICITY
GL
INORGANIC CLAYS OF LOW TO
MEDIUM PLASTICITY, GRAVELLY
CLAYS, SANDY CLAYS, SILTY
CLAYS, LEAN CLAYS
FINEAND
GRAINED
SOILS
SILTS
LIQUID LIMIT
LESS THAN 50
CLAYS
OL
ORGANIC SILTS AND ORGANIC
SILTY CLAYS OF LOW PLASTICITY
MORE THAN 50%MH
OF MATERIAL IS
SMALLER THAN
NO. 200 SIEVE
INORGANIC SILTS, MICACEOUS OR
DIATOMACEDUS FINE SAND OR
SILTY SOILS
SIZE
SILTS
LIQUID LIMIT
AND
CLAYS GREATER THAN 50
CH
H
INORGANIC CLAYS OF HIGH
PLASTICITY
O} I
ORGANIC CLAYS OF MEDIUM TO
HIGH PLASTICITY, ORGANIC SILTS
HIGHLY ORGANIC SOILS
` ' + PT
PEAT, HUMUS, SWAMP SOILS WITH
HIGH ORGANIC CONTENTS
DUAL SYMBOLS are used to indicate borderline soil classifications.
The discussion in the text of this report is necessary for a proper understanding of the nature
of the material presented in the attached logs.
Earth Solut' 1W
1805 - 136th r ace N.E., Suite 201
1 wro" Bellevue, Washington 98005
Telephone: 425-449-4704
Fax-. 425-449-4711
TEST PIT NUMBER TP -'I
PAGE 1 OF 1
CLIENT ..KBS. 111, LLC PROJECT NAME Vuecrest Div. 11
PROJECT NUMBER 3592 PROJECT LOCATION Renton, Washington
DATE STARTED 10/14/14 COMPLETED 10/14/14 GROUND ELEVATION 397 ft TEST PIT SIZE
EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS:
EXCAVATION METHOD AT TIME OF EXCAVATION —
LOGGED BY HTW CHECKED BY HTW AT END OF EXCAVATION - -
NOTES Depth of Topsoil & Sod 8": ti ht brush AFTER EXCAVATION --
w
N W U
IL
w
TESTS
D
MATERIAL DESCRIPTION
Q
PSL
0.5 TOPSOIL and Duff to 8" 396.5
Tan silty SAND with gravel, medium dense, damp
MG = 10.70%
-mottled coloring, weakly cemented
SM
;
-decreasing sand content
4.4 393.0
Tan SILT, dense, damp to moist
5
MC = 27.40%
ML
MC = 18.60%
-increasing sand content
Fines = 81.10%
[USDA Classification: LOAM]
-5 387.5
Test pit terminated at 9,5 feet below existing grade. No groundwater encountered during
excavation.
Bottom of test pit at 9.5 feet.
Earth Solui IW TEST PIT NUMBER TP -2
1805 -136th . ,ace N.E., Suite 201
PAGE 1 OF 1
Bellevue, Washington 98005
Telephone: 425-449-4704
Fax: 425-449-4711
CLIENT KBS Ill, LLC PROJECT NAME Vuecrest Div. II
PROJECT NUMBER 3592 PROJECT LOCATION Renton, Washington
DATE STARTED 10/14/14 COMPLETED 10/14/14 GROUND ELEVATION 402 ft TEST PIT SIZE
EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS:
EXCAVATION METHOD AT TIME OF EXCAVATION —
LOGGED BY HTVV CHECKED BY HTW AT END OF EXCAVATION —
NOTES Depth of Topsoil 8. Sod 18": clover grass AFTER EXCAVATION
W
wa
TESTS
U
o O
MATERIAL DESCRIPTION
Q
n_�
UiJ
Z
(}
a
TOPSOIL and Duff to 18"
TPSL
1.5 400,5
Tan sandy SILT, loose to medium dense, moist
=
MC 16.50%
ML
399.5
Olive gray sandy SILT, medium dense, moist to wet
ML
5
MC = 10.00%
becomes dense, moderately cemented
6.0 _ 396.0
Test pit terminated at 6.0 feet below existing grade. No groundwater encountered during
excavation.
Bottom of test pit at 6.0 feet.
Earth Soluti w TEST PIT NUMBER TP -3
1805 -136th , ,ace N.E., Suite 201
PAGE 1 OF 1
W. Bellevue, Washington 98005MW
Telephone: 425-449-4704
Fax: 425-149-4711
CLIENT KBS ill, LLC PROJECT NAME Vuecrest Div. II
PROJECT NUMBER 3592 PROJECT LOCATION Renton, Washington
DATE STARTED 10/14/14 COMPLETED 10/14/14 GROUND ELEVATION 405 ft TEST PIT SIZE
EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS:
EXCAVATION METHOD AT TIME OF EXCAVATION
LOGGED BY HTW CHECKED BY HTW AT END OF EXCAVATION —
NOTES Depth of Topsoil & Sod 8": light brush AFTER EXCAVATION —
W
_
>- w Ui
ca
wJ
TESTS
a- 0!
MATERIAL DESCRIPTION
Lu
a
z
Cry
0
TPS
'=
p_5 TOPSOIL and Duff t0 8" 404.5
Tan silty SAND, loose to medium dense, damp
MC = 6.90%
SM
becomes medium dense
3.p _ 402.0
Olive gray sandy SILT, dense, moist
MC - 11.90%
-moderaiely cemented
Fines = 51.10%
[USDA Classification: LOAM]
ML
5
MC = 11.70%
so 399.D
_
Test pit terminated at 6.0 feet below existing grade. No groundwater encountered during
excavation.
Bottom of test pit at 6.0 feet.
Earth Solut IW TEST PIT NUMBER TP -4
1805 - 136th ace N.E., Suite 201 PAGE I OF 1
B II W h' 5
e evue, as ington 9840
Telephone: 425-"9-4704
Fax: 425-449-4711
CLIENT KBS III LLC PROJECT NAME Vuecrest Div. II
PROJECT NUMBER 3592 PROJECT LOCATION Renton, Washington
DATE STARTED 10/14114 COMPLETED 10/14114 GROUND ELEVATION 409 ft TEST PIT SIZE
EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS:
EXCAVATION METHOD AT TIME OF EXCAVATION -- _
LOGGED BY HTW_ CHECKED BY HTW AT END OF EXCAVATION --
NOTES Depth of Topsoil & Sod 4": grass AFTER EXCAVATION —
MC = 8.20%
SM
MC rn 17.40%
Fines = 72.80%
ML
MC = 12.30%
ML
MC = 11.20%
MATERIAL DESCRIPTION
TOPS0I1- to 4"
Brown silty SAND with gravel, loose to medium dense, moist
Olive gray SILT with sand, medium dense, moist
-mottled coloring
[USDA Classification: LOAM]
Olive gray sandy SILT, medium dense to dense, moist
-weakly cemented
Test pit terminated at 9.0 feet below existing grade. No groundwater encountered during
excavation.
Bottom of test pit at 9.0 feet.
4
404.
w
LU
x
w $
a g
TESTS p
C]
Q Z
C7
MC = 8.20%
SM
MC rn 17.40%
Fines = 72.80%
ML
MC = 12.30%
ML
MC = 11.20%
MATERIAL DESCRIPTION
TOPS0I1- to 4"
Brown silty SAND with gravel, loose to medium dense, moist
Olive gray SILT with sand, medium dense, moist
-mottled coloring
[USDA Classification: LOAM]
Olive gray sandy SILT, medium dense to dense, moist
-weakly cemented
Test pit terminated at 9.0 feet below existing grade. No groundwater encountered during
excavation.
Bottom of test pit at 9.0 feet.
4
404.
Appendix B
Laboratory Test Results
ES -3692
Earth Solutions NW, LLC
Earth Solutio,,,. ,.W GRAIN SIZE DISTRIBUTION
1805 - 136th Place N.E., Suite 201
Bellevue, WA 98005
Telephone: 425-284-3300
CLIENT KBS Ill LLC PROJECT NAME Vuecrest Div li
PROJECT NUMBER ES -3592 PROJECT LOCAT!ON Renton
11.11 q1FVF I U.S.1 VE NUMBERS I HYDROMETER
r
in
a
z
LL
z
ui
L)
W
W
a
100
95
90
85
80
75
70
65
60
55
50
45
40
35
30
25
20
15
10
5
O
oil HE 0 MINE
I Mill I
I I lllismill 0 11 1
�IIIN
ismi 1110 HIM I Ills
INEII llom 11 11
11111
INN SEMI 1111111111 1111 liiiiiism
I
110111111 0 11111 Ills MINE
11 llom 111111111 111111111
1111111 INN in 11 111111111
I
�111111 11 Hills111 III
01 11111 Ills
11 HIM IN 1 !11111 11111 IN
limmillillismillilli 111 011111111 111111111111011111111
Specimen Identification Classification LL PL P1 Cc Cu
o TP -1 8.5ft. USDA: Tan Loam. USCS: ML with Sand.
M TP -3 4.Oft. USDA: Olive Gray Loam. USCS: Sandy ML.
L TP -4 3.0ft. USDA: Olive Gray Loam. USCS: ML with Sand.
n --
a
Specimen Identification D100 D60 D30 D10 %Silt %Clay
CL
O TP -1 8.5ft. 9.5 81.1
x TP -3 4.0ft. 9.5 0.109 51.1
N
72.8
A TP -4 3.Oft. 19
z
GRAVEL
SAND
COBBLES
OR CLAY
I coarse fine
medium
coarse fine
_SILT
Specimen Identification Classification LL PL P1 Cc Cu
o TP -1 8.5ft. USDA: Tan Loam. USCS: ML with Sand.
M TP -3 4.Oft. USDA: Olive Gray Loam. USCS: Sandy ML.
L TP -4 3.0ft. USDA: Olive Gray Loam. USCS: ML with Sand.
n --
a
Specimen Identification D100 D60 D30 D10 %Silt %Clay
CL
O TP -1 8.5ft. 9.5 81.1
x TP -3 4.0ft. 9.5 0.109 51.1
N
72.8
A TP -4 3.Oft. 19
z
Report Distribution
ES -3592
EMAIL ONLY KBS III, LLC
12320 Northeast 8th Street, Suite 100
Bellevue, Washington 98005
Attention; Mr. Kolin Taylor
Earth Solutions NW, LLC
SUBDIVISION
Guarantee/Certificate Number:
Issued By:
CHICAGO TITLE INSURANCE COMPANY 0030466 -ETU
CHICAGO TITLE INSURANCE COMPANY
a corporation, herein called the Company
GUARANTEES
Contour Engineering LLC
herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured
shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
LIABILITY EXCLUSIONS AND LIMITATIONS
1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A
or with respect to the validity, legal effect or priority of any matter shown therein.
2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of
reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount
set forth in Schedule A.
Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you
wish additional liability, or assurances other than as contained herein, please contact the Company for further information
as to the availability and cost.
Chicago Title Company of Washington
10500 NE 8th St., Suite 600
Bellevue, WA 98004
Countersigned By: AV
Authorized Officer or Agent
Chicago Title Insurance Company
By:
Attest:
President
Secretary
jl��.�♦. r... 1 4 f ' � R__.
JAIL 2
Subdivision Guarantee/Gertificate Printed: 01.07.15 @ 08:10AM
Page 1 WA-CT-FNSE-02150.822475-SPS-1-15-0030466-ETU
CHICAGO TITLE INSURAN�_ COMPANY GUAR FEEICERTIFICATE NO. 0030466 -ETU
ISSUING OFFICE:
Title Officer: Eastside Title Unit
Chicago Title Company of Washington
10500 NE 8th St., Suite 600
Bellevue, WA 98004
Main Phone: (425)646-9883
Email: CTI Bell evueETU ctt.com
SCHEDULE A
Liability Premium Tax
$0.00 $350.00 $33.25
Effective Date: December 26, 2015 at 08:OOAM
The assurances referred to on the face page are:
That, according to those public records which, under the recording laws, impart constructive notice of matter relative to
the following described property:
SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
Title to said real property is vested in:
KBS 111, LLC, a Washington limited liability company
subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their
priority.
END OF SCHEDULE A
Subdivision Guarantee/Certificate Printed: 01.07.15 Q 08:10AM
Page 2 WA-CT-FNSE-02150.622475-SPS-1-15-0030466-ETU
EXHIBIT "A"
Legal Description
The north half of the north half of the Southwest Quarter of the Northwest Quarter of the Southwest Quarter of Section 32
in Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington;
Except portion lying thereof within 102nd Avenue S.E. right of way.
Subdivision GuaranteeiGertiticate Printed: 01.07.15 Q 08:10AM
Page 3 WA-CT-FNSE-02150.622475-SPS-1-15-00304WETU
CHICAGO TITLE INSURAN _ COMPANY
SPECIAL EXCEPTIONS
GUAR 'EEICERTIFICATE NO. 0030466 -ETU
SCHEDULE B
Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof.
2. Exceptions and reservations contained in deed:
From: Pacific Coast Coal Company
Recording Date: January 30, 1945
Recording No.: 3444206
As follows: all coal and mineral rights of every nature whatsoever, in said lands, and the right to dig, mine,
excavated, carry away, sell and dispense of such coal and minerals as may be found therein, without liability for
any loss or damage due to subsidence of the soil or arising in any manner out of mining operations that have been
or may hereafter be carried on in said land, whether said subsidence be caused by negligently carrying on said
mining operations or otherwise.
Said instrument is a re-recording of instrument recorded under recording number 3377621.
Agreement and the terms and conditions thereof:
Executed by: KBS III LLC and Steven Blomquist and Sharyl Blomquist, husband and wife
Recording Date: October 9 and 22, 2013
Recording No.: 20131009000726 and 20131022001138
Regarding: a terminable license in favor of the Blomquists with respect to use of the KBS portion of the
boundary -straddling lawn
4. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half
delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties):
Year: 2015
Tax Account No.: 322305-9097-05
Levy Code: 2128
Assessed Value -Land: $269,000.00
Assessed Value -Improvements: $161,000.00
General and Special Taxes: Not yet available
Note: Taxes for 2014 in the amount of $5,323.25 have been paid.
A deed of trust to secure an indebtedness in the amount shown below,
Amount:
$142,900.00
Dated:
December 7, 2001
Trustor/Grantor:
Kolin B. Taylor and Anavadya Faith Taylor, aka Jacki F. Taylor, husband and wife, and Robert
W. Ruddell and Susan L. Ruddell, husband and wife, and Solomon V. Avzaradel and Mary Bran Avzaradel,
husband and wife
Trustee:
DCBL, Inc.
Beneficiary:
Mortgage Electronic Registration Systems Inc. as nominee for Homecomings Financial
Network, Inc.
Loan No.:
54103
Recording Date:
December 11, 2001
Recording No.:
20011211001570
Subdivision Guarantee/Cert1ficate Printed: 01.07.15 @ 08:10AM
Page 4 WA-CT-FNSE-02150.622475-SPS-1 -1 5 -0030466 -ETU
CHICAGO TITLE INSURAN _ COMPANY
GUAR 'EE/CERTIFICATE NO. 0030466 -ETU
SCHEDULE B
(continued)
6. Terms and conditions of the limited liability company agreement for KBS III LLC.
QI0Ii7A* (934aA10111b!
NOTES
The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for
loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or
are not matters covered under the insuring provisions of the policy.
Note A: Note: Any map furnished with this Guarantee is for convenience in locating the land indicated herein
with reference to streets and other land. No liability is assumed by reason of reliance thereon.
Note B: Note: FOR INFORMATIONAL PURPOSES ONLY:
The following may be used as an abbreviated legal description on the documents to be recorded, per
Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal
description within the body of the document:
Ptn. NW 114 SW 1/4 Sec. 32, Twn. 23 N, Rge, 5 E
Tax Account No.: 322305-9097-05
END OF NOTES
END OF SCHEDULE B
Subdivision GuaranteelCertificate Printed: 01.07.15 @ 08:10AM
Page 5 WA-CT-FNSE-02150.622475-SPS-1 -1 5 -0030456 -ETU
Assessor -Map 0
Page 1 of 1
T 5 _.
5 48TH ST 5 48th St PA
LLJ
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5;
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a�
IIP :.941.4:41 555?1=.�i'8
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5 50th St 9E18TFHST SE 197th St
KCSP 4asou
- 83122Uli3s
KC lrLaC Oaq7 )AI
LAT2D 2-7-99
- nli
KCSP a vmn a 2847417
9 u
_ ...
This map has been copied from the public records and Is provided
solely for the purpose of assisting in locating the premises. No
liabilities are assumed for inaccuracies contained herein or for
variations, if any, in dimensions, area or locatlon of the premises
or the location of improvements ascertained by actual survey,
http://geo.sentrydynamics.net/WA_King/assrmaplarge.aspx?parcelid=3223059097 117/2015
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After Recordine, Return to:
KBS III, LLC
Attn: Kohn Taylor, Managing Member
12320 NE 8th Street, Suite 100
Bellevue, WA 98005
I 1
201310080001
PACE -001 TOFL989TERM-RER a@.JlO �
KING COLW JJ 19
WA
Reference numbers of related documents: NIA
Grantor: KBS III, LLC, a Washington limited liability company
Grantees: STEVEN BLOMQUIST and SHARYL BLOMQUIST, husband and wife (the
"Blornquists")
Legal Descriptions (abbreviated): PTN of the NW 114 OF THE SW 114 OF SEC 32, T23N,
R5 E, W. M. and Lot A of King County Boundary Line Adjustment Number L94LO141 under
Rec.4 9501170836; additional Iegals are set forth on attached Exhibit 1 and Exhibit 2
Assessor's Parcel Nos.: 322305-9097 and 322305-9163
AGREEMENT AS TO TERMINABLE LICENSE
This AGREEMENT AS TO TERMINABLE LICENSE (this "Agreement"), dated for
reference purposes only this 27th day of September 2013, is hereby made and entered into by
and between KBS III, LLC, a Washington limited liability company, C KBS") and STEVEN
BLOMQUIST and SHARYL BLOMQUIST, husband and wife, (the "Blomquists") with respect
to the following facts.
RECITALS
KBS and the Blomquists hereby stipulate to the following recitals of fact:
A. KBS is the owner of the parcel of real property in the City of Renton, King
County, Washington legally described on attached Exhibit I (the "KBS Parcel'):
B. The Blomquists are the owners of the real property in the City of Renton King
County, Washington legally described on attached Exhibit 2 (the "Blomquist Parcel"):
C. The Blomquist Parcel's north edge abuts a westerly portion of the KBS Parcel's
south edge. An approximate, schematic depiction of the Blom ui c Parcel
in relation to each other is attached hereto as Exhibit 3. ghaii���of
has plaoedthe dota�ment of
record as a cnlnmer cw*Y
tf
AGREEMENT AS TO TERMINABLE the acuo kiab�liip
LICENSE --Page 1 of hdrM
oc mmeedtrralidiiYaf
D. A lawn is currently straddling some of the common boundary line between the
KBS Parcel and the Blomquist Parcel (the "Boundary -Straddling Lawn"). The portion of the
Boundary -Straddling lawn that lies within the KBS Parcel is referred to in this Agreement as
the "KBS Portion of the Boundary -Straddling Lawn." The approximate location and extent
of the KBS Portion of the Boundary -Straddling Lawn is graphically depicted on attached
Exhibit 4,
E. In this Agreement, among other things, on the terms and conditions set forth
below, the parties wish to provide for a terminable license in favor of the Blomquists with
respect to use of the KBS Portion of the Boundary -Straddling Lawn.
WHEREFORE, with respect to these facts, the parties agree as follows:
AGREEMENT
1. Establishment of Terminable License. Effective commencing upon the date
by which this Agreement has been fully executed by both KBS and the Blomquists (the
"License Commencement Date"), the Blomquists shall have a terminable license (the
"License") to use and maintain at the Blomquists' sole risk the KBS Portion of the Boundary -
Straddling Lawn for outdoor enjoyment and for no other use. The Blomquists hereby agree to
indemnify, defend, and hold KBS harmless from and against any and all claims for personal
injury arising from or related to the Blomquists' use and maintenance of the KBS Portion of
the Boundary -Straddling Lawn, which obligation shall survive the termination of this
Agreement.
2. Termination Notice. At any time after the six -month-long period immediately
following the License Commencement Date, KBS may terminate the License at any time by
giving the Blomquists thirty (30) day's prior written notice of termination of the License (a
"Termination Notice"). (See Section 5, Notices, below.) At any time after the giving of a
Termination Notice, KBS shall be entitled to record with the King County Recorder a "Notice
of License Termination" that (a) refers to this Agreement, (b) attaches a copy of the
Termination Notice provided by KBS to the Blomquists, and (e) reiterates the effect of the
Termination Notice pursuant to Section 3, below.
3. Effect of the Termination Notice. On the last day (the "License Termination
Day'') of the thirty -day (30 -day) period immediately following the date that the Termination
Notice shall be deemed to have been given (see Section 5, Notices, below), the License shall
automatically terminate and be of no further force or effect and the Blomquists shall thereupon
have no further rights in regard to any portion of the KBS Parcel. The Blomquists covenant
and agree that, not later than the License Termination Day, they shall (a) remove (or cause to
be removed) from the KBS Parcel (at the Blomquists' expense) any and all yard structures or
lawn furniture that they then have on the KBS Parcel and (b) forever thereafter cease all use of
any portion(s) of the KBS Parcel. Those obligations shall be specifically enforceable by KBS.
In addition, KBS shall have the right to remove and dispose of as KBS sees 6t any and all yard
AGREEMENT AS TO TERMINABLE
LICENSE --Page 2 of 5
structures or lawn furniture of the Blomquists that remains on the KBS Parcel after the License
Termination Day.
4. No Other Rights or Interests. The parties hereby agree that, except for the
rights of the parties specifically described in this Agreement, (a) KBS has no right, title, or
interest in or in any way relating to the Blomquist Parcel and (b) the Blomquists have no right,
title, or interest in or in any way relating to the KBS Parcel.
5, Notices. All notices to the Blomquists shall be in writing and shall be delivered
to them at their residence address at the Blomquist Parcel either (a) in person or (b) by Federal
Express or other recognized delivery service for overnight delivery or (c) by certified or
registered U.S. Mail. In the event of delivery in person to the Blomquists, such delivery shall
be deemed to have been fully given upon delivery to either Steven Blomquist or Sharyl
Blomquist. Each notice sent via Federal Express or other recognized delivery service for
overnight delivery to the Blomquists at their residence address shall be deemed to have been
given the next business day. Each notice sent via certified or registered U.S. Mail to the
Blomquists at their residence address shall be deemed to have been given on the third business
day following the date of deposit in the U.S. Mail.
6. Agreement to Ran With the Land. This Agreement shall run with the land
constituting the Blomquist Parcel and the KBS Parcel and shall (a) benefit and burden both the
Blomquist Parcel and the KBS Parcel, (b) inure to the benefit of and be binding upon the
Blomquists and their heirs, personal representatives, successors and assigns, and (c) inure to
the benefit of and be binding upon KBS and its heirs, personal representatives, successors and
assigns; provided, however, the License granted herein shall be terminable as provided for in
Sections 2 and 3, above. This Agreement touches and concerns the land. KBS may record a
fully -executed original of this Agreement with the King County Recorder,
7. Partial Invalidity. If any provision of this Agreement is, becomes, or is
deemed illegal, such provision shall be deemed amended to conform to applicable laws so as to
be valid and enforceable, or, if it cannot be so amended without materially altering the
intention of the parties, it shall be stricken and the remainder of this Agreement shall remain in
full force and effect.
8. Headinps. The section and paragraph headings in this Agreement are for the
convenience of the parties only and are not intended to modify or define it in any way.
9. Entire Agreement. This Agreement and the exhibits hereto constitute the
entire agreement between the parties with respect to the subject matter thereto and supersede
all prior agreements and understandings between the parties relating to the subject matter
thereto. This Agreement can only be amended by a written amendment executed and
acknowledged by the parties hereto.
AGREEMENT AS TO TERMINABLE
LICENSE --Page 3 of 5
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
day and year first written above.
"KBS" KBS III, LLC,t7 Washington limited liability company
Tayfor( MftnWint~ Member
"BlorngtllSts" , , , _ /
1��6 �, 4
STEVEN BLOM T
1 6 1 ni f
S YL BLOMQU T
STATE OF WASHINGTON )
) ss.
COUNTY OF KING }
On this li day of _ti 2013, before me, the undersigned, a
Notary Public in and for the State of Washington, duly commissioned and sworn, personally
appeared Kolin Taylor, to me known to be the person who signed the within and foregoing
instrument as a Managing Member of KBS III, LLC, a Washington limited liability company,
the limited liability company that executed the within and foregoing instrument, and
acknowledged the execution of said instrument to be the free and voluntary act and deed of
said limited liability company for the uses and purposes therein mentioned, and on oath stated
that he was authorized to execute said instrument on behalf of said limited liability company.
IN WITNESS WHEREOF 1 have hereunto set my hand and official seal the day and
year first above written.
(Signature of Notary)
k Trs (Print or stamp name of Notary)
on 40
NOTARY PUBLIC in and for the State
of Washington, residing at i
! `� �•� My appointment expires: l_ 2_ - 14
AGREEMENT AS TO TERMINABLE
LICENSE --Page 4 of 5
STATE OF WASHINGTON)
) ss.
COUNTY OF KING )
On this 401 day of —0 -CA I L 4, 2013, before me, the undersigned, a
Notary Public in and for the State of Washington, duly commissioned and sworn, personally
appeared before me STEVEN BLOMQUIST, to me known to be the individual described in
and who executed the within and foregoing instrument, and acknowledged that he signed the
same as his free and voluntary act and deed, for the uses and purposes therein mentioned.
Witness my hand and official hereto affixed the day and year first above written.
LINDA J TIMMERMAN
Notary Public
state of Washington
My Commission Expires
November 28, 2015
STATE OF WASHINGTON)
) ss.
COUNTY OF KING )
of Notary)
(Print or stamp name of Notary)
Notary Public in and for the State of
Washington, residing at
My commission expires_ I_ _i_ lam) 15 -
On this q411 day of nC_ko\,Lit 2013, before me, the undersigned, a
Notary Public in and for the State of Washington, duly commissioned and sworn, personally
appeared before me SHARYL BLOMQUIST, to me known to be the individual described in
and who executed the within and foregoing instrument, and acknowledged that she signed the
same as her free and voluntary act and deed, for the uses and purposes therein mentioned.
Witness my hand and official hereto affixed the day and year first above written.
LINDA J TIMMERMAN
Notary, Public
State of Washington
My Commission.Exoires
November 28ti2015
Vathre of Notary)
___-
----.i k1a A i %rn mi CLrn A►.'�5
(Print or stamp name of Notary)
Notary Public in and for the State of
Washington, residing at f- A,..>, LLA
My commission expires
Terminable License Agreement (KBS 111-Blomquisis) FI (9-27-2013).dm
AGREEMENT AS TO TERMINABLE
LICENSE --Page 5 of 5
EXHIBIT 1
Legal Description of the "KBS Parcel"
THE NORTH HALF OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP
23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY,
WASHINGTON:
EXCEPT THAT PORTION THEREOF LYING WITHIN 102ND AVENUE S.E. RIGHT-OF-
WAY
EXHIBIT 2
Legal Description of the "Blomaaist Parcel"
THE WEST 261.00 FEET OF THE SOUTH HALF OF THE NORTH HALF OF THE
SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 32, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING
COUNTY, WASHINGTON;
AND
THE SOUTH 30.00 FEET OF SAID SUBDIVISION LYING EAST OF THE WEST 261.00
FEET THEREOF, EXCEPT COUNTY ROAD (KNOWN AS 102ND AVENUE
SOUTHEAST).
(ALSO KNOWN AS LOT A OF KING COUNTY BOUNDARY LINE ADJUSTMENT
NUMBER L94LO141, AS RECORDED UNDER RECORDING NUMBER 9501170836.)
Z2�* 5f(�
of,
EXHIBIT 3
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EXHIBIT 4
Approximate location of the
"KBS Portion of the Boundary-Straddlina Lawn"
APN 322305.9163
BLOMQUIST PARCEL
ON 322305.9097
KBS PARCEL
-9100
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[Not to 5cale)
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Chicago Ti#
After Recording, Return to:
KBS III, LLC
Attn: Kolin Taylor, Managing Member
12320 NE Sth Street, Suite 100
Bellevue, WA 98005
111111111111111111111111111111111111111111111111111
20131022001138
CHICAGO TITLE AG-RER Be.@@
PACE -001 OF eas
10/22/2013 13:27
KING COUNTY, WA
Reference numbers of related documents: N/A
Grantor: KBS I1I, LLC, a Washington innited liability comfy
Grantees: STEVEN BLOMQUIST and SHARYL BLOMQUIST, husband and wife (the
"Blomquists")
Legal Descriptions (abbreviated). PTN of the NAV IA OF THE SW 114 OF SEC 32, T23N,
R51 , W.M. and Lot A of King County Boundary Lin: Adjustment Number L94LOI41 under
Rec.# 9501170836; additional legals Fire set forth on attached Exhibit 1 and Exhibit 2
Assessor's Parcel Nos.: 322305-9097 and 322305-9163
•r: cR!. : r"tea 0 TEW-TfNAk1JJY LICE_''IA
This AGREEMENT AS TO TERMINABLE LICENSE (this "Agreement"), dated for
reference purposes only this 27th day of September 2013, is hereby made and entered into by
and between KBS 111:, LLC, a Washington limited liability company, ("KBS") and STEVEN
BLOMQUIST and SHARYL BLOMQUIST, husband and wife, (the "Blomquists") with respect
to the following facts.
RECITALS
KBS and the Blornquists hereby stipulate to the following recitals of fact:
A. KBS is the owner of the parcel of real property in the City of Renton, King
County, Washington legally described on attached Exhibit I (the "KBS Parcel"):
B. The Blomquists are the owners of the real property in the City of Renton King
County, Washington legally described on attached Exhibit 2 (the "Blomquist Parcel"):
C. The Blomquist Parcel's north edge abuts a westerly portion of the KBS Parcel's
south edge. An approximate, schematic depiction of the Blomquist Parcel and the KBS Parcel
in relation to each other is attached hereto as Exhibit 3. CHICAGO TITLI:I0k9A *COM?AA
fray placed 11re dmarenl d
read as a c0 mel courtesy
AGREEMENT AS TO TERMINABLE andacc"aoliabiki for
LICENSE --Page I of'S the amAcy or validity of
lbe document
D. A lawn is currently straddling some of the common boundary line between the
KBS Parcel and the Blomquist Parcel (the `Boundary -Straddling Lawn"). The portion of the
Boundary -Straddling lawn that lies within the KBS Parcel is referred to in this Agreement as
the "KBS Portion of the Boundary -Straddling Lawn." The approximate location and extent
of the KBS Portion of the Boundary -Straddling Lawn is graphically depicted on attached
Exhibit 4.
E. In this Agreement, among other things, on the terms and conditions set forth
below, the parties wish to provide for a terminable license in favor of the Blomquists with
respect to use of the KBS Portion of the Boundary -Straddling Lawn.
WHEREFORE, with respect to these facts, the parties agree as follows:
AGREEMENT
1. Establishment of Terminable License. Effective commencing upon the date
by which this Agreement has been fully executed by both KBS and the Blomquists (the
"License Commencement Date"), the Blomquists shall have a terminable license (the
"License") to use and maintain at the Blomquists' sole risk the KBS Portion of the Boundary -
Straddling Lawn for outdoor enjoyment and for no other use. The Blomquists hereby agree to
indemnify, defend, and hold KBS harmless from and against any and all claims for personal
injury arising from or related to the Blomquists' use and maintenance of the KBS Portion of
the Boundary -Straddling Lawn, which obligation shall survive the termination of this
Agreement.
Z. Termination Notice, At any time after the six -month-long period immediately
following. the License Commencement Date, KBS may terminate the License at any time by
giving the Blomquists thirty (30) day's prior written notice of termination of the License (a
"Termination Notice"). (See Section 5, Notices, below.) At any time after the giving of a
Termination Notice, KBS shall be entitled to record with the King County Recorder a "Notice
of License Termination" that (a) refers to this Agreement, (b) attaches a copy of the
Termination Notice provided by KBS to the Blomquists, and (c) reiterates the effect of the
Termination Notice pursuant to Section 3, below.
3. Effect of the Termination Notice. On the last day (the "License Termination
Day") of the thirty -day (30 -day) period immediately following the date that the Termination
Notice shall be deemed to have been given (see Section 5, Notices, below), the License shall
automatically terminate and be of no further force or effect and the Blomquists shall thereupon
have no further rights in regard to any portion of the KBS Parcel. The Blomquists covenant
and agree that, not later than the License Termination Day, they shall (a) remove (or cause to
be removed) from the KBS Parcel (at the Blomquists' expense) any and all yard structures or
lawn furniture that they then have on the KBS Parcel and (b) forever thereafter cease all use of
any portion(s) of the KBS Parcel. Those obligations shall be specifically enforceable by KBS.
In addition, KBS shall have the right to remove and dispose of as KBS sees fit any and all yard
AGREEMENT AS TO TERMINABLE
LICENSE --Page 2 of S
structures or lawn furniture of the Blomquists that remains on the KBS Parcel after the License
Termination Day.
4. No Other Rights or Interests. The parties hereby agree that, except for the
rights of the parties specifically described in this Agreement, (a) KBS has no right, title, or
interest in or in any way relating to the Blomquist Parcel and (b) the Blomquists have no right,
title, or interest in or in any way relating to the KBS Parcel.
S. Notices. All notices to the Blomquists shall be in writing and shall be delivered
to them at their residence address at the Blomquist Parcel either (a) in person or (b) by Federal
Express or other recognized delivery service for overnight delivery or (c) by certified or
registered U.S. Mail. In the event of delivery in person to the Blomquists, such delivery shall
be deemed to have been fully given upon delivery to either Steven Blomquist or Sharyl
Blomquist. Each notice sent via Federal Express or other recognized delivery service for
overnight delivery to the Blomquists at their residence address shall be deemed to have been
given the next business day. Each notice sent via certified or registered U.S. Mail to the
Blomquists at their residence address shall be deemed to have been given on the third business
day following the date of deposit in the U.S. Mail.
G. Agreement to Run With the Land. This Agreement shall run with the land
constituting the Blomquist Parcel and the KBS Parcel and shall (a) benefit and burden both the
Blomquist Parcel and the KBS Parcel, (b) inure to the benefit of and be binding upon the
Blomquists and their heirs, personal representatives, successors and assigns, and (c) inure to
the benefit of and be binding upon I;:BS and its heirs, personal representatives, successors and
assigns; provided, however, the License granted herein shall be terminable as provided for in
Sections 2 and 3, above. This Agreement touches and concerns the land. KBS may record a
fully -executed original of this Agreement with the King County Recorder.
7. Partial Invalidity. If any provision of this. Agreement is, becomes, or is
deemed illegal, such provision shall be deemed amended to conform to applicable laws so as to
be valid and enforceable, or, if it cannot be so amended without materially altering the
intention of the parties, it shall be stricken and the remainder of this Agreement shall remain in
full force and effect.
8. Headings. The section and paragraph headings in this Agreement are for the
convenience of the parties only and are not intended to modify or define it in any way.
9. Entire Agreement. This Agreement and the exhibits hereto constitute the
entire agreement between the parties with respect to the subject matter thereto and supersede
all prior agreements and understandings between the parties relating to the subject matter
thereto. This Agreement can only be amended by a written amendment executed and
acknowledged by the parties hereto.
AGREEMENT AS TO TERMINABLE
LICENSE --Page 3 of 5
• f
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
day and year first written above,
6610S" KBS III, LLC, Washington limited liability company
By:
lin Tay or M,an tnq Member
"Blomyuists"�
STEVEN BLOM . T
SH YL BLOMQU T
STATE OF WASHINGTON )
ss.
COUNTY OF KING )
On this day of k _2013, before me, the undersigned, a
Notary Public in and for the State of Washington, duly commissioned and sworn, personally
appeared Kolin Taylor, to me known to be the person who signed the within and foregoing
instrument as a Managing Member of KBS III, LLC, a Washington limited liability company,
the limited liability company that executed the within and foregoing instrument, and
acknowledged the execution of said instrument to be the free and voluntary act and deed of
said limited liability company for the uses and purposes therein mentioned, and on oath stated
that he was authorized to execute said instrument on behalf of said limited liability company.
IN WITNESS WHEREOF I have hereunto set my hand and official seal the day and
year first above written.
AGREEMENT AS TO TERMINABLE
LICENSE --Page 4 of 5
(Signature of Notary) "
a` 2
(Print or stamp name of Notary)
NOTARY PUBLIC in and for the State
of Washington, residing at L
My appointment expires:
• f
STATE OF WASHINGTON)
ss.
COUNTY OF KING )
On this q i h day of C j c� f- k 2013, before me, the undersigned, a
Notary Public in and for the State of Washington, duly commissioned and sworn, personally
appeared before me STEVEN BLOMQUIST, to me known to be the individual described in
and who executed the within and foregoing instrument, and acknowledged that he signed the
same as his free and voluntary act and deed, for the uses and purposes therein mentioned.
Witness my hand and official hereto affixed the day and year first above written.
S
LINDA J TIMMERMAN
Notary Public
5tote of Washington
My Commission Expires
>l November 28, 2015
ST ATE OF WASHINGTON)
) ss.
COUNTY OF KING }
% l -
(�' a re of Notary)
rj �r
iL1(lA �m11t9.11AVk
(Print or stamp name of Notary)
Notary Public in and for the State of
Washington, residing at £ts u r�clAc,w, i.� a
My commission expires 11 2 %11---,
On this h day of 2013, before me, the undersigned, a
Notary Public in and for the State of Washington, duly commissioned and sworn, personally
appeared before me SHARYL BLOMQUIST, to me known to be the individual described in
and who executed the within and foregoing instrument, and acknowledged that she signed the
same as her free and voluntary act and deed, for the uses and purposes therein mentioned.
Witness my hand and official hereto affixed the day and year first above written.
LINDA J TIMMERMAN
Notbry,Publlc
State of Washington
My Commis5lon'Explres
November 28{ 2015
(S�attire of Notary)
i &A A t l efn ret (2m A--)
(Print or stamp name of Notary)
Notary Public in and for the State of
Washington, residing atu�c���
My commission expires I t i �� I
Terminable License Agfamenl (KBS 11I-Blomquisb) Fl (9-27-2013).docx
AGREEMENT AS TO TERMINABLE
LICENSE --Page 5 of 5
EXHIBIT 1
Legal Description of the "KBS Parcel"
THE NORTH HALF OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP
23 NORTH, RANGE 5 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY,
WASHINGTON:
EXCEPT THAT PORTION THEREOF LYING WITHIN 102ND AVENUE S.E. RIGHT-OF-
WAY
• f
1 *14 1111 .13 0 0
Legal Descri tion of the "Blom uist Parcel"
THE WEST 261.00 FEET OF THE SOUTH HALF OF THE NORTH HALF OF THE
SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHWEST
QUARTER OF SECTION 32, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING
COUNTY, WASHINGTON;
AND
THE SOUTH 30.00 FEET OF SAID SUBDIVISION LYING EAST OF THE WEST 261.00
FEET THEREOF, EXCEPT COUNTY ROAD (KNOWN AS 102ND AVENUE
SOUTHEAST).
(ALSO KNOWN AS LOT A OF KING COUNTY BOUNDARY LINE ADJUSTMENT
NUMBER L94L0141, AS RECORDED UNDER RECORDING NUMBER 9501170836.)
nGi yu'
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0 40
EXHIBIT 3
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EXHIBIT 4
Approximate location of the
"KBS Portion of the Boundary -Straddling Lawn"
APN 322305-916",
BLOMQUIST PARCEL
APN 322305.9097
KBS PARCEL
•9164
1
50
N
[Not to scale]
Return to
HOMECOMINGS FINANCIAL NETWORK, INC.
ATTENTION IS/MN-MS 03-05-50
One Meridian Crossings
Richfield, MN 55423 � — -
S���yppr11 OT� 1 0
HSC ^Yi ne aft 22 . one
THE NORTH HALF OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP 23
NORTH, RANGE 5 EAST, W M. IN KING COUNTY, WASHINGTON EXCEPT THAT
PORTION THEREOF LYING WITHIN 102ND AVENUE S E.
Property Tax Parcel Number APN 3223059097
(Space Above This Eine For ordmp Datal
Loan No- 54103 -
�-rjTLF Data ID 552
Borrower KOLIN B. TAYLOR S�WA13
► �QCaI���9S�
C-1-7 DEED OF TRUST MIN. 1DD1055040054I0330
DEFINITIONS
Words used in multiple sections of this document are defined below and other words are dehited in
Sections 3, 11, 13, 18, 20 and 21 Certain rules regarding the usage of words used in this document
are also provided in Section 16
CDC. -3
91W (A) "Security Instrument" means this document, which is dated December 7, 2401, together with all
Riders to this document
(B) `Borrower" is KOLIN B. TAYLOR AND ANAVADYA FAITH TAYLOR AKA JACKI F
TAYLOR, HUSBAND AND WIFE, AND RO$ERT W RUDDELL AND SUSAN L RUDDELL,
HUSBAND AND WIFE, AND SOLOMON V. AVZARADEL AND MARY BRAN AVZARADEL,
HUSBAND AND WIFE Borrower is the trustor under this Security Instrument.
(C) "Lender" is HOMECOMINGS FINANCIAL NETWORK, INC, Lender is A CORPORATION
organized and existing under the laws of the State of DELAWARE Lender's address is 2711 NORTH
HASKELL AVENUE, SUITE 1000, DALLAS, TEXAS 75204.
(D) "Trustee" is DCBL, INC, A WASHINGTON CORPORATION
(l) "MEMS" is Mortgage Electronic Registration Systems, Inc MFRS is a separate corporation that
is acting solely as a nominee for Lender and Lender's successors and assigns MFRS is the beneficiary
under this Security Instrument. MERS is organized and existing under the laws of Delaware, and has
an address and telephone number of PO Box 2026, Flint, MI 48501.-2026, tel (888) 679-MERS
(F) "Note" means the promissory note signed by Borrower and dated December 7, 2001 The Note
states that Borrower owes Lender ONE HUNDRED FORTY-TWO THOUSAND NINE HUNDRED and
NO/100...••Dollars (U.S. $ 142,900.00) plus interest Borrower has promised to pay this debt in regular
Periodic Payments and to pay the debt in full not later than January 1, 2032.
(G) "Property" means the property that is described below under the heading "'Transfer of Rights in
the Property."
(H) "Loan" means the debt evidenced by the Note, plus interest, any prepayment charges and late
charges due under the Note, and all sums due under this Secunty Instrument, plus interest
(1) "Riders" means all Riders to this Security Instrument that are executed by Borrower The following
Riders are to be executed by Borrower [check box as applicable]
❑ Adjustable Rate Rider ❑ Condominium Rider ❑ Second Home Rider
❑ Balloon Rider ❑ PIanned Unit Development Rider
® 1-4 Family Rider ❑ Biweekly Payment Rider
❑ Other(s) (specify]
(J) "Applicable Law" means all controlling applicable federal, state and local statutes, regulations,
ordinances and administrative rules and orders (that have the effect of law) as well as all applicable
final, non-appealable judicial opinions
(K) "Community Association Dues, Fees, and Assessments" means all dues, fees, assessments and other
charges that are imposed on Borrower or the Property by a condominium association, homeowners
association or similar organization
Cn
(L) "Electronic kinds Thaiisfer" means any transfer of funds, other than a transaction originated by
air check, draft, or similar paper instrument, which is initiated through an electronic terminal, telephonic
instrument, computer, or magnetic tape so as to order, instruct, or authorize a financial institution to
debit or credit an account Such term includes, but is not limited to, point-of-sale transfers, automated
+— teller machine transactions, transfers imtiated by telephone, wire transfers, and automated clearinghouse
transfers.
.-- (M) "Escrow Items" means those items that are described in Section 3
(N) "Miscellaneous Proceeds" means any compensation, settlement, award of damages, or proceeds paid
by any third party (other than insurance proceeds paid under the coverages described in Section 5) for
(t) damage to, or destruction of, the Property, (ii) condemnation or other taking of all or any part of
the Property; (iii) conveyance in lieu of condemnation; or (iv) misrepresentations of, or omissions as
to, the value and/or condition of the Property
(0) "Mortgage Insurance" means insurance protecting Lender against the nonpayment of, or default
on, the Loan.
(P) "Periodic Payment" means the regularly scheduled amount due for (i) principal and interest under
the Note, plus (it) any amounts under Section 3 of this Security Instrument
(Q) "RESPA" means the Real Estate Settlement Procedures Act (12 US C §2601 et seq ) and its
implementing regulation, Regulation X (24 CFR Part 3500), as they might be amended from time to
time, or any additional or successor legislation or regulation that governs the same subject matter As
used in this Security Instrument, "RESPA' refers to all requirements and restrictions that are imposed
in regard to a "federally related mortgage Ioan" even if the Loan does not qualify as a "federally related
mortgage loan" under RESPA.
(R) "Successor in Interest of Borrower" means any party that has taken title to the Property, whether
or not that party has assumed Borrower's obligations under the Note and/or this Security Instrument
c�
cam..
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Loan No 51103
TRANSFER OF RIGHTS IN THE PROPERTY
Data ID 552
The beneficiary of this Security Instrument is MERS (solely as nominee for Lender and Lender's
successors and assigns) and the summors and assigns of MERS This Security Instrument secures to
Lender (i) the repayment of the Loan, and all renewals, extensions and modifications of the Note; and
(it) the performance of Borrower's covenants and agreements under this Security Instrument and the
Note For this purpose, Borrower irrevocably grants and conveys to Trustee, in trust, with power of
sale, the following described property located in the County of KING
THE NORTH HALF OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE
NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 32, TOWNSHIP 23
NORTH, RANGE 5 EAST, W M IN KING COUNTY, WASHINGTON EXCEPT THAT
PORTION THEREOF LYING WITHIN 102ND AVENUE S. E
which currently has the address of 18607 102ND AVE SE,
(sveet)
RCE�.NTON, WASHINGTON I9�805l ("Property Address")
TOGETHER WITH all the improvements now or hereafter erected on the property, and all
easements, appurtenances, and fixtures now or hereafter a part of the property All replacements and
additions shall also be covered by this Security Instrument All of the foregoing is referred to in this
Security Instrument as the "Property." Borrower understands and agrees that MERS holds only legal
title to the interests granted by Borrower in this Security Instrument, but, if necessary to comply with
law or custom, MERS (as nominee for Lender and Lender's successors and assigns) has the right to
exercise any or all of those interests, including, but not limited to, the right to foreclose and sell the
Property, and to take any action required of Lender including, but not limited to, releasing and
canceling this Security Instrument
BORROWER COVENANTS that Borrower is lawfully seised of the estate hereby conveyed and
has the right to grant and convey the Property and that the Property is unencumbered, except for
encumbrances of record Borrower warrants and will defend generally the title to the Property against
all claims and demands, subject to any encumbrances of record
THIS SECURITY INSTRUMENT combines uniform covenants for national use and non-uniform
covenants with limited variations by jurisdiction to constitute a uniform security instrument covering
real property.
UNIFORM COVENANTS Borrower and Lender covenant and agree as follows
1. Payment of Principal, Interest, Escrow Items, Prepayment Charges, and bate Charges.
Borrower shall pay when due the principal of, and interest on, the debt evidenced by the Note and any
prepayment charges and late charges due under the Note Borrower shall also pay funds for Escrow
Items pursuant to Section 3 Payments due under the Note and this Security Instrument shall be made
in LYS currency However, if any check or other instrument received by Lender as payment under the
Note or this Security Instrument is returned to Lender unpaid, Lender may require that any or all
subsequent payments due under the Note and this Security Instrument be made in one or more of the
following forms, as selected by Lender: (a) cash, (b) money order; (c) certified check, bank check,
t' treasurer's check or cashier's check, provided any such check is drawn upon an institution whose
�s r deposits are insured by a federal agency, instrumentality, or entity; or (d) Electronic Funds Transfer
Payments are deemed received by Lender when received at the location designated in the Note
or at such other location as may be designated by Lender in accordance with the notice provisions in
Section 15. Lender may return any payment or partial payment if the payment or partial payments
T— are insufficient to bring the Loan current Lender may accept any payment or partial payment
�., insufficient to bring the Loan current, without waiver of any rights hereunder or prejudice to its rights
to refuse such payment or partial payments in the future, but Lender is not obligated to apply such
payments at the time such payments are accepted If each Periodic Payment is applied as of its
scheduled due date, then Lender heed not pay interest on unapplied funds Lender may hold such
unapplied funds until Borrower makes payment to bring the Loan current If Borrower does not do
so within a reasonable period of time, Lender shall either apply such funds or return them to Borrower.
If not applied earlier, such funds will be applied to the outstanding principal balance under the Note
immediately prior to foreclosure No offset or claim which Borrower might have now or in the future
against Lender shall relieve Borrower from making payments due under the Note and this Security
Instrument or performing the covenants and agreements secured by this Security Instrument,
2. Application of Payments or Proceeds. Except as otherwise described in this Section 2, all
payments accepted and applied by Lender shall be applied in the following order of priority: (a) interest
due under the Note; (b) principal due under the Note, (c) amounts due under Section 3 Such
payments shall be applied to each Periodic Payment in the order in which it became due. Any
remaining amounts shall be applied first to late charges, second to any other amounts due under this
Security Instrument, and then to reduce the principal balance of the Note.
If Lender receives a payment from Borrower for a delinquent Periodic Payment which includes
a sufficient amount to pay any late charge due, the payment may be applied to the delinquent payment
and the late charge If more than one Periodic Payment is outstanding, Lender may apply any payment
received from Borrower to the repayment of the Periodic Payments if, and to the extent that, each
payment can be paid in full. To the extent that any excess exists after the payment is applied to the
full payment of one or more Periodic Payments, such excess may be applied to any late charges due
Voluntary prepayments shall be applied first to any prepayment charges and then as described in the
Note
Any application of payments, insurance proceeds, or Miscellaneous Proceeds to principal due
under the Note shall not extend or postpone the due date, or change the amount, of the Periodic
Payments.
Loan No 54143 Data 1D 552
3. Funds for Escrow Items. Borrower shall pay to Lender on the day Periodic Payments are due
under the Note, until the Note is paid in full, a sum (the "Funds") to provide for payment of amounts
due for (a) taxes and assessments and other Mems which can attain priority over this Security
Instrument as a lien or encumbrance on the Property, (b) leasehold payments or ground rents on the
Property, if any; (c) premiums for any and all insurance required by Lender under Section 5, and
(d) Mortgage Insurance premiums, if any, or any sums payable by Borrower to Lender in lieu of the
payment of Mortgage Insurance premiums in accordance with the provisions of Section 10 These Mems
are called "Escrow Items" At origination or at any time during the term of the Loan, Lender may
require that Community Association Dues, Fees, and Assessments, if any, be escrowed by Borrower, and
such dues, fees and assessments shall be an Escrow Item Borrower shall promptly furnish to Lender
all notices of amounts to be paid under this Section Borrower shall pay Lender the Funds for Escrow
Items unless Lender waives Borrower's obligation to pay the Funds for any or all Escrow Items
Lender may waive Borrower's obligation to pay to Lender Funds for any or all Escrow Items at any
time Any such waiver may only be in writing In the event of such waiver, Borrower shall pay directly,
when and where payable, the amounts due for any Escrow Items for which payment of Funds has been
waived by Lender and, if Lender requires, shall furnish to Lender receipts evidencing such payment
within such time period as Lender may require Borrower's obligation to make such payments and to
provide receipts shall for all purposes be deemed to be a covenant and agreement contained in this
Security Instrument, as the phrase "covenant and agreement" is used in Section 9. If Borrower is
obligated to pay Escrow Items directly, pursuant to a waiver, and Borrower fails to pay the amount due
for an Escrow Item, Lender may exercise its rights under Section 9 and pay such amount and Borrower
shall then be obligated under Section 9 to repay to Lender any such amount. Lender may revoke the
waiver as to any or all Escrow Items at any time by a notice given in accordance with Section 15 and,
upon such revocation, Borrower shall pay to Lender all Funds, and in such amounts, that are then
required under this Section 3
Lender may, at any time, collect and hold Funds in an amount (a) sufficient to permit Lender
�—
to apply the Funds at the time specified under RESPA, and (b) not to exceed the maximum amount
a lender can require under RESPA Lender shall estimate the amount of Funds due on the basis of
current data and reasonable estimates of expenditures of future Escrow Items or otherwise in
accordance with Applicable Law.
The Funds shall be held in an institution whose deposits are insured by a federal agency,
'
instrumentality, or entity (including Lender, if Lender is an institution whose deposits are so insured)
or in any Federal Home Loan Bank Lender shall apply the Funds to pay the Escrow Items no later
than the time specified under RESPA. Lender shall not charge Borrower for holding and applying the
Funds, annually analyzing the escrow account, or verifying the Escrow Items, unless Lender pays
Borrower interest on the Funds and Applicable Law permits Lender to make such a charge Unless
an agreement is made in writing or Applicable Law requires interest to be paid on the Funds, Lender
shall not be required to pay Borrower any interest or earnings on the Funds Borrower and Lender
can agree in writing, however, that interest shall be paid on the Funds. Lender shall give to Borrower,
without charge, an annual accounting of the Funds as required by RESPA
If there is a surplus of Finds held in escrow, as defined under RESPA, Lender shall account to
Borrower for the excess funds in accordance with RESPA. If there is a shortage of Funds held in
escrow, as defined under RESPA, Lender shall notify Borrower as required by RESPA, and Borrower
shall pay to Lender the amount necessary to make up the shortage in accordance with RESPA, but in
no more than 12 monthly payments If there is a deficiency of Funds held in escrow, as defined under
RESPA, Lender shall notify Borrower as required by RESPA, and Borrower shall pay to Lender the
amount necessary to make up the deficiency in accordance with RESPA, but in no more than 12
monthly payments
Upon payment in full of all sums secured by this Security Instrument, Lender shall promptly
refund to Borrower any Funds held by Lender.
4. Charges; Liens. Borrower shall pay all taxes, assessments, charges, fines, and impositions
attributable to the Property which can attain priority over this Security Instrument, leasehold payments
or ground rents on the Property, if any, and Community Association Dues, Fees, and Assessments, if
any To the extent that these items are Escrow Items, Borrower shall pay them in the manner provided
in Section 3
Borrower shall, promptly discharge any lien which has priority over this Security Instrument unless
Borrower (a) agrees in writing to the payment of the obligation secured by the lien in a manner
acceptable to Lender, but only so long as Borrower is performing such agreement; (b) contests the lien
in good faith by, or defends against enforcement of the lien in, legal proceedings which in Lender's
opinion operate to prevent the enforcement of the hen while those proceedings are pending, but only
until such proceedings are concluded; or (c) secures from the holder of the lien an agreement
satisfactory to Gender subordinating the lien to this Security Instrument If Lender determines that any
part of the Property is subject to a lien which can attain priority over this Security Instrument, Lender
may give Borrower a notice identifying the lien Within 10 days of the date on which that notice is
given, Borrower shall satisfy the lien or take one or more of the actions set forth above in this
Section 4
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5. Property firsurance. Borrower shall keep the improvements now existing or hereafter erected
on the Property insured against loss by fire, hazards included within the term "extended coverage," and
any other hazards including, but not limited to, earthquakes and floods, for which Lender requires
insurance. This insurance shall be maintained in the amounts (including deductible levels) and for the
periods that Lender requires What Lender requires pursuant to the preceding sentences can change
during the term of the Loan The insurance carrier providing the insurance shall be chosen by
Borrower subject to Lender's right to disapprove Borrower's choice, which right shall not be exercised
unreasonably. bender may require Borrower to pay, in connection with this Loan, either (a) a
one-time charge for flood zone determination, certification and tracking services, or (b) a one-time
charge for flood zone determination and certification services and subsequent charges each time
remappings or similar changes occur which reasonably might affect such determination or certification
Borrower shall also be responsible for the payment of any fees imposed by the Federal Emergency
Management Agency in connection with the review of any flood zone determination resulting from an
objection by Borrower
If Borrower fails to maintain any of the coverages described above, Lender may obtain insurance
coverage, at Lender's option and Borrower's expense. Lender is under no obligation to purchase any
particular type or amount of coverage. Therefore, such coverage shall cover Lender, but might or might
not protect Borrower, Borrower's equity in the Property, or the contents of the Property, against any
risk, hazard or liability and might provide greater or lesser coverage than was previously in effect
Borrower acknowledges that the cost of the insurance coverage so obtained might significantly exceed
the cost of insurance that Borrower could have obtained Any amounts disbursed by Lender under this
Section 5 shall become additional debt of Borrower secured by this Security Instrument These
amounts shall bear interest at the Note rate from the date of disbursement and shall be payable, with
such interest, upon notice from Lender to Borrower requesting payment
All insurance policies required by Lender and renewals of such policies shall be subject to
Lender's right to disapprove such policies, shall include a standard mortgage clause, and shall name
Lender as mortgagee and/or as an additional Ioss payee Lender shall have the right to hold the
policies and renewal certificates If Lender requires, Borrower shall promptly give to Lender all
receipts of paid premiums and renewal notices. If Borrower obtains any form of insurance coverage,
not otherwise required by Lender, for damage to, or destruction of, the Property, such policy shall
include a standard mortgage clause and shall name Lender as mortgagee and/or as an additional loss
payee
In the event of loss, Borrower shall give prompt notice to the insurance carrier and Lender
Lender may make proof of loss if not made promptly by Borrower Unless Lender and Borrower
otherwise agree in writing, any insurance proceeds, whether or not the underlying insurance was
required by Lender, shall be applied to restoration or repair of the Property, if the restoration or repair
is economically feasible and Lender's security is not lessened During such repair and restoration
period, Lender shall have the right to hold such insurance proceeds until Lender has had an
opportunity to inspect such Property to ensure the work has been completed to Lender's satisfaction,
provided that such inspection shall be undertaken promptly Lender may disburse proceeds for the
repairs and restoration in a single payment or in a series of progress payments as the work is
completed Unless an agreement is made in writing or Applicable Law requires interest to be paid on
such insurance proceeds, Lender shall not be required to pay .Borrower any interest or earnings on such
proceeds. Fees for public adjusters, or other third parties, retained by Borrower shall not be paid out
of the insurance proceeds and shall be the sole obligation of Borrower If the restoration or repair is
not economically feasible or Lender's security would be lessened, the insurance proceeds shall be
applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if
any, paid to Borrower. Such insurance proceeds shall be applied in the order provided for in
Section 2
If Borrower abandons the Property, Lender may file, negotiate and settle any available insurance
claim and related matters If Borrower does not respond within 30 days to a notice from Lender that
the insurance carrier has offered to settle a claim, then Lender may negotiate and settle the claim The
30 -day period will begin when the notice is given In either event, or if Lender acquires the Property
under Section 22 or otherwise, Borrower hereby assigns to Lender (a) Borrower's rights to any
insurance proceeds in an amount not to exceed the amounts unpaid under the Note or this Security
Instrument, and (b) any other of Borrower's rights (other than the right to any refund of unearned
premiums paid by Borrower) under all insurance policies covering the Property, insofar as such rights
are applicable to the coverage of the Property Lender may use the insurance proceeds either to repair
or restore the Property or to pay amounts unpaid under the Note or this Security instrument, whether
or not then due
b. Occupancy. Borrower shall occupy, establish, and use the Property as Borrower's principal
residence within 60 days after the execution of this Security Instrument and shall continue to occupy
the Property as Borrower's principal residence for at least one year after the date of occupancy, unless
Lender otherwise agrees in writing, which consent shall not be unreasonably withheld, or unless
extenuating circumstances exist which are beyond Borrower's control
Loan No- 54103 Data ID. 552
7. Preservation, Maintenance and Protection of the Property; Inspections. Borrower shall not
destroy, damage or impair the Property, allow the Property to deteriorate or commit waste on the
Property Whether or not Borrower is residing in the Property, Borrower shall maintain the Property
in order to prevent the Property from deteriorating or decreasing in value due to its condition Unless
it is determined pursuant to Section 5 that repair or restoration is not economically feasible, Borrower
shall promptly repair the Property if damaged to avoid further deterioration or damage If insurance
or condemnation proceeds are paid in connection with damage to, or the taking of, the Property,
Borrower shall be responsible for repairing or restonng the Property only if Lender has released
proceeds for such purposes Lender may disburse proceeds for the repairs and restoration in a single
payment or in a series of progress payments as the work is completed If the insurance or
condemnation proceeds are not sufficient to repair or restore the Property, Borrower is not relieved
of Borrower's obligation for the completion of such repair or restoration.
Lender or its agent may make reasonable entries upon and inspections of the Property. If it has
reasonable cause, Lender may inspect the interior of the improvements on the Property Lender shall
give Borrower notice at the time of or prior to such an interior inspection specifying such reasonable
cause.
S. Borrower's Loan Application. Borrower shall be in default if, during the Loan application
process, Borrower or any persons or entities acting at the direction of Borrower or with Borrower's
knowledge or consent gave materially false, misleading, or inaccurate information or statements to
Lender (or failed to provide Lender with material information) in connection with the Loan Material
representations include, but are not limited to, representations concerning Borrower's occupancy of the
Property as Borrower's principal residence
9. Protection of Lender's Interest in the Property and Rights Under this Security Instrument.
If (a) Borrower fails to perform the covenants and agreements contained in this Security Instrument,
(b) there is a legal proceeding that night significantly affect Lender's interest in the Property and/or
rights under this Secunty Instrument (such as a proceeding in bankruptcy, probate, for condemnation
„-y or forfeiture, for enforcement of a lien which may attain priority over this Secunty Instrument or to
-- enforce laws or regulations), or (c) Borrower has abandoned the Property, then Lender may do and
pay for whatever is reasonable or appropnatc to protect Lender's interest in the Property and rights
under this Security Instrument, including protecting and/or assessing the value of the Property, and
ri. securing and/or repairing the Property Lender's actions can include, but are not limited to (a) paying
any sums secured by a lien which has priority over this Security Instrument, (b) appearing in court, and
(c) paying reasonable attorneys' fees to protect its interest in the Property and/or rights under this
Security Instrument, including its secured position in a bankruptcy proceeding Securing the Property
r- includes, but is not limited to, entering the Property to make repairs, change locks, replace or board
up doors and windows, drain water from pipes, eliminate building or other code violations or dangerous
acv conditions, and have utilities turned on or off Although Lender may take action under this Section 9,
Lender does not have to do so and is not under any duty or obligation to do so It is agreed that
Lender incurs no liability for not taking any or all actions authonxed under this Section 9
Any amounts disbursed by Lender under this Section 9 shall become additional debt of Borrower
secured by this Security Instrument. These amounts shall bear interest at the Note rate from the date
of disbursement and shall be payable, with such interest, upon notice from Lender to Borrower
requesting payment
If this Security Instrument is on a leasehold, Borrower shall comply with all the provisions of the
lease. If Borrower acquires fee title to the Property, the leasehold and the fee title shall not merge
unless Lender agrees to the merger in writing
10. Mortgage Insurance. If Lender required Mortgage Insurance as a condition of making the
Loan, Borrower shall pay the premiums required to maintain the Mortgage Insurance in effect If, for
any reason, the Mortgage Insurance coverage required by Lender ceases to be available from the
mortgage insurer that previously provided such insurance and Borrower was required to make separately
designated payments toward the premiums for Mortgage Insurance, Borrower shall pay the premiums
required to obtain coverage substantially equivalent to the Mortgage Insurance previously in effect, at
a cost substantially equivalent to the cost to Borrower of the Mortgage Insurance previously in effect,
from an alternate mortgage insurer selected by Lender, If substantially equivalent Mortgage Insurance
coverage is not available, Borrower shall continue to pay to Lender the amount of the separately
designated payments that were due when the insurance coverage ceased to be in effect Lender will
accept, use and retain these payments as a non-refundable loss reserve in lieu of Mortgage Insurance
Such loss reserve shall be non-refundable, notwithstanding the fact that the Loan is ultimately paid in
full, and Lender shall not be required to pay Borrower any interest or earnings on such loss reserve
Lender can no longer require Ioss reserve payments if Mortgage Insurance coverage (in the amount and
for the period that Lender requires) provided by an insurer selected by Lender again becomes available,
is obtained, and Lender requires separately designated payments toward the premiums for Mortgage
Insurance. If Lender required Mortgage Insurance as a condition of making the Loan and Borrower
was required to make separately designated payments toward the premiums for Mortgage Insurance,
Borrower shall pay the premiums required to maintain Mortgage Insurance in effect, or to provide a
non-refundable loss reserve, until Lender's requirement for Mortgage Insurance ends in accordance
with any written agreement between Borrower and Lender providing for such termination or until
Mortgage Insurance reimburses Lender (or any entity that purchases the Note) for certain losses
it may incur if Borrower does not repay the Loan as agreed Borrower is not a party to the Mortgage
Insurance.
Mortgage insurers evaluate their total nsk on all such insurance in force from time to time, and
may enter into agreements with other parties that share or modify their risk, or reduce losses These
agreements are on terms and conditions that are satisfactory to the mortgage insurer and the other
parry (or parties) to these agreements These agreements may require the mortgage insurer to make
payments using any source of funds that the mortgage insurer may have available (which may include
funds obtained from Mortgage Insurance premiums)
As a result of these agreements, Lender, any purchaser of the Note, another insurer, any
reinsurer, any other entity, or any affiliate of any of the foregoing, may receive (directly or indirectly)
amounts that derive from (or might be characterized as) a portion of Borrower's payments for Mortgage
Insurance, in exchange for sharing or modifying the mortgage insurer's risk, or reducing Iosses If such
agreement provides that an affiliate of Lender takes a share of the insurer's risk in exchange for a share
of the premiums paid to the insurer, the arrangement is often termed "captive reinsurance" Further:
(a) Any such agreements will not affect the amounts that Borrower has agreed to pay for
Mortgage Insurance, or any other terms of the Loan. Such agreements will not increase the amount
Borrower will owe for Mortgage Insurance, and they will not entitle Borrower to any refund.
(b) Any such agreements will not affect the rights Borrower has - if any - with respect to the
Mortgage Insurance under the Homeowners Protection Act of X"S or any other law. These rights may
include the right to receive certain disclosures, to request and obtain cancellation of the Mortgage
Insurance, to have the Mortgage Insurance terminated automatically, and/or to receive a refund of any
Mortgage Insurance premiums that were unearned at the time of such cancellation or termination.
11. Assignment of Miscellaneous Proceeds; Forreiture. All Miscellaneous Proceeds are hereby
assigned to and shall be paid to Lender
If the Property is damaged, such Miscellaneous Proceeds shall be applied to restoration or repair
of the Property, if the restoration or repair is economically feasible and Lender's security is not
lessened During such repair and restoration period, Lender shall have the right to hold such
Miscellaneous Proceeds until Lender has had an opportunity to inspect such Property to ensure the
c� work has been completed to Lender's satisfaction, provided that such inspection shall be undertaken
promptly Lender may pay for the repairs and restoration in a single disbursement or in a series of
progress payments as the work is completed. Unless an agreement is made in writing or Applicable
o Law requires interest to be paid on such Miscellaneous Proceeds, Lender shall not be required to pay
Borrower any interest or earnings on such Miscellaneous Proceeds If the restoration or repair is not
economically feasible or Lender's security would be lessened, the Miscellaneous Proceeds shall be
.� applied to the sums secured by this Security Instrument, whether or not them due, with the excess, if
any, paid to Borrower Such Miscellaneous Proceeds shall be applied in the order provided for in
Section 2
t _ In the event of a total taking, destruction, or loss in value of the Property, the Miscellaneous
Proceeds shall be applied to the sums secured by this Security Instrument, whether or not then due,
with the excess, if any, paid to Borrower
In the event of a partial taking, destruction, or loss in value of the Property in which the fair
market value of the Property immediately before the partial taking, destruction, or loss in value is equal
to or greater than the amount of the sums secured by this Security Instrument immediately before the
partial taking, destruction, or loss in value, unless Borrower and Lender otherwise agree in writing, the
sums secured by this Security Instrument shall be reduced by the amount of the Miscellaneous Proceeds
multiplied by the following fraction (a) the total amount of the sums secured immediately before the
partial taking, destruction, or loss in value divided by (b) the fair market value of the Property
immediately before the partial taking, destruction, or loss in value. Any balance shall be paid to
Borrower
In the event of a partial taking, destruction„ or loss in value of the Property in which the fair
market value of the Property immediately before the partial taking, destruction, or loss in value is less
than the amount of the sums secured immediately before the partial taking, destruction, or loss in
value, unless Borrower and Lender otherwise agree in writing, the Miscellaneous Proceeds shall be
applied to the sums secured by this Security Instrument whether or not the sums are then due
If the Property is abandoned by Borrower, or if, after notice by Lender to Borrower that the
Opposing Parry (as defined in the next sentence) offers to make an award to settle a claim for damages,
Borrower fails to respond to Lender within 30 days after the date the notice is given, Lender is
authorized to collect and apply the Miscellaneous Proceeds either to restoration or repair of the
Property or to the sums secured by this Security Instrument, whether or not then due "Opposing
Party" means the third parry that owes Borrower Miscellaneous Proceeds or the party against whom
Borrower has a right of action in regard to MisceIIaneous Proceeds
Borrower shall be in default if any action or proceeding, whether civil or criminal, is begun that,
in Lender's judgment, could result in forfeiture of the Property or other material impairment of
Lender's interest in the Property or rights under this Security Instrument Borrower can cure such a
default and, if acceleration has occurred, reinstate as provided in Section 19, by causing the action or
proceeding to be dismissed with a ruling that, in Lender's judgment, precludes forfeiture of the Property
or other material impairment of Lender's interest in the Property or rights under this Security
Instrument. The proceeds of any award or claim for damages that are attributable to the impairment
of Lender's interest in the Property are hereby assigned and shall be paid to Lender
Loan No- 54103 Data ID 552
12. Borrower Not Released; Forbearance By Lender Not a Waiver. Extension of the time for
payment or modification of amortization of the sums secured by this Security Instrument granted by
Lender to Borrower or any Successor m Interest of Borrower shall not operate to release the liability
of Borrower or any Successors in Interest of Borrower Lender shall not be required to commence
proceedings against any Successor in Interest of Borrower or to refuse to extend time for payment or
otherwise modify amortization of the sums secured by this Security Instrument by reason of any demand
made by the original Borrower or any Successors in Interest of Borrower Any forbearance by Lender
in exercising any right or remedy including, without limitation, Lender's acceptance of payments from
third persons, entities or Successors in Interest of Borrower or in amounts less than the amount then
due, shall not be a waiver of or preclude the exercise of any right or remedy
13. Joint and Several Liability; Co-signers, Successors and Assigns Bound. Borrower covenants
and agrees that Borrower's obligations arid liability shall be joint and several However, any Borrower
who co-signs this Security Instrument but does not execute the Note (a "co-signer"). (a) is co-signing
this Security Instrument only to mortgage, grant and convey the co-signer's interest in the Property
under the terms of this Security Instrument, (b) is not personally obligated to pay the sums secured
by this Security Instrument, and (c) agrees that Lender and any other Borrower can agree to extend,
modify, forbear or make any accommodations with regard to the terms of this Security Instrument or
the Note without the co-signer's consent
Subject to the provisions of Section 18, any Successor in Interest of Borrower who assumes
Borrower's obligations under this Security Instrument in wnting, and is approved by Lender, shall
obtain all of Borrower's rights and benefits under this Security Instrument Borrower shall not be
released from Borrower's obligations and liability under this Security Instrument unless Lender agrees
to such release m writing The covenants and agreements of this Security Instrument shall bind (except
as provided in Section 20) and benefit the successors and assigns of Lender
14. Loan Charges. Lender may charge Borrower fees for services performed in connection with
Borrower's default, for the purpose of protecting Lender's interest in the Property and rights under this
Security Instrument, including, but not Iimited to, attorneys' fees, property inspection and valuation fees
In regard to any other fees, the absence of express authority in this Security Instrument to charge a
specific fee to Borrower shall not be construed as a prohibition on the charging of such fee Lender
may not charge fees that are expressly prohibited by this Security Instrument or by Applicable Law
If the Loan is subject to a law which sets maximum loan charges, and that law is finally
interpreted so that the interest or other loan charges collected or to be collected in connection with
the Loan exceed the permitted limits, then- (a) any such loan charge shall be reduced by the amount
necessary to reduce the charge to the permitted limit; and (b) any sums already collected from
Borrower which exceeded permitted limits will be refunded to Borrower. Lender may choose to make
this refund by reducing the principal owed under the Note or by making a direct payment to Borrower
If a refund reduces principal, the reduction will be treated as a partial prepayment without any
prepayment charge (whether or not a prepayment charge is provided for under the Note) Borrower's
acceptance of any such refund made by direct payment to Borrower will constitute a waiver of any right
of action Borrower might have arising out of such overcharge
15. Notices. All notices given by Borrower or Lender in connection with this Security Instrument
must be m writing Any notice to Borrower in connection with this Security Instrument shall be
deemed to have been given to Borrower when mailed by first class mail or when actually delivered to
Borrower's notice address if sent by other means Notice to any one Borrower shall constitute notice
to all Borrowers unless Applicable Law expressly requires otherwise. The notice address shall be the
Property Address unless Borrower has designated a substitute notice address by notice to Lender
Borrower shall promptly notify Lender of Borrower's change of address If Lender specifies a procedure
for reporting Borrower's change of address, then Borrower shall only report a change of address
through that specified procedure. 'There may be only one designated notice address under this Security
Instrument at any one time Any notice to Lender shall be given by delivering it or by marling it by
first class marl to Lender's address stated herein unless Lender has designated another address by notice
to Borrower Any notice in connection with this Security Instrument shall not be deemed to have been
given to Lender until actually received by Lender If any notice required by this Security Instrument
is also required under Applicable Law, the Applicable Law requirement will satisfy the corresponding
requirement under this Security Instrument.
16. Governing Law; Severabthty; Rules of Construction. This Security Instrument shall be
governed by federal law and the law of the jurisdiction in which the Property is located. All rights and
obligations contained in this Security Instrument are subject to any requirements and limitations of
Applicable Law. Applicable Law might explicitly or implicitly allow the parties to agree by contract
or it might be silent, but such silence shall not be construed as a pmhibition against agreement by
contract. In the event that any provision or clause of this Security Instrument or the Note conflicts
with Apphcable Law, such conflict shall not affect other provisions of this Security Instrument or the
Note which can be given effect without the conflicting provision.
As used in this Security Instrument (a) words of the masculine gender shall mean and include
corresponding neuter words or words of the feminine gender; (b) words in the singular shall mean and
include the plural and vice versa; and (c) the word "may' gives sole discretion without any obligation
to take any action
18. Transfer of the Property or a Beneficial Interest in Borrower. As used in this Section 18,
"Interest in the Property" means any legal or beneficial interest in the Property, including, but not
limited to, those beneficial interests transferred in a bond for deed, contract for deed, installment sales
contract or escrow agreement, the intent of which is the transfer of title by Borrower at a future date
to a purchaser
If all or any part of the Property or any Interest in the Property is sold or transferred (or if
Borrower is not a natural person and a beneficial interest in Borrower is sold or transferred) without
Lender's prior written consent, Lender may require immediate payment in full of all sums secured by
this Security Instrument However, this option shall not be exercised by Lender if such exercise is
prohibited by Applicable Law
If Lender exercises this option, Lender shall give Borrower notice of acceleration The notice
shall provide a period of not Iess than 30 days from the date the notice is given in accordance with
Section 15 within which Borrower must pay all sums secured by this Security Instrument If Borrower
fails to pay these sums prior to the expiration of this period, Lender may invoke any remedies
permitted by this Security Instrument without further notice or demand on Borrower
19. Borrower's Right to Reinstate After Acceleration. If Borrower meets certain conditions,
Borrower shall have the right to have enforcement of this Security Instrument discontinued at any time
prior to the earliest of (a) five days before sale of the Property pursuant to any power of sale
contained in this Security Instrument, (b) such other period as Applicable Law might specify for the
termination of Borrower's right to reinstate; or (c) entry of a judgment enforcing this Security
Instrument Those conditions are that Borrower (a) pays Lender all sums which then would be due
under this Security Instrument and the Note as if no acceleration had occurred, (b) cures any default
of any other covenants or agreements, (c) pays all expenses incurred in enforcing this Security
Instrument, including, but not limited to, reasonable attorneys' fees, property inspection and valuation
fees, and other fees incurred for the purpose of protecting Lender's interest in the Property and rights
under this Security Instrument; and (d) takes such action as Lender may reasonably require to assure
that Lender's interest in the Property and rights under this Security Instrument, and Borrower's
obligation to pay the sums secured by this Security Instrument, shall continue unchanged Lender may
require that Borrower pay such reinstatement sums and expenses in one or more of the following forms,
as selected by Lender (a) cash, (b) money order, (c) certified check, bank check, treasurer's check or
cashier's check, provided any such check is drawn upon an institution whose deposits are insured by
G� a federal agency, instrumentality or entity; or (d) Electronic Finds Transfer Upon reinstatement by
r . Borrower, this Security Instrument and obligations secured hereby shall remain fully effective as if no
vi acceleration had occurred However, this right to reinstate shall not apply in the case of acceleration
under Section 18
`D 20. Sale of Note-, Chane of Loan Serer• Notice of Grievance, The Note ora partial interest
in the Note (together vic
with this Instrument) can be sold one or more times withot prior notice
to Borrower A sale might result in a change in the entity (known as the "Loan Servicer") that collects
Periodic Payments due under the Note and this Security Instrument and performs other mortgage loan
servicing obligations under the Note, this Security Instrument, and Applicable Law There also might
be one or more changes of the Loan Servicer unrelated to a sale of the Note If there is a change of
the Loan Servicer, Borrower will be given written notice of the change which will state the name and
address of the new Loan Servicer, the address to which payments should be made and any other
�r information RESPA requires in connection with a notice of transfer of servicing If the Note is sold
and thereafter the Loan is serviced by a Loan Servicer other than the purchaser of the Note, the
mortgage loan servicing obligations to Borrower will remain with the Loan Servicer or be transferred
to a successor Loan Servicer and are not assumed by the Note purchaser unless otherwise provided
by the Note purchaser
Neither Borrower nor Lender may commence, join, or be joined to any judicial action (as either
an individual litigant or the member of a class) that arises from the other party's actions pursuant to
this Security Instrument or that alleges that the other party has breached any provision of, or any duty
owed by reason of, this Security Instrument, until such Borrower or Lender has notified the other party
(with such notice given in compWince with the requirements of Section 15) of such alleged breach and
afforded the other party hereto a reasonable period after the giving of such notice to take corrective
action. If Applicable Law provides a time period which must elapse before certain action can be taken,
that time period will be deemed to be reasonable for purposes of this paragraph The notice of
acceleration and opportunity to cure given to Borrower pursuant to Section 22 and the notice of
acceleration given to Borrower pursuant to Section 18 shall be deemed to satisfy the notice and
opportunity to take corrective action provisions of this Section 20
21. Hazardous Substances. As used in this Section 21. (a) "Hazardous Substances" are those
substances defined as toxic or hazardous substances, pollutants, or wastes by Environmental Law and
the following substances. gasoline, kerosene, other flammable or toxic petroleum products, toxic
pesticides and herbicides, volatile solvents, matenals containing asbestos or formaldehyde, and
radioactive materials, (b) "Environmental Law" means federal laws and laws of the jurisdiction where
the Property is located that relate to health, safety or environmental protection, (c) "Environmental
Cleanup" includes any response action, remedial action, or removal action, as defined in Environmental
Law, and (d) an "Environmental Condition" means a condition that can cause, contribute to, or
otherwise trigger an Environmental Cleanup
Loan No- 54103 Data ID 552
Borrower shall not cause or permit the presence, use, disposal, storage, or release of any
Hazardous Substances, or threaten to release any Hazardous Substances, on or in the Property.
Borrower shall not do, nor allow anyone else to do, anything affecting the Property (a) that is in
violation of any Environmental Law, (b) which creates an Environmental Condition, or (c) which, due
to the presence, use, or release of a Hazardous Substance, creates a condition that adversely affects the
value of the Property The preceding two sentences shall not apply to the presence, use, or storage on
the Property of small quantities of Hazardous Substances that are generally recognized to be
appropriate to normal residential uses and to maintenance of the Property (including, but not limited
to, hazardous substances in consumer products)
Borrower shall promptly give Lender written notice of (a) any investigation, claim, demand,
lawsuit or other action by any governmental or regulatory agency or private party involving the Property
and any Hazardous Substance or Environmental Law of which Borrower has actual knowledge, (b) any
Environmental Condition, including but not limited to, any spilling, leaking, discharge, release or threat
of release of any Hazardous Substance, and (c) any condition caused by the presence, use or release
of a Hazardous Substance which adversely affects the value of the Property If Borrower learns, or is
notched by any governmental or regulatory authonty, or any private party, that any removal or other
remediation of any Hazardous Substance affecting the Property is necessary, Borrower shall promptly
take all necessary remedial actions in accordance with Environmental Law. Nothing herein shall create
any obligation on Lender for an Environmental Cleanup
NON-UNIFORM COVENANTS. Borrower and Lender further covenant and agree as follows
22. Acceleration; Remedies. Lender shall give notice to Borrower prior to acceleration following
Borrower's breach of any covenant or agreement in this Security Instrument (but not prior to
acceleration under Section 1:8 unless Applicable Law provides otherwise), The notice shall specify:
(a) the default; (ii) the action required to cure the default; (c) a date, not less than 30 days from the
date the notice is given to Borrower, by which the default must be cured; and (d) that failure to cure
the default on or before the date specified in the notice may result in acceleration of the sums secured
ti by this Security Instrument and sale of the Property at public auction at a date not less than 1.20 days
.-- ` in the future. The notice shall further inform Borrower of the right to reinstate after acceleration,
Q ; the right to bring a court action to assert the non-existence of a default or any other defense of
c Borrower to acceleration and sale, and any other matters required to be included in the notice by
c Applicable Law. If the default is not cured on or before the date specified in the notice, Lender at its
option, may require immediate payment In fall of all sums secured by this Security Instrument without
further demand and may invoke the power of sale and/or any other remedies permitted by Applicable
'� cv Law. Lender shall be entitled to collect all expenses incurred in pursuing the remedies provided in
this Section 22, including, but not limited to, reasonable attorneys' fees and costs of title evidence.
r
If Lender invokes the power of sale, Lender shall give written notice to Trustee of the occurrence
of an event of default and of Lender's election to cause the Property to be sold. Trustee and Lender
shall take such action regarding notice of sale and shall give such notices to Borrower and to other
persons as Applicable Law may require. After the time required by Applicable Law and after
publication of the notice of sale, Trustee, without demand on Borrower, shall sell the Property at public
auction to the highest bidder at the time and place and under the terms designated in the notice of
sale in one or more parcels and in any order Trustee determines. 'Trustee may postpone sale of the
Property for a period or periods permitted by Applicable Law by public announcement at the time and
place fixed in the notice of sale. Lender or its designee may purchase the Property at any sale.
Trustee shall deliver to the purchaser Trustee's deed conveying the Property without any
covenant or warranty, expressed or implied. The recitals in the Trustees deed shall be prima facie
evidence of the truth of the statements made therein. Trustee shall apply the proceeds of the sale in
the following order: (a) to all expenses of the sale, including, but not limited to, reasonable 'trustee's
and attorneys' fees; (b) to all sums secured by this Security instrument; and (c) any excess to the
person or persons legally entitled to it or to the clerk of the superior court of the county in which the
sale took place.
23. Reconveyance. Upon payment of all sums secured by this Security Instrument, Lender shall
request Trustee to reconvey the Property and shall surrender this Security Instrument and all notes
evidencing debt secured by this Security Instrument to Trustee. Trustee shall reconvey the Property
without warranty to the person or persons legally entitled to it Such person or persons shall pay any
recordation costs and the Trustee's fee for preparing the reconveyance
24. Substitute Trustee. In accordance with Applicable Law, Lender may from time to time
appoint a successor trustee to any Trustee appointed hereunder who has ceased to act. Without
conveyance of the Property, the successor trustee shall succeed to all the title, power and duties
conferred upon Trustee herein and by Applicable Law.
25. Use of Property. The Property is not used principally for agricultural purposes.
26. Attorneys' ,Fees. Lender shall be entitled to recover its reasonable attorneys' fees and costs
in any action or proceeding to construe or enforce any term of this Security Instrument. The term
"attorneys' fees," whenever used in this Security instrument, shall include without limitation attorneys'
fees incurred by Lender in any bankruptcy proceeding or on appeal
ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY,
EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT
OF A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW.
BY SIGNING BELOW, Borrower accepts and agrees to the terms and covenants contained in
this Security Instrument and in any Rider executed by Borrower and recor tth it.
ROBE T RUDDELL —6rrowe
SUSAN L RUDDELL —Borrower
(Seal)
V AVZARADEL —Borrower
AVZARADEL —Borrower
(Sea])
—Borrower
iV4AF*TYLOR A�7ACKI F
TAYLOR —Borrower
lSpace Below This Line For Acknowledgment]
e+.
Ln State of 1� §
c� County of §
On this day personalty appeared before me KOLIN B TAYLOR AND ANAVADYA FAITH
TAYLOR AND ROBERT W RUDDELL AND SUSAN L RUDDELL AND SOLOMON V
AVZARADEL AND MARY BRAN AVZARADEL
to me knQwITIfit+persons described to and who executed the within and foregoing instrument,
and aclmg� �I that'tldyr executed the same as their free and voluntary act and deed, for the uses
and pn�m�se'ieiri'e'ftdned.
i ve@ uAer rdgan4aftd off�c�al seal this J day of , 20
(Sealy �„ fyoq= U� ;
5 5P - Notary Public an or the State of
residing at
ws (Printed Name)
My commission expires.
Loan No 54103
Borrower KOLIN B TAYLOR
1-4 FAMILY RIDER
(Assignment of Rents)
Data ID 552
THIS 1-4 FAMILY RIDER is made this 7th day of December, 2001, and is incorporated into
and shall be deemed to amend and supplement the Mortgage, Deed of Trust, or Security Deed (the
"Security Instrument") of the same date given by the undersigned (the "Borrower") to secure Borrower's
Note to HOMECOMINGS FINANCIAL NETWORK, INC (the "Lender") of the same date and
covering the Property described in the Security Instrument and located at.
18607 102ND AVE SE
RENTON, WASHINGTON 98055
[Prop" Address)
1-4 FAMILY COVENANTS. In addition to the covenants and agreements made in the Security
Instrument, Borrower and Lender further covenant and agree as follows
A. ADDITIONAL PROPERTY SUBJECT TO THE SECURITY INSTRUMENT. In addition
to the Property described to the Security Instrument, the following items now or hereafter attached to
the Property to the extent they are futtures are added to the Property description, and shall also
constitute the Property covered by the Security Instrument building materials, appliances and goods
of every nature whatsoever now or hereafter located in, on, or used, or tntended to be used to
connection with the Property, including, but not limited to, those for the purposes of supplying or
distributing heating, cooling, electricity, gas, water, air and light, fire prevention and extinguishing
apparatus, security and access control apparatus, plumbing, bath tubs, water heaters, water closets, sinks,
Cn ranges, stoves, refrigerators, dishwashers, disposals, washers, dryers, awnings, storm windows, storm
doors, screens, blinds, shades, curtains and curtain rods, attached mirrors, cabinets, paneling and
attached floor coverings, all of which, including replacements and additions thereto, shall be deemed
to be and remain, a part of the Property covered by the Security Instrument All of the foregoing
CM together with the Property described in the Security Instrument (or the leasehold estate if the Security
�- Instrument is on a leasehold) are referred to in this 1-4 Family Rider and the Security Instrument as
�- the "Property "
ams
'-- B. USE OF PROPERTY; COMPLIANCE WITH LAW. Borrower shall not seek, agree to or
�- make a change rn the use of the Property or its zoning classification, unless Lender has agreed in
writing to the change Borrower shall comply with all laws, ordinances, regulations and requirements
of any governmental body applicable to the Property
C_ SUBORDINATE LIENS. Except as permitted by federal law, Borrower shall not allow any
hen inferior to the Security Instrument to be perfected against the Property without Lender's prior
written permission
D. RENT LOSS INSURANCE. Borrower shall maintain insurance against refit loss in addition
to the other hazards for which insurance is required by Section 5
MULTISTATE 1.4 FAMILY RIDER - Far mle Mae R*ddie Mas UNIFORM INSTRUMENr Form 3170 11101
(Page I of 3 Pages)
111111111111111111111111 Hill 11111111111111111111111111111111111111
4103
E. "BORROWER'S RIGHT TO RRINSTAT'E" DELETED. Section 19 is deleted
F BORROWER'S OCCUPANCY. Unless Lender and Borrower otherwise agree in writing,
Section 6 concerning Borrower's occupancy of the Property is deleted
G. ASSIGNMENT OF LFASF.S Upon lender's request after default, Borrower shall assign
to Lender all leases of the Property and all security deposits made in connection with leases of the
Property Upon the assignment, Lender shall have the right to modify, extend or terminate the existing
leases and to execute new Imes, in Lender's sole discretion As used in this paragraph G, the word
"lease" shall mean "sublease" if the Security Instrument is on a leasehold
H. ASSIGNMENT OF RENTS; APPOINTMENT OF RECEIVER; LENDER IN POSSESSION.
Borrower absolutely and unconditionally assigns and transfers to Lender all the rents and revenues
("Rents") of the Property, regardless of to whom the Rents of the Property are payable Borrower
authorizes Lender or Lender's agents to collect the Rents, and agrees that each tenant of the Property
shall pay the Rents to Lender or Lender's agents However, Borrower shall receive the Rents until
(i) Lender has given Borrower notice of default pursuant to Section 22 of the Security Instrument and
(n) Lender has given notice to the tenant(s) that the Rents are to be paid to Lender or Lender's agent
This assignment of Rents constitutes an absolute assignment and not an assignment for additional
security only
If Lender gives notice of default to Borrower (i) all Rents received by Borrower shall be held
by Borrower as trustee for the benefit of Lender only, to be applied to the sums secured by the Security
Instrument, (it) Lender shall be entitled to collect and receive all of the Rents of the Property,
(iii) Borrower agrees that each tenant of the Property shall pay all Rents due and unpaid to Lender
ri or Lender's agents upon Lender's written demand to the tenant, (tv) unless applicable law provides
otherwise, all Rents collected by Lender or Lender's agents shall be applied first to the costs of taking
control of and managing the Property and collecting the Rents, including, but not limited to, attorney's
o fees, receiver's fees, premiums on receiver's bonds, repair and maintenance costs, insurance premiums,
�- taxes, assessments and other charges on the Property, and then to the sums secured by the Security
.-- Instrument, (v) Lender, Lender's agents or any judicially appointed receiver shall be liable to account
s., for only those Rents actually received, and (vi) Lender shall be entitled to have a receiver appointed
r- to take possession of and manage the Property and collect the Rents and profits derived from the
Property without any showing as to the inadequacy of the Property as security
If the Rents of the Property are not sufficient to cover the costs of taking control of and
managing the Property and of collecting the Rents, any funds expended by Lender for such purposes
shall become indebtedness of Borrower to Lender secured by the Security Instrument pursuant to
Section 9
Borrower represents and warrants that Borrower has not executed any prior assignment of the
Rents and has not performed, and will not perform, any act that would prevent Lender from exercising
its rights under this paragraph
Lender, or Lender's agents or a judicially appointed receiver, shall not be required to enter upon,
take control of or maintain the Property before or after giving notice of default to Borrower However,
Lender, or Lender's agents or a judicially appointed receiver, may do so at any time when a default
occurs Any application of Rents shall not cure or waive any default or invalidate any other right or
remedy of Lender This assignment of Rents of the Property shall terminate when all the sums secured
by the Security Instrument are pard in full
L CROSS -DEFAULT PROVISION. Borrower's default or breach under any note or agreement
in which Lender has an interest shall be a breach under the Security Instrument and Lender may invoke
any of the remedies permitted by the Security Instrument
MULTISTATE 1-4 FAMILY RmER - FanMe MarIftddle Mee UMFORM INSTRUMENT Form 3170 1R)1
(Page 2 of 2 Pages)
o-.
0^v
Loan No 54103
BY SIGNING BELOW, Borrower accepts and agrees to
this 1-4 Family Rider
RO T RUDDELLer
7
SUSAN L RUDDELL —Borrower
(Seat)
LO AV EL —Borrower
(Seal)
Y B AV EL —Borrower
Data ID 552
terms and provisions contained in
(Seal)
---Borrower
�T% 'tt (Seal)
ANA ADYA AffH T YLOR 1ACKI F
TAYLOR —Borrower
MULMSTATE 1-4 FAMILY RDER - Farri9 Ma%Freddle Mac UWFORM INSMMEW Form 3178 1^01
(Page 3 of 3 Pages)
This certificate provides
information necessary to
evaluate development
proposals.
Certificate : 5519
SOOS CREEK WATER AND SEWER DISTRICT
CERTIFICATE OF SEWER AVAILABILITY
Type: Short SubDivision
Applicant's Name: KBS III, LLC
Proposed Use: 7 Lot Short Plat "Vue Crest 1I"
Location: Lot: 97 Block: Development:
Parcel: 322305 9097 Address: 18607 102ND AVE SE, RENTON
Information: Previously known as 18607 & 18611 102nd Ave SE
( Attach map & Legal description if necessary )
SEWER PURVEYOR INFORMATION
j, a ❑ Sewer service will be provided by service connection only to an existing sewer main Null feet from
the site and the sewer system has the capacity to serve the proposed area.
b v❑ Other (describe):
Sewer service to the proposed plat will require the installation of onsite sanitary sewer with gravity
flow. Final sewer layout will be determined based on the final site development plans, building
locations and outlet elevations. All plans must be approved by the City of Renton and Soos Creek
Water and Sewer District.
2. a © The sewer system is in conformance with a County approved sewer comprehensive plan.
b ❑ The sewer system improvement will require a sewer comprehensive plan amendment.
3. a The proposed project is within the corporate limits of the district, or has been granted Boundary
Review Board approval for extension of service outside the district or city.
b ❑ Annexation or Boundary Review Board approval will be necessary to provide service, or sign a
Power of Attorney for annexation.
4. Service is subject to the following:
a ❑,/ Connection Charge: Standard permit fees will apply.
b ® Easement (s):
c 0 Other: All lots must serve by gravity sewer.
RECENEE
3AN 2 0 M5
CITY OF R1vPITON
PIANMNG oi\oslON
Service is subject to the applicants agreement to comply and perform to make such installation
and/or connections to the standards, regulations, requirements and conditions of this District
and such other agency or agencies having jurisdiction. This District is not representing that it's
facilities will be extended or otherwise modified to make such service available to the
applicant. It is the responsibility of the applicant to make any required extension of facilities to
serve their property.
I hereby certify that the above sewer purveyor information is true. This certification shall be valid for one
year from date of signature.
SODS CREEK WATER & SEWER DISTRICT
Agency Name
Supervisor, Development Administration
Title
Soos CreckWater & Scwcr Distrwt "rprAvailS mglel'arcelAJJSewer" 2!6196
Darci Mattioda 14/22/2414
Signatory Name Date
-
ignature Date
Certificate : 4594
This certificate provides
information necessary to
evaluate development
proposals.
SOOS CREEK WATER AND SEWER DISTRICT
CERTIFICATE OF WATER AVAILABILITY
Type: Short SubDivision :
Applicant's Name: KBS III, LLC
Proposed Use: 7 Lot Short Plat " Vue Crest II"
Location: Lot: 97 Block: Development:
Parcel: 322345 9097 Address: 4903 and 4909 Main Ave S
Information: Previously known as 18607 & 18611 102nd Ave SE
WATER PURVEYOR INFORMATION
1. a ❑ Water will be provided by service connection only to an existing Null water main, Null feet from the site.
b W Water service will require an improvement to the water system of:
Water service to the proposed plat will require the installation of onsite water main. Final water layout
and requirements will be determined based on final site development plans and Fire Marshal
requirements. All plans must be approved by the City of Renton Fire Marshal and Soos Creek Water and
Sewer District.
2. a M The water system is in conformance with a County approved water comprehensive plan.
b El The water system improvement will require a water comprehensive plan amendment.
3. a © The proposed project is within the corporate limits of the district, or has been granted Boundary Review
Board approval for extension of service outside the district or city, or is within the County approved
service area of a private water purveyor.
b ❑ Annexation or Boundary Review Board approval will be necessary to provide service.
4. a VJ Water is/or will be available at the rate of flow and duration indicated below at no less than 20 psi
measured at the nearest fire hydrant 47' feet from the building/property (or as marked on the attached
map):
Rate of Flow: 1,000 gpm Duration: 2
b ❑ Water system is not capable of providing fire flow.
5. Service is subject to the following:
RECEIVED Jr ON
a © Connection Charge:
SAN 2 0 2015 Ck
b © Easement (s): p`
C © other: If higher fire flow is needed a hydrQkTY FJ?9k110Re done.
PLANNING DMS1ON
Cross Connection Control devices must be in conformance with state laws.
Service is subject to the applicants agreement to comply and perform to make such installation
and/or connections to the standards, regulations, requirements and conditions of this District and
such other agency or agencies having jurisdiction. This District is not representing that its
facilities will be extended or otherwise modified to make such service available to the applicant.
It is the responsibility of the applicant to snake any required extension of facilities to serve their
property.
I hereby certify that the above water purveyor information is true. This certification shall be valid for one
year from date of signature.
SOOS CREEK WATER & SEWER DISTRICT
Agency Name
Supervisor, Development Administration
Title
Soos Creek Water & Sewer D iffid'rplAvai1SinS1vParcelAddWsler 316144
Darci Mattioda 10/21/2014
Signatory Name Date
Qs--E�As
aa )4,
ture I to 1
�t/-7-7`�-4
AFFIDAVIT OF INSTALLATION OF
PUBLIC INFORMATION SIGN
STATE OF WASHINGTON
COUNTY OF KING
City of Renton Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
`a EFF cl�jR l being first
duly sworn on oath, deposes and says:
1. On the day of , 201—SL 1 installed ! public
information sign(s) and plastic flyer box on the property located at
/42 -,-D 14V Lz S.9• -+ 5C. / the following project:
Project Name
KBS 3=, LLC
Owner Name
2. 1 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 Signs Installation" haqdout package.
Installer Signature
SUBSCRIBED AND SWORN to before me this d/,ay o +-v 20
04 'Os
NOTARY PUBLIC in and for the State of Washington,
residing at
19 Ab ••� My commission expires on
Vp
OF
Z o zQ rs
-3- CITY
05/14
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\pubsign.doc
rw
.UA15-0000 6
BILLING CONTACT
Kolin Taylor
KBS III, LLC
12320 NE 8TH ST, #100
BELLEVUE, WA 98005
REFERENCE NUMBER FEE NAME
TRANSACTION
TYPE
PAYMENT
METHOD
AMOUNT PAID
LUA15-000026
PLAN - Environmental Review
Fee Payment
aheck #7332
$1,000.00
PLAN - Modification Fee Payment heck #7332
$150.00
PLAN - Short Plat Fee Fee Payment heck #7332
$2,000.00
Technology Fee Fee Payment heck #7332
$94.50
SUB TOTAL
TOTAL
$3,244.50
$3,244.50
Printed On: 1/2W2015 Prepared By: Clark Close Page 1 of 1