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S31UOl:ld illW.S ~1Nl131:1d ==--= DNISSOl:10 30V>INl>I '~' ~j,~J .. 111"m•:·iiitiei IEl!I :::nl 30011:;I 0101:JON • ~ ~ ! h r31 \ i! • ! \ ' * ' \v' ~! 9tl:: i ~' I" d ~~ ! h ~I/: ~ 5! !! 1! -., i I 1 f,":: . . r ~ l~a' -·-··-1 I d .~ ' >' I Ii , 8 ~ • w ~ ~ ••• § i ~ ~ ~ ::!" • f z ~ ! @ • ~ ! w Wg z w ~.I: ,: ~ r::N ~ z 'Ur. 0 wt: ¥ ~ ~ "'t~T. ~ < Ii' "Nt: Ii " n ~t~ {{ rM·: w::: 't-N-: 'i-'.t: fm r;.;g l 1.1 : ":.W ~/N 1!rf1 Ji !:ii <t-= ,-l ''flt: !!l +f"R: ;i ·-~ ···~ § ---.. ..... ~,- ~: Neighborhood Detail Map cm OF RENTON, KING COUNTY, l'ASHJNG'J'ON I I [J /Ill~ SB1761BS'f ' I r==::;, ! r---------'---+----1_-I ~ r •• Ff ml ~=1-~ MAP OF PARCEL #3223059303 FOR PK ENTERPRISES • C .Pt113l~ =i ~~~~<S~"::rl~iJ·r'i~~;""<( rn SITE ADDRESS I ~ 17709 116TH AVE, RENTON, WA I ~ ·-··"""n ~=-= cp I mum ·11 um iimm !ii iim 111111111111111mm1n I I ' I i I lil ill i!l l ll l ll l ll I ii! nlllm111mm11um ' HBh!iHSihh~So:t..-~••~ ' m ,i I i \1 ,1! m11l1l1,Ml1h11nli1 Denis Law Mayor February 10, 2016 Phillip Kitzes PK Enterprises 23035 SE 263'd St Maple Valley, WA 98038 Subject: Hearing Examiner's Order on Request for Reconsideration RE: Kinkade Crossing Preliminary Plat, LUA-15-000695 Dear Mr. Kitzes: Attached is the City of Renton's Hearing Examiner's Order on Request for Reconsideration dated February 9, 2016. If I can provide further information, please feel free to contact me or Clark Close, the Associate Planner at (425) 430-7289. Sincerely, ~~ City Clerk cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning1 Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Julia Medzegian, City Council Liaison Parties of Record (5) 1055 South Grady Way • Renton, Washington 98057 • (425) 430-6510 / Fax (425) 430-6516 • rentonwa.gov BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON Emily Terrell, Hearing Examiner Pro Tern RE: Kinkade Crossing Plat Preliminary Plat LUAlS-000695, ECF, PP ORDER ON REQUEST FOR RECONSIDERATION Requestor: City of Renton, WA INTRODUCTION PK Enterprises received Preliminary Plat approval from the City of Renton on January 5, 2016 for a 17 lot residential subdivision. On January 13, 2016, the City of Renton filed a request for reconsideration toward modification of Condition of Approval #8. The City argued the condition prematurely granted the applicant a modification to RMC 4-6-0601 without a formal application for the modification pursuant to MCC 4-6-060Q. l. The City further argues the examiner failed to provide adequate justification for allowing Lot 13 to access either the alley or Road A (RMC 4-7-l 50E.5). The City's request for reconsideration is granted. DISCUSSION The Final Decision of the above-captioned matter grants a modification to RMC 4-6- 0601 based on the City's testimony demonstrating a willingness to support such a modification. The City's argument that a formal application for a modification pursuant to MCC 4-6-060Q. l is required prior to approval of said modification is correct. The City also correctly argues that the examiner failed to justify properly the approval of the applicant's requested modification to RMC 4-7-150E.5 with respect to access to Lot 13. The applicant did not provide a formal modification request for this decision and there is nothing in the record to indicate Lot 13 cannot be safely accessed via the alley. Street access is not required. 2 3 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 The examiner issued an order on January 18, 2016 allowing the applicant until February 5, 2016 to comment on the City's Request for Reconsideration. The applicant did not provide comment. Condition #8 of the Final Decision is modified as follows: 8. Lots +4.11-17 shall gain vehicular access to their respective lots off the alley. Lots I and 2 ;J,a.ll--rna, gain access from a shared driveway. if a shared dri,ewav rnodit1cation is approved b,· the Cit\. Lot 13 ma:· be ucee.,.,ed ·, ic: eitl:er ReaEl A or the alle:,. This shall be noted on the face of the plat. A final road plan shall be submitted to and approved by the City of Renton Current Planning Project Manager prior to issuance a construction permit. Dated this 9th day of February, 2016. Emily Te 11, AICP City of Renton Hearing Examiner Pro Tern Appeal Right and Valuation Notices RMC 4-8-l 10(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-1 IO(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4- 8-l l O(E)(8) and RMC 4-8-!00(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, ( 425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. Kinkade Crossing Preliminary Plat p.2 Decision on Reconsideration Denis Law Mayor February 10, 2016 Phillip Kitzes PK Enterprises 23035 SE 263'd St Maple Valley, WA 98038 City Clerk -Jason A. Seth, CMC Subject: Hearing Examiner's Order on Request for Reconsideration RE: Kinkade Crossing Preliminary Plat, LUA-15-000695 Dear Mr. Kitzes: Attached is the City of Renton's Hearing Examiner's Order on Request for Reconsideration dated February 9, 2016. If I can provide further information, please feel free to contact me or Clark Close, the Associate Planner at (425) 430-7289. Sincerely, !£~ City Clerk cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Julia Medzegian, City Council Liaison Parties of Record (SJ 1055 South Grady Way • Renton, Washington 98057 • (425) 430-6510 / Fax (425) 430-6516 • rentonwa.gov BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON Emily Terrell, Hearing Examiner Pro Tern RE: Kinkade Crossing Plat Preliminary Plat LUA 15-000695, ECF, PP ORDER ON REQUEST FOR RECONSIDERATION Requestor: City of Renton, WA INTRODUCTION PK Enterprises received Preliminary Plat approval from the City of Renton on January 5, 2016 for a 17 lot residential subdivision. On January 13, 2016, the City of Renton filed a request for reconsideration toward modification of Condition of Approval #8. The City argued the condition prematurely granted the applicant a modification to RMC 4-6-0601 without a forrnal application for the modification pursuant to MCC 4-6-060Q.1. The City further argues the examiner failed to provide adequate justification for allowing Lot 13 to access either the alley or Road A (RMC 4-7-l 50E.5). The City's request for reconsideration is granted. DISCUSSION The Final Decision of the above-captioned matter grants a modification to RMC 4-6- 0601 based on the City's testimony demonstrating a willingness to support such a modification. The City's argument that a formal application for a modification pursuant to MCC 4-6-060Q. l is required prior to approval of said modification is correct. The City also correctly argues that the examiner failed to justify properly the approval of the applicant's requested modification to RMC 4-7-l50E.5 with respect to access to Lot 13. The applicant did not provide a forrnal modification request for this decision and there is nothing in the record to indicate Lot 13 cannot be safely accessed via the alley. Street access is not required. 2 3 7 8 9 10 ll 12 13 14 15 16 17 18 19 20 21 22 23 24 25 The examiner issued an order on January 18, 2016 allowing the applicant until February 5, 2016 to comment on the City's Request for Reconsideration, The applicant did not provide comment. Condition #8 of the Final Decision is modified as follows: 8. Lots +411-17 shall gain vehicular access to their respective lots off the alley. Lots I and 2 slffiH-ma, gain access from a shared driveway. if a shared dri,e\\av modification is approved bv the Citv. Lot 13 R-1a)-be accessed via eitrter Road A or tl,e alle). This shall be noted on the face of the plat. A final road plan shall be submitted to and approved by the City of Renton Current Planning Project Manager prior to issuance a construction permit. Dated this 9th day of February, 2016. Emily Te II, AICP City of Renton Hearing Examiner Pro Tern Appeal Right and Valuation Notices RMC 4-8-l lO(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-l l O(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4- 8-110(E)(8) and RMC 4-8-100(0)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, ( 425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. Kinkade Crossing Preliminary Plat p.2 Decision on Reconsideration •, ., mmt: e~~rri Cynthia Jones 11504 SE 178th Pl Renton. WA 98055 Phillip Kitzes PK Enterprises 23035 SE 263rd St Maple Valley, WA 98038 ~-.r~;,:e~~ George Darby 2803 SE 16th St Renton. WA 98058-3842 Robert Fitzmaurice Nordic Ridge, LLC 15 Lake Bellevue Dr, 102 Bellevue, WA 98005 ~IU!ifrao~ Lloyd Buckmeier 16547 121st Ave SE Renton, WA 98058 Weston Jermasek 11510 SE 178th Pl Renton. WA 98055 Denis Law Mayor January 20, 2016 Phillip Kitzes PK Enterprises 23035 SE 263'd St Maple Valley, WA 98038 City Clerk -Jason A. Seth, CMC Subject: Hearing Examiner's Order Authorizing Reconsideration RE: Kinkade Crossing Preliminary Plat, LUA-15-000695 Dear Mr. Kitzes: Attached is the City of Renton's Hearing Examiner's Order Authorizing Reconsideration dated January 18, 2016. If I can provide further information, please feel free to contact me or Clark Close, the Associate Planner at (425) 430-7289. s~~ Megan Gregor Deputy City Clerk cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Randy Corman, Council President Julia Medzegian, City Council Liaison Parties of Record (5) 1055 South Grady Way , Renton, Washington 98057 , (425) 430-651 O / Fax (425) 430-6516, rentonwa.gov '\. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Kinkade Crossing Preliminary Plat ORDER AUTHORIZING RECONSIDERATION LUA 15-000695 The City has requested reconsideration of the Hearing Examiner's decision on the above-captioned matter. Since the reconsideration request affects the Applicant, the Applicant will be given an opportunity to respond to the request for reconsideration before a decision on the reconsideration request is issued. Any responses must be based upon evidence that is already in the record. No evidence that has not been recorded at the hearing or entered as an exhibit at the hearing will be considered in the reconsideration request. ORDER ON RECONSIDERATION l. The Applicant shall have until 5:00 pm, February 5, 2016 to provide written comments in response to the request for reconsideration submitted by the City, dated January 14, 2016. The Applicant shall have until February 5, 2016 at 5:00 pm to provide a written reply to the responses authorized in the preceding paragraph. 3. All written comments authorized above may be emailed to the Examiner at Emily@soundmunicipal.com and Clark Close at (Close 27 Renton\\a.,w,. In the alternative, written comments may be mailed or delivered to Hearing Examiner, c/o City Clerk Office, at 1055 South Grady Way, Renton, WA 98057. Mailed or delivered comments must be received by the City by the deadlines specified in this Order. Reconsideration -I '\ 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 DATED this 18th day of January, 2016. Reconsideration -2 c:~..,.~ C v~Q\. U..1.,'-'.,ll Emily Terrell City of Renton Hearing Examiner Pro Tern Cynthia Jones 11504 SE 178th Pl Renton. WA 98055 &ft?Ji~-~'&11 Phillip Kitzes PK Enterprises 23035 SE 263rd St Maple Valley, WA 98038 Renton. WA 98058-3842 Robert Fitzmaurice Nordic Ridge, LLC lS Lake Bellevue Dr, 102 Bellevue. WA 98005 ~i'L~.:mt\l!'if1JrLl':,;.:;; J'% .. %. .~C£.· Lloyd Buckmeier 16547 121st Ave SE Renton, WA 98058 ~. B:nrmm~!if~lliii~ Weston Jermasek 11510 SE 178th Pl Renton, WA 98055 Denis Law Mayor January 14, 2016 Phillip Kitzes PK Enterprises 23035 SE 263'd St Maple Valley, WA 98038 City Clerk -Jason A. Seth, CM( Subject: Request for Reconsideration filed by City of Renton RE: Kinkade Crossing Preliminary Plat, LUA-15-000695 Dear Mr. Kitzes: Attached is your copy of the Request for Reconsideration filed by Clark Close in the above-referenced matter. If I can provide further information, please feel free to contact me or Clark Close, the Associate Planner at (425) 430-7289. Megan Gregor Deputy City Clerk cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Council member Julia Medzegian, City Council Liaison Parties of Record (5) 1055 South Grady Way• Renton,Washington 98057 • (425) 43Q--6510 / Fax (425) 430-6516 • rentonwa.gov --De:~~:;:...,aw ---~-r Pi}o,~ r ( y r l -....:.,....J--~-- Community & Economic Development Department January 13, 2016 C.E."Chip"Vincent, Administrator CITY OF clENTON Emily Terrell Hearing Examiner, Pro Tern Olbrechts & Associates 18833 NE 74th St. ,,,.. JAN 132016 11.Yr ~ RECEIVED CITY CLERK'S OFFICE Granite Falls, WA 98252 Subject: Request for Reconsideration Kinkade Crossing Preliminary Plat, LUAlS-000695, ECF, MOD, PP Dear Hearing Examiner Terrell: Staff respectfully requests reconsideration of condition of approval #8 included in the Examiner's Decision for Kinkade Crossing Preliminary Plat, dated January 5, 2016. Condition of approval #8 reads as follows: 8. Lots 14-17 shall gain vehicular access to their respective lots aff the alley. Lots 1 and 2 shall gain access from a shared driveway. Lot 13 may be accessed via either Road A ar the alley. This shall be noted on the face of the plat. A final road plan shall be submitted to and approved by the City of Renton Current Planning Project Manager prior to issuance a construction permit. As noted in Condition #8 above, the word "shall" ties lots 1 and 2 together without allowing enough flexibility for the final plat design to consider the final sizing of the pond and final orientation of the identified lots. Furthermore, pursuant to RMC 4-6-060J Shared Driveway Standards, subsection b, a shared driveway is not permitted if created by a subdivision of 10 or more lots. The subject Plat is 17 lots and therefore shared driveways are not permitted. However, pursuant to RMC 4-6-060Q. l, modifications to these standards can be requested. Initially, the applicant requested a modification to the shared driveway provisions for Lots 5 and 6, and staff recommended denial of the request because the shared driveway modification did not provide a complete street standard in front of Lots 5 and 6 and thus was not consistent with policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element (among other factors). As part of the public hearing on December 22, 2015, the applicant requested a shared driveway for Lots 1 and 2, which were not included with the original application. Therefore, a Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Kinkade Crossing Preliminar , PRElS-000695 Request for Reconsideration Page 2 of 3 January 13, 2016 decision on allowing a shared driveway for Lots 1 and 2 is premature. As the record reflects, staff has indicated they would be supportive of a shared driveway for Lots 1 and 2, if the applicant submitted a driveway modification request to the City. To summarize in brief, the usage of the term "shall" in Condition #8 requires a shared driveway for Lot 1 and 2. Additionally, it does not allow for the City's official modification process to be completed for a shared driveway at Lot 1 and 2. Staff requests that the term "shall" be changed to "may" in Condition #8, as noted below, to reflect the necessary modification request for a shared driveway via the code-required modification process (in addition to further amendments). In addition, staff is requesting clarification around Condition #S's sentence three, which reads follows (Page 15, line 26): "Lot 13 may be accessed via either Road A or the alley." To support sentence three, the Examiner's justification is as follows (Page 12, line 4): 15, The project provides a grid connection by connecting the internal streets, Roads A and 8, to 116th Avenue SE ond SE 177th Place. The Applicant will provide sidewalks along its frontage of 116th Avenue SE as well as on both sides of internol Roods A ond 8. Per RMC 4-7-lSOE.5, Alley Access -New residential development in areas without existing alleys shall utilize olley access for interior lots. Similarly, as part of the public hearing, staff testified that when alley access is available, vehicular access shall be taken from the alley (see RMC 4-4-0SOF.7.b). The Examiner's justification does not explain why Lot 13 should be allotted the flexibility to access from either Road A (limited residential access street) or the alley, as conditioned. Based on RMC 4-7-lSOE.5 and RMC 4-4- 0SOF.7.b, staff requests that the Examiner reconsider the flexibility granted for access to Lot 13 to be from the alley or Road A. RMC clearly states that alley access is the preferred street pattern and is required for interior lots when part of an R-8 subdivision. In conclusion, staff requests that the Hearing Examiner re-examine Condition #8 to not grant shared driveways access for Lots 1 and 2 outright without completing the code required modification process and, in addition, remove the option for Lot 13 to gain access from a residential road (Road A), since vehicular access is available from the alley. Staff requests that Condition #8 be revised to read as follows: 8. Lots 13-17 shall gain vehicular access to their respective Jots off the alley. Lots 1 and 2 may gain access from a shared driveway, if a shared driveway modification is approved by the City. This shall be noted on the face of the plat. A final road plan shall be submitted to and approved by the City of Renton Current Planning Project Manager prior to issuance of a construction permit. Please contact me at (425) 430-7289 should you have any questions regarding this reconsideration request. Kinkade Crossing Prellminar Request for Reconsideration Page 3 of 3 January 13, 2016 Sincerely, Clark H. Close Senior Planner , PRElS-000695 cc: Phil Olbrechts, Hearing Examiner Jason Seth, City Clerk Cindy Moya, Records Management Specialist Megan Gregor, Deputy City Clerk Nordic Ridge, LLC / Owner(s) Phillip Kitzes, PK Enterprises/ Applicant Buckmeier, Darby, Jermasek, Jones/ Parties of Record Yellow File f{$·:~»x~\°'l~tf;;;'.~1;_:~;f; ''1»._t~:i'~~,::C::'::" ',;·J;}lft;':f_;,~~~ Cynthia Jones 11504 SE 178th Pl Renton. WA 98055 ~~~'\]!' Phillip Kitzes PK Enterprises 23035 SE 263rd St Maple Valley, WA 98038 George Darby 2803 SE 16th St Renton, WA 98058-3842 Robert Fitzmaurice Nordic Ridge, LLC 15 Lake Bellevue Dr, 102 Bellevue. WA 98005 ~~~, ;··:)fi~1Pi?~:~dfr·)~?~,.; Lloyd Buckmeier 1654 7 121st Ave SE Renton, WA 98058 _-,,~-fi~~: Weston Jermasek 11510 SE 178th Pl Renton. WA 98055 Denis Law Mayor January 6, 2016 Phillip Kitzes PK Enterprises 23035 SE 263'd St Maple Valley, WA 98038 Subject: Hearing Examiner's Final Decision City Clerk -Jason A.Seth,CMC RE: Kinkade Crossing Preliminary Plat, LUA-15-000695 Dear Mr. Kitzes: The City of Renton's Hearing Examiner has issued a Final Decision dated January 5, 2016. This document is immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov); • To be viewed at the City Clerk's office on the 7'h floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the above project number; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.55, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall· 7th Floor, (425) 430-6510. RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8· 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding 1055 South Grady Way • Renton, Washington 98057 • (425) 43D-6510 I Fax (425) 430-6516 • rentonwa.gov • • the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon the issuance of a reconsideration decision. I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you. cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Parties of Record (5) Denis Law Mayor January 6, 2016 Phillip Kitzes PK Enterprises 23035 SE 263'd St Maple Valley, WA 98038 Subject: Hearing Examiner's Final Decision City Clerk -Jason A. Seth, CMC RE: Kinkade Crossing Preliminary Plat, LUA-15-000695 Dear Mr. Kitzes: The City of Renton's Hearing Examiner has issued a Final Decision dated January 5, 2016. This document is immediately available: • Electronically on line at the City of Renton website (www.rentonwa.gov); • To be viewed at the City Clerk's office on the 7'h floor or Renton City Hall, 1055 South Grady Way, between 8 am and 4 pm. Ask for the project file by the above project number; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.55, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the Hearing Examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together with the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: A request for reconsideration to the Hearing Examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-110(E)(13) and RMC 4-8- 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding 10S5 South Grady Way • Renton, Washington 98057 • (425) 43Q--6510 / Fax (425) 43Q--6516 • rentonwa.gov • • the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. A new fourteen {14) day appeal period shall commence upon the issuance of a reconsideration decision. I can be reached at (425) 430-6510 or jseth@rentonwa.gov. Thank you. cc: Hearing Examiner Clark Close, Associate Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Parties of Record (5) Cynthia Jones George Darby Lloyd Buckmeier 11504 SE 178th Pl 2803 SE 16th St 16547 121st Ave SE Renton, WA 98055 Renton, WA 98058-3842 Renton, WA 98058 Phillip Kitzes Robert Fitzmaurice Weston Jermasek PK Enterprises Nordic Ridge, LLC 11510 SE 178th Pl 23035 SE 263rd St 15 Lake Bellevue Dr, 102 Renton, WA 98055 Maple Valley, WA 98038 Bellevue, WA 98005 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Kinkade Crossing Plat Preliminary Plat LUAlS-000695, ECF, PP ) ) ) FINAL DECISION ) ) ) ) ~ SUMMARY The applicant requests preliminary plat approval for a 17 lot residential subdivision. The applicant also verbally requested a modification to change the orientation of the houses on Lots I and 2 (RMC 4-7-170.D). The preliminary plat is approved with conditions. The requested development standard modification with respect to lot orientation is denied. TESTIMONY The hearing began on November 24, 2015 and was continued to December 22, 2015. November 24, 2015 Vanessa Dolbee, Senior Planner, City of Renton Vanessa Dolbee stated the applicant wanted to continue the hearing until December 22, 2015. The City wanted to ensure the continuation was for the applicant to provide new information rather than rebut the existing staff report. The examiner granted the continuation request. Patrick Mullaney, Attorney, Foster Pepper PRELIMINARY PLAT-I 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Mr. Mullaney is the applicant's attorney. He stated the applicant hoped to work through the issues with the staff. He stated if the issues could not be dealt with today or during the continuance; there would be legal issues that needed to be addressed. The applicant would not waive their rights to deal with legal issues they found in the staff report. Clark Close, Planner, City of Renton Mr. Close described the project. Mr. Close noted there are 24 exhibits included in the staff report. He asked to submit a revised stormwater report (Ex. 25) and a revised predevelopment map (Ex. 26). Mr. Close noted the applicant was requesting a preliminary plat to subdivide 3.63 acres into 17 residential lots and three tracts for storm drainage, roads and a shared driveway. Lots will have a net density of 7 .8 du/acre. Mr. Close described the tract and surrounding area and uses. There are no critical areas on or adjacent to the subject property. Mr. Close noted the soils do no perc well and the stormwater pond design accounts for that. Staff received a public records request from the adjacent neighbor in response to the Notice of Hearing. The Environmental Review Committee issued an SEPA DNS. No appeals were filed. The proposal complies with the Comprehensive Plan and all development codes, as conditioned. December 22. 2015 Hearing Continuation Clark Close. Planner. City of Renton Mr. Close provided an update to the record with a summary of design changes since the prior hearing date. He noted the new project description included a 17 lot subdivision with two tracts. The roadway configuration has been redesigned. Access is now proposed as a Vz street improvement from 1161h Avenue SE. The previously proposed hammerhead has been eliminated. The park track was also eliminated. On the whole, the new design provides for better access through the entire plat. The right of way width and development density were both increased and now comply with the R-8 zoning standards for minimum lot size, and the bulk and dimensional requirements. There may be a conflict between the required stormwater pond sizing and lots I and 2, but these issues can be dealt with during the permitting stage. The proposed tree retention is acceptable. Mr. Close noted the revised staff conditions of approval (Ex. 32). Patrick Mullaney, Attorney, Foster Pepper Mr. Mullaney stated the continuance had been helpful to the applicant and that most issues have been dealt with. Mr. Mullaney stated there were two remaining items of contention, both with respect to PRELIMINARY PLAT-2 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 the stormwater pond and surrounding tracts. To meet the required setbacks for Lots l and 2, the applicant is requesting a shared access drive rather than alley access and a modification to the orientation and/or setback standards to allow the applicant to place the front of the houses adjacent to the shared driveway rather than perpendicular to the street. They further requested flexibility to access Lot 13 either off Road A or the alley. Vanessa Dolbee, Senior Planner, City of Renton Ms. Dolbee stated the City did not support the proposed changes because they want to reduce curb cuts and improve pedestrian safety and mobility. They also did not support changing the orientation of the front of the houses away from perpendicular to the roadway. Staff feels the lots are of adequate size to meet the width and depth standards without the modification. She also noted the applicant had not previously requested a formal Modification with respect to the lot orientation, though they could do so later. Mr. Mullaney stated RMC 4-11-250-A allows for consideration of all lot configurations to allow shared curb cuts. There will not be significant traffic on this dead end road with alleys. There is already a curb cut for Lot 2 on Road A. With respect to the lot orientation issue, Mr. Mullaney stated the stormwater pond has steep walls. The applicant will need to go to considerable expense to construct the homes in the standard orientation. Expense that could be avoided by allowed an alternate configuration of the house with respect to the roadway. Mr. Close stated the Staff would agree to the shared access, but do not recommend approval of the modification with respect to the orientation of the houses. EXHIBITS Exhibits 1-24 listed on page 2 of the November 24, 2015 Staff Report, in addition to the Staff Report itself (Ex. 1 ), were admitted into evidence the public hearing. Additional exhibits admitted during the hearing include: Ex. 25 -Applicant's revised stormwater plan Ex. 26 -Applicant's revised predevelopment map Ex. 27 -November 24, 2015 Renton Staff Power Point Presentation Ex. 28 -Email correspondence and Examiner's Continuance Ruling Ex. 29-Renton Core Maps Website Ex. 30 -Google Maps Ex. 31-December 22, 2015 Renton Staff PowerPoint Presentation Ex. 32-December 17, 2015 Memo to the Hearing Examiner from Staff PRELIMINARY PLAT -3 2 3 4 FINDINGS OF FACT Procedural: I. Applicant. Philip Kitzes, PK Enterprises, 23035 SE 263'd St., Maple Valley, WA 98038 2. Hearing. Renton Hearing Examiner Phil Olbrechts held a hearing on the subject application 5 on November 24, 2015. The hearing was continued on December 22, 2015 with Renton Hearing 6 Examiner Pro Tem Emily Terrell presiding. Both portions of the hearing were held in the City of Renton Council Chambers. 7 8 9 IO II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 3. Project Description. The applicant is requesting a Preliminary Plat (revised on December 15, 2015) in order to subdivide a 3.63 area property into 17 lots and two (2) tracts for the future construction of single family residences. The project site is located at 17709 I 16th Ave SE, Renton, WA. The development includes two tracts, a storrnwater drainage tract (Tract "B") and a landscaping tract (Tract "A"). The project site is located within the Residential-& zoning designation. The site contains an existing single family residence and accessory structures, which are proposed to be removed. The proposed lot sizes would range in area from 5,000 sq. ft. to 7,818 sq. ft. The net density as proposed is 7.8 dwelling units/acre, within the permitted density range of the R-8 zone. Access to the proposed lots is planned via extending the residential access road (SE 177th Pl) to the east with half-street connection to I 16th Ave SE; an additional north south road would provide access to the majority of the lots. No critical areas have been mapped on the project site. The majority of the lots meet the requirements for lot dimension, including lot width and depth if averaged. As proposed, Lots I and 2 do not comply with minimum lot depth due to their proposed orientation. According to the Staff Report, additional engineering would be required to further evaluate the configuration and required dimensions of the storrnwater pond. There appears to be sufficient area within the net area of the parcel to comply with all lot development standards of the zone. Therefore, staff recommends, as a condition of approval, that the applicant shall comply with all development standards of the R-8 zone. A revised site plan shall be submitted to, and approved by, the Current Planning Project Manager and Plan Reviewer prior to construction perrnit issuance, to address the orientation of Lots I and 2. The properties surrounding the subject site are single-family residences and are designated R-4, R-8 or R-14 on the City's zoning maps. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourages infill development. PRELIMINARY PLAT -4 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. The site is located in the Soos Creek Water and Sewer District (SCWSD). The Applicant provided a Certificate of Water Availability (Ex. 13) and a Certificate of Sewer Availability (Ex. 14) from SCWSD. B. Police and Fire Protection. Police and Fire Prevention Staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the Applicant provides Code required improvements and fees. A Fire Impact Fee, based on new single-family lot with credit given for the existing single-family residence, is required (Ex. 16). The fee is payable to the City as specified by the Renton Municipal Code. C. Drainage. Drainage will be adequately addressed. The applicant provided a Preliminary Technical Information Report prepared by ESM Consulting Engineers (Ex. 11) as well as a revised stormwater plan (Ex. 25). According to the drainage reports, the project will provide Level 2 Flow Control and Basic Water Quality treatment in accordance with the 2009 King County Surface Water design Manual (KCSWDM). The flow control facility will be sized to match the flow duration of forested conditions. The applicant has proposed a public storm water facility, a combined detention/water quality pond. As a result of staff input between the November 24 1h and December 22"d hearing dates, the applicant revised the stormwater pond design. The new pond was both narrowed and lengthened. A condition of approval will require approval of final plans demonstrating compliance with the 2009 King County Surface Water design Manual (KCSWDM) at the time of the utility construction permit. D. Parks/Open Space. The Applicant will be required to pay a Parks and Recreation Impact fee at the time of final plat recording. The applicant will also provide a 5' wide bike lane along 1161h Avenue SE. RMC 4-2-115, which governs open space requirements for residential development, does not have any specific requirements for open space for residential development in the R-4 district. The impact fees provide for adequate parks and open space. E. Streets. Access to all lots would be provided along two new public roads (Road A or Road B) or via an alley. Primary access to the site is proposed via a new half-street intersection on I 16th Ave SE. The adjacent residential street to the west, SE 177th Pl, will be extended (Road B) and thereby allow a connection with 116th Ave SE. Road A PRELIMINARY PLAT -5 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 will be a residential access road, beginning south of SE 177th Pl. A 16-foot wide alley is located at the north end of Road A and extends to serve Parcel No. 3223059071. The applicant is proposing to dead end Road A along the northeast property line of Lot 5. Staff recommends, as a condition of approval, that the applicant place the east 53 feet of Lot 5 within a separate tract. The tract shall include ingress, egress, utility, common open space, and tree retention. At the southernmost terminus of Road A, a future roadway sign shall be installed along the eastern most half the road improvements. A condition of approval will require the applicant to submit a revised plat plan for approval by the Current Planning Project Manager and Plan Reviewer prior to construction pennit issuance. The proposed plat is anticipated to generate additional traffic on the City's street system. A Transportation Impact Fee, per net new average daily trip attributed to the project, with credit given for the existing single-family residences, was recommended as part of the SEPA review. The fee would be used to mitigate the proposal's potential impacts to the City's transportation system and is payable to the City as specified by the Renton Municipal Code. F. Tree Retention. The site is currently occupied by a single family residence and associated outbuildings. The property is covered with a variety of trees. Several medium diameter trees are located around the existing residence and in the southern portion of the property, including Douglas-fir, spruce, London plane, noble fir, and deodar cedar, maple, birch, pine, and several fruit trees (Ex. 3, 4, & 12). The Arborist Report identified 25 significant trees over 6-caliper inches in diameter on the parcel (Ex. 12). Three (3) of the 25 trees were classified as poor. A minimum of 30% of the healthy, significant trees must be retained after deductions for street ROW. The existing Arborist Report delineates trees scheduled for retention under the prior lot and road layout. A new report demonstrating compliance with tree retention standards under the present plat configuration is required. A condition of approval requires the applicant to submit a revised Tree Retention Plan to the Current Planning Project Manager for review and approval prior to the issuance of construction permits. G. Landscaping. As proposed the conceptual landscape plan complies with the I 0-foot wide on-site landscape requirement. However, there are no trees and/or shrubs proposed in the portions of on-site street frontage landscaping. Street trees are required to be planted in the planting area. A condition of approval will require the Applicant to submit a final PRELIMINARY PLAT -6 2 3 4 5 6 7 8 9 detailed landscape for approval by the Current Planning Project Manager prior to construction permit issuance. H. Parking. Sufficient area exists, on each lot, to accommodate required off street parking for a minimum of two vehicles. l. Schools. The Renton School District can accommodate any additional students generated by this proposal at the following schools: Benson Hill Elementary, Nelson Middle School and Lindbergh High School (Ex. 18). A School Impact Fee, based on new single-family lot, will be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $5,541.00 per single family residence. JO 5. Adverse Impacts. There are no adverse impacts associated with the proposal. As discussed in Finding of Fact No. 4, the proposal provides for adequate infrastructure and is served by adequate 11 public services. There are no critical areas on site. 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Conclusions of Law I. Authority. RMC 4-7-020(C) and 4-7-050(0)(5) provide that the Hearing Examiner shall hold a hearing and issue a final decision on preliminary plat applications. 2. Zoning/Comprehensive Plan Designations. The subject property is zoned Residential 8 dwelling units per net acre (R-8). The comprehensive plan map land use designation is Residential Medium Density. 3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. Applicable standards are quoted below in italics and applied through corresponding conclusions oflaw. RMC 4-7-080(8): A subdivision shall be consistent with the following principles of acceptability: I. Legal Lots: Create legal building sites which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied because of flood, inundation, or wetland conditions. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. PRELIMINARY PLAT -7 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water 2 supplies and sanitary wastes. 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 4. As noted in Finding of Fact 3, proposed Lots I and 2 do not comply with the bulk and dimensional standards of RMC 4-7-170(0). The applicant verbally requested a modification from this standard to allow them to reorient the lot lines. They have not applied for a formal Modification. City staff believes adequate area exists to allow for the reconfigured storm pond while still meeting the lot width, depth, size and orientation requirements of the zone. A condition of approval will require the applicant to submit a revised plat plan demonstrating compliance with the bulk and dimensional standards of the R-8 district. The request for lot depth modification was not consolidated into the subdivision application and was therefore not subject to notice as part of the public hearing. The request for lot depth modification cannot be considered as part of this decision. Nothing in this decision prevents the applicant from submitting a formal request to modification to staff for staff approval. As noted in Finding of Fact 4g, this criterion is not satisfied with respect to landscaping requirements. The proposed lots comply with all other requirements of the R-8 zoning district as detailed by pages 2-3 of the December 17, 2015 Memo to the Hearing Examiner (Ex. 32), which is adopted and incorporated by this reference as if set forth in full. As shown on the revised preliminary plat map, (Ex. 1 of Ex. 32), each lot will access Road A, Road B or the alley. There are no critical areas on site. The developable site has physical characteristics suitable for development. As determined in the Finding of Fact No. 4, and as conditioned, the proposal makes adequate provision for drainage, streets water and sewer. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure coriformance with the general purposes of the Comprehensive Plan and adopted standards .. 5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined in page 4-5 of the November 25, 2015 staff report, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. 6. Road A will connect to 1161h Avenue SE and to SE 1771h Place via Road B. 25 RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the City. 26 PRELIMINARY PLAT-8 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 7. The internal roads, Roads A and B, will connect l l 6'h Avenue SE to SE I 77'h Place. RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail, provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. 8. The staff report and administrative record do not identify any officially designated trail in the vicinity. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the future residents (such as lands adversely qffected by flooding, steep slopes, or rock formations). Land which the Department or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3- 050J1 a, without adequate area at lesser slopes upon which development may occur, shall not be approved. 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water, and wetland areas. b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an overflow area, and an attempt to minimize the disturbance of the natural channel and stream bed. PRELIMINARY PLAT-9 2 3 4 5 6 7 8 9 10 II 12 c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 9. As discussed in Conclusion of Law No. 4, and as conditioned, the land is suitable for development. The property is not designated as a floodplain and there are no critical areas on-site. As discussed in Finding of Fact 4f, the property is covered with a variety of trees. The Arborist Report identified 25 significant trees over 6-caliper inches in diameter on the parcel (Ex. 12). A minimum of 30% of the healthy, significant trees must be retained after deductions for street ROW. The existing Arborist Report delineates trees scheduled for retention under the prior lot and road layout. A new report demonstrating compliance with tree retention standards under the present plat configuration is required. A condition of approval requires the applicant to submit a revised Tree Retention Plan to the Current Planning Project Manager for review and approval prior to the issuance of construction permits. RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi- 13 family residential zones as defined in the Zoning Code shall be contingent upon the subdivider's 14 15 16 17 dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse effects of development upon the existing park and recreation service levels. The requirements and procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 10. A condition of approval requires the payment of Park and Recreation Impact fees. I 8 RMC 4-7-lSO(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street 19 20 21 22 23 system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. I I. Road A will connect to I 16th Avenue SE and to SE 177th Place via Road B. RMC 4-7-lSO(B): All proposed street names shall be approved by the City. 24 12. As conditioned. 25 26 RMC 4-7-lSO(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. PRELIMINARY PLAT-10 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 13. 1161h Avenue SE is a minor arterial. The proposed plat intersects the minor arterial at only one location and avoids intersecting with SE Petrovitsky Road, a principle arterial. The connections to arterials or highways are the minimum feasible to permit development. This criterion is satisfied. RMC 4-7-lSO(D): The alignment of all streets shall be reviewed and approved by the Puhlic Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty jive feet (125') are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 14. As discussed in Finding of Fact 4, the Public Works Department has reviewed and approved the revised street alignment. RMC 4-7-lSO(E): I. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 2. Linkages: Linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-Mand Policies CD-50 and CD-60. 3. Exceptions: a. The grid pattern may be adjusted to a "flexible grid" by reducing the number of linkages or the alignment between roadv, where the following factors are present on site: i. lrifeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption ofa complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. The Residential Low Density land use designation includes the RC, R-1, and R-4 zones. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible ... 6. Alternative Co,ifigurations: Offset or loop roads are the preferred alternative configurations. PRELIMINARY PLAT-11 2 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permilted by the Reviewing Official where due to demonstrable physical constraints no.future connection to a larger street pattern is physically 3 possible. 4 5 6 15. The project provides a grid connection by connecting the internal streets, Roads A and B, to l l 61 h Avenue SE and SE 1771 h Place. The Applicant will provide sidewalks along its frontage of 1161h A venue SE as well as on both sides of internal Roads A and B. RMC 4-7-lSO(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat, 7 including streets, roads, and alleys, shall be graded to their full width and the pavement and 8 sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. 9 10 II l 6. As conditioned. RMC 4-7-lSO(G): Streets that may be extended in the even/ of future adjacent platting shall be required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot 12 shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be 13 14 15 16 required in certain instances to facilitate future development. 17. A condition of approval will require extension of the alley east to the property line to allow access to the adjacent parcel. A further condition of approval will require the applicant to place the east 53 feet of Lot 5 within a separate tract. The tract will include ingress, egress, utility, common open space, and tree retention and will allow for future street extensions to the south at this location. No other future street extensions are possible at the subject location. 17 18 19 20 21 22 RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. 18. As noted in Finding of Fact 3, Lots 1 and 2 as proposed to not meet this criterion. As conditioned, the side lines for all lots will be conformance with the requirement quoted above. RMC 4-7-170(8): Each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the street standards. As previously determined, each lot has access to a public street or road. 23 19. 24 RMC 4-7-170(C): The size. shape. and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the 25 26 PRELIMINARY PLAT-12 2 3 4 5 6 7 8 9 10 II 12 13 14 provisions of this Chapter must be consistent with the then-current applicable maximum density requirement as measured within the plat as a whole. 20. As conditioned, the proposed lots will comply with the zoning standards of the R-8 zone, which includes area, width and density. RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of(]) pipestem lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). 21. As conditioned. RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius offifteenfeet (15J 22. As conditioned. RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 15 23. As discussed in Finding of Fact No. 5, there are no critical areas on site. Significant trees are 16 17 18 19 proposed for retention, where feasible on-site. RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department and the King County Health Department, sanitary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 24. As conditioned. RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of 20 21 22 23 sufficient length to permit fall-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage 24 system shall include detention capacity for the new street areas. Residential plats shall also include 25 detention capacity for future development of the lots. Water quality features shall also be designed to 26 provide capacity for the new street paving for the plat. PRELIMINARY PLAT-13 2 3 4 25. The proposal, as conditioned, provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 4c. A condition of approval will require approval of final plans demonstrating compliance with the 2009 King County Surface Water design Manual (KCSWDM) at the time of the utility construction permit. RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 6 26. As conditioned. 7 RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground Any 8 utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all 9 IO II 12 13 14 15 16 17 service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 27. As conditioned. RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to 18 the subdivider and shall inspect the conduit and certify to the City that it is properly installed. As conditioned. 19 28. 20 RMC 4-7-210: 21 22 23 24 25 26 A. MONUMENTS· Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY: All other lot corners shall be marked per the City surveying standards. PRELIMINARY PLAT-14 C. STREET SIGNS.· 2 3 The subdivider shall install all street name signs necessary in the subdivision 4 29. 5 As conditioned. DECISION 6 The proposed preliminary plat is approved, subject to the following conditions: 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 I. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated October 30, 2015. 2. The applicant shall obtain a demolition permit and complete all required inspections for the removal of the existing single family residence and accessory structures prior to Final Plat recording. 3. The applicant shall provide a minimum lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots or provide a front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. 4. The applicant shall provide a minimum of ten feet (IO') of on-site landscaping along all public street frontages. A final detailed landscape plan shall be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. 5. The applicant shall dedicate 14.5 feet (14'-6") of right-of-way on SE Petrovitsky Rd (subject to a final survey). A final detailed street cross-section must be submitted and approved by the Plan Review Project Manager prior to issuance a construction permit. 6. A revised site plan shall be submitted to, and approved by, the Current Planning Project Manager and Plan Reviewer that identifies compliance with the development standards of the R-8 zone related to the lot orientation, width, depth, and size of Lots I and 2. A revised site plan shall be submitted and approved prior to construction permit issuance. 7. The applicant shall submit a revised Tree Retention Plan to the City of Renton Current Planning Project Manager for review and approval prior to construction permit issuance. 8. Lots 14-17 shall gain vehicular access to their respective lots off the alley. Lots I and 2 shall gain access from a shared driveway. Lot 13 may be accessed via either Road A or the alley. This shall be noted on the face of the plat. A final road plan shall be submitted to and PRELIMINARY PLAT-15 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 approved by the City of Renton Current Planning Project Manager prior to issuance a construction permit. 9. The applicant shall place the east 53 feet of Lot 5 within a separate tract. The tract shall include ingress, egress, utility, common open space, and tree retention. At the southernmost terminus of Road A, a future roadway sign shall be installed along the eastern most half the road improvements. A revised plat plan shall be submitted to, and approved by, the City of Renton Current Planning Project Manager and Plan Reviewer prior to construction permit issuance. I 0. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer. 11. The applicant shall create a Home Owners Association ("HOA") that maintains all improvements within the landscaping and stormwater tracts, as well as any and all other common improvements. A draft of the HOA documents shall be submitted to, and approved by, the City of Renton Current Planning Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. 12. The applicant shall record on the face of the plat that landscaping Tract "A" shall allow for future ingress, egress and utilities to Parcel Nos. 3223059291, 3223059211 and/or 3223059112. Tract "A" shall be owned and maintained by Kinkade Crossing Home Owners Association ("HOA") until such time as the HOA allows the tract to be sold. DATED this 5th day of January, 2016. ~----{ "J\ U.L~,Ll Emily Terre/i City of Renton Hearing Examiner, Pro Tern Appeal Right and Valuation Notices RMC 4-8-110(E)(9) provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-11 O(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A PRELIMINARYPLAT-16 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-IIO(E)(S) and RMC 4-8-100(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, ( 425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program ofrevaluation. PRELIMINARY PLAT -17 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ·~~-\~°f''-'-r.•_J- [ .] -.. ~\-\ ') -/ l&d,, DEC 21 2015 MEMORANDUM HECEIVEO ______________________________ C_ITY-'-'C'-=L=ERK'S OFFICE DATE: TO: FROM: SUBJECT: December 17, 2015 Memo to the Hearing Examiner Clark H. Close, CED Planning, x7289 Kinkade Crossing Preliminary Plat, LUAlS-000695, ECF, MOD, PP This matter is scheduled for a continued Public Hearing on December 22, 2015 at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. This memo includes changes to the original staff report dated November 24, 2015. Enclosed, as part of this memorandum, is the most recent version of the above- referenced preliminary plat site plan. Project Summary: The applicant is requesting a Preliminary Plat (revised on December 15, 2015) in order to subdivide a 3.63 area property into 17 lots and two (2) tracts for the future construction of single family residences. The project site is located at 17709 116th Ave SE, Renton, WA. The development includes two tracts, a stormwater drainage tract (Tract "B") and a landscaping tract (Tract "A"). The project site is located within the Residential-8 zoning designation. The site contains an existing single family residence and accessory structures, which are proposed to be removed. The proposed lot sizes would range in area from 5,000 sq. ft. to 7,818 sq. ft. Access to the proposed lots is planned via extending the residential access road (SE 177th Pl) to the east with half- street connection to 116th Ave SE; an additional north south road would provide access to the majority of the lots. No critical areas have been mapped on the project site. Modifications: The applicant is no longer requesting modifications from the City's street standards (RMC 4-6-060) for a reduction to the required 8-foot wide planter strip within the limited access road or a shared driveway within the subdivision. The revised preliminary plat provides for complete streets which allows for increased tree retention near the Kinkade Crossing Preliminary Plat, PRElS-000695 Page 2 of6 December 17, 2015 south portion of the property and sufficient planter strip area to plant the required street trees. R-8 Zone Develop Standards: After factoring in all density deductions (public streets, private access easements and critical areas), the site has a net square footage of 94,481 sq. ft. or 2.17 net acres. Specifically, the applicant is proposing 4S,303 sq. ft. of public right-of-way dedications. The 17-lot proposal would arrive at a net density of 7.8 dwelling units per acre (17 lots/ 2.17 acres= 7.8 du/ac), which falls within the permitted density range for the R-8 zone. All lots meet the requirements for minimum lot size. The majority of the lots meet the requirements for lot dimension, including lot width and depth if averaged. Lots 1 and 2 do not comply with minimum lot depth due to their proposed orientation. Additional engineering would be required to further evaluate the configuration and required dimensions of the stormwater pond and there appears to be sufficient area within the net area of the parcel to comply with all lot development standards of the zone. Therefore, staff recommends, as a condition of approval, that the applicant shall comply with all development standards of the R-8 zone. A revised site plan shall be submitted to, and approved by, the Current Planning Project Manager and Plan Reviewer prior to construction permit issuance, to address the orientation of Lots 1 and 2. The required setbacks in the R-8 zone are as follows: front yard is 20 feet except when all vehicle access is taken from an alley, then 15 feet; side yard is 5 feet; side yard along the street 15 feet; and the rear yard is 20 feet. The vehicle entry for a garage or carport shall be set back 20 feet from the property line where vehicle access is provided and all other fa~ades of a garage shall be subject to the applicable zone's minimum setback. Because Lots 14-17 have a vehicle access taken from the proposed alley, these homes would have a minimum 15-foot front yard setback along SE Petrovitsky Rd. Primary access to the site is proposed via a new half-street intersection on 116th Ave SE. Grading and/or a construction easement may be required to be obtained from the adjacent south neighbor at 17721 116th Ave SE for construction of the proposed half- street. The residential street, SE 177th Pl, would intersect Road A before connecting to 116th Ave SE. Road A would be widened from a limited access residential street to a residential access road, beginning south of SE 177th Pl. The 22-foot wide hammerhead turnaround, at the north end of Road A, has been converted to a 16-foot wide alley and extended to serve Parcel No. 3223059071, in order to allow loading from the alley. The reconfiguration of the road network has impacted the proposed trees scheduled for retention. Therefore, staff recommends, as a condition of approval, that the applicant submit a revised Tree Retention Plan to the Current Planning Project Manager for review and approval prior to construction permit issuance. Kinkade Crossing Preliminary Plat, PRElS-000695 Page 3 of 6 December 17, 2015 The applicant is also proposing to dead end Road A along the northeast property line of Lot 5. Staff recommends, as a condition of approval, that the applicant place the east 53 feet of Lot 5 within a separate tract. The tract shall include ingress, egress, utility, common open space, and tree retention. At the southernmost terminus of Road A, a future roadway sign shall be installed along the eastern most half the road improvements. A revised plat plan shall be submitted to, and approved by, the Current Planning Project Manager and Plan Reviewer prior to construction permit issuance. Public Services: The size and configuration of the stormwater pond has been modified from the original plans (narrowed and lengthened). The final plans and drainage report, based on the requirements mentioned in the City of Renton Amendments to the 2009 King County Surface Water Design Manual, would be required to be submitted with the utility construction permit. Staff Recommendations (updates): The following conditions are no longer recommended from the original staff report (dated November 24, 2015): Condition #6: 6. The applicant shall extend the limited residential access road (Raad A} ta the south ta serve each proposed residential lat, as depicted in Exhibit 21. An updated plat plan shall be submitted ta, and approved by, the City of Renton Project Manager prior ta issuance a construction permit. Reason for removal of condition #6: The applicant has extended and widened the residential road to the south to serve each of the proposed residential lots. The revised plat plan shows the extension of Road A to Lot 5. Therefore, this condition of approval is no longer being recommended by staff. Condition #7: 7. The applicant shall dedicate the area located to the southeast of Road A's south leg hammerhead turnaround (roughly 1,000 square feet} as public right-of-way. Frontage improvements along this portion of the public right-of-way shall consist of a vertical curb and landscaping only. A final detailed road plan and landscape plan must be submitted to, and approved by, the City of Renton Project Manager prior to issuance of a construction permit. Reason for removal of condition #7: The plat plan has been revised and this condition is no longer applicable. Two additional recommendations from staff would address Kinkade Crossing Preliminary Plat, PRElS-000695 Page 4of 6 December 17, 2015 opportunities to not preclude future public access from the plat to the neighboring properties. Condition #8: 8. The applicant shall provide two (2) on-street parking stalls along the limited residential access rood (Rood A) immediately west of Tract A (Landscape/Recreation Tract), Select portions of the required planter strip may be converted to pavement to accommodate the two on-street parking spaces. A final detailed road plan and landscape plan shall be submitted to, and approved by, the City of Renton Project Manager prior to issuance of a construction permit. Reason for removal of condition #8: The plat plan has been revised and the pocket park proposed for the neighborhood has been eliminated. Therefore, this condition of approval is no longer being recommended by staff. Condition #9: 9. The applicant shall provide shared curb cut approaches for Lots 2 & 3, Lots 9 & 10 and Lots 11 & 12. A mutual access easement between the lots shall be provided for each curb cut approach. The shared curb cuts shall be identified on the construction permit application, for review and approval by the Current Planning Project Manager and the shared curb cut restriction shall be noted on the face of the final plot. Reason for removal of condition #9: The plat plan has been revised to include wider roads with on-street parking spaces and the pedestrian safety concerns have been addressed as part of the redesign. Therefore, this condition of approval is no longer being recommended by staff. Condition #10: 10. The applicant shall reduce the width of the turnaround on the north end of Road A from twenty-two feet (22') to sixteen feet {16'} and extend the overall length to provide access to Lot 13 and the existing single family lot at 11525 SE Petrovitsky Rd. A final road plan shall be submitted to, and approved by, the City of Renton Project Manager prior to issuance a construction permit. Reason for removal of condition #10: The plat plan has been revised to include this condition by reducing the width of the turnaround on the north end of Road A from twenty-two feet (22') to sixteen feet (16') and extend the overall length to provide access to Lot 13 and the existing single family lot at 11525 SE Petrovitsky Rd. Staff has retained the portion of the condition that required Lot 13 to be accessed off the alley. Kinkade Crossing Preliminary Plat, PRElS-000695 Page 5 of 6 December 17, 2015 Condition #11: 11. The applicant shall retain a 68-foat Jrant yard setback for Lat 5 from the west property line of 17803 116th Ave SE (APN 322305-9112) to retain future connectivity within the neighborhood, as depicted in Exhibit 21. This restrictian should be recorded on the face of the final plat. Reason for removal of condition #11: The plat plan has been revised to place the east 53 feet of Lot 5 within a separate tract. The tract would allow for shall include ingress, egress, utility, common open space, and tree retention. Condition #12: 12. Proposed Lot 13 shall maintain a minimum lot width of fifty-Jive feet (55') and primary access shall be from the alley. An updated plat plan shall be submitted to, and approved by, the City of Rentan Project Manager prior to issuance of a construction permit. Reason for removal of condition #12: The plat plan has been revised and Lot 13 now has a lot width of 59 feet. The additional width would retain the necessary back out room of 24 feet from the edge of the alley and provide for the minimum 20-foot garage setback. Therefore, this condition of approval is no longer being recommended by staff. Revised Recommendations: Staff recommends approval of the Revised Kinkade Crossing Preliminary Plat, File No. LUA15-000695, as depicted in Exhibit 1, subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated October 30, 2015. 2. The applicant shall obtain a demolition permit and complete all required inspections for the removal of the existing single family residence and accessory structures prior to Final Plat recording. 3. The applicant shall provide a minimum lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots or provide a front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. 4. The applicant shall provide a minimum of ten feet (10') of on-site landscaping along all public street frontages. A final detailed landscape plan shall be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. 5. The applicant shall dedicate 14.5 feet (14' -6") of right-of-way on SE Petrovitsky Rd (subject to a final survey). A final detailed street cross-section must be submitted Kinkade Crossing Preliminary Plat, PRElS-000695 Page6of6 December 17, 2015 and approved by the Plan Review Project Manager prior to issuance a construction permit. 6. A revised site plan shall be submitted to, and approved by, the Current Planning Project Manager and Plan Reviewer that identifies compliance with all development standards, including, but not limited to lot width, depth, and size of the R-8 zone. A revised site plan shall be submitted and approved prior to construction permit issuance. 7. The applicant shall submit a revised Tree Retention Plan to the City of Renton Current Planning Project Manager for review and approval prior to construction permit issuance. 8. Lots 1, 13, 14-17 shall gain vehicular access to their respective lots off the alley. This shall be noted on the face of the plat. A final road plan shall be submitted to and approved by the City of Renton Current Planning Project Manager prior to issuance a construction permit. 9. The applicant shall place the east 53 feet of Lot 5 within a separate tract. The tract shall include ingress, egress, utility, common open space, and tree retention. At the southernmost terminus of Road A, a future roadway sign shall be installed along the eastern most half the road improvements. A revised plat plan shall be submitted to, and approved by, the City of Renton Current Planning Project Manager and Plan Reviewer prior to construction permit issuance. 10. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer. 11. The applicant shall create a Home Owners Association ("HOA") that maintains all improvements within the landscaping and stormwater tracts, as well as any and all other common improvements. A draft of the HOA documents shall be submitted to, and approved by, the City of Renton Current Planning Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. 12. The applicant shall record on the face of the plat that landscaping Tract "A" shall allow for future ingress, egress and utilities to Parcel Nos. 3223059291, 3223059211 and/or 3223059112. Tract "A" shall be owned and maintained by Kinkade Crossing Home Owners Association ("HOA") until such time as the HOA allows the tract to be sold. Enclosure Revised Preliminary Plat Site Plan (Exhibit 1) cc: Nordic Ridge, LLC / Owner(s) Phillip Kitzes, PK Enterprises/ Applicant Buckmeier, Darby, Jermasek, Jones/ Parties of Record Yellow File /l H f i' ~ ~ REVISED 12/15/2015 A PORTION OF THE NE 1/4 OF SECTION 32, TWP. 23 N., AGE. 5 E .. KING COUNTY, WA - t I w ':' ' :c'"t":.L 116THAVESE ;{F_-1' ~~/:~~~~~~·-· )l;~c~rtl : ' .· . ,· ~<_ --. ---L ,,, 1·~,.,m=-·m ··~r·,,,; ·· ·· -, ----j,,J @ ,·t4 l 1 ' -· ,, •. J} "'"''-' "" ~f ~r:~]-r]~ ~-ri;:;}tJ'1'~-~r·Ji}~:i_-J_~:2+"?,·~ •' ·1: a:i !'i: I ' :., ::]fr_' I ',.' 13 ~ 12 3 11 I . Cl ~ I 10 ~ 9 8 8 8 7 8 6 ll 5 1!:il ---,, :·, .·.~-1 (: • ~·;.~~~" --: '. .T ----··" ... ····"'-'·'T~·--· ~ .... ,, ... -·,, '-,;;"!; i~·~=«::u..: .... :_!j"''"''"':· I , , C l ,-i ~ I / T"~r~ ~ Tl'H J: : ~-ro-oo•o \::: I ,,--~ i l I ~-----~., . ~-------·----·--··-- iVDrlN,f'JG GLEN SHEET NO DESCRIPTION LOT AREA ~-,.:o~it/AREA(SF) PP-Ol Pf'-0~ ~-0~ ~-~ OllSTN.CONOIIJJN5/lm:R(TEIITIQ'< PREUl,lloWf1GRADINGPINI f'ffl]MINOIIYRCWlok\lTUT'!'PlNI OR#INM.ECotlfflOLPL,t,N f'fflJMIHAlf1SlllITl"PROFILES I ~:: I :: I :'. t±4 ,,. I · 1 -~_-"""'J 57+>. _ s ,a,a 1; ,ooo a ··-· •• ·--- I '. I ::·: I_~:. I ~":,----j !! -----~ EXHIBIT 1 VIC1NfTYt.lAP n ~ ~1~T;o';;;A ~ti<TC"' ;;;,·-~aosa· DEVELOPMENT STANDARDS (A-8) UTIUTY_PROVIOERS OWNER/DEVELOPER ~~a,- PLANNER ~t0:ur;;J,r·~,rm LANDSCAPE ARCHITECT -'ll"'-"HOU\IERJ<i:SOC"-TE5,LLC CNINATION. VI~ S8014 i:~i,ll's,::,t}oL.Ma ENGINEEf! ,s~ CON5UcTNG CNGl~W<"> llr ,s,ooa1e•,,sf"" rrnrn,,w,Y.w•..aoo:i 1i~,i a,a-511l CO~T...CT L',U..,. a,JO"(Nr.'.GEN. P [ n d ,j1 id ~ - = ,, ti ('.) z :l iii .J (/J UJ 0 (') a: ~ () o LU 5 a: 0 z z ~' ~ PP-01 Cynthia Moya From: Sent: To: Cc: Subject: Attachments: Mr. Olbrechts, Jason Seth Monday, November 23, 2015 4:15 PM 'Phil Olbrechts' Vanessa Dolbee; Sabrina Mirante; Cynthia Moya FW: Nordic Ridge Request for Hearing Continuance 2489_001.pdf I just received a request for a continuance for this hearing. -Jason Jason Seth, CMC City Clerk jseth@rentonwa.gov 425-430-6502 From: Patrick Mullaney [mailto:MullP@foster.com] Sent: Monday, November 23, 2015 4:09 PM To: Jason Seth Cc: Chip Vincent; 'Kevin O'Brien'; Robert Fitzmaurice ( robert@taylordev.com) Subject: Nordic Ridge Request for Hearing Continuance Dear Mr. Seth: Per our telephone call, please transmit the attached pleadings to the City of Renton Hearing Examiner for his consideration in advance of tomorrow's hearing on the Kinkade Crossing preliminary subdivision. Sincerely, Patrick Mullaney Patrick J. Mullaney Member FOSTER PEPPER PLLC 1111 Third Avenue, Suite 3400 Seattle, WA 98101-3299 Phone: 206-447-2815 Fax: 206-749-2058 mullp«JJfoster.com www.foster.com ~ FOSTER PEPPER"" PRIVILEGED AND CONFIDENTIAL This e-mail is from the law firm of Foster Pepper PLLC ("FP") and 1s intended solely for the use of the addressec(s). Please maintain this email and its contents in confidence to preserve the privileges protecting its confidentiality. If you have received this email in error, please immediately notify the Sender and delete the e-mail. Do not copy 1t or disclose it to anyone. If you are not a FP client. do not construe thts e-mail to make you a client unless it so states and disclose nothing to FP m reply that you expect it to hold in confidence 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 RE: BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON Kinkade Crossing Preliminary Plat File Number LUA15-000695, ECF, MOD, PP REQUEST FOR CONTINUANCE I. RELIEF REQUESTED The Applicant, Nordic Ridge, LLC ("Nordic Ridge"), requests a continuance of the preliminary plat hearing on the Kinkade Crossing preliminary plat (File# LUA15-000695, ECF, MOD, PP), currently scheduled for Tuesday, November 24, 2015. For the reason set forth below, Nordic Ridge docs not object to the Examiner opening the hearing to take testimony from any members of the public that may have appeared in response to the hearing notice. However, Nordic Ridge would object to testimony from City Staff or Nordic Ridge, as such testimony should be continued until Nordic Ridge has an adequate opportunity to review the City's Staff Report. II. BASIS FOR REQUEST 21 Renton Municipal Code (RMC 4-8-lOO(E)) (Report by Development Services) requires 22 that the City's staff report be provided at least seven (7) calendar days before the hearing. See 23 also RMC 4-8-100 (3)(e)(iv). 24 The applicant's representative, Mr. Phil Kitzc, did not receive a copy of the Staff Report 25 until late afternoon on Wednesday, November 18, 2015, and Nordic Ridge's principals did not 26 receive a copy of the StaffRcport until 8:29 am on Thursday, November 19, 2015. The copy of REQUEST FOR CONTINUANCE -l 514847641 FOSTER PEPPER PLLC 1111 THIRD AVENUE, SUITE3400 SEATTI.E, WASHINGTON 98101-3299 PElONE (206) 447-4400 FAX (206) 447-9700 the Staff Report that was required to be mailed from the City did not arrive until Friday, 2 November 20, 2015. Mullaney Deel. at 3. The Staff Report included several conditions that 3 were significantly altered from what Nordic Ridge understood would be imposed. Id. This was 4 the first time that Nordic Ridge was put on notice of the new conditions, as they were not 5 disclosed by the City during the January 15, 2015 pre-application meeting; nor during several 6 communications following the September 20, 2015 application submittal, including the City's 7 October 16, 2015 comment letter or the October 30, 2015 SEPA MDNS. 8 Prior to receipt of the Staff Report, based on its prior discussions with the City, Nordic 9 Ridge had no reason to believe that the parties disagreed on the required mitigation. As such, 10 Nordic Ridge did not believe it would be necessary to be represented by counsel at the hearing. 11 However, because of the issues raised in the Staff Report, on Friday, November 20, 2015, Nordic 12 Ridge contacted Mr. Patrick Mullaney, a land use lawyer at Foster Pepper PLLC, to represent it. 13 Mullaney Deel. at 4. 14 Mr. Mullaney has not had adequate time to review the file and the City code in 15 preparation for the hearing. Id. Additionally, Mr. Mullaney has prepared a Public Records 16 Request, copy attached as Mullaney Deel. Exhibit A, to obtain documents related to the City's 17 decision to alter the required mitigation for the proposed preliminary subdivision. Id. 18 The Examiner may in its discretion continue the hearing date upon a showing of good 19 cause. State v. Hurd, 127 Wn.2d 592, 594, 902 P.2d 651 (1995). In determining the 20 appropriateness of a continuance request, Washington courts consider: (I) the case history 21 (including prior continuances granted to the moving party); (2) the needs of the moving party; 22 (3) possible prejudice to the non-moving party; (4) the necessity of reasonably prompt 23 disposition of the litigation; (5) any conditions imposed in the continuances previously granted; 24 and (6) any other matters that have a material bearing upon the court's exercise of the discretion. 25 Balandzich v. Demeroto, 10 Wn. App. 718, 720, 519 P.2d 994 (1974). These factors are 26 considered "against the totality of the circumstances." Balandzich, 10 Wn. App. at 721. REQUEST FOR CONTINUANCE -2 514&47M,I FOSTER PEPPER PLLC 1111 THmD AVENUE, SUlTE 3400 SEAITLE, WASHINGTON 98101•3299 PHONE (206) 447-4400 FAX (206) 447-9700 Here, the relevant factors weigh in favor of continuance: Nordic Ridge has been 2 prejudiced by the late production of the City's Staff Report that includes newly disclosed 3 mitigation conditions; the City will not be prejudiced by the delay; and the interests of justice 4 will be served by allowing Nordic Ridge a full and fair opportunity to address the issues raised 5 by the Staff Report. 6 III. CONCLUSION 7 The City failed to timely provide Nordic Ridge with the Staff Report. The Staff Report 8 imposes several significant conditions of approval that were not previously disclosed by the City. 9 Neither Nordic Ridge, nor its attorney, have had adequate time to understand the City's basis for 10 these new conditions; to discuss them with City staff; or to determine if the conditions may 11 lawfully be imposed. In this case, the lateness of the City's staff report and the materiality of the 12 changed conditions prejudice Nordic Ridge and warrant the requested continuance. 13 As stated above, Nordic Ridge does not oppose continuing the hearing following the 14 taking of public comment from individuals that have appeared in response to the notice of 15 hearing. 16 17 18 19 20 21 22 23 24 25 26 DATED this 23rd day of November, 2015. REQUEST FOR CONTINUANCE -3 514847641 FOSTER PEPPER PLLC 1111 THIRD AVENUE, SUITE3400 SEATILI!, WASHINGTON 98101•3299 PHONE (206) 447-4400 FAX (206) 447·9700 2 3 4 5 6 7 8 9 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: 10 II Kinkade Crossing Preliminary Plat File Number LU/\15-000695, ECF, MOD, PP DECLARATION OF PATRICKJ. MULLANEY 12 I, Patrick J. Mullaney, declare under penalty of perjury and the laws of the State of 13 Washington that the following is true and correct to the best of my information and belief and is 14 based upon my personal knowledge. l 5 1. I am over eighteen years of age and competent to testify in this matter. 16 2. Tam a land use attorney at Foster Pepper, PLLC. On Friday, November 20, 2015, I was 17 contacted by Nordic Ridge, LLC to represent it regarding the Kinkade Crossing 18 preliminary plat. 19 3. It is my understanding that the applicant's representative, Mr. Phil Kitze did not receive a 20 copy of the Staff Report until late afternoon on Wednesday, November 18, 2015 and that 21 Nordic Ridge's principals did not receive a copy of the Staff Report until 8:29 am on 22 Thursday, November 19, 2015. The copy of the Staff Report that was required to be 23 mailed from the City did not arrive until Friday, November 20, 2015. Furthermore, I was 24 told that a Renton City planner acknowledged that the Staff Report was delivered less 25 than the required seven days before the hearing date. The Staff Report included several 26 conditions that were significantly altered from what Nordic Ridge understood would be DECLARATION OF PATRICK J. MULLANEY· 1 51~84761 I FOSTER PEPPER PLLC 1111 THIRD AVENUE, SUITE3400 5EATILE, WASHINGTON 98101-3299 PHONt; (206) 447-4400 FAX {206) 447-9700 2 3 4 5 6 7 8 9 10 II 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 imposed. This was the first time that Nordic Ridge was put on notice of the new conditions, as they were not disclosed by the City during the January 15, 2015 pre- application meeting; nor during several communications following the September 20, 2015 application submittal, including the City's October 16, 2015 comment letter or the October 30, 2015 SEPA MDNS. 4. Prior to receipt of the Staff Report, based on its prior discussions with the City, Nordic Ridge had no reason to believe that the parties disagreed on the required mitigation. As such, Nordic Ridge did not believe it would be necessary to be represented by counsel at the hearing. However, because of the issues raised in the Staff Report, on Friday, November 20, 2015, Nordic Ridge contacted me to represent it. I have not had adequate time to review the file and the City code in preparation for the hearing. Additionally, I have prepared a Public Records Request, a true and correct copy attached as Exhibit A, to obtain documents related to the City's decision to alter the required mitigation for the proposed preliminary subdivision. Executed this 23'd day of November, 2015 in Seattle, Washington. --.---') (__;;,;,-;t,.__,,L Patrick J. Mu DECLARATION OF PATRICK J. MULLANEY -2 514B~76! l FOSTER PEPPER PLLC 1111 TillRD AVENUE, SUITE 3400 SEATILE, WASHINGTON 9S101•3299 PHONE (206) 447-4400 FAX (206) 447-9700 EXHIBIT A FOSTER PEPPER,.," VIA EMAIL AND FIRST CLASS MAIL City of Renton Mr. Jason A. Seth City Clerk Renton City Hall 1055 S. Grady Way Renton, WA 98057 November 23, 2015 Direct Phone (206) 447-2815 Direct Fuc~imile (206) 749-2058 E-Mail MULLP@fostcr.coin Re: Public Records Request for Public Records Related to Kinkade Preliminary Plat Dear Mr. Seth: Washington's Public Records Act (RCW Ch. 42.56 "PRJ\") "is a strongly-worded mandate for open government, requiring broad disclosure of public records unless the responding agency demonstrates that the record falls within a specific exemption." Rental Housing Ass 'n of Puget Sound v. City of Des Moines, 165 Wn.2d 525, 527, 199 P.3d 393 (2009) (citing RCW 42.56.070(1)). "The Public Records Act clearly and emphatically prohibits silent withholding by agencies of records relevant to a public records request." Progressive Animal Welfare Soc. v. Univ. (If Washington, 125 Wn.2d 243,270,884 P.2d 592 (1994). A. Public Records Request Pursuant to the PRA, Nordic Ridge, LLC ("Nordic Ridge") requests all non-exempt public records on the following topics: I. Please provide all non-exempt public records, including staff notes, emails and other electronically stored documents with accessible meta-data, internal memorandum, correspondence, communications, draft and final reports and studies (hereinafter "Public Records") related to the Kinkade Crossing Preliminary Plat (File# LUAlS-000695, ECF, MOD, PP); 2. Please provide all Public Records regarding the City's requirement for dedication of right-of-way and additional improvements on SE Petrovitsky Road, including, without limitation, all Public Records evidencing the City's change in position on the required mitigation for SE Petrovitsky from what Nordic Ridge was told by Kamran Yzdidoost (i.e. that mitigation would be limited to dedication of property); ·i·EL:206.447.4400 Ft\x-206.447.9700 11t1 nnrmAvrNUJ·.,surrr:wm SEATTLE, WASHINGTON 9~,01-1299 www.FOSTER.cm,1 \i4H4n91 SEATTLEWASIHN(f'[{)N SPOKANE WASfl[NGTON November 23, 2015 City of Renton City Clerk Page 2 3. Please provide all Public Records regarding the City's request for extension of the limited access road (Kinkade Preliminary Plat Road A) to the south to accommodate future development to the east and west; 4. Please provide all Public Records regarding the City's request for shared driveways for six of the seventeen lots within the Kinkade Crossing Plat, including, without limitation, any Public Records analyzing this requirement's consistency with the City's code; 5. Please provide all Public Records regarding the Staff Report suggestion that Nordic Ridge wanted lots within the Kinkade Crossing Plat to front onto SE Pctrovitsky Rd; 6. Please provide all Public Records regarding City staff's interpretation of the City's code regarding, including, without limitation, RMC 4-6-060, which requires a 8-foot planter strip for limited access and access roads and RMC 4-4-070, which appears to require a 10-foot planter strip that may be reduced for required walkways (sidewalks) and driveways; 7. Please provide all Public Records regarding changes to the requested mitigation that were not communicated to Nordic Ridge until issuance of the Kinkade Crossing Preliminary Plat Staff Report ("Staff Report"); 8. Please provide all Public Records, including, without limitation, all internal emails, notes, dratls or communications regarding the Staff Report mitigation conditions; and 9. If not already provided in response to the previous requests, please provide all Public Records that support, explain, were considered or used as a basis for the City's mitigation conditions contained in the Staff Report. B. Request for an Exemption Log If the City refuses to permit public inspection and copying of particular records, the burden of proof is on the City to establish that its refusal is in accordance with a statute that exempts or prohibits disclosure. RCW 42.56.550(1). In such cases, the PRA requires that the City provide "a statement of the specific exemption authorizing the withholding of the record ( or part) and a brief explanation of how the exemption applies to the record withheld." RCW 42.56.210(3); Gronquist v. Depl. of Licensing, 175 Wn. App. 729, 742-43 (2013). The City's explanation or exemption log must include the type of information that would enable Nordic Hills (and a reviewing court) to make a threshold determination of whether the agency properly claimed the privilege. Gronquist, 175 Wn. App. at 742-43; see Sanders v. State, 169 Wn.2d 827,846,240 P.3d 120 (2010) ("Claimed exemptions cannot be vetted for validity if they are unexplained."). November 23, 2015 City of Renton City Clerk Page 3 Thus, for any record that the City concludes is exempt from disclosure, please provide an exemption log that describes the record being withheld and the claimed exemption in sufficient detail to allow a reviewing court to make a determination whether the record is being properly withheld from disclosure. For records that are only partially exempt, please provide redacted copies, again explaining the nature of the claimed exemption. Please contact me at 206-447-2815 if you have any questions regarding the scope of this request. I look forward to receipt of the City's response letter, as required by RCW 42.56.520. Sincerely, FOSTER PEPPER PLLC (--,) /yJ /? \. -~,/~;Ly f]'-_._,c:-c~ Patrick J. M&'afi;~ - Attorneys for Nordic Hills, LLC Cc: Mr. Chip Vincent, cvincent@rentonwa.gov 514847591 DEPARTMENT OF COMM ITV AND ECONOMIC DEVELOPMENT A. REPORT TO THE HEARING EXAMINER HEARING DATE: November 24, 2015 Project Name: Kinkade Crossing Preliminary Plat Owner: Nordic Ridge, LLC, 15 Lake Bellevue Dr #102, Bellevue, WA 98005 Applicant/Contact: Phillip Kitzes, PK Enterprises, 23035 SE 263rd St, Maple Valley, WA 98038 File Number: LUA15-000695, ECF, MOD, PP Project Manager: Clark H. Close, Senior Planner Project Summary: The applicant is requesting Preliminary Plat, SEPA Environmental Review and two (2) road modifications in order to subdivide a 3.63 area property into 17 lots for the future construction of single family residences. Three (3) tracts are proposed for storm drainage, a park and a shared driveway. The project site is located within the Residential-8 zoning desingation, an existing single family residence and accessory structures are proposed to be removed. The proposed lot sizes would range in area from 5,000 sq. ft. to 6,695 sq. ft. Access to the proposed lots is planned via extending the residential access road (SE 177th Pl) to the east to connect to 116th Ave SE; an additional north south limited access road would provide access to the majority of the lots. A Modification from the City's street standards (RMC 4-6-060) is requested for a reduction to the required 8-foot wide planter strip within the limited access road (ROAD A) and a shared driveway is proposed to serve two (2) residential lots. No critical areas have been mapped on the project site. Project Location: 17709 116th Ave SE, Renton, WA 98058 (APN 3223059303) Site Area: 157,958 SF (3.63 acres) Project Location Map HEX Report City of Renton Deportment of Comm KINKADE CROSSING PRELIMINARY I ' & Economic Development ?oring Examiner Recommendation WAlS-000695, fCF, MOD, PP HEX Report of November 24, 2015 Page 2 of 21 I 8. EXHIBITS: Exhibit 1-16: Exhibit 17: Exhibit 18: Exhibit 19: Exhibit 20: Exhibit 21: Exhibit 22: Exhibit 23: Exhibit 24: Identified in the Environmental Review Report Hearing Examiner Staff Recommendation (dated November 24, 2015) Renton School District Capacity Staff response to Jermasek (dated September 29, 2015) Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Preliminary Plat Plan: Proposed Corrections Traffic Concurrency Test for the Kinkade Crossing: Bannwarth Affidavit of posting and mailing Cl-73 (Revised) Residential Building Height I C. GENERALINFORMATION: ID. 1. Owner(s) of Record: Nordic Ridge, LLC, 15 Lake Bellevue Dr #102, Bellevue, WA 98005 2. 2oning Classification: Residential -8 du/ac (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD) 4. Existing Site Use: A single family residence with associated out- buildings and pasture areas. 5. Neighborhood Characteristics: Residential Medium Density (RMD) and Residential High Density (RHO} a. North: Comprehensive Plan Land Use Designation; Residentio/-8 DU/AC (R-8) and Residential-14 DU/AC (R-14} zone b. East: c. South: d. West: 6. Site Area: Residential Medium Density {RMD} and Residential Low Density Comprehensive Plan Land Use Designation; Residentia/-8 DU/AC (R-8) ond Residential-4 DU/AC {R- 4} zone Residential Medium Density (RMD) Comprehensive Plan Land Use Designation and Residentiol-8 DU/AC (R-8) zone Residential Medium Density {RMD} Comprehensive Plan Land Use Designation and Residentiol-8 DU/AC (R-8} zone 3.63 acres HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Benson Hill Annexation A-06-002 5327 03/01/2008 Hex Report City of Renton Department of Comm · 1 & Economic Development KINKADE CROSSING PRELIMINARY I earing Examiner Recommendation WAlS-000695, ECF, MOD, PP HEX Report of November 24, 2015 Page 3 of 21 I E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by Soos Creek Water & Sewer District (SCWSD). b. Sewer: Sewer service is provided by the SCWSD. c. Surface/Storm Water: There is an existing 12-18 inch diameter storm water main on SE Petrovitsky Rd. There is an existing stormwater ditch on 116th Ave SE. There is no existing stormwater feature on SE 177th Pl. 2. Streets: SE Petrovitsky Road is a principal arterial, 116th Ave SE is a minor arterial, and SE 177th Pl is a residential street. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-llOA: Residential Development Standards for Residential Zoning Designations d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations b. Section 4-4-130: Tree Cutting and Land Clearing Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for Subdivision 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 4-9-250: Variances, Waivers, Modifications, and Alternates 7. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on September 22, 2015 and determined the application complete on September 25, 2015. The project complies with the 120-day review period. Hex Report City of Renton Deportment of Comm KINKADE CROSSING PRELIMINARY, HEX Report of November 24, 2015 1 & Economic Development 2. The project site is located at 17709 116th Ave SE, Renton, WA 98058. •aring Examiner Recommendation LUA15-000695, ECF, MOD, PP Page 4 of 21 3. The project site is currently developed with a single family residence with associated out-buildings and pasture areas. The parcel also includes landscaped lawn areas surrounding the home and a gravel driveway. 4. Primary access to the site would be provided via an extension of SE 177th Pl to 116th Ave SE (Road B) and construction of a new limited access road (Road A) running north/south through the site. 5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 Dwelling Units per Net Acre (R-8) zoning classification. 7. The site is mapped with no critical areas. 8. There are approximately 25 significant trees located within the current property lines. The applicant is proposing to retain a total of four (4) trees. 9. Approximately 8,900 cubic yards of material would be cut on-site and approximately 4,350 cubic yards offill is proposed to be brought into the site. 10. The applicant is proposing to begin construction in Spring 2016 and would run through the summer months. 11. Staff received one (1) public comment email and several requests to become a party of record (Exhibit 19). To address public comment(s), the following report contains analysis related to public records requests, such as the submitted geotechnical study. 12. No other public or agency comments were received. 13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on October 26, 2015 the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Kinkade Crossing Preliminary Plat (Exhibit 20). The DNS-M included one (1) mitigation measure. A 14-day appeal period commenced on October 30, 2015 and ended on November 13, 2015. No appeals of the threshold determination have been filed as of the date of this report. 14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: a. Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by The Riley Group, Inc. dated July 8, 2015 or an updated report submitted at a later date. 15. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the ERC report (Exhibit 16). 16. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the City's Comprehensive Plan Map. The purpose of the RMD designation is to allow a variety of single- family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Policies: Compliance Comprehensive Plan Analysis ,/ Policy l-3: Encourage infill development of single-family units as a means to meet Hex Report City of Renton Department of Comm, 1 & Economic Development •aring Examiner Recommendation LUAlS-000695, ECF, MOD, PP KINKADE CROSSING PRELIMINARY P HEX Report of November 24, 2015 Page 5 of 21 growth targets and provide new housing. Goal L-H: Plan for high-quality residential growth that supports transit by providing ,/ urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. Goal L-1: Utilize multiple strategies to accommodate residential growth, including: . Development of new single-family neighborhoods on large tracts of land outside ,/ the City Center, and . Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past ,/ practice where feasible, through leadership, policy, regulation, and regional coordination. Policy L-33: Emphasize the use of open ponding and detention, vegetated swales, rain ,/ gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality. ,/ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ,/ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ,/ Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. Policy L-51: Respond to specific site conditions such as topography, natural features, ,/ and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings. 17, Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City's Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards if fill conditions of approval are met: complfance R-8 Zone Develop Standards and Analysis :·s· ;. Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: After factoring in all density deductions (public streets, private access ,/ easements and critical areas), the site has a net square footage of 119,202 square feet or 2.74 net acres. Specifically, the applicant is proposing 37,795 square feet of road for public right-of-way dedications and 961 square feet for private access easements, totaling 38,756 square feet {157,958 sf-38,756 sf= 119,202 sf). The 17-lot proposal would arrive at a net density of 6.2 dwelling units per acre (17 lots I 2.74 acres= 6.2 du/ac), which falls within the permitted density range for the R-8 zone. Hex Report City of Renton Department of Comm , & Economic Development •aring Examiner Recommendation LUAlS-000695, ECF, MOD, PP KINKADE CROSSING PRELIMINARY P HEX Report of November 24, 2015 Page 6 of 21 Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-17: Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 6,695 60 116 (Corner) Lot 2 5,520 65 87 (Corner) Lot 3 5,542 51 87 31 (along the public Lot4 5,075 road or front) 106 50(rear) Lot 5 5,176 50 103 Lot 6 5,035 56 87 Lot 7 5,001 50 100 Lot 8 5,000 50 100 Lot 9 5,000 50 100 Compliant if Lot 10 5,867 60 100 condition of (Corner) approval is Lot 11 5,867 60 100 met (Corner) Lot 12 5,000 50 100 Lot 13 5,016 51.5 100 Lot 14 5,862 50 96 Lot 15 5,175 54 96 Lot 16 5,154 54 96 Lot 17 5,414 50 95 Land sea pe/Recreatio n 4,147 NA NA -Tract A Share Driveway-9,61 NA NA Tract B Storm Drainage -17,680 NA NA Tract C Stott Comment: As demonstrated in the lot dimensions table, all lots meet the requirements for minimum lot size, width and depth if averaged. In order to meet the variation requirements of RMC 4-2-115, lot dimensions are allowed to be decreased and/or increased, provided, that when averaged the applicable lot standards of the zone are met. The average lot width is 52.5 feet. The only lot that hos a substandard lot width along the public frontage is Lot 4 due to the encroachment of the proposed shared driveway. The extension of limited access road would eliminate Lot 4. Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, Compliant if side yard is 5 feet, side yard along the street 15 feet, and the rear yard is 20 feet. condition of Staff Comment: The setback requirements for the proposed lots would be verified at approval is the time of building permit review. The proposed lots appear to contain adequate area met to provide all the required setback areas. Staff recommends, as a condition of approval, that a demolition permit be obtained and all required inspections be Hex Report City of Renton Deportment of Comm • & Economic Development "aring Examiner Recommendation LUA15-000695, ECF, MOD, PP KINKADE CROSSING PRELIMINARY P HEX Report of November 24, 2015 Page 7 of 21 Compliant if condition of approval is met Hex Report completed for the removol of the existing single family residence and access structures prior to Final Plat recording, as these structures would not comply with setbacks if permitted to remain on the site. Staff also recommends, as a condition of approvol, that proposed Lot S retain a 68-foot front yard setback from the west property line of 17803 116th Ave SE (APN 322305- 9112) to retain future connectivity ollowances within the neighborhood. If combined under a single development, Lots 17721, 17727, and 17803 116th Ave SE could be subdivided together provided this access opportunity is maintained. This restriction should be recorded on the face of the final plat. Building Standards: The R-8 zone has a maximum building coverage of 50%, a maximum impervious surface coverage of 65%, and a maximum building height of 2 stories with a wall plate height of 24 feet, per Cl-73 Revised (Exhibit 24). Staff Comment: Building height, building coverage, and impervious surface coverage for the new single family residences would be verified at the time of building permit review. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional 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. 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. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: The applicant has submitted a preliminary landscape plan (Exhibit 8}. The proposed landscape plan includes an 8-foot wide planting strip between the sidewalk and curb along Raad B, a 7-faot wide planting strip between the sidewalk and curb along Road A (per a street modification request}, an 8-foot wide planting strip between the sidewalk and curb along 116th Ave SE, and no improvements have been proposed nor a modification requested along SE Petrovitsky Rd. In addition, 10 feet of landscaping along all street frontages is required and 15 feet of landscaping on around the perimeter of Tract C. The applicant is also proposing a pocket park (Tract A} for the neighborhood and a minimum of 15 feet of landscaping around the perimeter of the starmwater pond. The conceptual landscape plan does not fully comply with the City's landscape regulations. For example, no trees are proposed within the required 10-foot onsite landscaping area. A final detailed landscape plan must be submitted and approved prior to issuance of the street and utility construction permits. The landscaping plan proposes 26 new evergreen trees including Engelmann Spruce and Douglas-fir at 6 feet in height. In addition to large evergreen trees, the applicant is proposing to plant 4 small evergreen trees, 52 large deciduous trees, 7 multi-stem small deciduous trees. These proposed replacement trees exceed the minimum required replacement inches, 12 inches (12"} for every tree that was unable to be retained, or 12 inches (12"} for the project (12"/2" per tree = 6 trees required for replacement}. City of Renton Deportment of Comm · & Economic Development ..,aring Examiner Recommendation LUAlS-000695, ECF, MOD, PP KINKADE CROSSING PRELIMINARY P _ HEX Report of November 24, 2015 Page 8 of 21 Compliant if condition of opprovalis met Hex Report As a condition of approval, the applicant shall create a Home Owners Association ("HOA"/ that maintains all improvements in Tract "A", and landscaping in Tract "C" and any and all other common improvements. A draft of the HOA documents shall be submitted to, and approved by, the City of Renton Project Manager and the City Attorney prior to Fino/ Plat recording. Such documents shall be recorded concurrently with the Final Plat. Where there is insufficient ROW space or no public frontage, street trees are required in the front yard(s), which would be applicable to Lot 5 and 6, if the shared driveway modification is approved. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations that require the retention of 30 percent (30%) of trees in a residential development (RMC 4-4-130). Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070Fl, Street Frontage Landscaping Required, or a combination. Staff Comment: The property is covered with a variety of trees. Several medium diameter trees are located around the existing residence and in the southern portion of the property, including Douglas-fir, spruce, London plane, noble fir, and deadar cedar, maple, birch, pine, and several fruit trees (Exhibits 3, 4, & 12/. The Arborist Report identified 25 significant trees over 6-caliper inches in diameter on the parcel proposed to be developed (Exhibit 12/. Three (3} of the 25 trees were classified as poor and seven (7) trees were located within the proposed ROW. The net number of trees for this development was determined to be 18. The average size of the trunk at diameter at breast height (DBH/ for the 25 trees is 13 inches (13"/ with the largest tree, a big-leaf maple (28" DBH}, located southwest of the existing house. After street and critical area deductions, and the minimum requirement to retain 30%, the applicant is proposing to retain four (4) of the potentiol 18 healthy trees or 4 of the required 5 trees (Exhibit 3}. Three (3} of the four (4/ trees are ornamental cherry trees that are located within the public ROW on SE Petrovitsky Rd and should be excluded from the tree retention count. Provided the applicant only retains one (1) onsite tree, the applicant would be required to replace up to 48-caliper inches or retain more onsite trees. Based on the submitted landscape plan the applicant is proposing roughly 174.5 caliper tree replacement inches which would satisfy the 30% tree retention requirement. The minimum tree City of Renton Department of Camm KINKADE CROSSING PRELIMINARY P & Economic Development "'aring Examiner Recommendation LUA15-000695, ECF, MOD, PP HEX Report of November 24, 2015 Page 9 of 21 density would be verified ot the time of the final detailed landscape plan and staff wauld favor the preservation of existing trees over replacement trees as part of compliance with this development standard. During construction, trees required to be retained (i.e., protected trees), would be required to erect and maintain a six-foot-high chain link temporary construction fence around the drip line of any tree to be retained. Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Sufficient area exists, on each lot, to accommodate off-street parking for a minimum of two (2) vehicles. This is typically achieved by providing a two (2) car garage for each single family home. Compliance with individual driveway requirements would be reviewed at the time of building permit review. The existing and proposed configuration of the parcel and lots contribute towards a high area of limited residential access roads that would front load, over the preferred rear loading method from the alley. The narrower lot widths of the R-8 zone would ,/ limit the amount of on-street parking spaces following the build-out of the plat. Staff recommends, os o condition of approval, that Lots 2 & 3, Lots 9 & 10 and Lots 11 & 12 utilize a shared curb cut approaches to access off-street parking. A mutual access easement between the lots shall be provided for each curb cut approach. The shared curb cuts shall be identified on the construction permit application, for review and approval by the Current Planning Project Manager and the shared curb cut restriction shall be noted on the face of the final plat. In addition, a separate modification would be required to allow a deviation from the required 5-foot driveway offset requirement from the property lines to satisfy this recommended condition. The addition of a park/landscape tract will likely generate an additional need for visitor parking. This additional parking area would provide up to 0.5 on-street parking stalls for each lot within the subdivision. As a result, staff is also recommending, as a condition of approval that, the applicant shall provide two (2) additional on-street parking stalls along the limited residential access road (Road A) immediately west of Tract A (Landscape/Recreation Tract). Portions of the required planter strip may be converted to pavement to accommodate the on-street parking spaces. A final detailed rood plan and landscape plan must be submitted and approved prior to issuance of a construction permit. Hex Report City of Renton Department of Comm KINKADE CROSSING PRELIMINARY P & Economic Development '.aring Examiner Recommendation LUA15-000695, ECF, MOD, PP HEX Report of November 24, 2015 Page 10 of 21 18. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- 8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single family homes. The proposal is consistent with the following design standards, unless noted otherwise: 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 Compliant if feet size difference), or condition of 3. A front yard setback variation of at least five feet (5') minimum for at least approval is every four (4) abutting street fronting lots. met Staff Comment: It appears from the proposed plan that option #1, above, could meet the lot configuration requirement if all conditions of approval are met. Option #3 would also be available to meet the lot configuration requirement. Compliance would be demonstrated when the final plat layout is submitted with the construction permit, if option #1 is not achieved option #3 shall be complied with and would be reviewed the time of individual building permit application submittal. Garages: One of the following is required; the garage is: 1. Recessed from the front of the house and/or front porch at least eight feet (8'), or 2. Located so that the roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. Alley accessed, or Compliance 4. Located so that the entry does not face a public and/or private street or an not yet access easement, or demonstrated 5. Sized so that it represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. Detached. The portion of the garage wider than twenty-six feet (26') across the front shall be set back at least two feet (2'). Staff Comment: Building plans, which would be used to determine visual impact of garages, have not been submitted. Compliance for this standard would be verified ot the time of building permit review (compliance not yet demonstrated). Lots 13-17 would gain access from the alley as identified under Option #3. Primary Entry: One of the following is required: 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve Compliance inches (12") above grade, or not yet 2. Porch: minimum size five feet (5') deep and minimum height twelve inches demonstrated (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Hex Report City of Renton Deportment of Comm KINKADE CROSSING PRELIMINARY P & Economic Development •aring Examiner Recommendation LUA15-00069S, ECF, MOD, PP HEX Report of November 24, 2015 Page 11 of 21 Staff Comment: Building designs, which would be used to evaluate design of entrances, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). However, it should be noted that the primary entry of the homes built on Lots 14 -17 would face SE Petrovitsky Rd as these homes would gain vehicular access from an alley to the south. Fa~ade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet Compliance (2') in depth on facades visible from the street, or not yet 2. At least two feet (2') offset of second story from first story on one street demonstrated facing facade. Staff Comment: Building designs, which would be used to evaluate fm;ade modulation, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) Compliance of all facades facing street frontage or public spaces. not yet Staff Comment: Building designs, which would be used to evaluate design of windows demonstrated and doors, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. Additionally, both of the following are required: Compliance 1. A minimum of three (3) differing home models for each ten (10) contiguous not yet abutting homes, and demonstrated 2. Abutting houses must have differing architectural elevations. Staff Comment: Building designs, which would be used to evaluate scale, bulk and character, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Roofs: One of the following is required for all development: 1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form of the roof (dormers, etc., may have lesser pitch), or Compliance 2. Shed roof. not yet Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms demonstrated appropriate to the style of the home shall be used. Staff Comment: Building designs, which would be used to evaluate design of roofs, have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches Compliance (12") with horizontal fascia or fascia gutter at least five inches (5") deep on not yet the face of all eaves, and demonstrated 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Building designs, which would be used to evaluate design of eaves, Hex Report City of Renton Deportment of Comn , & Economic Development ~aring Examiner Recommendation LUA15-000695, ECF, MOD, PP KINKADE CROSSING PRELIMINARY P-.. HEX Report of November 24, 2015 Page 12 of 21 Compliance not yet demonstrated Compliance not yet demonstrated have not been submitted. Compliance for this standard would be verified at the time of building permit review (compliance not yet demonstrated). Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Building designs, which would be used to evaluate architectural detailing, have not been submitted. Compliance for this standard wauld be verified at the time of building permit review (compliance not yet demonstrated}. Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty-four inches (24"). Staff Comment: Building designs, which would be used to evaluate materials and color, have not been submitted. Compliance for this standard wauld be verified at the time af building permit review (compliance not yet demonstrated). 19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations as there are no critical areas present on the project site: N/A Geologically Hazardous Areas: Stat[_ Comment: No geologicolly hazardous areas have been identified onsite. Streams: N/A Stotf. Comment: No streams or buffers have been identified onsite or immediately off- site of the subject parcel. Wellhead Protection Areas: N/A Sta[[ Comment: No wellhead protection areas have been identified onsite. Wetlands: N/A Staff_ Comment: No wetlands have been identified onsite. Hex Report City of Renton Department of Com, 1 & Economic Development KINKADE CROSSING PRELIMINARY. . . ~aring Examiner Recommendation LUAlS-000695, ECF, MOD, PP HEX Report of November 24, 2015 Page 13 of 21 20. Compliance with Subdivision Regulations: Chapter 4-7 RMC provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and.Analysis. Compliontif condition of opprovolis met N/A Compliance not yet demonstrated Hex Report Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Each lot would have access to a public street or road if all conditions of approval are met. Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: Depth of property limits this requirement. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: Primary access to the site is proposed via a new street intersection on 116th Ave SE. 116th Ave SE is a minor arterial street with existing ROW width varying from 60 feet to 66 feet, with 30 feet half-street ROW width on the site frontage. To meet the City's complete street standards, RMC 4-6-060 has a minimum ROW width of 91 feet for minor arterial street with 0.5-foot wide curbs, 8-foot wide landscaped planters, ond 8-foot wide sidewalks. Since the transportation section's plan for the street includes a half-street cross section that includes a 22 feet paved width (including 5-foot wide bike lane) from center line of the ROW, 0.5-foot wide curbs, 8-foot wide planters, 8-foot wide sidewalks ond 1-foot clear space back of sidewalk. In order to build this street section, approximately 9.5 feet of ROW would be required to be dedicated to the City along the project side of 116th Ave SE. The applicant has provided a street cross-section for 116th Ave SE that demonstrates compliance with the required street standard /Exhibit SJ. SE Petrovitsky Rd is a principal arterial street with existing ROW width of 72 feet, with 42 feet half-street ROW width an the site frontage. To meet the City's complete street standards, RMC 4-6-060 required ROW width on the 5 lane principal arterial street is 103 feet. The street cross-section includes 66 feet of paved width (including 33 feet of paving from centerline), 0.5 feet wide curbs, 8 feet wide landscaped planters, and 8 feet wide sidewalks. To build this street section, 14.5 feet of right-of-way will be required to be dedicated to the City. The site plan identifies a 14.5-foot ROW dedication along SE Petrovitsky Rd. The applicant has provided a street cross-section that indicates 9.5 feet of ROW dedication that would retain the existing sidewalk at the back of curb with na changes to the planter strip behind the curb. The applicant has not requested a street modification from the required street standards. Therefore, the applicant shall complete the required street standards of code by dedicating 14.5 feet of ROW by providing 0.5-foat wide curbs, 8-faot wide landscape planter, and an 8-foot wide sidewalk. A final detailed street cross-section must be submitted and approved by the Plan Review Project Manager prior to issuance of the street and utility construction permits. SE 177th Pl is a residential street. The east-west extension of SE 177th Pl from the existing dead end street, located immediately west of the site, is proposed to connect to 116th Ave SE in order to meet the east-west site access requirements. A 53-foot City of Renton Department of Comm & Economic Development aring Examiner Recommendation LUA15-000695, ECF, MOD, PP KINKADE CROSSING PRELIMINARY PL-.. HEX Report of November 24, 2015 Page 14 of 21 Hex Report wide ROW width with 26-foot wide pavement width, 0.5-foot wide curbs, 8-foot wide landscaped planters, and 5-foot wide sidewalks would be required to be provided by the developer in order to meet the city code requirements. Pedestrian bulb-outs where on-street parking is located, would be required by RMC 4-6-060. Staff is anticipating curb bulb-outs on SE 177th Pl in order to provide 6 to 7 on-street parking spaces on the north side of the street. A limited access residential street with 20 feet of paved width with hammerhead turnarounds is proposed os the internal north-south site access street (Road A). The applicant is proposing a cross-section that includes a ROW width of 45 feet with 0.5- foot wide curbs, 7-foot wide landscaped planters, and 5-foot wide sidewalks. The applicant hos submitted a street modification request to RMC 4-6-060F.2 in order to reduce the width of the required planters from 8 feet to 7 feet. See FOF 22, for additional information regarding this modification request. The applicant is proposing a 22-foot wide turnaround and rear loaded access to Lots 14-17 at the north end of the limited access residential street (Road A). Alley access is the preferred street pattern for all new residential development where the proposed development is larger than a short plat, where topography and environmental impacts are not a factor, and the site characteristics allow for the effective use of alleys (RMC 4-7-150E.5). The applicant has indicated that topography is a constraint for this project due to elevation differences between the lots up to 3 feet. Alley access could be incorporated into the designated hammerhead turnaround, provided that the north end of the access road is reduced in width from 22 feet to 16 feet. In addition, the "alley" could be extended in length from 133 feet to 190 feet to allow Lot 13 to rear load from the alley. The vehicle entry for a garage or carport would be set bock twenty feet (20') from the property line where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone's minimum setback. Therefore, staff recommends that Lot 13 be widened an additional 3.5 feet or from 51.5 feet to 55' in order side load and/or rear load from the alley. The additional 3.5 feet would retain the necessary back out room of 24 feet from the edge of the alley and provide for the 20-foot garage setback. In addition, the corner lot at 11525 SE Petrovitsky Rd (APN 3223059071) would be required to gain access from the public alley upon future development of a short plat. The topography within this area of the plat or road section would not be considered a constraint due to lower grade changes. A reduction to the road width would not change the proposed configuration of the lots or impact lot yield. Therefore, in order to comply with the alley access street pattern, staff recommends, as a condition of approval, that the applicant reduce the width of the turnaround on the north end of Road A from 22 feet to 16 feet and extend the overall length to provide access to Lot 13 and the existing single family lot ot 11525 SE Petrovitsky Rd. The applicant is also proposing a hammerhead near the south end of Road A. The applicant has submitted a street modification request from RMC 4-6-0601 to allow a shared driveway to serve two (2) residential lots within the 17-lot subdivision. See FOF 23 for additional information regarding this modification request. Should the shared driveway modification request be denied, staff recommends as a condition of approval that the south leg of Road A be extended through the south property line of Lot 6 (at least 50 feet) in order to provide a public road access across Lot 6 and to the front of Lot 5. After the additional ROW extension, there would remain a larger sliver of land (about 135 feet long by 6 feet wide or roughly 1,000 square feet) to the east af Road A that should be dedicated as public right-of-way to allow future vehicular connections from the public road to 17727 116th Ave SE (APN 3223059211) and City of Renton Deportment of Comm KINKADE CROSSING PRELIMINARY P & Economic Development aring Examiner Recommendation LUAlS-000695, ECF, MOD, PP HEX Report of November 24, 2015 Page 15 of 21 17803116th Ave SE (3223059112). The additional dedication to public ROW would be in-lieu af designating the extra area as a separate tract. Staff recommends, as a condition of approval, that balance of land located to the sautheast of Raad A's south leg hammerhead turnaround (roughly 1,000 square feet) be dedicated as public right- of-way. The applicant shall provide a vertical curb and landscaping (no sidewalk) within the southeast portion of Rood A's ROW. A final detailed road plan and landscape plan must be submitted and approved prior to issuance of a construction permits. The applicant has indicated that the proposed 17-lot subdivision would generate about 160 new average weekday trips with 16 AM and PM peak hour trips at the future intersection of SE 177th Pl to 116th Ave SE (the site's proposed access street/. Adequate sight distance would be provided at the intersection of the proposed new street or where SE 177th Pf (Road B) intersects with 116th Ave SE. It is also anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, the applicant would be required to meet code-required frontage improvements, City of Renton's transportation concurrency requirements /Exhibit 22} based upon a test of the citywide Transportation Plan ond pay appropriate Transportation Impact Fees. Currently, this fee is assessed at $2,214.44 per net new single family home. The fee, as determined by the Renton Municipal Code ot the time of building permit issuance shall be payable to the City. Street lighting is required per RMC 4-6-0601 on the internal access public east west and north south streets. In general, pedestrian fighting for sidewalks and pathways shall be installed between intersections along streets and at intersection corners for residential streets. Arterial fights would also be required on 116th Ave SE. No streetlights would be required to be provided by the developer on SE Petrovitsky Rd due to the existing overhead power fines. A lighting plan shall be submitted to, and approved by, the Current Planning Project Manager and the Plan Reviewer prior to construction permit approval. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The subject site is bordered by single-family homes around all sides of the property, SW Petrovitsky Rd is located to the north and 116th Ave SE is immediately to the east. The properties surrounding the subject site are residential low, medium or high density and are designated R-4, R-8 or R-14 on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. 21. Availability and Impact on Public Services: Compliance Availability: and Impact on Public Service$ Analyslsc Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the ,/ applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $495.10 per single family unit. Credit would be granted for the one (1) existing home to be removed. This fee is paid at time of building permit issuance (Exhibit 16). Hex Report City of Renton Deportment of Comm KINKADE CROSSING PRELIMINARY P & Economic Development oring Examiner Recommendation WA15-000695, ECF, MOD, PP HEX Report of November 24, 2015 Page 16 of 21 Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Benson Hill Elementary School, Nelsen Middle School and Lindbergh High School (Exhibit 18). Any new students attending the middle school or high school would be bussed. No bus transportation would be provided for the elementary school students, as they would be within walking distance of the plat to Benson Hill Elementary School located at 18665 116th Ave SE. The proposed project includes the installation of frontage improvements ,/ along the public street frontages, including sidewalks. Elementary school students would walk south along 116th Ave SE for a distance of 3,050 feet from the plat to the school. The route includes intermittent sidewalks and an 8-foot wide striped shoulder with 20 MPH school zone speed limit signs along the route. Therefore, there are safe walking routes to the schools and/or the school bus stops. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $5,541.00 per single family residence. Parks: A five-foot (5') wide bike lane, per the adopted Trails and Bicycle Master Plan, would be included along 116th Ave SE. A Park Impact Fee would be required for the ,/ future houses. The current Park Impact Fee is assessed at $1,441.29 per single family residence and will increase to $1,887.94 on January 1, 2016. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted a Preliminary Technical Information Report {Tl!~}, prepared by prepared by ESM Consulting Engineers, LLC (dated August 26, 2015; Exhibit 11/. According to the TIR, the project is required to provide level 2 Flow Control ond Basic Water Quality treatment in accordance with the 2009 King County Surface Water Design Manual {KCSWDM). Based on the City's flaw control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of forested conditions. Water quality would be satisfied with o wetpond, which is proposed to be located in the combined detention/water quality pond. The proposed facility will be a public storm water facility. All surface water runoff from impervious surfaces would be collected and conveyed to a ,/ storm detention vault, located at the northeast corner of the site within Tract "C" /Exhibit 6/. After collection and treatment, the stormwater would be discharged to the existing 116th Ave SE system, which is the site's natural discharge location before continuing east in SW Petravitsky Rd. The site is located within the Soos Creek Drainage Basin. The standard requires the site ta match the durations of high flaws at their predevelopment levels for all flows from one-half of the two-year peak flow up to the full SO-year peak flow. The output models place the required storage volume at 47,175 cubic feet with an effective storage depth of 8.5 feet of detention. The proposed pond provides live storage volume up to 62,109 cubic feet of storage, which results in a 24% factor of safety. Appropriate Best Management Practices (BMPs) from the Washington State Department of Ecology Manual for individual lot flow contra/ would be required to help mitigate the new runoff created by this development. Evaluation and inclusion of a BMP would be accomplished at final engineering. Ten feet {10'} of horizontal separation between stormwater pipe and water pipe, and 7 Hex Report City of Renton Deportment of Comm KINKADE CROSSING PRELIMINARY, & Economic Development ·aring Examiner Recommendation LUA15-000695, ECF, MOD, PP HEX Report of November 24, 2015 Page 17 of 21 feet (7') of horizontal separation is required between the starmwater pipe and other utility pipes. The storm water pond and pond access should be provided as per the City Amendments. The final plans and drainage report, based on the requirements mentioned in the City of Renton Amendments to the 2009 King County Surface Water Manual, are required to be submitted with the utility construction permit. A Geotechnical Engineering Study prepared by The Riley Group, Inc. was submitted with the project application /Exhibit 10). A SEPA mitigation measure /Exhibit 20) was imposed by the City's Environmental Review Committee (ERC), requiring that the project construction comply with the recommendations outlined in the submitted geotechnical report. The report identifies the soils in the project vicinity as ground moraine deposits (Qgt), which is light to dark gray, nonsorted, nonstratified mixture of clay, silt, sand, and gravel deposited by glaciol ice. The deposit is generally very stiff and impermeoble, often resulting in poorly drained bogs developing in relatively flat area. The deposit is usually 1 to 2 meters thick, but locally con be as much as 25 meters. In general, the site is underlain by loose to very dense silty sand with gravel. The soil generally becomes denser with depth. Because the site is generally underlain with Till soils, the site is incapable of infiltration of stormwater. Groundwater was not observed in the test pits during the fieldwork in July. However, iron oxide staining was observed at 3 to 4 feet indicating a perched seasonal groundwater table over the top of dense glacial till layer. A Construction Starmwater General Permit from Department of Ecology will be required. A Storm water Pollution Prevention Plan (SWPPP) is also required for this site. Water: A water availability certificate from Soos Creek Water & Sewer District (SCWSD) .,,. was provided at the time of application submittal (Exhibit 13). The approved water plans from SCWSD should be provided to the City at the utility construction permit stage. Any new hydrants shall be installed per Renton's fire department standards to provide the required coverage of all lots. .,,. Sanitary Sewer: A sewer availability certificate from SCWSD was provided at the time of application submittal (Exhibit 14). An approved sewer plans from SCWSD should be provided to the City at the utility construction permit stage. 22. Modification Analysis: Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from RMC 4-6-060F.2 "Minimum Design Standards Table for Public Streets and Alleys" to reduce the required 8-foot wide planter strip within the limited access road (Road A). Whenever there is a practical difficulty involved in carrying out the provisions of this Title IV, the applicant may request a modification of the standards, provided the Criteria for modification identified in RMC 4-9-250D.2 is satisfied. The proposal is not in compliance with the modification criteria; therefore, staff is recommending denial of the requested modification, per the following: Compliance Street Modification criteria and Analyslsi",1'' · ' a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these Does Not policies and objectives. Comply Staff Comment: The Comprehensive Plan Land Use Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety and shared uses. One specific policy supports the denial af the modification request. This Hex Report City of Renton Department of Comm · , & Economic Development KINKADE CROSSING PRELIMINARY ~aring Examiner Recommendation LUAlS-000695, ECF, MOD, PP HEX Report of November 24, 2015 Page 18 of 21 policy is Policy L-58 which states that the goal is to provide "complete streets" that "locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians." The requested street modification is not consistent with the complete street standard {8' wide planter and 5' wide sidewalk) and is therefore not consistent with this policy guideline. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that by modifying the street standards, by reducing the landscape strip from 8 feet to 7 feet and increasing the pavement area from 18 feet to 20 feet, it would provide a safer condition in the event of an emergency. Staff does not concur that the requested modification conforms to the intent and Does Not purpose of the Street standards. An 18 foot wide pavement section is required to Comply meet the fire access road standards (with fire sprinklers) and it promotes slower driving. Increasing the pavement section to 20 feet only eliminates the potential for fire sprinklers to the homes. Conversely, the size of the landscape strip is critical to the size and species of the street trees that can be installed. A reduction in the landscape strip in order to accommodate an increase in pavement width will negatively impact the quality and character of the development. And finally, a street section meeting the City's Complete Street Standards with a 20-foot wide pavement section, 8-foot landscape strip and a 5- foot wide sidewalk would not impact Jot yield for the project. c. Will not be injurious to other property(ies) in the vicinity. ,/ Staff Comment: There are no identified adverse impacts to other properties from a modification of planting strip width. Does Not d. Conforms to the intent and purpose of the Code. Comply Staff Comment: See comments under criterion 'b'. Does Not e. Can be shown to be justified and required for the use and situation intended; and Comply Staff Comment: See comments under criterion 'b'. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff Comment: See comments under criterion 'c'. 23. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060.J.1 (a and b) "Shared Driveway Standards, When Permitted" to provide a shared driveway to serve two (2) residential lots. The proposal is not in compliance with the following modification criteria, pursuant to RMC 4-9-2500. Therefore, staff is recommending denial of the requested modification, per the following: Compliance Street ModiflcationcCriterl,und Analysis Does Not a. Substantially implements the policy direction of the policies and objectives of the Comply Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement Hex Report City of Renton Department of Comm KINKADE CROSSING PRELIMINARY & Economic Development •aring Examiner Recommendation LUAlS-000695, ECF, MDD, PP HEX Report of November 24, 2015 Page 19 of 21 these policies and objectives. Staff Comment: The Comprehensive Plan Land Use Element has applicable policies listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety and shared uses. One specific policy that supports the denial of the both modification requests. This policy is Policy L-58 which states that the goal is to provide "complete streets" that "locate planter strips between the curb and the sidewalk in order to provide separation between cars and pedestrians." The requested shared driveway modification does not provide a complete street standard in front of Lots 5 and 6 and is therefore not consistent with this policy guideline. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that objectives of the above with respect Does Not to Code requirements and will not preclude or restrict sound engineering Comply judgement. Staff does not concur that the requested modification conforms to the objectives and intent. The shared access way does not provide a complete street along Lots 5 and 6 which affects the safety, function and appearance of these lots. c. Will not be injurious to other property(ies) in the vicinity. Does Not Staff Comment: By not extending 'Road A' further south, the development Comply precludes future public roadway connections from 'Road A'. Two (2) potential infill lots are Parcel No. 's 322305-9211 and 322305-9112. Does Not d. Conforms to the intent and purpose of the Code. Comply Staff Comment: See comments under criterions 'b'. Does Not e. Can be shown to be justified and required for the use and situation intended; and Comply Sta[t Comment: See comments under criterion 'b'. Does Not f. Will not create adverse impacts to other property(ies) in the vicinity. Comply Stoff Comment: See comments under criterion 'c'. j 1. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 16. 2. The subject site is located in the Residential -8 (R-8) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 17. 3. The proposed plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 18. 4. The proposed plat complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 19. Hex Report City of Renton Department of Comm. & Economic Development KINKADE CROSSING PRELIMINARY P HEX Report of November 24, 2015 •aring Examiner Recommendation LUAlS-000695, ECF, MOD, PP Page 20 of 21 5. The proposed plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 20. 6. The proposed plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 20. 7. The proposed plat modifications are not in compliance with the modification criteria; therefore, staff is recommending denial of the requested modifications, see FOF 22 and FOF 23. 8. There are safe walking routes to the schools and/or the school bus stops, see FOF 21. 9. There are adequate public services and facilities to accommodate the proposed plat, see FOF 21. I J. RECOMMENDATION: Staff recommends approval of the Kinkade Crossing Preliminary Plat, File No. LUA15-000695, as depicted in Exhibit 2, subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance Mitigated, dated October 30, 2015. 2. The applicant shall obtain a demolition permit and complete all required inspections for the removal of the existing single family residence and accessory structures prior to Final Plat recording. 3. The applicant shall provide a minimum lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots or provide a front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. 4. The applicant shall provide a minimum often feet {10') of on-site landscaping along all public street frontages. A final detailed landscape plan shall be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. 5. The applicant shall dedicate 14.5 feet (14'-6") of right-of-way on SE Petrovitsky Rd (subject to a final survey). A final detailed street cross-section must be submitted and approved by the Plan Review Project Manager prior to issuance a construction permit. 6. The applicant shall extend the limited residential access road (Road A) to the south to serve each proposed residential lot, as depicted in Exhibit 21. An updated plat plan shall be submitted to and approved by the City of Renton Project Manager prior to issuance a construction permit. 7. The applicant shall dedicate the area located to the southeast of Road A's south leg hammerhead turnaround (roughly 1,000 square feet) as public right-of-way. Frontage improvements along this portion of the public right-of-way shall consist of a vertical curb and landscaping only. A final detailed road plan and landscape plan must be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. 8. The applicant shall provide two (2) on-street parking stalls along the limited residential access road (Road A) immediately west of Tract A (Landscape/Recreation Tract). Select portions of the required planter strip may be converted to pavement to accommodate the two on-street parking spaces. A final detailed road plan and landscape plan shall be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. 9. The applicant shall provide shared curb cut approaches for Lots 2 & 3, Lots 9 & 10 and Lots 11 & 12. A mutual access easement between the lots shall be provided for each curb cut approach. The shared curb cuts shall be identified on the construction permit application, for review and approval by the Current Planning Project Manager and the shared curb cut restriction shall be noted on the face of the final plat. Hex Report City of Renton Department of Comm KINKADE CROSSING PRELIMINARY P HEX Report of November 24, 2015 & Economic Development 'aring Examiner Recommendation LUA1S-00069S, ECF, MOD, PP Page 21 of 21 10. The applicant reduce the width of the turnaround on the north end of Road A from twenty-two feet (22') to sixteen feet (16') and extend the overall length to provide access to Lot 13 and the existing single family lot at 11525 SE Petrovitsky Rd. A final road plan shall be submitted to and approved by the City of Renton Project Manager prior to issuance a construction permit. 11. The applicant shall retain a 68-foot front yard setback for Lot 5 from the west property line of 17803 116th Ave SE (APN 322305-9112) to retain future connectivity within the neighborhood, as depicted in Exhibit 21. This restriction should be recorded on the face of the final plat. 12. Proposed Lot 13 shall maintain a minimum lot width of fifty-five feet (55') and primary access shall be from the alley. An updated plat plan shall be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. 13. A street lighting plan shall be submitted at the time of construction permit review for review and approval by the City's Plan Reviewer. 14. The applicant shall create a Home Owners Association ("HOA") that maintains all improvements in Tract "A", and landscaping in Tract "C" and any and all other common improvements. A draft of the HOA documents shall be submitted to, and approved by, the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. Hex Report 0 ' EXHIBITS Project Name: Project Number: Kinkade Crossing Preliminary Plat LUA15-000695, ECF, MOD, PP Date of Hearing Staff Contact Project Contact/ Applicant Project Location 11/24/15 Clark H. Close Phillip Kitzes, PK Enterprises 17709 116th Ave SE, Senior Planner 23035 SE 263rd St, Renton, WA 98058 Maple Valley, WA 98038 The following exhibits were entered into the record: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Exhibit 10: Exhibit 11: Exhibit 12: Exhibit 13: Exhibit 14: Exhibit 15: Exhibit 16: Exhibit 17: Exhibit 18: Exhibit 19: Exhibit 20: Exhibit 21: Exhibit 22: Exhibit 23: Exhibit 24: ERC Report Kinkade Crossing Preliminary Plat Plan (PP-01) Topography Map, Existing Conditions, Tree Retention (PP-02) Preliminary Grading Plan (PP-03) Preliminary Road & Utility Plan (PP-04) Drainage Control Plan (PP-05) Preliminary Street Profiles (PP-06) Preliminary Landscaping Plan (L-1 and L-2) Neighborhood Detail Map Geotechnical Engineering Study prepared by The Riley Group, Inc. (dated July 8, 2015) Preliminary Technical Information Report prepared by ESM Consulting Engineers, LLC (dated August 26, 2015) Arborist Report prepared by Altmann Oliver Associates, LLC (dated September 18, 2015) Soos Creek Water and Sewer District Certificate of Water Availability (dated June 20, 2015) Soos Creek Water and Sewer District Certificate of Sewer Availability (dated June 20, 2015) Construction Mitigation Description Advisory Notes to Applicant (ran October 22, 2015) Hearing Examiner Staff Recommendation (dated November 24, 2015) Renton School District Capacity Staff response to Jermasek (dated September 29, 2015) Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Preliminary Plat Plan: Proposed Corrections Traffic Concurrency Test for the Kinkade Crossing: Bannwarth Affidavit of posting and mailing Cl-73 (Revised) Residential Building Height ___.....----===~---------~ It en t O Il ® DEPARTMENT OF COMM UNIT AND ECONOMIC DEVELOPMENT ----------------- ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Nome: Project Number: Project Manager: Owner: October 26, 2015 Kinkade Crossing Preliminary Plat LUAlS-000695, ECF, MOD, PP Clark H. Close, Senior Planner Entire Document Available Upon Request Nordic Ridge, LLC, 15 lake Bellevue Dr 11102, Bellevue, WA 98005 ---------------- Applicant/Contact: Phi II i p Kitzes, PK Enterprises, 23035 SE 263rd St, Maple Valley, WA 98038 Project Location: 17709 116th Ave SE (APN 3223059303) ·--··---------------------------------- Project Summary: The applicant is requesting Preliminary Plat, SEPA Environmental Review and two (2) road modification for approval of a 17-lot subdivision. The 3.63 acre site is located at 17709 116th Ave SE (APN 3223059303) within the Residential-8 zoning district. The parcel is proposed to be divided into 17 residential lots, a storm drainage tract, a park tract, and a shared driveway tract. The drainage tract measures 17,680 square feet (sf) and consist of a stormwater pond located in the northeast corner of the site. The applicant would dedicate 43,771 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 5,000 sf to 6,695 sf with an average lot size of 5,376 sf. The plat would result in a net density of 6.2 du/ac. Access to the site would be gained by extending the residential access road (SE 177th Pl) to the east to connect to 116th Ave SE. An additional north south limited access road would provide access to the lots. No critical areas have been identified onsite. Soils consist of loose to very dense silty sand with gravel. The soil generally becomes denser with depth. The site slopes generally northeast at gradients of about 10% with an elevation change across the site of approximately 30 feet. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain four (4) of the 25 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. ------------------------------------------- Site Area: 157,958 SF (3.63 acres) ---· ---·------------------------------------- STAFF RECOMMENDATION: ERC Report 15-000695 Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). EXHIBIT 1 H ; ~ !• H ' i p t f ! --~~j i f -----------,J SHEET N9 PP-01 ·~~ ~Pl),ll'U,N DISllNGcotWITIOHS/TREERml{JJOH --= PREUWN,t.R'I" RCWl a; IJ1lUTY FUN ll!Wtw::Eeotm!OI.PI.AH f'l\~STMETffiOAl[S "" ,;,,1800--0010 A PORTION OF THE NE 1/4 OF SECTION 32, TWP. 23 N., AGE. 5 E., KING COUNTY, WA ,/----~--w~[_:~ LOT AREA TRACTSJROW OED1CATION :l'.'.'.'.1-~ "1------------------------- EXHIBIT 2 ~ n ....e' e SCALE· 1" = 40" ~o .o CONTOUR INTERVAL~ 2 SITE DATA ~ 17]09H6THA'1f.Sl -.W,."805!! DEVELOPMENT ST ANOARDS (R-8) ------ :;ll"/60' co~-LOTS MIIIIIMUIILOT[)fl"IH &O" if~Ere ,o• ~:. UTILITY PROVIDERS SEWER 5()DS Cl<UK 111,l[R /,Nil SEWER OtSTFOCT W,,lER,SOOSCIIEEl'WATERANOSE'/IEff!)ISTRICT l"DWER.PWETSOIJNDl:NERCY ,;,.s,PUCETSOUNO=c.Y U~c.E>ffill'!'I"..- OWNER/DEVELOPER --= ~~~fl0.2 ~~,cr~=.fITT...-.CL PLANNER f'l([NTERf'R<SES •=SE15JRIJST WAl'l.Ew.u.£'!',W.981)).8 ~~...:V.'~~~IT2.S LANDSCAPE ARCHITECT '-LTI.IANH~/oSSOCIAT<S.U.C ~~:·,.. . .,,, .. ~),cr~~Dlll'ER SURVEYOR ~:~t•PP~l, ~~.:i~Js~P>ILlJPSJH ENGINEER rs.,cooSUl.llNGEMG,NECRS.u.c J!,+OOlm<....-ES,1205 fUJ<JlAI.W,,Y.WAWl<>OJ (i"-')0:111-611] C(lN1,CT.I-WRl,~".PE ~ il __ ,". -' j @ll ti ,_' 11 ·(.f_ ti':, _d! l j!I m " 1;--; !i ti Cl z :l iii~ _J (/) ~ ~ o; 0 cc~ a: Pir C j ~ a,..·~~ <( ~ ~ z Q PP-01 ·~~-"'-"""""""" I --. ......... I ,.. ... ~0~ .,,..,. \IOL'l!IH;','11\ NOUN3.!Jl:! 33l:!l/SN0111GNO:J ::JNUSIX3 ~011<3M ,o .uJJ "''"'" ., 11 8NISS08::) ,""'il'v>l_N_l_>l _ ____, ~. ');,~mEEJ '.:>Tl 3801\J '.:Ji< N 9 " it ' M l:i ca 1-1 :c >< w ii j: H , KING COUNTY, WA EXHIBIT 4 n ~ ~ARTHWDRK QUANTITIES ~-~~CD 6, H~ ~! NETCLIT(-TUN() 4,S50CID5 ~ ,USTII\JCTIJRE:SONSHE108El'll'>l<l\'Ol A PORTION OF THE NE i/4 OF SECTION 32, TWP. 23 N., AGE. 5 E., KING COUNTY, WA COnolClC[KISTN• ..,,;ER....,. Q ~ > " ~ ! ~ w m "f --------,e~:~~mss ---T J:r·:f; :,-~~1f:-r ·1 ~ -, .. (, j r,:--~ /: ro,,\:R tl"IP]-J !(T"la j!I j ~-... '\ ~ c,~,~· L~~lN[J[ ll O 50 ~c~ !~,1~~1~..il~ RESIDENTIAL ACCESS -ROAD B -,c.,u:,-•• -------- n e ~ e li6THAVESE SCALE:1·-40' ·r-----""''''t~~:__ -1" Ll-'l·r=- 1 1t· ~ ']~ ]F' "'"1" .,,._, I ,_,-I ,, Ll ~ ,o:::-'~'.:-:-"'C'"'-·_,,,, ~~~~~m ·,wM (T~rJQ 1 \..,nso '055 LIMITED RESIDENTIAL ACCESS -ROAD A SCl,l,[1"::,;,··------ EXHIBIT 5 ~"IQ f.,S'T,NilOTCSl.<DR.':w.Gt. "5TNG ""'""'' >>WON ----F'R0/'0Sc0'2'•ST<:><><0""-""GE --------""°""''D .-. s.,,m,,... Sf.WCR ---PR<>Posrn~·•w,,JER""-"' . * -~~)-. ~·;::~.--.,,. -·~-I r",,-_., __ ---r_"f' ___ ~· I , ,-'\-u··~;:-"';;-~"._'.!,· I I ~---:J~i "l -+--~J~,"' MAJOR ARTERIAL -SE PETROVffSKY RO "" SC,.,.[ ,._ •• - -~· --,,;·1· "'" -~r-~~~:· -u~ ,:'""~t'"' J: , r:.-~·ii:.,--c,_,.;l:.JJ r_ t'~L" · 1 ·~"I 1111_.~ I __,,,;_· -'°' I ·--~i I ~:i~'g::;m ..... DG\JTI[R MINOR ARTERIAL-1i6TH AVE SE SCo'l.t.,1"•1> --- if I-•' ~! m (.'.l z () ci.i ::l (/) w 0 8 a: ii:~ R~ <( --~ z S2 PP·04 L h !' ~: !: w 00 A PORTION OF THE NE 1/4 OF SECTION 32, TWP. 23 N., AGE. 5 E., KING COUNTY, WA ~~~------------------------ EXHIBIT 6 n -1' SCALE: 1" -40' ~N.Q. -,o-f:<"""""SlilRWOJIM/'l.'.GE __ , __ El(ISllt,GSM;f[J,ffl",EWI:~ --w--EJ<ISTIIOGW_.ru,"""' ____ .,.o,,o,;ma·oSIOA,!DJWNJ,GC ••••••••• ..,oPo5CCI B.<S<N UN£ TRACTC STORM DRAINAGE FAC!LILTY •-•-~•• """'"""" H ~= "" t,IQli; 1+60 2-t-40 2+80 PQNDCRQSS~ SCAUO: ::::::::z- 3-tl20 4+00 4+80 POND CROSS SECI1Q!::!..!!.:.a SCALE·::::::= r ~ii m (.'.) z () ci:i z ::1 (/) ~ ~ ~ 6 Q () ~ a: -.o g, :Ii ~~ z :;2 PP-05 5 ,,.-6 .. , ... ..... -1 ,-,----,-,.., 1 ,.'"'~ ,., .... ~omN,11St'r.1 S31L::IO~d lJ3~lS Ai:l';'N1~n3~c:1 . --~·-·-) • .,,., •.• -. 8NISS0l:l8, ""JV>INl>t ~ " IJft::t:!:t:c:i~~~_t::c:~:::1:":::1:i~.~.:'."'.:.'_._;.!·~'.:::7::'.";~-:.!''~*!!:1¥::~·L ____ ::::i..'.11.'...:3:::"~a:'.'.1c1~::i:'.'.('.:'.a ========~====-&:--', ~ ~ 0 u ~ z ~ w ~ uj ~ z ~ ~ ill il @ I 'f.W- / g·:;;, I ", ~! !I --~-7 t',';gp•"3'1J"'3 6L'(ri•Y.IS'I'" ~----------------~ I [, ... ~ h ~ )l ~ ~ ~ ~ i ~ . ~ ~ ~ ~ ... _.,,~-..... ,,.,,.,,._ ,..,., ...... _.,.._,,,,.,.,.,., .. ,_ . ...,., ............. , .... ..... I- 1-1 co 1-1 ::c >< w - l?SOl?lo -~J.N~-:: I I, : I, cp h~~j~~~ til!l!l!l99!1!1 .. ct-----------,---+-, Neighborhood Detail Map CITY OF RENTON, KING COUNTY, WASHING'l'ON C Ill i~ En ---/ Ill ~ ---t--r~ SS178'IHST ~Tt&i MAP OF PARCEL #3223059303 FOR PK ENTERPRISES EXHIBIT 9 SlTE ADDRESS: 1770£1 116TH AVE, RENTON, WA 1 -~ A>;1i:. ~ •••• ,.,. O 1·-,00 lftl'PR!»',Rrl"OOl<UN<,,SSHO""•,CS,i)NHA'IESE["GOl'SICIC'ROM ~AAIOl./5 fl,IWC SWl!CCS ANO "~"" ,or ocm EST.o.BL,S'1ED "' >llLJ) ~~"',;.o n~~&friEN~O: ;li.":,,"'u;::O. ~. ";. ~~~·:~'k"1~ Of "" v V ~ . ~'::-:'~ ~=~~:;rJ ••• 1~• RILEYGROUP Entire Document Available Upon Request GEOTECHNICAL ENGINEERING REPORT PREPARED BY: THE RILEY GROUP, INC. 17522 BOTHELL WAY NORTHEAST BOTHELL, WASHINGTON 98011 PREPARED FOR: NORDIC RIDGE, LLC 15 LAKE BELLEVUE DRIVE, SUITE 102 BELLEVUE, WASHINGTON 98005 RGI PROJECT No. 2015-097 NORDIC RIDGE PLAT 17709 116TH AVENUE SOUTHEAST RENTON, WASHINGTON JULYS, 2015 EXHIBIT 10 17522 Bothell Way Northeart Bothell, Washington 98011 Phone 425.415.0551 • Fax 425.415.0311 www.rilev-arouo.com Kinkade Crossing Preliminary Technical Information Report August 26, 2015 Prepared for Taylor Development 15 Lake Bellevue Drive, Suite 102 Bellevue, WA 98005 (425) 869-1300 Submitted by ESM Consulting Engineers, LLC 33400 3th Avenue S, Suite 205 Federal Way, WA 98003 253.838.6113 tel 253.838.7104 fax www.esmcivil.com Entire Document Available Upon Request EXHIBIT 11 ) Altn1ann Oliver Associates, LLC September 18, 2015 Robert M. Fitzmaurice, PLS Nordic Ridge, LLC 15 Lake Bellevue Drive, Suite 102 Bellevue, WA 98005 1.1. SUBJECT: Kinkade Crossing (AKA Wells Property) -Renton, WA Existing Tree Evaluation Dear Robert: AOA I· 1n ii (1t1t1:vtH;li !'Lin tl i r '.'..!. ~\_· I ,ll :dv :1pc· \]{ hi!C( l l!ll' AOA-4983 I reviewed the existing significant trees at the above-referenced site on 9/11/15 to determine species, diameter at breast height (dbh} and overall health of each per the City of Renton's Municipal Code Section 4-4-130. Following are the significant trees found on the site along with their species. dbh, drip line (radius}, overall health and whether they are proposed for removal or retention. This information is also depicted on L1 of the Preliminary Landscape Plan drawing set for the project submittal dated 9/17/15. SIGNIFICANT TREES LOCATED ONS!TE TREE# SPECIES DBH DRIP LINE HEALTH REMOVE (radius) /RETAIN T-1 Ornamental Cherry (Prunus sp.} 6" 6' Fair Retain T-2 Ornamental Cherry (Prunus sp.) 8" 8' Fair Retain T-3 Ornamental Cherry (Prunus sp.) 10" 12' Fair Retain T-4 Weeping Birch (Betula pendu/a) 14" 14' Poor Remove T-5 Red Norway Maple (Acer 18" 15' Good Remove platanoides) T-6 Weeping Birch (Betu/a pendu/a) 14" 12' Poor Remove T-7 White Pine (Pinus sp.) 7" 5· Good Remove T-8 Korean Pine (Pinus sp.) 10" 9' Good Remove T-9 Big-leaf Maple (Acer macrophyllum) 18" 15' Good Retain T-10 Cherry (Prunus sp.) 10" 9' Good Remove T-11 App le (Ma/us sp.) 18" 19' Fair Remove T-12 Douglas Fir (Pseudotsuga menziesii) 38" 20' Good Remove T-13 Pear (Pyrus sp.) 24" 20' Good Remove T-14 White Pine (Pinus sp.) 8" 8' Good Remove T-15 Big-leaf Maple (Acer macrophyllum) 28" 12' Poor Remove EXHIBIT 12 ., Robert M. Fitzmaurice, P September 18. 2015 Page 2 of 2 T-16 T-17 T-18 T-19 T-20 T-21 T-22 T-23 T-24 T-25 Spruce (Picea sp.) Twin Black Pine (Pinus sp.} London Plane (P/atanus x acerifolia) Noble Fir (Abies procera) Weeping Birch (Betula pendula) Apple (Ma/us sp.} Apple (Ma/us sp.) Flowering Plum (Prunus sp.) Deodar Cedar (Cedrus deodara) Triple Big-leaf Maple (Acer macrophyllum) TREE CALCULATIONS 18" 8' 15", 15" 15' 18" 21' 8" 6' 8" 9' 9" 6' 18" 9' 6" 9' 8" 9' 10", 6", 9' 4" ) Good Good Good Good Good Fair Fair Good Good Fair Remove Remove Remove Remove Remove Remove Remove Remove Remove Remove Per code, 18 of the 25 significant trees present on this site are required to be included in the tree calculations for preservation. The other 7 trees are located in right-of-ways and exempt from the calculations. In the R-8 Zone, 30% are required to be retained, which equals 5 trees. Only 4 are proposed for retention. therefore tree replacement is required at a rate of 12 caliper inches per shortfall of significant trees for retention (2). Therefore, we've included a minimum of 12 one inch caliper trees on the Preliminary landscape Plan (Sheet l2) to be planted as replacements for the 1 significant tree shortfall on preservation. If you have any questions, please contact me at 425.333.4535 or simone@altoliver.com. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver, PLA Professional Landscape Architect ·",. This certificate pro 1 Y.-'- information necessary w evaluate development proposals. 'crtificate: 4614 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY Type: Preliminary Plat or PUD ; Applicant's Name: Phillip Kitzes Proposed Use: 11 Nordic Ridge" 18 Single Family Residences Location: Lot: Block: Parcel: 322305 9303 Development: NORDIC RIDGE Address: 1709 ll6thAve SE Information: Previously known as the Wells Subdivision WATERPURVEYORINFORMATIO:X l. a '.] Water will be provided by service connection only to an existing Null Vwater main, Null feet from the site b ~ Water servk:c will rcqu,re an improvement to the water system ot'· Water service to the proposed plat will require the instaUation of onsite water main. if fronting improvements are required in 116th Ave SE, the District ma; r~quirc the 6" AC water main be replaced with 8" equivelant DI pipe. Final water layout and requirements will be determined based on final site developmc:m pl-ans and Fire Marshal requirements. All plans must be approved by the City of Renton and Soos Creek Water & Sewer District. 2. a ~ The water system is in conformance wich a County approved water comprehensive plan. b D The water system improvement wlll require a water comprehensive plan amendment. 3. 11 ~ The proposed project is within the corporate liml1s 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 ofa private water putVeyor, b [j Annexation or Boundary Review Board approval will be necessary to pro\-·ide service. 4. a @ 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 5' feet from the buHdin_g/property {or as marked on the attached map): Rate of Flow: 1,000 gpm b ~ Water system is not capable of providing fire flow 5. Service is subject to the following: a ~ Connection Charge: Yes b ~ Easemem (s): Duration: 2 c ~ Other: A right of way pem1it will be required for street work. Cross Connection Control devices must be in conformance with state laws. hours Service is subject to the applicants agreement to comply and perfonn to make such installation and/or connections to the standards, regulations 1 requirements and conditions of this Districl and such other agency or agencies having jurisdiction. This District is not representing that its facUities will be extended or other...vise 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 certiry that the above water purveyor information is true. This certification shllll be valid for one year from date or signature. SOO~.(RHK WATER & SEWER DIS1:.RICT Agency Name . ~~l:.':viso~,.~~e!op~ent A~i:ninistratinn Title EXHIBIT 13 Darci Mattioda Si_gn11.!~l")'Name 6/30/2015 Date This certificate pr.o,-) information necessary/(., evaluatf! drzvelopment proposals. ) fficatc: 5568 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF SEWER AVAILABILITY Type; Preliminary Plat or PUD Applicant's Name: Phillip Kitzes Proposed Use: "Nordic Ridge 11 18 Single Family Residences Location: Lot: Block: Development: NORDIC RIDGE Parcel: 322305 9303 Address: 17709 116TH A VE SE, RENTON Information: Previously known as the Wells Subdivision { Attach map & Legal dcscri)llion 1fn~ccs~ary) SEWER PURVEYOR INFORMATION 1. n [] Sewer service will be provided by service connection only to an ex..isting sewer main Null feet from th.e site and the sewer system has the capacity to serve the proposed area. b ~ Other (describe): Sewer service to the proposed plat will require installation of onsite sanitary sewer main, Final sewer layout will be detennined based on final site development plans, building locations and outlet elevations. All plans must be approved by the City of Renton and Soos Creek Water & Sewer District Creek Water & Sewer District. 2. 52i The sewer system is in confonnance with a County appwved sew1tr comprehensive plan. , 0 The sewer system improvement will require a sewer comprehensive plan amendment. 3. I ~ 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, Annexation or Boundary Review Board approval will be necessary to provide service, or sign a Power of Attorney for annexation. 4. Senice is subject to the following: a ~ Connection Charge: Yes, including Latecomers No. 25 and 97 ~ Easemenr(s): c ~ Other; A right of way permit will be requried for street work. 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 havingjurisdicrion. This District is not representing that it1s facilities will be extended or otherNise 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 herebl certify that the above sewer purveyor information is trui::. This certification shall be valid for one year from date of signature. SOOS CREEK WATER & SEWER 1l!STRICT -----Agenc~ Name---- Supervisor. Deve~op_m_ent Administra~ian 7llic EXHIBIT 14 Darci \1attioda 6/30/2015 S1g11a10Po·:~ N~,-m,---~D~.,-, ) Kinkade Crossing 17-LOT PLAT 17709 116™ AVENUE SE, RENTON, WA 98058 September 18, 2015 Construction Mitigation Description: The proposed Kinkade Crossing Plat is for seventeen (17) lots located at the southwest corner of 116th Avenue SE and SE Petrovitsky Road (17709 116th Avenue SE) in the City of Renton, 98058. As required, the following information is being provided as a construction mitigation description as required in the submittal for a preliminary plat: • Proposed Construction Dates: • Hours and Days Operation: • Proposed Haul/Transport Routes: • Measures to Min. Dust, Traffic, Etc.: • Special Hours of Operation: • Preliminary Traffic Control Plan: Upon approval of all jurisdictional and purveyor permits-ETA start is Spring of 2016 and would run through the summer. As allowed per the jurisdiction. Generally, Monday through Saturday (7:00A to 7:00P). Export of 4,600 Cf (Haul route(s) to be determined. As required by the City. None proposed at this time. None proposed at this time. 23035 SE 263RD STREET• MAPLE VALLEY, WA • 98038 PHO~E: 206.227.7445 • PKENTERPRISES_MV@COMCAST.NET EXHIBIT 15 ADVISORY NOTES TO APPLIC()r LUA15-000695 Application Date: September 22, 2015 Name: Kinkade Crossing Site Address: 17709 116th Ave SE Renton, WA 98058-6571 PLAN · Planning Review· Land Use Version 1 J October 19, 2015 Police Plan Review Comments Contact: Cyndie Parks 1425430-7521 I cparks@rentonwa.gov Recommendations: Minimal impact on police services. Community Services Review Comments Contact: Leslie.Bellach 1425430-6619 I LBetlach@rentonwa.gov Recommendations: 1. Five feet 5' wide bike lane per adopted Trails & Bic cle Master Plan to be included alon 116th Ave SE. Engineering Review Comments Contact: Rohini Nair 1425430-72981 malr@rentonwa.gov Recommendations: I have reviewed the application for Kinkade Crossing preliminary plat located at 17709 116th Ave SE and have the following comments: EXISTING CONDITIONS WATER Water service will be provided by Soos Creek Water and Sewer service District SEWER Sewer service will be provided by Soos Creek Water and Sewer service District STORM There is existing 12 18 inch diameter storm water main on SE Petrovitsky Road. There is existing stormwater ditch on 116th Ave SE. There is no existing stormwater feature on SE 177th PL STREETS SE Petrovitsky Road is a principal arterial, 116th Ave SE is a minor arterial, and SE 177th Pl is a residential street. CODE REQUIREMENTS WATER 1. A water availability certificate from Soos Creek Water and Sewer service District was provided. 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. 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, based on the City of Renton Amendments to the 2009 King County Surface Water Manual, prepared by ESM Consulting Engineers, LLC, was submitted for the project. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. A combined detention/ water quality pond is proposed to meet the detention and water quality needs of the project. The proposed facility will be a public storm water facility. Appropriate individual lot storm water flow control BMPs will be required to be provided by the project. The City of Renton standards require 10 feet of horizontal separation between stormwater pipe and water pipe, and 7 feet horizontal separation between the stonnwater pipe and other utility pipes. 'The required horizontal and vertical separation will have to be provided. Stormwater pmnd and the pond access should be provided as per the City Amendments. Final plans and drainage report based on the requirements mentioned in 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 prepared by Riley Group Inc. was submitted for the project. The report identifies that the soil is not good for infiltration. 3. The current surface water system development charge (SOC) 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 Stormwater General Permit from Department of Ecology is required for the project since the clearing and grading exceeding one acre. 5. System Development Charge (SOC) fee is required at the time of issuance of the utility construction permit. The current fee is $1,350 per single family house. The SOC fee that is current at the time of utility construction permit will be applicable on the project. EXHIBIT 16 Ran: October 22, 2015 Pagelof3 ADVISORY NOTES TO APPLICf"'-' UA15-000695 ,, PLAN -Planning Review -Land Use Version 1 I October 19, 2015 Engineering Review Comments Contact: Rohini Nair j 425-430-7298 I mair@rentanwa.gov TRANSPORTATION/STREET 1. Payment of transportation Impact fee ls 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. SE Petrovitsky Rd is a principal Arterial with existing Right of way (ROW) width of 72 feet, with 42 feet half street ROW width on the site frontage. The RMC 4 6 060 required ROW width on the 5 lane pn'ncipal arterial is 103 feet, with 66 feet paved width, 0.5 feet wide curbs, 8 feet wide landscaped planters, and 8 feet wide sidewalks, . As per information from Transportation section, there are plans for a separated pedestrian and bike path on the north side of SE Petrovitsky Road, which will not require bike lane paved width on the south side of SE Petrovitsky Road. Therefore, staff can support a 28 feet half street paved width along with 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 foot clear width back of the sidewalk, which will require a half street ROW width of 45.5 feet. The ROW dedication required on the project frontage based on the 45.5 feet half street ROW width is 9.5 feet, which is smaller than the RMC4 6 060 required dedication. Therefore, a street modification request should be submitted by the developer. 3. 116th Ave SE is a minor arterial with existing ROW width varying from 60 feet to 66 feet, with 30 feet half street ROW width on the site frontage. RMC 4 6 060 has a minimum ROW width of 91 feet for Minor Arterial with 0.5 feet wide curb, 8 feet wide landscaped planter, and B feet wide sidewalks. Since Transportation section's plan for the street includes a half street cross section that includes a 22 feet paved width ( including 5 feet wide bike lane} from center line of the ROW, 0.5 feet wide curb, B foot wide planter, 8 feet wide sidewalk and 1 feet clear space back of sidewalk. If the required street frontage improvements, including the 1 feet clear space can be Included in the 9.5 feet of ROW dedication then the proposed ROW dedication of 9.5 feet is acceptable. However, if the required street frontage improvements, including the 1.0 feet clear space needs more than 9.5 feet of ROW dedication, then the ROW dedication greater than 9.5 feet would be required to make sure that the 1 foot clear space back of sidewalk is also within the ROW. Staff can support a street modification that would meet the plan of the Transportation section. A street modification request should be submitted by the developer. 4. South 177th Place is a residential street The east west extension of SE 177th Place from the existing dead end located at the west of the site, to connect with 116th Ave SE is proposed to meet the east west site access requirements. To meet the city code requirements, a 53 feet wide ROW width with 26 feet wide paved width with 0.5 feet wide curbs, 8 feet wide landscaped planters, and 5 feet wide sidewalks are required. 5. A limited access residential street with 20 feet paved width, with hammerheads at the north end or south end, Is proposed as the internal north south site access. 0.5 feet wide curb, 7 feet wide landscaped planter (modification request should be submitted for reducing the 8 feet landscaped planter width), and 5 feet wide sidewalk are also shown on both sides of the street. The proposed ROW width for the limited access residential street is 45 feet. Toe hammer head turnaround should meet with fire department requirements also. Parking is not allowed on streets with. 20 feet or less paved width., No Parking signs will be required to be provided by the developer. The site does not gain direct access from SE Petrovitsky Road. A private access tract is proposed to provide shared driveway access to Lots 4, 5, and 6. RMC 4 6 060 says that the shared driveway should not be created by a subdivision of 10 or more lots. This project is a subdivision of 17 lots. The applicant had submitted a modification request for the shared driveway, which cannot be supported by staff. Therefore, the shared driveway is not appropriate. Either extend the llmited access residential street further to the south, so that all lots gain access directly from the public street, or any other access option that follows the code should be proposed .. Alley access as per code requirements should be included. 6. Adequate sight distance should be provided at the intersection of the proposed new street with 116th Ave SE. 7. No lot is proposed to gain direct access from 116th Ave SE. The individual driveways shall be as per RMC 4 4 060. 8. The allowed maximum slope back of sidewalk is 4H:1V. The current plans showed a slope of 2H:1V, which should be corrected in the plans given with the utility construction permit. 9. Paving and trench restoration as per the City's Standard Trench Restoration and Pavement Overlay Standards will be applicable for any utility work or any pavement cut work in the public street. 10. Street lighting as per City standards is required on the internal access public east west and north south streets. No streetlights are required to be provided by the developer on SE Petrovitsky Rd due to existing overhead power lines. Arterial lights as per city standards are required on 116th Ave SE. 11. All sidewalks and ramps should be ADA compliant. 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/orotection plan and a separate landscape plan shall be included with the civil plan submittal. Ran: October 22, 2015 Page 2 of 3 ADVISORY NOTES TO APPLIC!)T LUA15-000695 PLAN -Planning Review -Land Use Version 1 I October 19, 2015 Fire Review -Building Comments Contact: Corey Thomas 1425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are currently applicable at the rate of $479.28 per single family unit. Credit would be granted for the one existing home to be removed. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5 inch storz fittings. 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. Access is required within 150 feet of all points on the buildings. Approved apparatus turnarounds are required for dead ehd roads exceeding 150 feet. Hammerhead turnarounds are allowed for dead and streets uo to 300 feet Iona. Access as orooosed aooears adeauate. Planning Review Comments Contact: Clark Close f 425-430"7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030C.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. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o"clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be pennitted 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 th8 site that Is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre Is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Treesn or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Ran: October 22, 2015 Page 3 of 3 SCHOOL INFORMATION REQUEST Subject: Kinkade Crossing Preliminary Plat LUAlS-000695, ECF, MOD PP The City of Renton's Department of Community and Economic Development (CED) has received an application for a preliminary plat located at 17709 116'" Ave SE. 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 October 9, 2015. Elementary School: Benson Hill Elementary School (within walking distance; no school bus transportation) Middle School: Nelsen Middle School (school bus transportation provided) High School: Lindbergh High School (school bus transportation provided) Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes: As of today's enrollment No __ _ Any Comments: _____________________________ _ EXHIBIT 18 September 29, 2015 Weston Jermasek 11510 SE 178th Pl Renton WA 98055 Community & Economic Development Department C.E.'.Chip"Vincent, Administrator SUBJECT: KINKADE CROSSING PRELIMINARY PLAT COMMENT RESPONSE LEITER LUAlS-000695, ECF, MOD, PP Dear Mr. Jermasek: Thank you for your email related to the Kinkade Crossing Preliminary Plat (sent September 29, 2015) wherein you requested copies of all application information, such as the geotechnical study, significant tree map, site plans, all future reviews, reports, schedules, and addendum regarding this project. Your email will be added to the public record for consideration by the reviewing official and you have been added as a party of record. The City has yet to make a decision on the proposal. The applicant, Nordic Ridge, LLC, has only made application for Preliminary Plat, SEPA Environmental Review and a road modification for the subject development and a decision has yet to be made. You received a notice soliciting public comment and these comments are used to help City staff complete a comprehensive review which will continue over the coming months. This matter is tentatively scheduled for consideration by the Environmental Review Committee on October 26, 2015. In addition, this matter is tentatively scheduled for a Public Hearing on November 24, 2015 at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. Thank you for interest in this project and if you have any further questions please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Thank you. Sincerely, Clark H. Close Senior Planner Endosure: Application submittal Items and communication provided by email to Mr. Jermasek File LUA15·G00695, ECF, MOD, PP RentonCty I EXHIBIT 19 98057 • rentonwa.gov (_dW October 30, 2015 Community & Economic Development Department C.E."Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on October 26, 2015: SEPA DETERMINATION: Determination of Non-Significance Mitigated (DNSM) PROJECT NAME: Kinkade Crossing Preliminary Plat PROJECT NUMBER: LUAlS-000695, ECF, MOD, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 13, 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 4-8-110 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 Senior Planner Enclosure cc: King County Wastewater Treatment Olvision Boyd Powers1 Department of Natura! Resources Karen Walter, Fisheries, Muckle shoot Indian Tribe Melissa Calvert, Muddes.hcot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Renton City~ EXHIBIT 20 Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tfibal Office US Army Corp. of Engineers 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUAlS-000695, ECF, MOD, PP Phillip Kitzes, PK Enterprises Kinkade Crossing Preliminary Plat The applicant is requesting Preliminary Plat, SEPA Environmental Review and two (2) road modifications for approval of a 17-lot subdivision. The 3.63 acre site is located at 17709 116th Ave SE {APN 3223059303) within the Residential-8 zoning district. The parcel is proposed to be divided into 17 residential lots, a storm drainage tract, a park tract, and a shared driveway tract. The drainage tract measures 17,680 square feet (sf) and consist of a stormwater pond located in the northeast corner of the site. The applicant would dedicate 43,771 sf for public right-of-way to serve the new Jots. The proposed Jots would range in size from 5,000 sfto 6,695 sf with an average Jot size of 5,376 sf. The plat would result in a net density of 6.2 du/ac. Access to the site would be gained by extending the residential access road (SE 177th Pl) to the east to connect to 116th Ave SE. An additional north south limited access road would provide access to the lots. No critical areas have been identified onsite. Soils consist of loose to very dense silty sand with gravel. The soil generally becomes denser with depth. The site slopes generally northeast at gradients of about 10% with an elevation change across the site of approximately 30 feet. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain four (4) of the 25 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. PROJECT LOCATION: LEAD AGENCY: 17709 116'h Ave SE 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 4-9·0700 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 13, 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: q\ / ~1[l_:)Jrr..i:lie4J!IA'-"--- G,~ ZiniWrmin, Administrator Public wo'rJs Department Terry Higashiyama, Administrator Community Services Department October 30, 2015 October 26, 2015 Date Date Fire & Emergency Services .. ~ \ I ·. ~ n C < z,,~·~--cc::.~- c.E. "Chip" Vincent, Administrator Department of Community & Economic Development Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: LUAlS-000695, ECF, MOD, PP Phillip Kitzes, PK Enterprises; 23035 SE 263'd St.; Mpale Valley, WA 98038 PROJECT NAME: Kinkade Crossing Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, SEPA Environmental Review and two (2) road modifications for approval of a 17-lot subdivision. The 3.63 acre site is located at 17709 116th Ave SE (APN 3223059303) within the Residential-8 zoning district. The parcel is proposed to be divided into 17 residential lots, a storm drainage tract, a park tract, and a shared driveway tract. The drainage tract measures 17,680 square feet (sf) and consist of a stormwater pond located in the northeast corner of the site. The applicant would dedicate 43,771 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 5,000 sf to 6,695 sf with an average lot size of 5,376 sf. The plat would result in a net density of 6.2 du/ac. Access to the site would be gained by extending the residential access road (SE 177th Pl) to the east to connect to 116th Ave SE. An additional north south limited access road would provide access to the lots. No critical areas have been identified onsite. Soils consist of loose to very dense silty sand with gravel. The soil generally becomes denser with depth. The site slopes generally northeast at gradients of about 10% with an elevation change across the site of approximately 30 feet. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain four (4) of the 25 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 17709 1161h Ave SE The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations included in the Geotechnical Engineering Report, prepared by The Riley Group, Inc. dated July 8, 2015 or an updated report submitted at a later date. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes ore provided as infarmatian only, they are not subject to the appeal process for the land use actions. PLAN -Planning Review -Land Use Version 1 I October 19, 2015 Police Plan Review Comments Contact: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal impact on pollce services. Community Services Review Comments Contact: Leslie Betlach I 425-430-6619 I LBetlach@rentonwa.gov Recommendations: 1. Five feet (5·) wide bike lane per adopted Trails & Bicycle Master Plan to be included along 116th Ave SE. Engineering Review Comments Contact: Rohini Nair j 425-430-7298 I mair@rentonwa.gov Recommendations: I have reviewed the application for Kinkade Crossing preliminary plat located at 17709 116th Ave SE and have the following comments: EXISTING CONDITIONS WATER Water service will be provided by Soos Creek Water and Sewer service District SEWER Sewer service will be provided by Soos Creek Water and Sewer service District STORM There is existing 12 18 inch diameter storm water main on SE Petrovitsky Road. There is existing slormwaler ditch on 116th Ave SE. There is no existing stormwater feature on SE 1771h Pl. STREETS SE Pelrovilsky Road is a principal arterial, 116th Ave SE is a minor arterial, and SE 177th Pl is a residential street. CODE REQUIREMENTS WATER I. A water availability certificate from Soos Creek Water and Sewer sentice District was provided. 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. 2. Approved sewer plans from Soos Creek Water and Sewer service Oistrict should be provided to the City at the utility construction permit stage. SURFACE WATER 1. A drainage plan and drainage report, based on the City of Renton Amendments to the 2009 King County Surface Water Manual, prepared by ESM Consulting Engineers, LLC, was submitted for the project. Based on the City's flow control map, !his site falls within the Flow Control Duration Standard, Forested Condition. A combined detention I water quality pond is proposed to meet the detention and water quality needs of the project. The proposed facility will be a public storm water facility. Appropriate individual !at storm water flow control BMPs will be required to be provided by the project. The City of Renton standards require 10 feet of horizontal separation between stormwater pipe and water pipe, and 7 feet horizontal separation between the stormwater pipe and other utility pipes, The required horizontal and vertical separation will have to be provided. Stormwater pond and the pond access should be provided as per the City Amendments. Final plans and drainage report based on the requirements mentioned in 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 prepared by Riley Group Inc. was submitted for lhe project. The report identifies that the soil :s not good for infiltration. 3. The current sur1ace water system development charge (SOC) fee is $1,350.00 per new lot. Fees are payable prior to issuance of the construction permit and the fee rate that 1s current at the time of issuance of the utility construction ERC Mitigation Measures and Advisor'{ Notes Page2af5 permit w!I! be applicable and the fees are payable prior to issuance of the construcllon permit. 4. A Constructlon Stormwater General Permit from Department of Ecology is required for the proiect since the clearing and grading exceeding one acre. 5. System Development Charge (SDC) fee is required at the time of issuance of the utility construction permit. The current lee is $1,350 per single family house. The SDC fee that is current at the time of utility construction permit will be applicable on the project. PLAN -Planning Review -Land Use Version 1 I October 19, 2015 Engineering Review Comments Contact: Rohini Nair I 425-430-7298 I rnair@rentonwa.gov TRANSPORTATION/STREET 1. Payment of transportation impact fee is applicable on the single family houses. The current transportation impact lee rate is $2,214.44 per new lot. The transportation impact fee that is current at the time of building penm1t will be levied. Payment of the transportation impact fee is due at the time of issuance of the single family building permits. 2. SE Petrovitsky Rd is a principal Arterial with existing Right of way (ROW) width of 72 feet, with 42 feet half street ROW width on the site frontage. The RMC 4 6 060 required ROW width on the 5 lane principal arterial is 103 feet, with 66 feet paved width, 0.5 feet wide curbs, 8 feet wide landscaped planters, and 8 feet wide sidewalks, As per information from Transportation section, there are plans for a separated pedestrian and bike path on the north side of SE Petrovitsky Road, which will not require bike lane paved width on the south side of SE Petrovitsky Road. Therefore, staff can support a 28 feet half street paved width along with 0.5 feel wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 foot clear width back of the sidewalk, which will require a half street ROW width of 45.5 feet. The ROW dedication required on the project frontage based on the 45.5 feet half street ROW width is 9.5 feet, which is smaller than the RMC4 6 060 required dedication. Therefore, a street modification request should be submitted by the developer. 3. 116th Ave SE is a minor arterial with existing ROW width varying from 60 feet to 66 teet, with 30 feet half streel ROW width on the site frontage. AMC 4 6 060 has a minimum ROW width of 91 feet for Minor Arterial with 0.5 feet wide curb, 8 feet wide landscaped planter, and 8 feet wide sidewalks. Since Transportation section's plan for the street includes a half street cross section that includes a 22 feet paved width ( including 5 feet wide bike lane) lrom center line of the ROW, 0.5 feet wide curb, 8 foot wide planter, 8 feel wide sidewalk and 1 feet clear space back of sidewalk. If the required street frontage improvements, including the 1 feet clear space can be included in the 9.5 feet of ROW dedication then the proposed ROW dedication ol 9.5 feet is acceptable. However, if the required street frontage improvements, including the 1.0 feet clear space needs more than 9.5 feet of ROW dedication, then the ROW dedication greater than 9.5 feet would be required to make sure that !he 1 foot clear space back of sidewalk is also within the ROW. Staff can support a street modification that would meet the plan of the Transportation section. A street modificalion request should be submitted by the developer. 4. South 177th Place is a residential street. The east west extension of SE 177th Place from the existing dead end located at the west of the site. to connect with 116th Ave SE is proposed to meet the east west site access requirements. To meet the city code requirements, a 53 feet wide ROW width with 26 feet wide paved width with 0.5 feet wide curbs, 8 feet wide landscaped planters, and 5 feet wide sidewalks are required. 5. A limited access residential street with 20 feet paved width, with hammerheads at the north end or south end. is proposed as the internal north south site access. 0.5 feet wide curb, 7 feet wide landscaped planter {modification request should be submitted for reducing the 8 feet landscaped planter width), and 5 feet wide sidewalk are also shown on both sides of the street. The proposed ROW width for the limited access residential street Is 45 feet. The hammer head turnaround should meet with fire department requirements also. Parking is not allowed on streets with 20 feet or less paved width .. No Parking signs will be required to be provided by tr.e developer. The site docs not gain direct access from SE Petrovitsky Road. A private access tract is proposed to provide shared driveway access to Lots 4. 5, and 6. RMC 4 6 060 says that the shared dnveway should not be created by a subdivision of 10 or more lots. This project is a subdivision of 17 lots. The applicant had submitted a modification request for the shared dnveway, which cannot be supported by staff. Therefore, the shared driveway is not appropriate. Either extend the limited access residential street further to the south, so that all lots gain access directly from the public street. or any other access option that follows the code should be proposed. Alley access as per code requirements should be ERC Mitigation Measures and Advisory \Jotes Page 3 of 5 included. 6. Adequate sight distance should be provided at the intersection of the proposed new street with 116th Ave SE. 7. No lot is proposed to gain direct access from 116th Ave SE. The individual driveways shall be as per AMC 4 4 060. 8. The allowed maximum slope back of sidewalk is 4H:1V. The current plans showed a slope ol 2H:1V, which should be corrected 1n the plans given with the utility construction permit. 9. Paving and trench restoration as per the City's Standard Trench Restoration and Pavement Overlay Standards will be applicable for any utility work or any pavement cut work in the public street. 1 O. Street lighting as per City standards is required on the internal access public east west and north south streets. No streetlights are required to be provided by the developer on SE Petrovitsky Rd due to existing overhead power lines. Artenal lights as per city standards are required on 116th Ave SE. 11. All sidewalks and ramps should be ADA compliant. 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 Dratting Standards. A licensed Civil Engineer shall prepare the civil plans. 2. Rookeries 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/prolection plan and a separate landscape plan shall be included with the civil plan submittal. PLAN -Planning Review· Land Use Version 1 I October 19, 2015 Fire Review• Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations; Environmental Impact Comments: 1. The lire impact fees are currenlly applicable at the rate of $479.28 per single family unit. Credit would be granted for the one existing home to be removed. Code Related Comments: 1. The fire flow requirement for a single farn!ly 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 ol 1,500 gpm lire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as !hey meet current code including 5 inch storz fittings. 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 lu!ly paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. Hammerhead turnarounds am allowed for dead end streets up to 300 feet long. Access as proposed appears adequate. Planning Review Comments Contact: Clark Close I 425-430-7289 I cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty 13:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and e,ght o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be me Mitigation Measures and Advisory Notes rage4of5 permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shail 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 wHl occur within ninety {90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surtace Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surtaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six fool (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing 11 less than fifty feel (50'). Site access lo individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, !he applicant shall provide supervision whenever equipment or trucks are moving near trees. E.R.C Mitigation Measures and Adv:sory Notes ?age 5 of 5 !l i! p t !! " -------,-----J SHEETt"9 I L DESCRIPTION PREU,tNIJl'YPl,ATPl..ll'i fXISTINGCON'.HOONS/lllEERE"IElmOII --~ ~IIO,O(l·\/TtllY---~ -=~ A PORTION OF THE NE 1/4 OF SECTION 32, TWP. 23 N., AGE. 5 E., KING COUNTY, WA LOT AREA TRACTS/ROW DEDICATION TRACT I H ;!..._ ________________ _ EXHIBIT 21 n .....e + are. SCALE: 1·~ 40" SITE DATA ~ IJW,,..:•:ri.~S[ DEVELOPMENT STANDARDS !R-6) 'lll'/eo"COflN~LOl"l \lNl,l\lU WT IJEP1'>t 8li f~ f UTILITY PROVIDERS SlWER"SOOSCltEt><WATERANDSEWEROISTl!ICT W,,.,V,·5005Cl!UKW•rn>...:isrw!:AO<Sm.cr """°'PUG(l"S<>..oN'.lD<EltGY "-'SP<J(;flsou..JO<{Rr)'V TElD'HCINC.CENTIJRYLIIK OWNER/DEVELOPER NOf<(ll(:"'ll(;(UC !~ LN<E aru.E\'IJE DR f•02 ~!;"'-- CON'IACTll'J8D:IFITZWIJlllC£ 2~SE2UlmST "'-"'.EV.tUfY.W..?/l(l:lll ~Jt~r·~= LANDSCAPE ARCHITECT 111.'IIIAl*IOl..1"DI..SSOClolTES.L!.C PO IIOA ~7B ----·· (4,0)33:1-"""" SURVEYOR .UIS SUIM'l" """ """~ING f!EDl,O(lj,j0.W~9-2 i"'l]Jr~J= />HIWPS JR ESM~<11.TJ+;EJ.IGINEtRSL.I.C J:S,OOOIJTH,l//l5.f2!)5 ~,:::·,,\'·=· CON'IAC!LAU"-',~PE C) z :l cii i ..J (/) ~ ~ 0~ 0 a:~ -(.) ~ '" i f ~ ' ~ ~I~~ z ~' I PP-01 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM November 17, 2015 Clark Close, Senior Planner Brianne Bannwarth, Development Engineering Manage.JJ;) Traffic Concurrency Test -Kinkade Crossing; File No. LUA15000695, ECF, MOD, pp The applicant is requesting Preliminary Plat, SEPA Environmental Review and two (2) road modifications in order to subdivide a 3.63 area property into 17 lots for the future construction of single family residences. Three (3) tracts are proposed for storm drainage, a park and a shared driveway. The project site is located within the Residential-8 zoning designation, an existing single family residence and accessory structures are proposed to be removed. The proposed lot sizes would range in area from 5,000 sq. ft. to 6,695 sq. ft. The existing single family home will be demolished. Access to the proposed lots is planned via extending the residential access road (SE 177th Pl) to the east to connect to 116th Ave SE; an additional north south limited access road would provide access to the majority of the lots. The proposed development would generate approximately 195 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 23 net new trips (6 inbound and 17 outbound). During the weekday PM peak hour, the project would generate approximately 21 net new trips (13 inbound and 8 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: EXHIBIT 22 Transportation Concurrency Test mkade Crossing Page 2 of 3 November 17, 2015 Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: As shown on the attached citywide traffic concurrency summary, the city's investment in completion of the forecast traffic improvements are at 130% of the scheduled expenditure through 2014. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2014 is 88,624 trips, which provides sufficient capacity to accommodate the 206 additional trips from this project. A resulting 88,429 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for each new single family residence. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules ond procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. Transportation Concurrency Test -",nkade Crossing Page 3 of3 November 17, 2015 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding af concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page Xl-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. R~.------enton v NOTICE OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNlflCA.NCE • MmGATEtl !DNS-MI POSIEDTONOTlfYINTERESTEOPERSCNSOFANE~IRONMENTAlACTION PROJECTNAM!I KlnlwloCtm.11,.Pfollmlnar,,Plft PRDJEt;l"NUMBlll.; LUil!l411695,lCJ',MOD.PI' t71119lli'"All•Sli OUCF:IPllOlt, l}jE .lPPUCANT IS RiQUiSTlNG PREUMtNARY PLAT, SEl'A ENVIRONM!NTAI. REVIEW AND TWO (2) ROAD MOOITICATlllN! FOR APPIIO\IAI. OF A lHOT SUBDIVl51DN.THll,61AOUSl'lli:1Sl.DCATtOAT1771l91llffi!All!SEl,I.PNlll3DSll3D3)wrntlNllfi RESlD1ii,mAl.-3ZDNINGDISTIIICT.TH!PARW.ISPIIOP05EDTCIB!DIVIDEOINT0l7ll!SIDl!NTIALLOT5, A~RMO!UllNAGl'fRACT,APARKTRACl',ANDASHAIIECIDAlVEWAVTIIACT,Tlt!DRAINAGETll,\CT MEASURES 17,630 SC!.UAR!nET [SF)ANO CON$1STOF ASTORMWATtR PONDLOCATiiD ll'ITHE NORntEPSfCCRNEROPTI1!51TE.THEAPl'LICANTW0ULDOE01CATE4l,TllSFF0RPUBUCRIGHT-Ol'- WAVT0SUMal1'1! NEW LOT5. THl PROPOUD WTSWOUI.D RANGE INSIZE FROM 5,DOOSFTD 6,595 SF WITHANAIIEIIIIGIUlTSlZ£Of5,376SF.Tll!PLATWDUt.DRESULTINANETOEN51TYOFUDU/N:. ACCESSTCITH!51TtWOULDBEGAlNEDBYfXlENDINGnltll£SltltNT1ALACC£SS11.0AI1\Sl177T1iPq TOTHEEASTTOCONNECl'TOU&'T11AV!5f.ANADDmoru.i.NORTHSOU1HUMITUIACtESSllOAD WDUI.PPJIOVIDEACCESSTOTIIEUl'r.5 NOCIUT1CALAJIEA51tAVl;HENIDEtfTIFIED0~501l.5CDN51STOFl.005£TO\fEl!'fOEN5l51LTY SANO WITTI G!IAVEL Tl1l!OllGOORAUY BtCIJME!I OrnnA Wmt DlPTII, THE SfTESLOPUGENEFIAUY NORTHEASTATG11.A£11ENT:! OfABDUT1°" WITHAN ELEVATlON OIANG!AClDSS1HESITEOF APPflO)IIMJITII.Y 30 Fffl. Al.l.DISTINO IMPRCVEMl:lrni AND BUH,CllNGS WOULD IE DEMOLJSHUI OR REMOVED DURING PlATCONSfRUC:l'KJl!t. Tl1E APPLICANT HAS PAOPOS!!I TO RETAIN FCIUlt (4) Of THI l5 SIGNIFICANT TREES DNSITL THE APPUCANT HAS SUBMITTED A Tl<OtNICAL INFORMATJDN REPORT, ARBOIIISTREPORTANDAG!OTlOlNICALENGINlEAINGSTUDYWmiTil!APl'UCATlON. we OTY OF ~~NTON ENVIRONMENTAL IIB/IEW CIJMMITTEE [ERC) H~ llETEAMINED TIIAT TliE PROPOSEO ACTION HAS PJIOSAllLESIGNIACANTIMPACTSTliATCAN ee MITlGATEDTIIRDUGH MmGATION MEASURES, Ap-11 at the •nvlronmuital det11rn1lnadan nwn be fflltd In wrltln1 an or b1f<W11 !:OD p.m. an N""omb• u, 2[115, taplluir -..ith th1 r,oqull'tld fH with: Htarln1 Ex:lmln•, atv af Aemon, 1055 Sol/di Cindy way, 11. .... tan, WA 9BOS7, Apptal!I ta the Examiner ~ra ga""mod by Cit'/ al AMC -110 ;ind lnfDmmlan roprdln1th11pp11lprot11ssm11yb1abtalnodltomth•A•ntm1Clt',1Cllrk't0fflce,(425143(),6510. PLEASE JNCWOE THE PROJECT NUMBER WHEN CAUJNG FOR PROPER FILE IDENTIFICATION. A PUBLIC !'EARING WILL BE HELD Bl WE RENTON KEARING EXAMINER AT HIS REGULAR MEETING IN THE COlJN(llCHAMBERSONTHE7TliFlClDROFCIT'/HA,Ll.l055.IOUTHGII/IOVWAY,RENTON,WMHINGTON, 0~ NOVEMBER 24, 2015 AT 11.00 AM To CaNSIOER THE ~REUMINARV Pl.',T. If TliE ENVIRONMENTAL OETERMINATIONISAPPEAU:0,THEAPPEALWIUBEHEARDASPAHOfTHISP!JBUCHu.RING. FOR FURTHER INFORMATION, PL.EASE CONTACT THE C!TY OF RENTON, DEPARTMENT OF 00 NJ0~~~JV ~~~~8-?:~ Wliii06l#Wit~1t~5A~ti~?iATION PLEASE INCWDE THE PROJECT NUMBER WHEN CAUJNG FOR PROPER FILE 1DENTIF1CATION. CERTIFICATION I, L lf'l71-~ H, CLosC hereby certify that _3__ copies of the above document were posted in __J_ conspicuous places or nearby the described property on Date:. _ _,_/=--t1,_/.:c3=--o,../,_,;5'------- STATE OF WASHINGTON ss COUNTY OF KING Signed:._,._,~=,.-4=.:...:.:..#_CG---=.: _____ _ I certify that I know or have satisfactory evidence that C\<1-.r"-\.\, C \a signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. "''""~"''' ,, Dat~-,(P_.., 3o :).015 WR~ 'k'!'llD!~ f CJ~\.. ~ \ J ---N-o""'ta'-'r"'y""P.~-i!b,,_li_c ""in'"'a ... n""d"'f,:;o~r-t-h-eS-ta_t_e_o_f_W_a_s_h_in_g_t_on-- : <f 0 1<11.t: ~ ~ i .. 'J. ~ ; ,u -, · :; Notary (Print): \\ti = ; {/l\ AI/B\.\C,'\ ~ = \\::s ;L01.A1f£5 ~",,,,,,,8.29•\,.," § _: My appointment expires: ~,is:: \c ,)..9 JO\=r .,>,.,.<:-,-lt\\\\\\'-""°'11 -:,..~ _~ -~ -.-j-"· ·"-~--'--'-·-='-,--"'::a:.-L_l----- ' ,°f: w p..$y; ·. EXHIBIT 23 "·\\\' Entire Document Available Upon Request Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/CODE INTERPRETATION ADMINISTRATIVE POLICY /CODE INTERPRETATION#: Cl-73-REVISED MUNICIPAL CODE SECTIONS: REFERENCE: SUBJECT: BACKGROUND: 4-2-110.A, 4-2-110.B, 4-2-110.D, 4-2-115, 4-11-020, and 4-11-230 Residential Building Height (RC thru RMF) Erratum Statement: Cl-73 implemented changes to the method of height measurement for structures in the RC through RMF zones. This erratum statement affects the two-story limitation for R-14 zoned properties by increasing it to three. Docket #116 advocates for increased height and story limits for select zones, including the RMF zone. The R-14 zone is transitional between the R-10 and RMF, and therefore R-14 standards are intended to offer a compromise between the restrictions of the R-10 and the allowances of the RMF zone. By limiting wall plate height to 24' yet allowing three stories, the R-14 zone would provide an appropriate transition between the R-10 and RMF zones with respect to building height. By definition, the current method to determine a building's height is to measure the average height of the highest roof surface from the grade plane (i.e., average grade). The maximum height allowed in the RC through R-14 zones is 30 feet (35' in the RMF). The implementation of a "maximum height" (RMC 4-2-110.A) as applied to roofed buildings is inconsistent and contradictory with the intent and purpose statements of Title IV related to residential design {RMC 4-2-115). Further, regulating the height of non-roofed structures is unenforceable by Title IV (except for Building Code). The ambiguity and contradictory aspects of the code exist for two reasons: 1. Height is measured to the midpoint of a roof; and 2. Flat roofs are able to be as tall as buildings with pitched roofs, which increases the building's massing. H:\CED\Planning\Title IV\Docket\Administrative Policy Code lnterpretation\Cl-73\Code Interpretation -REVISED.docx EXHIBIT 24 §' .. • ,,,1,, ,; '['.,, ,_¥ . C:lti OF,~ENTON· • '.f ... 'DEPAR'T~ENfoF (6l11ViJ~itv'~liioN,Q~!PEEVEU~eM~~r. ,,, ' .!,,, ... , .... A~FIDAVIT OFs"ER)/IC(BY ~IUNG"'''•' ,hldbh 'Li;ii(i ,,,,,_, ' N ' ' "'!:' ,',>'',,, Agencies Phillip Kitzes Robert Fitzmaurice Parties of Record (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING See Attached Contact Owner See Attached Dated: 0 o/-t&a '.?OJ ;,,01,: Public in and for the State of Washing ,,.,,,"" ,,,q,,,,, .... Notary (Print): ___ ~-'-"-.;,;( _+_ . ..._fr ... rn_.., ... J...,<13~----------- My appointment expires: ,2q ~{ Cf ( Kinkade Crossing Preliminary Plat LUAlS-000695, ECF, MOD, PP template -affidavit of service by mailing Cynthia Jones 11504 SE 178th Pl Renton, WA 98055 Maple Valley, WA 98038 ' George Darby 2803 SE 16th St Renton. WA 98058-3842 Bellevue, WA 98005 Lloyd Buckmeier 16547 121st Ave SE Renton, WA 98058 Renton, WA 98055 Dept. of Ecology** Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers *** Depart. of Natural Resources PO Box47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Timothy C. Croll, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETIER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Muckleshoot Indian Tribe Fisheries Dept.*"' Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box47703 39015-172"' Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 Duwamish Tribal Office • Muckleshoot Cultural Resources Program** 4717W Marginal Way SW Attn: Laura Murphy Seattle, WA 98106-1514 39015172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Muckleshoot Cultural Resources Program•• Environmental Planning Supervisor Attn: Erin Slaten Ms. Shirley Marroquin 39015 172"d Avenue SE 201 S. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98104-3855 WDFW -Larry Fisher* Office of Archaeology & Historic Preservation* 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler Issaquah, WA 98027 PO Box48343 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Tim McHarg Attn: Charlene Anderson, AICP, ECO Director of Community Development 220 Fourth Avenue South 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Puget Sound Energy City of Tukwila Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official 355 110" Ave NE 6200 Southcenter Blvd. Mailstop EST llW Tukwila, WA 98188 Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal liaison Mgr. 6905 South 228" St Kent, WA 98032 *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. 0 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 Checklist1 Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us / 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: sepacenter@dnr.wa.gov template -affidavit of service by mailing ------· Renton0 NOTICE OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE • MITIGATED (DNS-M) POITTOTO N011FYINIDE5TEO PER50NS OF AN ENIIIWNMENTALACTION KlnhdoCl<Wln1P..U111rraryPllll PROJ~CTNUMeER; LU.IJS.0001,,, ECI', "100, PP LOCATION: l77mllli"Av•5! DUCIUl'TION: TH! APPLICANT IS IIEQUESnNG PREUMINAIY PLAT, SEPA ENIIIR0NMtNTA1 REVIEW AND TWO 12) kOAII MODIFICATIONS 1011 APPROVAL OF 4 17-LOT 5UBDIVISION,THEl,6lACRl$ITTl5l0CATfOAT1na;l111;TMAVESEjAl'N32tlCl5930l)Wmt1NTHE IIESIOlNTIAl.-8ZON1NGOIST'IIICT.fflEPAACEll5PllOPO$lDTOBEDIYIDEDINlD1711UilOUl'TIALu:rr5, ASTOIIMDRAINAGETIIACT,APAIIKT!IACT,AN04SHARIDDIIIV£WAYTRACT,THEORAINAG!T1!ACf MEASURES 17,610 SQUARE FEET (SF) AND CONSIST OF A STOIIMWATIR PCIND LOCATED IN Tllf NORTHE.l$TCDRNU.OfTHE51Tt.Tllf.t.l'PIJCANTWDUlDOED1CATI4l,ntsFFORPUBUCIIIGliT-0F- WAYTO S!RVf THE NEW LOTS. TME PROPOSED LOT:5 WOULD RANGE INSIZE FROM 5,000SFTO 6,695 SF Wm1ANAVERA!lELOTS1ZEOF5,JTI;5F.THlPLATWO\JLDIIESULTINANrrDENSITYOF6.2DU/AC. ACCWTOTHE51lEW0UlOBEGAINEDBVfXTENDINGTHERESIDEll'T1ALACCE55ROAD(Si177THPL) TO TIIE EAST TO CDNNECf TO u~ AV! SE. AN ADDmONAI. NORTH SOUTH UMITTll AO:US ROAD WDULDPROVIDEACCESSTOTlllLDT:!i NDCRITlCALAREASliAVIBHNIDENTIFIEDONSITi,SOIUCONSISl°OFLDOSETCIVERYDfflSESILTY SAND WITH GRAVEL Tl!! SDIL GENERAi.LY &ECOMlaS DffiSER WITH DEPTH, TH! SITT SLOPES GENEIIAUY NORTIIEAST AT IH!ADIENTS OF A80Uf 1°" WITH AN ElEVATION CHANGE ACROSS THE SITE OF Al'PflD)(IMATlLY JD FUT. ALL EXISTING IMPRDVl:MEIIITS ANO BUILDINGS WOULD BE DEMOIJSJIED OR REMOVEDDURINGPIATCDNSTIIUCTION.TllEAPPLICANTltASPROPOSEllTCIRUAINFDUR(4JOFTME ZSSIGNIFICANTlllEESONSIT'!.lHEAPPUCANTHA!iSUB,-sTl'!bATEOlNICALINFORMATIONlltPORT, AUOR15TR£l'OIIT ANDAGlOTlDINICAltHGINE£RINGsnJDYWmt THEAPPUCAnON. TME CITY OF RENTON HMRONMENTA!. REVIEW COMMITT[E {EflQ HAS OffiRMINED THAT IBE PROPOSED ACTION liAS PROBABLE~IGNIACANTIMPACTS THAT CAN BE MIT~TED IBROUGH MlllGATION MEASURB, App•1ilofth••rMronmentllldetennlll1lim1-IMflledlnwrlli111an<irb•far15:00p,m.anN"""mbar 13, 2015, tn,•th•r with tM rcqulrff 1w ,.111,, Hurl,. Eumlnor, City at' R1ntm1, 1055 South Grady-Way, Rontun, WA !18051. AppNll lg !hi Euml.-lte 1<1vt1med by Cit, al IIMC 4-8-110 ~nd lnfamudlan ,....-ill1111thaoppHl~1maybeabbki~fromth1RentGnctty01rlc'10ffh:1,(42SJ4lll-4i5111- PL.£ASE INCLUDE THE PROJECT NUMBER WHEN ~NG FOR PROPER FllE IDENTIFICATION, AP'JSUCl!fARINGWILLBEl!ELDBYTHERENTONl!rnRING!:XAMINERATHISREGUlARMEfTINGINTHE Cl:JUNCILCHAMOERSCJNTHE7THflOQROFOTYHAU,1US5~UTHGRol0\'WAY,RENTCllll,WA51ilNGTOIII, ON NOVEMMR 2', lDU AT ll.00 AM TO CCNSIDER lliE ?REUMINARY PlAT IF "IBE !:NVIRDNMCNTAl llETERMINAT10Nl5APPEAl.ED,THEAPl'€AlWIU..SEKt.1,1lDASPARTOf°™l5PUBUCHEMIIIIG. FOR FURTHER INfORMATION PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY g. fcONOMIC DEVELOPMENT AT (425] 430-7200. 00 NOT REMOVE nus NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCWDE THI! PROJECT NUMBER WHEN CAWNG FOR PROPER FILE IDENTIFICATION. CERTIFICATION I, (., l/t71-r.. 1-f, CLosC hereby certify that _i_ copies of the above document were posted in ___J__ conspicuous places or nearby the described property on Date:_~l_t1.,_/-'-3_0.,_/.,..1~s-____ _ Signed:_~~="'--'-=#---=~=-------- STATE OF WASHINGTON ss COUNTY OF KING Notarylic in and for the State of Washington Notary (Print): My appointment expires: fk-«11:ai-:',; a.,'l 'Jo\=t ---.L'"""'u--"'~.l.l:i..:i'--'=-41-~~L---- "\\\' Department of Community Economic Development NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITIEE AND PUBLIC HEARING 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. Kinkade Crossing LUA15-000695 Location: 17709 116th Ave SE. Location: 17709116th Ave SE, Renton, WA 98058. The applicant has requested Preliminary Plat, SEPA Environmental Review and road modifications for approval of a 17-lot subdivision. The 3.63 acre site is located within the R-8 zone. The 17 lots would range in size from 5,000 SF to 6,695 SF and would result in a net density of 6.2 du/acre. Access to the site would be gained from 116th Ave SE. No critical areas have been identified onsite. Four trees are proposed to be retained. Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on November 13, 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 Way, 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. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall, on November 24, 2015 at 11:00 am to consider the submitted application. If the DNS-M is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: October 30, 2015 -~~~·,-...--Denis Law .. I'"\ j City oL --=Mayar ______ 1_ J_~]Ili®rnl October 30, 2015 Phillip Kitzes PK Enterprises 23035 SE 263rd St. Maple Valley, WA 98038 Community & Economic Development Department C.E."Chip"Vincent, Administrator SUBJECT: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Kinkade Crossing Preliminary Plat, LUAlS-000695, ECF, MOD, PP Dear Mr. Kitzes: . This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report, for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 13, 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 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified, Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on November 24, 2015 at 11:00 am to consider the Preliminary Plat. The applicant or representative(s) ofthe applicant is required to be present at the public hearing. A copy of the staff recommendation will be mailed to you prior to the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. If you have any further questions, please call me at {425) 430-7289. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • Phillip Kitzes PK Enterprises 23035 SE 263rd St. Maple Valley, WA 98038 Page 2 of 2 October 30, 2015 For the Environmental Review Committee, Clark H. Close Senior Planner Enclosure cc: Robert Fitzmaurice, Nordic Ridge/ Owner(s) Lloyd Buckmeier, Cynthia Jones, George Darby1 Weston Jermasek / Party(les) of Record October 30, 2015 Community & Economic Development Department C.E."Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 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 October 26, 2015: SEPA DETERMINATION: Determination of Non-Significance Mitigated {DNSM) PROJECT NAME: Kinkade Crossing Preliminary Plat PROJECT NUMBER: LUAlS-000695, ECF, MOD, PP Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 13, 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 4-8-110 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 Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW Duwamish Tribal Office US Army Corp. of Engineers Renton City Hall .. 1055 South Grady Way .. Renton, Washington 98057 • rentonwa.gov DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE PROJECT NUMBER: APPLICANT: PROJECT NAME: -MITIGATED (DNS-M) LUA15-000695, ECF, MOD, PP Phillip Kitzes, PK Enterprises Kinkade Crossing Preliminary Plat The applicant is requesting Preliminary Plat, $EPA Environmental Review and two (2) road modifications for approval of a 17-lot subdivision. The 3.63 acre site is located at 17709 116th Ave SE (APN 3223059303) within the Residential-8 zoning district. The parcel is proposed to be divided into 17 residential lots, a storm drainage tract, a park tract, and a shared driveway tract. The drainage tract measures 17,680 square feet (sf) and consist of a stormwater pond located in the northeast corner of the site. The applicant would dedicate 43,771 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 5,000 sf to 6,695 sf with an average lot size of 5,376 sf. The plat would result in a net density of 6.2 du/ac. Access to the site would be gained by extending the residential access road (SE 177th Pl) to the east to connect to 116th Ave SE. An additional north south limited access road would provide access to the lots. No critical areas have been identified onsite. Soils consist of loose to very dense silty sand with gravel. The soil generally becomes denser with depth. The site slopes generally northeast at gradients of about 10% with an elevation change across the site of approximately 30 feet. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain four (4) of the 25 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. PROJECT LOCATION: 17709 116'" Ave SE LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 13, 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: Terry Higashiyama, Administrator Community Services Department October 30, 2015 October 26, 2015 10/2£)~ Date 10/~/,,< Date (~~~, r-= , si C.E. "Chip" Viii'cent, Administrator Department of Community & Economic Development Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---..... Kenton® DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: LUA15-000695, ECF, MOD, PP Phillip Kitzes, PK Enterprises; 23035 SE 263rd St.; Mpale Valley, WA 98038 PROJECT NAME: Kinkade Crossing Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, SEPA Environmental Review and two (2) road modifications for approval of a 17-lot subdivision. The 3.63 acre site is located at 17709 116th Ave SE (APN 3223059303) within the Residential-8 zoning district. The parcel is proposed to be divided into 17 residential lots, a storm drainage tract, a park tract, and a shared driveway tract. The drainage tract measures 17,680 square feet (sf) and consist of a stormwater pond located in the northeast corner of the site. The applicant would dedicate 43,771 sf for public right-of-way to serve the new lots. The proposed lots would range in size from S,000 sf to 6,695 sf with an average lot size of S,376 sf. The plat would result in a net density of 6.2 du/ac. Access to the site would be gained by extending the residential access road (SE 177th Pl) to the east to connect to 116th Ave SE. An additional north south limited access road would provide access to the lots. No critical areas have been identified onsite. Soils consist of loose to very dense silty sand with gravel. The soil generally becomes denser with depth. The site slopes generally northeast at gradients of about 10% with an elevation change across the site of approximately 30 feet. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain four (4) of the 25 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 17709 116th Ave SE The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations included in the Geotechnical Engineering Report, prepared by The Riley Group, Inc. dated July 8, 2015 or an updated report submitted at a later date. 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. PLAN -Planning Review -Land Use Version 1 I October 19, 2015 Police Plan R~iew Comment& Contact: Cyndie ParRs I 425-430-7521 t cparks@rentonwa.gov Recommendations: Minimal impact on police services. Community Servlcils Review Cbmml!flts Conta~ Leslie Betlach I 425-431).6619 I LBetlach@rentonwa.gov · Recommendations: 1. Five feet (5') wide bike lane per adopted Trails & Bicycle Master Plan to be included along 116th Ave SE. Engineering Review Comment& Contact: Rbhinl•Nair I 425-430-7298 I rnair@rentonwa.gov Recommendations: I have reviewed the application for Kinkade Crossing preliminary plat located at 17709 116th Ave SE and have the following comments: EXISTING CONDITIONS WATER Water service will be provided by Soos Creek Water and Sewer service District SEWER Sewer service will be provided by Soos Creek Water and Sewer service District STORM There is existing 12 18 inch diameter storm water main on SE Petrovitsky Road. There is existing stormwater ditch on 116th Ave SE. There is no existing stormwater feature on SE 177th Pl. STREETS SE Petrovitsky Road is a principal arterial, 116th Ave SE is a minor arterial, and SE 177th Pl is a residential street. CODE REQUIREMENTS WATER 1. A water availability certificate from Soos Creek Water and Sewer service District was provided. 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. 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, based on the City of Renton Amendments to the 2009 King County Surface Water Manual, prepared by ESM Consulting Engineers, LLC, was submitted for the project. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. A combined detention / water quality pond is proposed to meet the detention and water quality needs of the project. The proposed facility will be a public storm water facility. Appropriate individual lot storm water flow control BMPs will be required to be provided by the project. The City of Renton standards require 1 o feet of horizontal separation between stormwater pipe and water pipe, and 7 feet horizontal separation between the stormwater pipe and other utility pipes. The required horizontal and vertical separation will have to be provided. Stormwater pond and the pond access should be provided as per the City Amendments. Final plans and drainage report based on the requirements mentioned in 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 prepared by Riley Group Inc. was submitted for the project. The report identifies that the soil is not good for infiltration. 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 ERC Mitigation Measures and Advisory Notes Page 2 of 5 permit will be applicable and the fees are payable prior to issuance of the construction permit. 4. A Construction Stormwater General Permit from Department of Ecology is required for the project since the clearing and grading exceeding one acre. 5. System Development Charge (SOC) fee is required at the time of issuance of the utility construction permit. The current fee is $1,350 per single family house. The SDC fee that is current at the time of utility construction permit will be applicable on the project. PLAN· Planning Review -Land Use Version 1 I October 19, 2015 Engineering Review Comments Contact: Rohini Nair j 425-43CH298'l rnair@rentonwa.gov 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. SE Petrovitsky Rd is a principal Arterial with existing Right of way (ROW) width of 72 feet, with 42 feet half street ROW width on the site frontage. The RMC 4 6 060 required ROW width on the 5 lane principal arterial is 103 feet, with 66 feet paved width, 0.5 feet wide curbs, 8 feet wide landscaped planters, and 8 feet wide sidewalks, . As per information from Transportation section, there are plans for a separated pedestrian and bike path on the north side of SE Petrovitsky Road, which will not require bike lane paved width on the south side of SE Petrovitsky Road. Therefore, staff can support a 28 feet half street paved width along with 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 foot clear width back of the sidewalk, which will require a half street ROW width of 45.5 feet. The ROW dedication required on the project frontage based on the 45.5 feet half street ROW width is 9.5 feet, which is smaller than the RMC4 6 060 required dedication. Therefore, a street modification request should be submitted by the developer. 3. 116th Ave SE is a minor arterial with existing ROW width varying from 60 feet to 66 feet, with 30 feet half street ROW width on the site frontage. RMC 4 6 060 has a minimum ROW width of 91 feet for Minor Arterial with 0.5 feet wide curb, 8 feet wide landscaped planter, and 8 feet wide sidewalks. Since Transportation section's plan for the street includes a half street cross section that includes a 22 feet paved width ( including 5 feet wide bike lane) from center line of the ROW, 0.5 feet wide curb, 8 foot wide planter, 8 feet wide sidewalk and 1 feet clear space back of sidewalk. If the required street frontage improvements, including the 1 feet clear space can be included in the 9.5 feet of ROW dedication then the proposed ROW dedication of 9.5 feet is acceptable. However, if the required street frontage improvements, including the 1.0 feet clear space needs more than 9.5 feet of ROW dedication, then the ROW dedication greater than 9.5 feet would be required to make sure that the 1 foot clear space back of sidewalk is also within the ROW. Staff can support a street modification that would meet the plan of the Transportation section. A street modification request should be submitted by the developer. 4. South 177th Place is a residential street. The east west extension of SE 177th Place from the existing dead end located at the west of the site, to connect with 116th Ave SE is proposed to meet the east west site access requirements. To meet the city code requirements, a 53 feet wide ROW width with 26 feet wide paved width with 0.5 feet wide curbs, 8 feet wide landscaped planters, and 5 feet wide sidewalks are required. 5. A limited access residential street with 20 feet paved width, with hammerheads at the north end or south end, is proposed as the internal north south site access. 0.5 feet wide curb, 7 feet wide landscaped planter (modification request should be submitted for reducing the 8 feet landscaped planter width), and 5 feet wide sidewalk are also shown on both sides of the street. The proposed ROW width for the limited access residential street is 45 feet. The hammer head turnaround should meet with fire department requirements also. Parking is not allowed on streets with 20 feet or less paved width., No Parking signs will be required to be provided by the developer. The site does not gain direct access from SE Petrovitsky Road. A private access tract is proposed to provide shared driveway access to Lots 4, 5, and 6. RMC 4 6 060 says that the shared driveway should not be created by a subdivision 61 1 O or more lots. This project is a subdivision of 17 lots. The applicant had submitted a modification request for the shared driveway, which cannot be supported by staff. Therefore, the shared driveway is not appropriate. Either extend the limited access residential street further to the south, so that all lots gain access directly from the public street, or any other access option that follows the code should be proposed. Alley access as per code requirements should be ERC Mitigation Measures and Advisory Notes Page 3 of 5 included. 6. Adequate sight distance should be provided at the intersection of the proposed new street with 116th Ave SE. 7. No lot is proposed to gain direct access from 116th Ave SE. The individual driveways shall be as per AMC 4 4 060. 8. The allowed maximum slope back of sidewalk is 4H:1V. The current plans showed a slope of 2H:1V, which should be corrected in the plans given with the utility construction permit. 9. Paving and trench restoration as per the City's Standard Trench Restoration and Pavement Overlay Standards will be applicable for any utility work or any pavement cut work in the public street. 10. Street lighting as per City standards is required on the internal access public east west and north south streets. No streetlights are required to be provided by the developer on SE Petrovitsky Rd due to existing overhead power lines. Arterial lights as per city standards are required on 116th Ave SE. 11. All sidewalks and ramps should be ADA compliant. 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. PLAN -Planning Review -Land Use Version 1 I October 19, 2015 Fire Review· Building Comments Col\tact: Corey Thomas I 425-430·7024 I cthomas@rentonwa.gov·: Recommendations: Environmental Impact Comments: 1. The fire impact fees are currently applicable at the rate of $479.28 per single family unit. Credit would be granted for the one existing home to be removed. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5 inch storz fittings. 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. Access is required within 150 feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. Hammerhead turnarounds are allowed for dead end streets up to 300 feet long. Access as proposed appears adequate. Planning Review Comments Contact: Clark Close J 425°43('}-7289 I cclose@rentonwa.gov Recommendations: 1. AMC section 4 4 030C.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. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be ERC Mitigation Measures and Advisory Notes Page 4of 5 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 Penmit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protecled Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. ERC Mitigation Measures and Advisory Notes Page 5 of 5 -----------Ken tOil 0 NOTICE OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Kinkade Crossing Preliminary Plat PROJECT NUMBER: LUAtS-000695, ECF, MOD, PP LOCATION: 177091161h Ave SE DESCRIPTION: THE APPLICANT IS REQUESTING PRELIMINARY PLAT, SEPA ENVIRONMENTAL REVIEW AND TWO 12) ROAD MODIFICATIONS FOR APPROVAL OF A 17-LOT SUBDIVISION. THE 3.63 ACRE SITE IS LOCATED AT 17709 116TH AVE SE (APN 32230S9303} WITHIN THE RESIDENTIAL-8 ZONING DISTRICT. THE PARCEL IS PROPOSED TO BE DIVIDED INTO 17 RESIDENTIAL LOTS, A STORM DRAINAGE TRACT, A PARK TRACT, AND A SHARED DRIVEWAY TRACT. THE DRAINAGE TRACT MEASURES 17,680 SQUARE FEET (SF) AND CONSIST OF A STORMWATER POND LOCATED IN THE NORTHEAST CORNER OF THE SITE. THE APPLICANT WOULD DEDICATE 43,771 SF FOR PUBLIC RIGHT-OF- WAY TO SERVE THE NEW LOTS. THE PROPOSED LOTS WOULD RANGE IN SIZE FROM 5,000 SF TO 6,695 SF WITH AN AVERAGE LOT SIZE OF S,376 SF. THE PLAT WOULD RESULT IN A NET DENSITY OF 6.2 DU/AC. ACCESS TO THE SITE WOULD BE GAINED BY EXTENDING THE RESIDENTIAL ACCESS ROAD ISE 177TH PL} TO THE EAST TO CONNECT TO 116TH AVE SE. AN ADDITIONAL NORTH SOUTH LIMITED ACCESS ROAD WOULD PROVIDE ACCESS TO THE LOTS NO CRITICAL AREAS HAVE BEEN IDENTIFIED ONSITE. SOILS CONSIST OF LOOSE TO VERY DENSE SILTY SAND WITH GRAVEL. THE SOIL GENERALLY BECOMES DENSER WITH DEPTH. THE SITE SLOPES GENERALLY NORTHEAST AT GRADIENTS OF ABOUT 10% WITH AN ELEVATION CHANGE ACROSS THE SITE OF APPROXIMATELY 30 FEET. ALL EXISTING IMPROVEMENTS AND BUILDINGS WOULD BE DEMOLISHED OR REMOVED DURING PLAT CONSTRUCTION. THE APPLICANT HAS PROPOSED TO RETAIN FOUR 14) OF THE 2S SIGNIFICANT TREES ONSITE. THE APPLICANT HAS SUBMITIED A TECHNICAL INFORMATION REPORT, ARBORIST REPORT AND A GEOTECHNICAL ENGINEERING STUDY WITH THE APPLICATION. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE IERC) 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 November 13, 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 aerk's Office, {425) 430-6510. 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. -----------R'en tOll 0 A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON NOVEMBER 24, 2015 AT 11:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. DEPARTMENT OF COMM UNI I Y AND ECONOMIC DEVELOPMENT Ifenton0 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Name: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: October 26, 2015 Kinkade Crossing Preliminary Plat LUA15-000695, ECF, MOD, PP Clark H. Close, Senior Planner Nordic Ridge, LLC, 15 Lake Bellevue Dr #102, Bellevue, WA 98005 Phillip Kitzes, PK Enterprises, 23035 SE 263rd St, Maple Valley, WA 98038 17709116th Ave SE (APN 3223059303) The applicant is requesting Preliminary Plat, SEPA Environmental Review and two (2) road modification for approval of a 17-lot subdivision. The 3.63 acre site is located at 17709 116th Ave SE (APN 3223059303) within the Residential-8 zoning district. The parcel is proposed to be divided into 17 residential lots, a storm drainage tract, a park tract, and a shared driveway tract. The drainage tract measures 17,680 square feet (sf) and consist of a stormwater pond located in the northeast corner of the site. The applicant would dedicate 43,771 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 5,000 sf to 6,695 sf with an average lot size of 5,376 sf. The plat would result in a net density of 6.2 du/ac. Access to the site would be gained by extending the residential access road (SE 177th Pl) to the east to connect to 116th Ave SE. An additional north south limited access road would provide access to the lots. No critical areas have been identified onsite. Soils consist of loose to very dense silty sand with gravel. The soil generally becomes denser with depth. The site slopes generally northeast at gradients of about 10% with an elevation change across the site of approximately 30 feet. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain four (4) of the 25 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. Site Area: 157,958 SF (3.63 acres) STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determination of Non-Significance -Mitigated (DNS-M). ERC Report 15-000695 City of Renton Department of Community~ nomic Development KINKADE CROSSING PRELIMINARY PLAT Report of October 26, 2015 Project Location Mop: nvironmental Review Committee Report LUA15-00D695, ECF, MOO, PP Page 2 of9 The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an irregular shaped 3.63-acre parcel located on the south side of SE Petrovitsky Rd, within the NEY. of Section 32, Township 23 North, Range 5 East, W.M. (Exhibit 9). The specific address is 17709 116th Ave SE, Renton, WA 98058 (Parcel No. 322305-9303). The site consists of an existing single family parcel that includes a single family residence with associated out-buildings and pasture areas. The parcel also includes landscaped lawn areas surrounding the home and a gravel driveway. The site is proposed to be subdivided into 17 single family residential lots, associated improvements, access roads, a shared driveway tract, a park tract, and a storm drainage tract (Exhibits 2, 4 & 5). The drainage tract would consist of a combined detention/water quality pond in the north eastern corner of the site (Exhibit 6). The subject site is bordered by single-family homes around all sides of the property, SW Petrovitsky Rd is located to the north and 116th Ave SE is immediately to the east. Table 1. Surrounding Land Use and Zoning Location Comprehensive Land Use Zoning Site Residential Medium Density (RLD) Residential-8 Dwelling Units Per Net Acre (R-8) North Residential Medium Density (RLD) Residential-8 Dwelling Units Per Net Acre (R-8) and Residential High Density (RHD) Residential-14 Dwelling Units Per Net Acre (R-14) South Residential Medium Density (RLD) Residential-8 Dwelling Units Per Net Acre (R-8) East Residential Medium Density (RLD) Residential-8 Dwelling Units Per Net Acre (R-8) and and Residential Low Density R-4 -Residential, 4 DU per acre (King County) West Residential Medium Density (RLD) Residential-8 Dwelling Units Per Net Acre (R-8) ERC Report 15-000695 City of Renton Department of Community & KINKADE CROSSING PRELIMINARY PLAT Report of October 26, 2015 1mic Development vironmental Review Committee Report LUAlS-000695, ECF, MDD, PP Page3of9 The 3.63-acre project site is located within the Residential -8 (R-8) dwelling units per net acre zoning classification. The net density of the project is 6.2 dwelling units per net acre (17 / 2.74 net acres = 6.2 du/acre) and the 17 lots would range in size from 5,000 square feet to 6,695 square feet with an average lot size of 5,376 square feet (Exhibit 2). The proposed access to each lot would be from individual driveway approaches from either SE 177th Pl, Road A, or a shared driveway near the south end of the property. The 17 lot single-family subdivision would have a combined onsite/offsite impervious area of approximately 105,415 square feet (2.42 acres). The property currently has one existing single family home onsite. The existing home and accessory structures are located near the central portion of the site and would be removed as part of the proposal. Access to the site would be provided via a new road extending SE 177th Pl to 116th Ave SE (Road B) and constructing a new road (Road A) running north/south through the middle of the site. Near the south end of Road A, the road dead ends in-front of Lot 4, roughly 235 feet south of the centerline of Road B. This south portion of Road A includes a hammerhead turnaround. At the end of Road A, the applicant is proposing a 22-foot wide shared driveway tract (Tract B) to serve Lots 5 and 6. On the opposite end of the limited residential access road (Road A), the road design includes a 22-foot wide "T" turnaround in order to provide access to Lots 14-17. The north portion of Road A is approximately 208 long. The dead end street would be designed pursuant to RMC 4-6-06H Dead End Streets or granted a road modification from the Renton Municipal Code by the Renton Hearing Examiner. A right-of-way (ROW) dedication and half-street frontage improvements of SE Petrovitsky Rd would require up to a maximum of 14.5 feet of ROW dedication. The applicant is not proposing any improvements to SE Petrovitsky Rd, a principal arterial street with an existing ROW width of 72 feet, with 42 feet half-street ROW width along the projects frontage. Dedication and half-street frontage improvements of 116th Ave SE would consist of ROW dedication of up to a maximum of 10.5 feet. 116th Ave SE is a minor arterial street with an existing ROW width that varies from 60 feet to 66 feet, with 30 feet half-street ROW width on the site frontage. The improvements from right-of-ways would add approximately 41,603 square feet (0.95 acres) of impervious surface. The complete project would result in a total of 2.42 acres of new impervious surfaces and the remainder of the developed site (1.21 acres) would consist of landscaping and lawns. The stormwater detention and water quality treatment would be collected and conveyed to a storm detention/water quality pond (Tract C) in the northeast corner of the property where it would be treated for basic water quality per the 2009 KCSWDM 1. After the recording of the final plat, the proposed facility would become a public storm water facility. Appropriate individual lot storm water flow control BMPs would be required to be provided by the project. The pond would discharge east to a proposed stormwater conveyance system in 116th Ave SE in the project's east frontage and ultimately flow east along SE Petrovitsky Rd and enter Big Soos Creek. Drainage improvements along the new internal roadway are subject to RMC 4-6-030 Drainage (Surface Water) Standards. Approximately 4,791 square feet of frontage improvement area would bypass the pond (0.11 acres of impervious) due to topographic constraints. The applicant contends that the stormwater drainage conveyance system would be sized as part of the final TIR to convey the 25 year design storm event and to contain the 100 year design storm event. Complete streets would be either be constructed to current code by providing the appropriate ROW paving, curb and gutter, sidewalk, and planting strip improvements (RMC 4-6-060) or an accepted and approved modification would be required. As part of the improvements, the applicant is seeking to retain 1 2009 King County Surface Water Design Manual and the 2009 City of Renton Amendments to the KCSWDM, Chapter 1 and 2. ERC Report 15-000695 City of Renton Department of Community & KINKADE CROSSING PRELIMINARY PLAT ,mic Development vironmental Review Committee Report LUAlS-000695, ECF, MOD, PP Report of October 26, 2015 Page 4 of9 three ornamental cherry trees within the public ROW on SE Petrovitsky Rd (Arborist Report nos. T-1, T-2 and T-3; Exhibits 3 & 4). The property's vegetation consists of pasture, shrubs and scattered trees. The site runoff travels generally northeast at gradients of about 10 percent (10%) with an elevation change across the site of approximately 30 feet (Exhibit 3). The site contains glacially consolidated soils consisting of dense to very dense silty sand with gravel and is not at risk for seismically induced settlement or lateral spreading, according to the senior project engineer. Subsurface conditions at the site were explored in July 2015 to a maximum depth of 8 feet below the existing grades. A geotechnical study found that the subject site is suitable for development of the proposed project (Exhibit 10). I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures c. 1. Project construction shall be required to comply with the recommendations included in the Geotechnical Engineering Report, prepared by The Riley Group, Inc. dated July 8, 2015 or an updated report submitted at a later date. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 ERC Report Kinkade Crossing Preliminary Plat Plan (PP-01) Topography Map, Existing Conditions, Tree Retention (PP-02) Preliminary Grading Plan (PP-03) Preliminary Road & Utility Plan (PP-04) Drainage Control Plan (PP-05) Preliminary Street Profiles (PP-06) Preliminary Landscaping Plan (L-1 and L-2) Neighborhood Detail Map Geotechnical Engineering Study prepared by The Riley Group, Inc. (dated July 8, 2015) Preliminary Technical Information Report prepared by ESM Consulting Engineers, LLC (dated August 26, 2015) Arborist Report prepared by Altmann Oliver Associates, LLC (dated September 18, 2015) Soos Creek Water and Sewer District Certificate of Water Availability (dated June 20, 2015) Soos Creek Water and Sewer District Certificate of Sewer Availability (dated June 20, 2015) Exhibit 15 Construction Mitigation Description ERC Report 15-000695 City of Renton Department of Community & KINKADE CROSSING PRELIMINARY PLAT Report of October 26, 2015 omic Development Exhibit 16 Advisory Notes to Applicant (ran October 22, 2015) D. Environmental Impacts vironmental Review Committee Report LUAlS-000695, ECF, MOD, PP Page S of9 The proposal was circulated and reviewed by various city departments and divisions ta determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: A Geotechnical Engineering Study prepared by The Riley Group, Inc. (Exhibit 10) was submitted with the project application. According to the submitted study, the existing site topography generally slopes from southwest to the northeast towards SE Petrovitsky Rd and 116th Ave SE with an elevation change from 488 feet to 458 feet across the entire project site. The steepest slope identified by the applicant was approximately 15 to 20 percent. The Geologic Map of the Renton Quadrangle, King County, Washington, by D. R. Mullineaux (1965) indicates that the soil in the project vicinity is mapped as Ground moraine deposits (Qgt), which is light to dark gray, nonsorted, nonstratified mixture of clay, silt, sand, and gravel deposited by glacial ice. The deposit is generally very stiff and impermeable, often resulting in poorly drained bogs developing in relatively flat area. The deposit is usually 1 to 2 meters thick, but locally can be as much as 25 meters. In general, the site is underlain by loose to very dense silty sand with gravel. The soil generally becomes denser with depth. The applicant indicates that approximately 8,900 cubic yards of cut and 4,350 cubic yards of fill would be required for the construction of required plat improvements and new single family residences. After stripping, grubbing, and prior to placement of structural fill, the geotechnical engineer recommends proofrolling building and pavement subgrades and areas to receive structural fill. Temporary erosion and sedimentation control measures would be implemented during construction including, but not limited to, Best Management Practices (BMPs) such as site preparation and grading during the drier summer and early fall months, retaining existing vegetation, installing siltation control fencing around the work areas, and establishing a quarry spall construction entrances in accordance with City of Renton requirements. A total of eight (8) test pits to approximate depths of six to eight feet below existing site grades (TP- 1 through TP-8) were excavated across the project site with a rubber tired backhoe. Topsoil and rootmass was encountered in the first six to eight inches (6"-8") below existing grade. The soils encountered during field exploration include loose to very dense silty sand with gravel. Groundwater was not observed in the test pits during the fieldwork in July. However, iron oxide staining was observed at 3 to 4 feet indicating a perched seasonal groundwater table over the top of dense glacial till layer. Construction of the proposed residential development is feasible from a geotechnical standpoint. The proposed residential buildings can be supported on conventional spread footings bearing on medium dense to dense native soil or structural fill. Subgrade soils that become disturbed due to elevated moisture conditions should be over-excavated to reveal firm, non-yielding, non-organic soils and backfilled with compacted structural fill. Because the site is generally underlain with Till soils, the site is incapable of infiltration of stormwater. The submitted geotechnical report provides recommendations for site erosion and sediment control, stripping, excavation, site preparation, structural fill, cut and fill slopes, wet weather construction, foundation, retaining walls, slab-on-grade construction, drainage, utilities, and fRC Report 15-000695 City of Renton Department of Community & KINKADE CROSSING PRELIMINARY PLAT Report of October 26, 2015 Jmic Development ,viranmental Review Committee Report LUAlS-000695, ECF, MOD, PP Page 6 of 9 pavements. Staff recommends as a SEPA mitigation measure that project construction be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by The Riley Group, Inc. (dated July 8, 2015). Mitigation Measures: Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by The Riley Group, Inc. dated July 8, 2015 or an updated report submitted at a later date. Nexus: State Environmental Policy Act (5EPA) Environmental Review; RMC 4-4-060 Grading, Excavation and Mining Regulations 2. Water a. Wetlands, Streams, Lakes Impacts: According to the City of Renton COR Maps there are no onsite or immediately off-site wetlands, streams or buffers on the subject parcel. Additionally, there are no observed or known state or federally listed species utilizing the site or near the site. The site slopes off to the north and east from the southwest corner of the site. Soil pits excavated were found to contain weathered glacial till underlain by very dense unweather glacial till. Iron oxide staining was observed at the interface of the unweathered till (3 to 4 feet deep) indicating a perched seasonal groundwater table over the top of dense glacial till layer. Based on the soil conditions the site is not suitable for infiltration. No groundwater seepage was encountered by the geotechnical engineer during subsurface explorations. Mitigation Measures: No further mitigation required. Nexus: Not applicable b. Storm Water Impacts: The applicant submitted a Preliminary Technical Information Report (TJR), prepared by prepared by ESM Consulting Engineers, LLC (dated August 26, 2015; Exhibit 11). According to the TIR, the project is required to provide Level 2 Flow Control and Basic Water Quality treatment in accordance with the 2009 KCSWDM. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition and requires a flow control facility sized to match the flow duration of forested conditions. Water quality would be satisfied with a wetpond, which is proposed to be located in the combined detention/water quality pond. All surface water runoff from impervious surfaces would be collected and conveyed to a storm detention vault, located at the northeast corner of the site within Tract "C" (Exhibit 6). After collection and treatment, the stormwater would be discharged to the existing 116th Ave SE system, which is the site's natural discharge location before continuing east in SW Petrovitsky Rd. The site is located within the Soos Creek Drainage Basin. The standard requires the site to match the durations of high flows at their predevelopment levels for all flows from one-half of the two-year peak flow up to the full SO-year peak flow. The output models place the required storage volume at 47,175 cubic feet with an effective storage depth of 8.5 feet of detention. The proposed pond provides live storage volume up to 62,109 cubic feet of storage, which results in a 24% factor of safety. Appropriate Best Management Practices (BMPs) from the Washington State Department of Ecology Manual for individual lot flow control would be required to help mitigate the new runoff created by this development. Evaluation and inclusion of a BM P would be accomplished at final engineering (Exhibit 11 ). ERC Report 15-000695 City of Renton Department of Community & KINKADE CROSSING PRELIMINARY PLAT Report of October 26, 2015 omic Development 1vironmental Review Committee Report WA15-DOD695, ECF, MOD, PP Page 7 of 9 The submitted geotechnical report identifies the soils as loose to very dense glacial till, not supportive of water infiltration (Exhibit 10). Mitigation Measures: No further mitigation required. Nexus: Not applicable 3. Trees and Vegetation Impacts: The property is covered in grass, pasture areas and a variety of trees. Several medium diameter trees are located around the existing residence and in the southern portion of the property, including Douglas-fir, spruce, London plane, noble fir, and deodar cedar, maple, birch, pine, and several fruit trees (Exhibits 3, 4, & 12). The Arborist Report identified 25 significant trees over 6 inches in diameter on the parcel proposed to be developed (Exhibit 12). Three (3) of the 25 trees were classified as poor and seven (7) trees were located within the proposed ROW. The net number of trees for this development was determined to be 18. The average size of the trunk at diameter at breast height (DBH) for the 25 trees is 13 inches (13") with the largest tree, a big-leaf maple (28" DBH), located southwest of the existing house. After street and critical area deductions, and the minimum requirement to retain 30%, the applicant is proposing to retain four (4) of the potential 18 healthy trees or 4 of the required 5 trees (Exhibit 3). Trees required to be retained (i.e., protected trees), would be required to erect and maintain a six foot high chain link temporary construction fence around the drip line of any tree to be retained. The applicant is proposing to replant the site with 26 new evergreen trees including Engelmann Spruce and Douglas-fir at 6 feet in height. In addition to large evergreen trees, the applicant is proposing to plant 4 small evergreen trees, 52 large deciduous trees, 7 multi-stem small deciduous trees (Exhibit 8). These proposed replacement trees exceed the minimum required replacement inches, 12 inches (12") for every tree that was unable to be retained, or 12 inches (12") for the project (12"/2" per tree= 6 trees required for replacement). Where there is insufficient ROW space or no public frontage, street trees are required in the front yard(s). A final detailed landscape plan must be submitted and approved prior to issuance of the street and utility construction permits. The applicant is also proposing a pocket park (Tract A) for the neighborhood and a minimum of 15 feet of landscaping around the perimeter of the stormwater pond. Mitigation Measures: No further mitigation required. Nexus: Not applicable 4. Transportation Impacts: Primary access to the site is proposed via a new street intersection on 116th Ave SE. 116th Ave SE is a minor arterial street with existing ROW width varying from 60 feet to 66 feet, with 30 feet half-street ROW width on the site frontage. 116th Ave SE has a speed limit of 30 MPH. To meet the City's complete street standards, RMC 4-6-060 has a minimum ROW width of 91 feet for minor arterial street with 0.5-foot wide curbs, 8-foot wide landscaped planters, and 8-foot wide sidewalks. Since the transportation section's plan for the street includes a half-street cross section that includes a 22 feet paved width (including 5-foot wide bike lane) from center line of the ROW, 0.5-foot wide curbs, 8-foot wide planters, 8-foot wide sidewalks and 1-foot clear space back of sidewalk. In order to build this street section, approximately 9.5 feet of ROW would be required to be dedicated to the City along the project side of 116th Ave SE (Exhibit 5). SE Petrovitsky Rd is a principal arterial street with existing ROW width of 72 feet, with 42 feet half- street ROW width on the site frontage. To meet the City's complete street standards, RMC 4-6-060 ERC Report 15-000695 City of Renton Department of Community & KINKADE CROSSING PRELIMINARY PLAT Report of October 26, 2015 mic Development vironmental Review Committee Report LUAlS-000695, ECF, MOD, PP Page 8 o/9 required ROW width on the 5 lane principal arterial street is 103 feet. The street cross-section includes 66 feet of paved width (including 33 feet of paving from centerline), 0.5 feet wide curbs, 8 feet wide landscaped planters, and 8 feet wide sidewalks. To build this street section, 14.5 feet of right-of-way will be required to be dedicated to the City. New information from the transportation section includes plans for a separated pedestrian and bike path on the north side of SE Petrovitsky Rd, which would not require a bike lane paved width on the south side of SE Petrovitsky Rd. The results of the update, include a 28-foot wide half-street paved width, a 0.5-foot wide curb, an 8-foot wide landscape planter, an 8-foot wide sidewalk, and 1-foot clear width on the back of the sidewalk. This would require a half-street ROW width of 45.5 feet. The ROW dedication required along the project frontage, based on the 45.5 feet half-street ROW width, would be 9.5 feet, which is smaller than the RMC 4-6-060 required dedication. SE 177th Pl is a residential street. The east-west extension of SE 177th Pl from the existing dead end street, located immediately west of the site, is proposed to connect to 116th Ave SE in order to meet the east-west site access requirements. A 53-foot wide ROW width with 26-foot wide pavement width, 0.5-foot wide curbs, 8-foot wide landscaped planters, and 5-foot wide sidewalks would be required to be provided by the developer in order to meet the city code requirements. A limited access residential street with 20 feet of paved width with hammerhead turnarounds is proposed as the internal north-south site access street (Road A}. The applicant is proposing a cross- section that includes a ROW width of 45 feet with 0.5-foot wide curbs, 7-foot wide landscaped planters, and 5-foot wide sidewalks. Approval of a street modification request would be required to reduce the width ofthe required planters from 8 feet to 7 feet. The applicant has indicated that the proposed 17-lot subdivision would generate about 160 new average weekday trips with 16 AM and PM peak hour trips at the future intersection of SE 177th Pl to 116th Ave SE (the site's proposed access street}. Adequate sight distance would be provided at the intersection of the proposed new street or where Road B intersects with 116th Ave SE. It is not anticipated that the proposed project would 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 (Exhibit 16). The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. A concurrency recommendation will be provided in the staff report to Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: No further mitigation required. Nexus: Not applicable 5. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development subject to the construction of code-required improvements and the payment of code-required impact fees (Exhibit 16). Mitigation Measures: No further mitigation required. Nexus: Not applicable ERC Report 15-000695 City of Renton Department of Community & KINKADE CROSSING PRELIMINARY PLAT Report of October 26, 2015 omic Development E-Comments of Reviewing Departments 1vironmental Review Committee Report LUA15-000695, ECF, MOD, PP Page 9 of 9 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 listed under Exhibit 16 "Advisory Notes to Applicant." v' Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on November 13, 2015. 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 -7'h Floor, (425) 430-6510. fRC Report 15-000695 0 EXHIBITS Project Name: Project Number: Kinkade Crossing Preliminary Plat LUA15-000695, ECF, MOD, PP Date of Hearing 10/26/15 I Staff Contact Clark H. Close Senior Planner Project Contact/Applicant I Phillip Kitzes PK Enterprises Project Location 17709 116th Ave SE, Renton WA 98058 The following exhibits were entered into the record: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 ERC Report Kinkade Crossing Preliminary Plat Plan (PP-01) Topography Map, Existing Conditions, Tree Retention (PP-02) Preliminary Grading Plan (PP-03) Preliminary Road & Utility Plan (PP-04) Drainage Control Plan (PP-05) Preliminary Street Profiles (PP-06) Preliminary Landscaping Plan (L-1 and L-2) Neighborhood Detail Map Geotechnical Engineering Study prepared by The Riley Group, Inc. (dated July 8, 2015) Preliminary Technical Information Report prepared by ESM Consulting Engineers, LLC (dated August 26, 2015) Arborist Report prepared by Altmann Oliver Associates, LLC (dated September 18, 2015) Soos Creek Water and Sewer District Certificate of Water Availability (dated June 20, 2015) Soos Creek Water and Sewer District Certificate of Sewer Availability (dated June 20, 2015) Construction Mitigation Description Advisory Notes to Applicant (ran October 22, 2015) -----~R"entOil ® H !i ; ll ~---J SHEET NO. -0, PP-02 .,._.., ... -... ~. DESCRIPTION ! L_ ~PV,TF'IAM E>:l$TING COmlfT111"5/TREE REIDffiON ~N.oR'l"~F'IAM PRELIIIINM"l"~sll.lTII..IIYF'IAM DAAtlolGECONTINlt.PlAN PREIJ_,.SlNWPilOFllES A PORTION OF THE NE 1/4 OF SECTION 32, TWP. 23 N., AGE. 5 E., KING COUNTY, WA T -~_J_._L _____ _ LOT AREA TRACTS/ROW DEDICATION AREA (SF) I LOT# I AREA (SF) l!t1 ------------ EXHIBIT 2 V1CHTY MAP n ""~ SITE DATA SlltAOORESS IJWON~1:_r' ,,:~sE DEVELOPMENT STANDARDS (R-8) uu•=e-,e •=oo ~"/,,o" OORHERl01S •. !i'."..Tlirrr. ,O' '" ,· UTILITY PROVIDERS Sf¥1'1:R·SOOSCflEE•WATERAi'ID5EWl::ftDISTRICT WATERSOOSCR£0: ...... lEll;,ml5=01SlliK:l f'O\fl£RPUG£"1SOIJN0El'Eft(;Y Gi&l'\JG[TSOIJl<Ocl<ERG"I ITW'>iO~[: (:£Klllf>r LINK OWNER/DEVELOPER NORDIC fflDCEUC ~ •. ~~1,02 ~~.Ji.69 ~Frll"'-"JlliCE p~ PK[i>IIDIJ'RISES IW'Lf\lALilY.WA"80Jll ~,lF~~= LANDSCAPE ARCHITECT N..TIW<N ou.£1! ASS00,1,TES. w; CM~TION, WA !1501• ~~==~OLM'.R SURVEYOR ,.;c,SSURVEYANO,.,,.PPING 1~'1 NE•OTHST REOl,IONO.'ll"gao52 i:~f .. liJ=P~IUJPSJR ENGINEER ESMCONSUI.TING[NCINEIBS,LlC J:!<0081HA\1ES.f:.O,, FEOCfW.WAY.WAg&QDl ~wi:r~~~ 8•1mH,.._.,G0<, Pf 1! ll ! I~.}' ij I I . : f ' .. I ~ I ii !: 6l Cl z u I cii :::J Cl)~ w O "-g a:~ ii: () "-\' i C ;, ~I<( a z ~ IE z S2 PP-01 NOllN3.l.:.3!:I ]]~SNOWONOO ::lNU.SllG NOL/HI! -"<.l .uu !:".:;;i,.;;l -8N1SS0l:l~ V>INl>I 1:!'1 "t!,,. .. ,:~:r;~7'iim mm1 I ~ t I------; ' ) '"-·_·,.·, ... ·'.,,.,,,,~""'·"' "''"''"'"'',~'••• M I- I-I £0 ~ ::c >< w ---- A PORTION OF THE NE 1/4 OF SECTION 32, TWP. 23 N, AGE. 5 E, KING COUNTY, WA ! ~ EXHIBIT 4 n --, EARTHWORK QUANTITIES ~PP1,.;(<=J'®S") u;~ NETCLIT(No<,TUNE) 4.== ~ ,USIINCTUR£SON51T!TOBE•~I.Kl'.'ID dl ~ ~l ~ - 11! A PORTION OF THE NE 1/4 OF SECTION 32, TWP. 23 N., AGE. 5 E., KING COUNTY, WA __) CUSNtC, \O{Xl',fSC, AATER..._N 0 ~ ~ I ::i T --mo::;,:m, --1 ,, =i~'" ~ · ,~--+;:-_"---=lFT .. "'"' ·= I I ,, '"'"'-1---f'-~ .,. I ,~ ,-.,_-'·" i "' r~~ ,o.,l~ few, ~·1~:1;,:" J ... 't,'" RESIDENTIAL ACCESS -ROAD B --50.!..El"-6 116TH AVE SE '"'"""~~, .. ~ .... , n ---e ~ e LE;;gJ;_N_Q__ -~ --- • * E"l',11..:;s,oe,,DAA,<A<::E c>ISll"l) Y>,l<ITAAY SEwa< 'f-~).--"ITT~~ -f-""=la,, I r--\ .. , •• ,~.00---1°~;"' I c_JJ_L~ MAJOR ARTERIAL -SE PETROVITSKY RD =l.!. ,·~o -- "'~ " r u~rc Rc'ilOENOO =,~ ~/W R/'H "'"'"' ,,., • • R/W ,oon ~c ~~ -, r::,-~-'"" ~-~ '=,,.,],~1f-;-" FIL I~---.. ~=y1p,~·1r~-~( ,o::::-'~", . ' rn,. [,, .. ,, -'°' ,,,,.,_ --L.-md-----'"-~---------''"' ~~~ 'I::.:"' . ' ,,:; ' Q . I I '"""°"''"' J mDGUTI£R e,wM \;i·,so )!W'~n1::\'"6 ·,ss LIMITED RESIDE~T.l,A~-~CCESS -ROAD A MINOR ARTERIAL-116TH AVE SE sc,,,_[,"•G -- EXHIBIT 5 I!,:! j :. t, r1 :-. g Ii ~J ·11 Ii a h ml ii (') t) I~~ ::l Cf)~ lli O g 0 a: • a: () ~ l ~ ~ 1-~ 0 <!'. ~ z ~ ~ z~ ~' ~ PP-04 I ! I "! I b b b b t 11, i I § ~ § ~ I ih~ i ;i•.:t::: !i!:!1\!':t:j u g~~~ ti g ~ ~ ll j 1 I ~ ! ii ! i:: 11 i '' I 1 ! jl ii I I ,, ,, Ji ~ ' ~ I NVld 10!:!J..NO::J 3B't'N~G 8NISS0tl~ IV>INl>I '.:Jll 3ElOll, '.:JIO!,ON "' z 0 '------'----"--'-"--->C--!---'l----l g ~ h ! IJJI ~~ ()){{ ~ I '"'"'"" .. ~.,.,... "''"'"'~, .. , ... _ ... ,0 ... \U .. j\M-d\""''"'"'"'°""-ftS,V ... \,~]·H, '° t:; m t-1 ::c >< w A PORTION OF THE NE 1/4 OF SECTION 32, TWP. 23 N., AGE. 5 E., KING COUNTY, WA 'l l! !• ll ' ' t j'. ~; ~; ., ~~ OCGi~ 00,.C, IIERCIVEl.l<~ro ... TCt<tXISfiNCPAOFWD<l ~:~;~oo~~s' I ~i ~; i; i; oC "" ~.~ ;~ ;; Ji . , ~~ BOAR R /=~ti'.; ACCESS} "' !t ~; "' ~~ SSD:!12.' P',1 ~--r~ 52+J75Q N £l£II +7118 ~is !,'J~~m,,. ~ irf -n :---~- ~;---\:;s,~::r·_ .. ~t !/I ,OHO 51+20 52+00 5'+,0 1~ AQAD A (LIMIJf P RE~1DEl:il~ il =~•, :-:::::::" .. :f~ -_r·;:,;.:1,J\'~-·--·.., : .... 14&1 --~/ 13+60 .. {~ 53+60 54+40 54+80 EXHIBIT 7 32+00 ., ~a "' i~ ·• i,~ =u' -~-l. ·~_,,..:xi._«. ROll[).0.i. U!V•U.12 . i ,~, ... ::; ----· ,· +'f ! --I~ -:ji ·1· 1~ ,, ~~ ,1, -= --~ I~~ I -r:.::_-::., AT't.O.-RO<Ll _l._ __ 1+60 2+40 2-t-BO NORTH HAMMERHEAD sc,o,u.· ,· • ..-::F ~ 1-~~--- -i--=~::i~=~-~- J+a-40 116TH AYE SE !MINOR ARTEBIAL) , .. ..,.""""' SCALE. , •• ,,,. _,. 35+:ali+40 ------------ J ~! J ~ !{ ~ §! t -- i h il CJ z 01-1:1 ::1 fil t LU Q:i' g a:~ a: () ~ ~ ~ ~I<(~ z ~ ~ z" i PP-06 t I i jjjl!l!!!!j!!!l!!!!!jjlll 1mllllm1111mm!!lll i ! ~., e 1:i ar i:i a .. " ,o"" !I'.~~" a c, il 1'i <>" <> 1r r 1r 1r 00 t:; a:I 1-1 ::c >< w ! ! ! ! h !., 1, '''' i>e, "'"'' i mum f ll um mmi liiiiiiii !iii liiiii liiiiiii Neighborhood Detail Map CITY OF RENTON, KING COUNTY. WASHINGTON ~ • A>;:1~~ ,;'1'1 -r-:r=:=:2 ~~__l Ill El f---L------t---~ § fii \==:, ___j= < -~__J__--------+-~L___ SB171llHST -·-· ~VYJ I MAP OF PARCEL #3223059303 FOR PK ENTERPRISES EXHIBIT 9 § ~~ SITE ADDRESS I ~Axis 1 -1 " __ ,._ 11 17700 116TH AVE, RE:NTON, WA ~ ------~=·=~ ••• I~ RILEYGROUP Entire Document Available Upon Request GEOTECHNICAL ENGINEERING REPORT PREPARED BY: THE RILEY GROUP, INC. 17522 BOTHELL WAY NORTHEAST BOTHELL, WASHINGTON 98011 PREPARED FOR: NORDIC RIDGE, LLC 15 LAKE BELLEVUE DRIVE, SUITE 102 BELLEVUE, WASHINGTON 98005 RGI PROJECT No. 2015-097 NORDIC RIDGE PLAT 17709 116TH AVENUE SOUTHEAST RENTON, WASHINGTON JULYS, 2015 EXHIBIT 10 17522 Bothell Way Northeast Bothell, Washington 98011 Phone 425.415.0551 • Fax 415.415.0311 www.riley-group.com Kinkade Crossing Preliminary Technical Information Report August 26, 2015 Prepared for Taylor Development 15 Lake Bellevue Drive, Suite 102 Bellevue, WA 98005 (425) 869-1300 Submitted by ESM Consulting Engineers, LLC 33400 3th Avenue S, Suite 205 Federal Way, WA 98003 253.838.6113 tel 253.838. 7104 fax www.esmcivil.com Entire Document Available Upon Request EXHIBIT 11 .Altrnann ()liver Associates, LLC September 18, 2015 Robert M. Fitzmaurice, PLS Nordic Ridge, LLC 15 Lake Bellevue Drive, Suite 102 Bellevue, WA 98005 ');,' ! !l\ilOlitl.t'llLil ltuinin·...: :.\: AOA-4983 SUBJECT: Kinkade Crossing (AKA Wells Property) -Renton, WA Existing Tree Evaluation Dear Robert: I reviewed the existing significant trees at the above-referenced site on 9/11/15 to determine species. diameter at breast height (dbh) and overall health of each per the City of Renton's Municipal Code Section 4-4-130. Following are the significant trees found on the site along with their species, dbh, drip line (radius), overall health and whether they are proposed for removal or retention. This information is also depicted on L1 of the Preliminary Landscape Plan drawing set for the project submittal dated 9/17 /15. SIGNIFICANT TREES LOCATED ONSITE TREE# SPECIES DBH DRIP LINE HEALTH REMOVE (radius) /RETAIN T-1 Ornamental Cherry (Prunus sp.) 6" 6' Fair Retain T-2 Ornamental Cherry (Prunus sp.) 8" 8' Fair Retain T-3 Ornamental Cherry (Prunus sp.) 10" 12' Fair Retain T-4 Weeping Birch (8etula pendula) 14" 14' Poor Remove T-5 Red Norway Maple (Acer 18" 15' Good Remove platanoides) T-6 Weeping Birch (8etula pendula) 14" 12' Poor Remove T-7 White Pine (Pinus sp.) T' 5· Good Remove T-8 Korean Pine (Pinus sp.) 10" 9' Good Remove T-9 Big-leaf Maple (Acer macrophyllum) 18" 15' Good Retain T-10 Cherry (Prunus sp.) 10" 9' Good Remove T-11 Apple (Ma/us sp.) 18" 19' Fair Remove T-12 Douglas Fir (Pseudotsuga menziesii) 38" 20' Good Remove T-13 Pear (Pyrus sp.) 24" 20' Good Remove T-14 White Pine (Pinus sp.) 8" 8' Good Remove T-15 Big-leaf Maple (Acer macrophyllum) 28" 12' Poor Remove EXHIBIT 12 Robert M. Fitzmaurice, PLS September 18, 2015 Page 2 of 2 T-16 T-17 T-18 T-19 T-20 T-21 T-22 T-23 T-24 T-25 Spruce (Picea sp.) Twin Black Pine (Pinus sp.) London Plane (Platanus x acerifo/ia) Noble Fir (Abie, procera) Weeping Birch (Betula pendula} Apple (Matus sp.} Apple (Matus sp.) Flowering Plum (Prunus sp.} Deodar Cedar (Cedrus deodara) Triple Big-leaf Maple (Acer macrophyllum) TREE CALCULATIONS 18" 8' 15", 15" 15' 18" 21' 8" 6' 8" 9' 9" 6' 18" 9' 6" 9' 8" 9' 10",6", 9' 4" Good Remove Good Remove Good Remove Good Remove Good Remove Fair Remove Fair Remove Good Remove Good Remove Fair· Remove Per code, 18 of the 25 significant trees present on this site are required to be included in the tree calculations for preservation. The other 7 trees are located in right-of-ways and exempt from the calculations. In the R-8 Zone, 30% are required to be retained, which equals 5 trees. Only 4 are proposed for retention, therefore tree replacement is required at a rate of 12 caliper inches per shortfall of significant trees for retention (2). Therefore, we've included a minimum of 12 one inch caliper trees on the Preliminary LandKape Plan (Sheet L2) to be planted as replacements for the 1 significant tree shortfall on preservation. If you have any questions, please contact me at 425.333.4535 or simone@altoliver.com. Sincerely. ALTMANN OLIVER ASSOCIATES. LLC Simone Oliver. PIA Professional Landscape Architect This certificate pro s information necessary to evaluate development proposals. Certificate: 461-4 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY Type: Preliminary Plat or PG1) : Applicant's Name: Phillip Kitzcs Proposed Use: "Nordic Ridge" 18 Single Family Residences Location: Lot: Block: Parcel: 322305 9303 Development: NORD[C RIDGE Address: 1709 116th Ave SE Information: Previously known as the Wells Subdivision WATERPURVEYORINFORMATIOJ\" L a :J Water will be provided by service connect1on only to an existing Null water maln, Null fee! from the site b [;i; Water service will require an improvement to the water system of: Water service to the proposed plat will tequire the installation of onslte water main, lffronting improvements are required in I 16th Ave SE, the Disttict may ri:quire the 6'' AC water main be replaced with 8" equivelant DI pipe. 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 and Soos Creek Water & Sewer District 2. a ~ The water system ls in confonnance with a County approved water comprehensive plan b D The water system improvement will require a water comprehensive plan amendment. 3, 0 ~ The pTl'.lposcd project is within the corporate 1 imits of the district. or has been granted Boundary ReYiew Board approval for ex.tension of service outside the district or city, or is within the County approved service area ofa private water purveyor. b U Annexation or Boundary Review Board approval will be necessary to provide service 4. a ~ 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 5' feet from the buildmg;property (or as marked on the attached map): Rate of Flow: 1,000 gpm b 2 Water system is not capable of providing fire t1ow 5. Service Is subject to the following: a ~ Connection Charge· Yes i;zJ Easement{s): Duration: 2 c ~ Other: A right of way pem1it will be required for street work. Cross Connection Control devices must be in conformance with state laws. hours Service is subject to the applicants agreement to comply and perfonn 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 make any required extension of facilities to serve their property. I hereby certify that the above water purveyor information is true. This certification shall be valid for one year from date or signature. SOOS CREEK WATER & SEIVER DISTRICT Darci Mattioda 6130/2015 · · Ago:n.:yN11me Slgnatul)Name ""-~--- '"'' Supervisor. Development Admlnistration ----··-·-···r1riC .... EXHIBIT 13 This certificate pro .s information necessary IO evaluate development proposals. Certificate: 5568 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF SEWER AV AILABILJTY Type: Preliminary Plat or PUD Applicant's Name: Phillip Kitzes Proposed Use: "Nordic Ridge" 18 Single Family Residences Location: Lot: Block: Development: NORDIC R!DGJ: Parcel: 322305 9303 Address: 17709 116TH A VE SE, RENTON Information: Previously known as the Wells Subdivision ( Attach mnp & Legal des.:ription 1f n¢c¢~S1l!)' ) SEWER PURVEYOR INFORMATION 1. 11 Q Sewer service will be provided by service connection only to an existing sewer ma.in Null feet from the site and the sewer system has the capacity to serve the proposed area. b ~ Other (describe): 2 .• 5l b :J 3 .• &': Sev,'E:r sen-ice to the proposed plat wi!! require installation of onsite sanitary sewer main. Final sewer layout will be determined based on final site development plans, building locations and outlet elevations. AU plans mw.t be approved by the City of Renton and Soos Creek Water & Sewer District Creek Water & Sewer District. The sewer system is in confonnance with a County apprnvt:d sewer comprehensive plan. The sewer system improvement will require a sewer comprehensive plan amendment. 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. 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: Yes, including Latecomers No. 25 and 97 ~ Easement (s): c ~ Other: A right of way permit will be requried for street work, 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 othernrise 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 trUt:. This certification shall be •,:alld for one year from date of signature. Supervisor, Deve~op"~:~t Adminisrr~~!o~ Tille EXHIBIT 14 DarciMattioda S1gna1oryName- 6/30/2015 Date Kinkade Crossing 17-LOT PLAT 17709 116TH AVENUE SE, RENTON, WA 98058 September 18, 2015 Construction Mitigation Description: The proposed Kinkade Crossing Plat is for seventeen (17) lots located at the southwest corner of 116th Avenue SE and SE Petrovitsky Road (17709 116th Avenue SE) in the City of Renton, 98058. As required, the following information is being provided as a construction mitigation description as required in the submittal for a preliminary plat: • Proposed Construction Dates: • Hours and Days Operation: • Proposed Haul/Transport Routes: • Measures to Min. Dust, Traffic, Etc.: • Special Hours of Operation: • Preliminary Traffic Control Plan: Upon approval of all jurisdictional and purveyor permits-ETA start is Spring of 2016 and would run through the summer. As allowed per the jurisdiction. Generally, Monday through Saturday (7:00A to 7:00P). Export of 4,600 CY (Haul route(s) to be deterrni ned. As required by the City. None proposed at this time. None proposed at this time. 21035 SE 263RD STREET• MAPLE VALLEY, WA• 98038 PHONE: 206.227.7445 • PKENTERPRISES_MV@COMCAST.NET EXHIBIT 15 ADVISORY NOTES TO APPLIC Application Date: September 22, 2015 Name: Kinkade Crossing r LUA15-000695 Site Address: 17709 116th Ave SE Renton, WA 98058-6571 PLAN • Planning Review· Land Use Version 1 I October 19, 2015 Pollce Plan Review Comments Contact: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal impact on police services. Community Services Review Commanta Contac;t: Leslie Betlach f 425430-6619 J LBetlach@rentonwa.gov Recommendations: 1. Five feet 5' wide bike lane er ado ted Trails & Bi cle Master Plan to be included alon 116th Ave SE. Engineering Review Comments Contact:. Rohini Nair I 425-430-7298 I mair@rentonwa.gov Recommendations: I have reviewed the application for Kinkade Crossing preliminary plat located at 17709 116th Ave SE and have the following comments: EXISTING CONDITIONS WATER Water service will be provided by Soos Creek Water and Sewer service District SEWER Sewer service will be provided by Soos Creek Water and Sewer service District STORM There is existing 12 18 inch diameter storm water main on SE Petrovitsky Road. There is existing stormwater ditch on 116th Ave SE. There is no existing stormwaterfeature on SE 177th Pl. STREETS SE Petrovitsky Road is a principal arterial, 116th Ave SE is a minor arterial, and SE 177th Pl is a residential street. CODE REQUIREMENTS WATER 1. A water availability certificate from Soos Creek Water and Sewer service District was provided. 2. Approved water plans from Soos Creek Water and Sewer seMce District should be provided to the City at the utility construction pennit 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. 2. Approved sewer plans from Soos Creek Water and Sewer service District should be provided to tho City at the utlllty construction pennit stage. SURFACE WATER 1. A drainage plan and drainage report, based on the City of Renton Amendments to the 2009 King County Surface Water Manual, prepared by ESM Consulting Engineers, LLC, was submitted for the project. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. A combined detention/ water quality pond is proposed to meet the detention and water quality needs of the project. The proposed facility will be a public storm water facility. Appropriate individual lot storm water flow control BMPs will be required to be provided by the project. The City of Renton standards require 10 feet of horizontal separation between stormwater pipe and water pipe, and 7 feet horizontal separation between the stormwater pipe and other utility pipes. 'The required horizontal and vertical separation will have to be provided. Stormwater pand and the pond access should be provided as per the City Amendments. Final plans and drainage report based on the requirements mentioned in 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 prepared by Riley Group Inc. was submitted for the project. The report identifies that the soil is not good for infiltration. 3. The current surface water system development charge (SOC) 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 Stormwater General Permit from Department of Ecology is required for the project since the clearing and grading exceeding one acre. 5. System Development Charge (SOC) fee is required at the time of issuance of the utility construction permit. The current fee is $1,350 per single family house. The SOC fee that is current at the time of utility construction permit will be applicable on the project. EXHIBIT 16 Ran: October 22, 2015 Page 1 of 3 ADVISORY NOTES TO APPLIC. LUA15-000695 PLAN -Planning Review -Land Use Version 1 I October 19, 2015 Engineering Review Comments Contact: Rohini Narr 1425-430-7298 I mair@rentonwa.gov 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 lat. 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. SE Petrovitsky Rd is a principal Arterial with existing Right of way (ROW) width of 72 feet, with 42 feet half street ROW width on the site frontage. The RMC 4 6 060 required ROW width on the 5 lane principal arterial is 103 feet, with 66 feet paved width, 0.5 feet wide curbs, 8 feet wide landscaped planters, and 8 feet wide sidewalks, . As per information from Transportation section, there are plans for a separated pedestrian and bike path on the north side of SE Petrovitsky Road, which will not require bike lane paved width on the south side of SE Petrovitsky Road. Therefore, staff can support a 28 feet half street paved width along with 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 foot clear width back of the sidewalk, which will require a half street ROW width of 45.5 feet. The ROW dedication required on the project frontage based on the 45.5 feet half street ROW width is 9.5 feet, which is smaller than the RMC4 6 060 required dedication. Therefore, a street modification request should be submitted by the developer. 3. 116th Ave SE is a minor arterial with existing ROW width varying from 60 feet to 66 feet, with 30 feet half street ROW width on the site frontage. RMC 4 6 060 has a minimum ROW width of 91 feet for Minor Arterial with 0.5 feet wide curb, 8 feet wide landscaped planter, and 8 feet wide sidewalks. Since Transportation section's plan for the street includes a half street cross section that includes a 22 feet paved width ( including 5 feet wide bike lane) from center line of the ROW, 0.5 feet wide curb, 8 foot wide planter, 8 feet wide sidewalk and 1 feet clear space back of sidewalk. If the required street frontage improvements, including the 1 feet clear space can be included in the 9.5 feet of ROW dedication then the proposed ROW dedication of 9.5 feet is acceptable. However, If the required street frontage improvements, including the 1.0 feet clear space needs more than 9.5 feet of ROW dedication, then the ROW dedication greater than 9.5 feet would be required to make sure that the 1 foot clear space back of sidewalk is also within the ROW. Staff can support a street modification that would meet the plan of the Transportation section. A street modification request should be submitted by the developer. 4. South 177th Place is a residential street. The east west extension of SE 177th Place from the existing dead end located at the west of the site, to connect with 116th Ave SE is proposed to meet the east west site access requirements. To meet the city code requirements, a 53 feet wide ROW width with 26 feet wide paved width with 0.5 feet wide curbs, 8 feet wide landscaped planters, and 5 feet wide sidewalks are required. 5. A limited access residential street with 20 feet paved width, with hammerheads at the north end or south end, is proposed as the internal north south site access. 0.5 feet wide curb, 7 feet wide landscaped planter (modification request should be submitted for reducing the 8 feet landscaped planter width), and 5 feet wide sidewalk are also shown on both sides of the street. The proposed ROW width for the limited access residential street is 45 feet. The hammer head turnaround should meet with fire department requirements also. Parking is not allowed on streets with 20 feet or less paved width., No Parking signs will be required to be provided by the developer. The site does not gain direct access from SE Petrovitsky Road. A private access tract is proposed to provide shared driveway access to Lots 4, 5, and 6. RMC 4 6 060 says that the shared driveway should not be created by a subdivision of 10 or more lots. This project is a subdivision of 17 lots. The applicant had submitted a modification request for the shared driveway, which cannot be supported by staff. Therefore, the shared driveway is not appropriate. Either extend the limited access residential street further to the south, so that all lots gain access directly from the public street, or any other access option that follows the oode should be proposed .. Alley access as per code requirements should be included. 6. Adequate sight distance should be provided at the intersection of the proposed new street with 116th Ave SE. 7. No lot is proposed to gain direct access from 116th Ave SE. The individual driveways shall be as per RMC 4 4 060. 8. The allowed maximum slope back of sidewalk is 4H:1V. The current plans showed a slope of 2H:1V, which should be corrected in the plans given with the utility construction permit. 9. Paving and trench restoration as per the City's Standard Trench Restoration and Pavement Overlay Standards will be applicable for any utility work or any pavement cut work in the public street. 10. Street lighting as per City standards is required on the internal access public east west and north south streets. No streetlights are required to be provided by the developer on SE Petrovitsky Rd due to existing overhead power lines. Arterial lights as per city standards are required on 116th Ave SE. 11. All sidewalks and ramps should be ADA compliant. 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. Ran: October 22, 2015 Page 2 of 3 ADVISORY NOTES TO APPLIC "T LUA15-000695 PLAN -Planning Review -Land Use Version 1 I October 19, 2015 Fire Review -Building Comments Contact: Corey Thomas 1425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire impact fees are currently applicable at the rate of $479.28 per single family unit. Credit would be granted for the one existing home to be removed. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5 inch storz fittings. 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. Access is required within 150 feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. Hammerhead turnarounds are allowed for dead end streets up to 300 feet long. Access as proposed appears adequate. Plannlng Review Comments · .. Contact: Clark Close i 425-430-72891 cclosa@rentonwa.gov Recommendations: 1. RMC section 4 4 030C.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. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be pem,itted 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 th8 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 Surlace Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment. dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot {6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') Indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing If less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide suoervision whenever equipment or trucks are moving near trees. Ran: October 22, 2015 Page 3 of 3 STATE OF WASHINGTON, COUNTY OF KING AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice wa~ published on October 30, 2015. The full amount of the fee charged for said foregoing publication is the sum~l22.50. , /?J::1d4 ,i'(t:'e'~, ~Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 30th day of October, 2015. ~ Gale Gwin, Notary Public for the State of Washington, Residing in Puyallup, Washington •q1;,1,., /')'.?' . /f \ :: ( !IJOTN1y ) : \~\:.~;l:~.};2 1 l1 ,i,ll 1 NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Deterrm- natlon of Non-Significance Miti- gated (DNS-M) for the following project under the authority of the Renton municipal code Kmkade Crossing LUAIS-000695. Location 17709 I 16th Ave SC, Renton, WA 98058 The applicant ha<; requested Prelimmary Plat, SEPA Environmental Review and road modifications for approval of a 17-lot subdivision. The 3.63 acre site 1s located within the R-8 zone. The 17 lots would range in size from 5,000 SF to 6.695 SF and would result in a net density of 6 2 du/acre. Access to the site would be gained from I 16th Ave SE. No critical areas have been identified onsite. Four trees are proposed to be re- tained Appeals or the DNS-M must be filed in writing on or before 5:00 p.m. on November IJ, 2015. Appeals must be filed in WTJting together with the re- quired fee with: Hearing Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057 Appeals to the Hearing Examiner are governed by RMC 4-8-110 and more infonnation may be ob- tained from the Renton City Clerk·s Office, 425-430-6510 A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City [!all, on November 24, 2015 at 11:00 am to consider the submitted appli- cat10n. If the DNS-M is ap- pealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing Published in the Renton Reporter on October 30, 2015. # 1446784 RECEIVED PK NTERPRISES CITY OF RENTON Pl.O.NNING DIVISION Mr. Clark Close, Associate Planner City of Renton -Department of Community & Economic Development 1055 South Grady Way October 23, 2015 Renton, WA 98055 RE: Kinkade Crossing -Road Modification Request for Required Right-of. Way/Reduction of Planter Strips of a Limited Access Street. RMC 4-6.060. City of Renton Application: LUA15-000695, ECF, MOD, PP Mr. Close: On behalf of Nordic Ridge, LLC, PK Enterprises is formally requesting a road modification to reduce the required planter strip area (from 8' to 7') of a limited access road proposed in the Kinkade Crossing Plat. Modifications are reviewed and approved as outlined in RMC Section 4- 9-250D.2. The following are the criteria with a response as it pertains to this request: RMC 4-9-250D.2 (a & f): The proposed plat of Kinkade Ridge is proposing a limited access street to serve the residences given the dimensions and configuration of the parent property. Limited access roads require 45 feet of right-of-way, which includes: 18 feet of pavement + curb (1' total) + 8' planter strips (each side) + 5' sidewalk (each side). In this instance, we are proposing twenty feet (20') of pavement to allow for clear access and increase safety conditions for the future residents. In doing so, we are requesting to decrease the planter strips by (1) foot on both sides. The following are the code provisions followed by a response as it directly relates to this project: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement policies and objectives. Response: Safety and welfare are at the forefront of all city policies and objectives for the citizens of Renton. Adding the additional 2 feet, with no parking allowed on either side, provides safer conditions in the event of an emergency. The proposed reduction in landscape requirements by ( 1) foot on both sides is the minimum necessary to implement such policies and objectives of the Land Use and Community Design Elements. c'E ~1,31:1, STRCF,T • M:\PLL V:\LLEY, W.'\ ~ 98{1)8 1'110:-lF. (20(;) '227 7445 • PKEN'lF.R})JUSES_MV(i;coMC/\S'l NEl b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Response: Yes. The additional pavement width allows for emergency vehicular traffic without substantially reducing the streetscape. c. Will not be injurious to the other property(ies) in the vicinity. Response: The reduction of the planter strips will not be injurious to other properties in the vicinity. d. Conforms to intent and purpose of the Code. Response: This request allows for the acceptable width of pavement for in the vent of emergency; which is the intent and purpose of the Code. e. Can be shown to be justified and required for the use and situation intended. Response: The reduction of landscape planters (1-foot on both sides) in exchange for additional pavement is justifiable to insure the safety and welfare of the people who will be residing in the project. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The reduction of the planter strips will not create adverse impacts to other properties in the vicinity. Thank you for your time and consideration on this matter. If there are any questions or comments, please do not hesitate to contact me at 206.227.7445 or by email (pkenterprises_mv@comcast.net). Sincerely, PK ENTERPRISES PHILLIP KITZES CC Mr. Robert Fitzmaurice, Taylor Development Mr. Craig Sears, Taylor Development Mr. Kevin O'Brien, Nordic Ridge, LLC Ms. Laura Bartenhagen, ESM Consulting Engineers, LLC 2 hi ,, i• 11 I h ~ ~ !! ii ) --,. i I ... T[ll .... K ' =s,u a,s •· ·1 I I i I , I .J RESIDENTIAL ACCESS -ROAD B A PORTION OF THE NE 1/4 OF SECTION 32, TWP. 23 N., AGE. 5 E., KING COUNTY, WA 116THAVESE .. Ull<ra.J) RE~IOOOIN.. I.CCCSS n -es e SCALE: 1" -40' ?o RECEIVED CITY OF RENTON PLANNING DIVISION LEGEND E,,sr,,a;s-cRM[)AAN,,CE C.,ST,,..c.O.sl!AA"S.WE:R -----SF<Ol'OS!.D 12"• STCSM D"'",w';( --:::::=:!PROPOS;C! .... WAKR"' ...... ~"'·" .. F.REHY'.llWH --*--::.~:H~' LN£ MA.JOA ARTERIA~S~-~ETROVITSKY RD =J~:'"' R'"X'.'."T w ir-lF 1( h-= ·~ ! ,~ II I ••• ''C- i I ~~,l;;:J MINOR AATE~~L,:_~ 16TH AVE SE l~ !! ! I J! ~ j; ' il i - I I 1. II ' . ' ,l z J ~ A Ii li!I ~I (!J Zz 0 ui ~ j (/) ~ ~ 0 g 0 a:~ er o ~ 0 ~ ~ & a: I<(~ ~ ~ a Zll' sz ' ~ PP-04 PK ENTERPRISES RECEIVED OCT 1 9 2015 CITY OF RENTON PLANNING DIVISION Mr. Clark Close, Associate Planner City of Renton -Department of Community & Economic Development 1055 South Grady Way October 19, 2015 Renton, WA 98055 RE: Kinkade Crossing -Road Modification Request to RMC Section 4-6-060 J.1 {a & b) and RMC 4-9-2500.2 {a-f) o allow a Shared Driveway Serving {2) Residential Lots (5 & 6) In a Proposed 17-Lot Residential Single-Family Development. (REVISED) City of Renton Application: LUA15-000695, ECF, MOD, PP Mr. Close: On behalf of Nordic Ridge, LLC, PK Enterprises is formally requesting a road modification to allow a shared driveway to serve (2) residential lots in the proposed subdivision -Kinkade Crossing. This request is being revised per staff comments dated October 16, 2015 to include RMC Section 4-9-250D.2 for modification criterion allowing a favorable decision on the matter. The following are responses to the two code sections: RMC 4-6-060.J.1 (a & b): Allowing a shared driveway to serve 2 or more lots is within a portion of Renton Code-- specifically RMC Section 4-6-060 J. 1 (a & b). The two provisions are as follows: a. At least one of the four (4) lots abuts a public right-of-way wrth at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision often (10) or more lots The purpose for the request is that the proposed development is on an irregular shaped parcel of land property. The proposed street that serves the lots is not anticipated nor required to be extended further south, as there is an existing residence on a single-family lot (not able to subdivide). Thus, the shared driveway will not adversely affect future circulation of the neighboring properties. The shared driveway will allow the applicant to develop the property to its' potential without adding additional pavement (impervious surface) and improvements. The proposed driveway is approximately 59 feet, in length, which is considerably less than the maximum of 200 feet allowed by Code. The driveway will not cause any undue risk to the future residents and there will be sufficient access for emergency situations. The following addresses the specific items listed above: l3(1'.15 2ld~::, :-:.'J!lEET • :\!Af'Lr \",\LLEY, \V.\ • '!JRU\k PHO~E: (ZOl:i) 227.7445 • l'KEt,.,TERPRISf::S_~,tV@C().MC.\ST NET a. At least one of the four (4} lots abuts a public right-of-way with at least fifty (50) linear feet of property. Response: Again, the site is irregular shaped which makes it difficult to design the street system to allow direct access to all lots via a public street. In this instance, the (2) lots being served require a shared driveway for access to the proposed street; thus, will not abut the public right-of-way. The distance to the public road is approximately 59 feet from the furthest point of the shared driveway and the space will be clear of objects in the event of emergency. (Note: Each lot being served will have sufficient space onsite for a private driveway area with the required 20-foot setback.) The modification request to allow for the shared access with lots not abutting a public street is justifiable based on the existing conditions and the ability to safely serve the future residents. b. The subject lots are not created by a subdivision of ten (10) or more lots. Response: This provision of the Code appears to insure that the future public road system of larger projects is adequate and easily accessible to all of the residences in the development as well as connectivity to the surrounding neighborhood In this instance, the proposal is for (17) new residences of which sixteen (15) will have immediate street frontage-about 90 percent. The request to forgo this requirement will not cause any undo harm to the owners of the lots. Rather, it a function of the existing property configuration and a non-requirement to extend the proposed street south for neighborhood circulation (existing residence on a single-family lot). This modification to the standard is warranted and should be approved. RMC 4-9·250D.2 (a & f): As part of the modification, staff has requested that we address the modification criterion under RMC 4-9-250D.2 (a-f). The following are the code provisions followed by a response as it directly relates to this project: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement policies and objectives. Response: Where possible, the Comprehensive Plan and Community Design Element encourage the extension of public roads to allow for connectivity of vehicles and pedestrians in a neighborhood. In this instance, connectivity is provided via SE 177'" Place from the east to west (116'" Avenue SE). Staff does not want connection to the north (out to SE Petrovitsky Road) and there is an existing residence to the south along the alignment of the proposed roads serving the project. Thus, shortening the street and allowing (2) lots to be served by a shared driveway is acceptable and staff agreed there is a case to be made as such when we were in the design phase and looking at options. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Response: The proposed shared driveway meets all of the objectives above with respect to Code requirements and will not preclude or restrict sound engineering judgment. The shared access is for two lots only and there is an emergency turnaround {per Code) provided at the entrance. 2 c. Will not be injurious to the other property(ies) in the vicinity. Response: The shared driveway will not be injurious to any lots within the proposed plat or to the adjoining properties abutting the project site. d. Conforms to intent and purpose of the Code. Response: The Code does allow for shared driveways (up to 4 lots). In this instance, the dimensions/configuration of the property are such that there is no practical way to serve the lots without a shared driveway. Again, the property to the south is a single- family residence and is not large enough to subdivide-thus, no extension of road is needed. This access is the minimum necessary and is in conformance with the intent and purpose of city codes. e. Can be shown to be justified and required for the use and situation intended. Response: As stated in many of the answers above, the shared driveway being proposed for (2) lots in this project is justified and required given the circumstances and configuration of the project site. The proposed street serving the lots in the south half will not need to be extended further south due to existing conditions (single-family residence without sufficient area to subdivide per current zoning regulations) of the neighborhood. The proposed access is the minimum necessary and will allow the proponent to develop the site as a viable project f. Will not create adverse impacts to other property(ies) in the vicinity. Response: Allowing the shared access driveway will not adversely affect the proposed lots nor the residences in the neighborhood .. Thank you for your time and consideration on this matter. The modification request is based on existing conditions of the development site and the adjacent neighborhood. No sacrifice in safety or welfare will occur as a result of this action, as the length of the driveway is relatively short and it will serve two (2) lots only-Lots 5 & 6 {Refer to the preliminary plat drawings for exact location). If there are any questions or comments, please do not hesitate to contact me at 206.227.7445 or by email (pkenterprises_mv@comcast.net). Sincerely, PK ENTERPRISES PHILLIP KITZES CC Mr. Robert Fitzmaurice, Taylor Development Mr. Craig Sears, Taylor Development Mr. Kevin O'Brien, Nordic Ridge, LLC Ms. Laura Bartenhagen, ESM Consulting Engineers, LLC 3 ~~~·-------Denis Law C't f _ _:May:..or -----i1Rffl®.ru October 16, 2015 Phillip Kitzes PK Enterprises 23035 SE 263rd St Maple Valley, WA 98038 Community & Economic Development Department C.E. "Chip"Vincent, Administrator SUBJECT: Request for Additional Information Kinkade Crossing Preliminary Plat, LUAlS-000695, ECF, MOD, PP Dear Mr. Kitzes: The Planning Division of the City of Renton accepted the above master application for review on September 25, 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 October 30, 2015 so that we may continue the review of the above subject application: 1. Update the subm.itted road modification request, titled "Road Modification Request to Section 4-6-060 J.1 (a & b} to allow a Shared Driveway Serving {2} Residential lots (5 & 6} in a Proposed 17-lot Residential Single-Family Development" to specifically answer the decision criteria found under RMC 4-9-250D.2. The modification decision criterion includes the following items: a} Substantially implements the policy direction of the policies and objectives af 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; b} Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c} Will not be injurious to other property(ies} in the vicinity; d} Conforms to the intent and purpose of the Code; e} Con be shown to be justified and required for the use and situation intended; and fl Will not create adverse impacts to other property(ies} in the vicinity. 2. SE Petrovitsky Rd is a principal Arterial with existing right-of-way (ROW) width of 72 feet, with 42 feet half-street ROW width on the site frontage. The RMC 4-6-060 required ROW width on the 5 lane principal arterial is 103 feet, with 66 feet paved width, 0.5 feet wide curbs, 8 feet wide landscaped planters, and 8 feet wide sidewalks. New information from the transportation section includes plans for a separated pedestrian and bike path on the north side of SE Petrovitsky Rd, which would not require a bike lane paved width on the south side of SE Petrovitsky Rd. Therefore, staff can support a 28 feet half-street paved width along with 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 foot clear width back of the sidewalk, which would require a half-street ROW width of 45.5 feet. The ROW dedication required along the project frontage, based on the 45.5 feet half-street ROW width, would be 9.5 Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • , feet, which is smaller than the RMC4-6-060 required dedication. Therefore, o street modification request' should be submitted by the developer. 3. 116th Ave SE is a minor arterial with existing ROW width varying from 60 feet to 66 feet, with 30 feet half-street ROW width on the site frontage. RMC 4·6-060 has a minimum ROW width of 91 feet for minor arterial with 0.5 feet wide curb, 8 feet wide landscaped planter, and 8 feet wide sidewalks. Since the transportation section's plan for the street includes a half street cross section that includes a 22 feet paved width (including 5-foot wide bike lane} from center line of the ROW, 0.5 feet wide curb, 8 foot wide planter, 8 feet wide sidewalk and 1 feet clear space back of sidewalk. This would include a ROW dedication of 10.5 feet {9.5 ft+ 1.0 ft= 10.5 ft}. Staff can support a street modification that would meet the plan of the transportation section. Therefore, a street modification request' should be submitted by the developer. 4. A limited access residential street with 20 feet paved width, with hammerheads at the north end or south end, is proposed as the internal north-south site access (Road A). A 0.5-foot wide curb, a 7-foot wide landscaped planter, and 5-foot wide sidewalk are also shown on both sides of the street. The proposed ROW width for the limited access residential street is 45 feet. Therefore, a street modification request' should be submitted for reducing the 8 feet landscaped planter width. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: Nordic Ridge, LLC / Owner{s) File LUAlS-000695, ECF, MOD, PP 1 Decision criteria found under RMC 4-9-250D.2. On the 25 day of September, 2015, I 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 300' Surrounding Properties See Attached Phillip Kitzes, PK Enterprises Contact Robert Fitzmaurice, Nordic Ridge LLC Owner (s,.,a,,reofSe"""'' ~~A. ~ STATE OF WASHINGTO ) "''\\\\\\\\Ill ) ss ~ ...... "( POLl::.'11, ~~~\. ..;:-~"2''1, ) =~.J.I ~ifl~, 3 .pUit,1. ~ I certify that I know or have satisfactory evidence that Jennifer Cisneros '; ~" -• -~ signed this instrument and acknowledged it to be his/her/their free and voluntari ~\or t1'6\rLies aml$poses mentioned in the instrument. ·\ .,....,,,,,,,,r·29·"1<"" .. ~ __ ::. ' ~ '"""''""''"" ~>.;I ..::: ''·.,,O!>WASY-." .··. 1,,,1,,,,,,,,,,' COUNTY OF KING Dated: _l'l~/_1...~'=>~' '~5~- Notary (Print): ____ _.__j{,...9""Jk;.i+--I<"-'c:,""-"'w"--c."''..;·~------------ My appointment expires: CJ Ac':'.iv''+ ~1, Jort· Kinkade Crossing Preliminary Plat LUA15-000695, ECF, PP template. affidavit of service by mailing Dept. of Ecology ** Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers • • • Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Seiv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Timothy C. Croll, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Muckleshoot Indian Tribe Fisheries Dept. ** Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box47703 39015 -172"d Avenue SE Olympia, WA 98504-7703 Auburn, WA 98092 Duwamish Tribal Office • Muckleshoot Cultural Resources Program•• 4717 W Marginal Way SW Attn: Laura Murphy Seattle, WA 98106-1514 39015 172"" Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Muckleshoot Cultural Resources Program•• Environmental Planning Supervisor Attn: Erin Slaten Ms. Shirley Marroquin 39015172"' Avenue SE 201 s. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98104-3855 WOFW -Larry Fisher* Office of Archaeology & Historic Preservation* 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler Issaquah, WA 98027 PO Box 48343 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Tim McHarg Attn: Charlene Anderson, AICP, ECD Director of Community Development 220 Fourth Avenue South 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Puget Sound Energy City ofTukwila Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official 355 110'" Ave NE 6200 Southcenter Blvd. Mailstop EST llW Tukwila, WA 98188 Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal Liaison Mgr. 6905 South 228'" St Kent, WA 98032 *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: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us L 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: sepacenter@dnr.wa.gov template -affidavit of service by mailing Phillip Kitzes PK Enterprises 23035 SE 263rd St Maple Valley, WA 98038 Robert Fitzmaurice Nordic Ridge, LLC 15 Lake Bellevue Dr, 102 Bellevue, WA 98005 I 2923059083 2680650000 2923059025 AGUIRRE ARMANDO T ANAKA ROSS+CONNIE J ARROWOOD MINI-STORAGE LLC 11520 SE 176TH ST 11507 SE 173RD ST 10892 MAIDEN LN RENTON, WA 98055 RENTON, WA 98055 BAINBRIDGE ISLAND, WA 98110 5648600040 2680650000 712000120 AU KWOK KWAN+PUI CHUN BALLARD DENISE BARRERAS NANCY J 17624 114TH PLACE SE 11551 SE 173RD ST PO BOX 58234 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98058 712000110 2923059086 712000060 BARRERAS ORLANDO F BLAYLOCK GERALD T+KELLY C BLODGETI CHERYLL 17733 114TH PL SE 11526 SE 176TH 17703 114TH PL SE RENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98055 6196600100 6196600100 3223059258 BOGOLYUBOV KONSTANTINE BOGOLYUBOV KONSTANTINE BROWN MARIE KURKA- 15152 SE 54TH PL 15152 SE 54TH PL 17811116TH AVE SE BELLEVUE, WA 98006 BELLEVUE, WA 98006 RENTON, WA 98058 5648600120 6196600120 2680650000 BROWN NATALIA L+FREDRICK BUCKMEIER LLOYD M+MARLENE J BUCKWALTER CONSTANCE 17724 114TH PL SE 16547 121ST AVE SE 11501 SE 173RD ST RENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98058 3223059291 5648600030 3223059071 BUENBRAZO ROLANDO SR+BETTY CABACCANG ALFREDO (+MARIA 0 CAMPBELL CYNTHIA L 17721116TH AV SE 17618 114TH PL SE 11525 SE 176TH ST RENTON, WA 98058 RENTON, WA 98055 RENTON, WA 98055 6196600060 2680650000 2680650000 CARLSON SHEILAH CASTILLA BENJAMIN C CHERRY PETER A 17702 116TH AVE SE 11553 SE 173RD ST #25 11533 SE 175TH ST #7 RENTON, WA 98058 RENTON, WA 98055 RENTON, WA 98055 712000020 2680650000 2680650000 CHOI CHUNG HO+MEI LAN CLARK FREDA K COOK PHYLLIS B+GUYOT JACK N 17611114TH PL SE 11516 SE 175TH #13 325 W NIAGRA AVE RENTON, WA 98055 RENTON, WA 98055 ASTORIA, OR 97103 6196600022 6196600062 712000090 COSORUS MARGARETA+JOSEPH CURRAN BONNIE B DARANG JUANITA PO BOX 59593 22300 SE 198TH PLACE PO BOX 59202 RENTON, WA 98058 MAPLE VALLEY, WA 98038 RENTON, WA 98058 6196600021 2680650000 2680650000 DAVIS JAMES D-TRUSTEE DELACALZADA SHELLY ANN DELACRUZ ALFREDO & CONSUELO 12423 145TH PL NE #8141 11548 SE 173RD ST #61 11523 SE 173RD ST KIRKLAND, WA 98034 RENTON, WA 98055 RENTON, WA 98055 \ 2680650000 2923059126 2680650000 DEREN DY STEPHAN ALLEN DHALIWAL KANWAUIT DOLLEY CURTIS+VALERIE RIEHL 11531 SE 173RD ST 11504 SE 176TH ST 11554 SE 173RD ST UNIT #64 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 2680650000 5648600130 2680650000 DOMINGUEZ PETER R EAM VANNDY+DENISE EMBRY MAX F 11510 SE 175TH ST #16 17802 114TH PL SE 11514 SE 175TH ST #14 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 2680650000 2680650000 2680650000 ERICKSON-DEISHER MELODY ANN GAGNIER JANICE R GAINSBOROUGH COMMONS OWNERS 11526 SE 173RD ST 11530 SE 173RD ST #52 11211 SLATER AVE NE #150 RENTON, WA 98055 RENTON, WA 98055 KIRKLAND, WA 98033 2680650000 2680650000 2680650000 GALLO TIFFANY M GOSSMAN MITCHELL P GREEN KAREN 11535 SE 175TH ST #6 11541 SE 175TH ST #4 11518 SE 173RD #46 RENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98168 2680650000 2680650000 2680650000 GRIFFITH YVONNE M GROSSO LISA HAAG CRYSTAL Y 11526 SE 175TH ST 11536 SE 173RD ST 11523 SE 175TH ST #11 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 5648600180 712000130 2680650000 HAGOS LECHOM HAITU EUGENIU+VERONICA HALLORAN CAROLL 17818 114TH PL SE 17807 114TH PL SE 11520 SE 173RD ST #47 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 712000140 3223059261 2680650000 HARUTAADRIAN+LI LISA HEEB LEON A HENRY PAUL J+DOROTHY E 17813 114TH PL SE 11509 SE 178TH PL 11514 SE 173RD STREET #44 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 5648600020 712000050 2680650000 HICKS RICHARD HILL RONALD S+CHRISTINE L HOAG KEITH M 11408 SE 177TH PL 17629 114TH PL SE 11524 SOUTHEAST 173RD ST #49 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 2680650000 5648600140 2680650000 HUNZIKER ZETIA R HUYNH DANH N INGOLDBY HOGER H+JENNIFER A 11535 SE 173RD ST 11410 SE 178TH PL 11538 SE 173RD ST #56 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 2680650000 3223059276 6196600061 JACKSON MICHELLE S JERMASEK WESTON H JOHNSON JEFFREY M+STAIGER D 11552 SE 175TH ST #22 11510 SE 178TH ST 17624116TH AVE SE RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98058 2923059090 712000070 3223059108 JOHNSON ROBERTA JONES ALEXANDER JONES CYNTHIA F 29631 BEACH DR NE 17709 114TH PL SE 11504 SE 178TH PL POULSBO, WA 98370 RENTON, WA 98055 RENTON, WA 98055 2923059097 2680650000 2680650000 KASTNER ETHELDA R KEYMOLEN FRANSISCO KILNER BETTY A 17445 116TH AV SE 11543 SE 175TH ST 11556 SE 175TH ST RENTON, WA 98058 RENTON, WA 98055 RENTON, WA 98055 2680650000 2680650000 2680650000 KIRBY TRUNIERE LAIS HELEN F LANE KENNETH E+DALLIS C 11550 SE 173RD ST #62 11510 SE 173RD ST #42 11504 SE 173RD ST #39 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 5648600090 712000010 2680650000 LE BINH H+NGOC TRUC THI LAM LEUNG SUNG WING+PUI KUZN LINDE CHRISTINE 17722 114TH PL SE 17605 114TH PL SE 11522 SE 175TH ST #5-18 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 2680650000 2680650000 5648600100 LINK JORDAN M LORENZ ROSEMARIE G LUI XING YEE+SU LI JUAN 11502 SE 173RD ST #38 11552 SE 173RD ST #63 9300 48TH AVES RENTON, WA 98055 RENTON, WA 98055 SEATILE, WA 98118 2680650000 2680650000 712000100 LUP ADRIAN N+EMILIA T LUSE MICHAEL W LY LONG H 11524 175TH ST SE #19 11544 SE 173RD ST 17727 114TH PL SE RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 2680650000 6196600080 2680650000 MCDONALD VIRGIL MATIHEW MELVILLE VELMA L METZ DAVID B+DEANNA D 11554 SE 175TH ST #23 17718 116TH AVE SE 11545 SE 175TH ST RENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98055 2680650000 2823059055 5648600160 MINER WANDA DIANA+COCHRAN W MOHAMADAMIN REZHEN MORALES FIL B+VICKY B 11503 SE 173RD ST UNIT #35 11620 SE PETROVITSKY RD 17812 114TH PL SE RENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98055 5648600050 6196600020 3223059253 MORALES JOEL B MUNDEN RUVIN NAUDITI DAVID W 17704 114TH PL SE 17610 116TH AVE SE 11515 SE 178TH PL RENTON, WA 98055 RENTON, WA 98058 RENTON, WA 98055 5648600110 3223059255 5648600190 NELSON JAMIE NEWSCHWANDER BARRY J NGUYEN QUANG TRUONG+VE T 17728 114TH PL SE 2641 36TH AVE W 17826 114TH PL SE RENTON, WA 98055 SEATILE, WA 98199 RENTON, WA 98055 5648600070 5648600060 2680650000 NGUYEN THIEN V+HANG T PHAN NGUYEN TRACY NIKOLAISEN ERIC P 17710 114TH PL SE 11409 SE 177TH PL 11547 SE 175TH ST #1 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 3223059303 2680650000 2680650000 NORDIC RIDGE LLC PACHECO CEDENE JUANITA PADRE JAYNE T 15 LAKE BELLEVUE DR #102 11537 SE 175TH ST #5 PO BOX 58174 BELLEVUE, WA 98005 RENTON, WA 98055 RENTON, WA 98058 2680650000 712000030 5648600170 PAIGE MARGARET PEARSON TROY ALAN PHAM HUY+LE CAMVAN V 11549 SE 173RD ST 17617 114TH PL SE 11411 SE 178TH PL RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 2680650000 2680650000 3223059112 PHILLIPS JANNA L POOLANN PRICE THOMAS MOORE+ELAINE A 11542 SE 173RD ST #58 11525 SE 175TH ST 2408 SNYDER AVE RENTON, WA 98055 RENTON, WA 98005 MODESTO, CA 95356 2680650000 2823059048 5648600260 REED WILLIE M REILLY M J M RENTON CITY OF 3317 157TH PL SE 4201 N 14TH ST 1055 S GRADY WAY MILL CREEK, WA 98012 TACOMA, WA 98406 RENTON, WA 98057 5648600010 2823059057 6196600023 SAECHAO PETER SAMORA SID SANCHEZ-GALVEZ RENE 17612 114TH PL SE PO BOX 2634 11625 SE PETROVITSKY RD RENTON, WA 98055 BREMERTON, WA 98310 RENTON, WA 98058 2680650000 2923059122 712000040 SARAZIN TAWNYA SATURAY HORACIO V SCHAAF MARY F 11546 SE 173RD ST 11430 SE 176TH ST 17623 114TH PL SE RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 2680650000 2680650000 2680650000 SCHMITT MEAGHAN SEIL CHARLES D+JEANNINE K SETTLES ELAINE L 11527 SE 175TH ST 11516 SE 173RD ST UNIT 45 8224 LYNN ST RENTON, WA 98055 RENTON, WA 98055 PESHASTIN, WA 98847 2680650000 5648600080 2680650000 SEVOYAN RUDOLF M+VALENTINA SIUYIN MAY SLEDGE KATIE M 11508 SE 173RD ST #41 17714 114TH PL SE 11531 SE 175TH ST #8 RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 2680650000 3223059211 2680650000 SLUMAN STEVE SMITH KARL D STAED JUDITH 11521 SE 175TH ST 12 PO BOX 39 11506 SE 173RD ST RENTON, WA 98055 FREELAND, WA 98249 RENTON, WA 98055 " 2680650000 712000080 6196600040 STROM LUANNE D SUMMERS ROBERT A+BRENDA M VERMA NARINDER KUMAR 11532 SE 173RD ST 17715 114TH Pl SE 48317 AVALON HEIGHTS TER RENTON, WA 98055 RENTON, WA 98055 FREMONT, CA 94539 2680650000 2680650000 2680650000 WEISSER SARA J WHITSON CAROL WIGGINS HELEN A 11534 SE 173RD ST #54 11550 SE 175TH ST 11522 SE 173RD ST RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 3223059223 2680650000 2680650000 WILKEN STEPHEN & VIRGINIA WILLIAMS NICOLE R WILLIAMS VANESSA T 17827 116TH AVE SE 11512 SE 173RD ST 11547 SE 173RD ST RENTON, WA 98055 RENTON, WA 98055 RENTON, WA 98055 2680650000 3223059109 2823059020 WILSON KEVIN XU MINGMEl+SHI YIFAN+ YUEN HOI WAl+KIN YEE LEUNG- 11512 SE 175TH ST 14824 SE 62ND CT 11610 SE PETROVITSKY RD RENTON, WA 98055 BELLEVUE, WA 98006 RENTON, WA 98058 2680650000 2680650000 2680650000 ZAGER HEATHER M Current Tenant Current Tenant 17405 116TH AVE SE #57 11512 SE 175th St 11523 SE 175th St RENTON, WA 98058 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11522 SE 173rd St 11503 SE 173rd St 11537 SE 175th St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11546 SE 173rd St 11516 SE 173rd St 11527 SE 175th St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11543 SE 175th St 11547 SE 173rd St 11516 SE 175th St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11535 SE 175th St 11506 SE 173rd St 11526 SE 175th St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11532 SE 173rd St 11505 SE 173rd St 11531 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 " 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11524 SE 175th St 11521 SE 175th St 11540 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11534 SE 173rd St 11504 SE 173rd St 11522 SE 175th St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11526 SE 173rd St 11501 SE 173rd St 11520 SE 175th St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11514 SE 175th St 11525 SE 175th St 11533 SE 175th St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11551 SE 173rd St 11528 SE 173rd St 11553 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11550 SE 175th St 11554 SE 173rd St 11542 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11512 SE 173rd St 11549 SE 173rd St 11554 SE 175th St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11514 SE 173rd St 11502 SE 173rd St 11510 SE 175th St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11538 SE 173rd St 11520 SE 173rd St 11510 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11535 SE 173rd St 11545 SE 175th St 11544 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11531 SE 175th St 11541 SE 175th St 11536 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11500 SE 173rd St 11547 SE 175th St 11552 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11523 SE 173rd St 11548 SE 173rd St 11508 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11556 SE 175th St 11550 SE 173rd St 11530 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 2680650000 Current Tenant Current Tenant Current Tenant 11524 SE 173rd St 11518 SE 173rd St 11507 SE 173rd St Renton, WA 98055 Renton, WA 98055 Renton, WA 98055 2680650000 2680650000 Current Tenant Current Tenant 11527 SE 173rd St 11552 SE 175th St Renton, WA 98055 Renton, WA 98055 NOTICE OF APPLICATION ANO PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) AM•llorAppl,c.o"°"h"Ooonnlod•nd1cnpl1d,.llt,1ho01partmontoJCornmunlly&[conomi<D .. ,loom""t (~tDI-Pl•mln1DM>io• ohho City of Renton. TbolDHawin1 t,,.ity dowibnt"-appUatlon•rulthon_..ry l'uOllcAj>Pfooolo. PROJETDUCRIP11DN: Tho•ppl,c:anthn,ubmlnedapro!>O'"lr,quoillnt1Prellmln,ryPl.o<.S<P.O. Eawoomom:alR-,nd,,oodmodlfica~onfor•oorovalol1l1 lo!.,uboMsion ThelGlam~lol,loQ\edaLl7709 ll6lh/wo:;E[APtll2230593031Wllhlnth<Ro>IO•mlol--810nl"1dl!trlcl..Tooporn,lw<>Uldbod"'loodln1:Dl7ruldont,al lou,•~d~ln;,gou-.«.•o•Mllf">rt,1nd••har.,;ldr1moavtr1ct. ll>edtalnaptnctmc .. u1"'lJ.ij8(l•ouoro- Mandr.on~Ilaf,nurmwoter1><>ndlocatedln!!sonont,,ntccrncfolt!1•~" Th<appiantwculddO<lk:ateol,JJl<I /o,publi<nah<-<>1'·"'3'1toJOm1thonnoloU.ihopro1>0sedlot,wouldranpln1111froms.000$1tn6,69SdMthao ,,.~ .. k>t ~II of5.37G ,r. Too pl&t ""'"kl mull In I notdon~ty o/6 l du/= A<co:,1 to Uie oltf would bo 1•lnoll by 01ttondn1'tho•••-•l•cu""'°"{SEl771hPl)toU..urttoconnotetotl6thAYoSt.Ao•ddmonal<><>"h""uth l,mlt@d>wwroodwculdpm.,d,accHs1otholatl.Noorm~,,..,.i,,,veb"'"'""nt1nodan,,to.Soll•01n,1noflooY to ,ery den<O ~IIY sand with FWOI. Thi ,ell s•n•rolfy becomes <>Onarw,th depU,. Tho ~ti!~-pnonilly ""'1hH>t at lf'd11nl>ofoboutlCllowlth1111•lant:1Dn<hll1111o""""'the•ltlool•p~ro,lma!olylOfeelllll .. ,,tjn1lmpralll!monbond b,lldl,..w,lll>llllmllof'5tltdorromov«ldur1naplata>rulru<tlon.1"-•Ppf'<affthupro!l<'..dtarolaln!aur(4)of1hol5 ,1gn<fitan1tl"ff:lomn,.Too•ppl-hu,ubrnlned1Te<11nlcallnfannotlo<\Roport,Artlorl,tA•!><'rtand,6eo!«hrj<>I Ea1,neet1n1Studvw11h!l1t!appllcat1on. OPTIDN"1Dnll!Mlt1ATIDNDfNON-$1GNIRCM1a,M1TIGAnolC!ffl.Ml:1Utll<tLeadAt•ocy,lh•CltyofR•ntonh•• detennln•dl~atlllnlfbntllrlYironmonlilllmpocuuounlllcoly10r.,,ultm>rtlthe~opo<tdpmjoct.Thont!aro,,. porm,nodunderthollCW4lllC.110.llw!CltvDfllwntanbu,l"lf!heDo~onalO~prac ... to9Nonoclcolhal:• OtlS-Mkl,l,;elyto1>11~1L>Od.ComrMntponod,;forffllprolorl1ndt"-p:oi><>!eclDNs--M•rointoar:atad•ntoa,.nJle comm,ntporllXI.Thorov"!beno,onvnfftporlodf<,llow,"lfffll•'1"""mo!!l>IITomhoklD•tormlna~onoflloo- S11nlfk:1n, .. MltiptodlONS-MI Thl<m,y1>1111>oonlyoppart,,n11ytooomm1ntonthooovlranmentollmi,actso!tho p,opa .. lA14d,yoppo1lponodwdlfollow!h•IS1Ul«DIIOltheONs--M. tlOTICiOFtlllllPLETt:APf'UtATIDK: Sopt•mOMlS,lOl5 APPUtANT/Pll!IJEtl"tDJff-'oCTPERSON: PIIIIDpKilml/PK&ltlr!lrllHfUIUSSEli3"°st/Ma,IIV.,,lloy,WA 980!:l/~7·7"5/~_ ... -.- Othorhrmils""11chmqbe,....i<K &ulld!lll'onn!t.COnstN<llonhnnll R~Stu!MH: Arborlst',lto,ort.TKhnall,,,.,,._"""""'6-tadl.- En .... o,itqR1i,ort llyouwouldllOotabomadeapartyofrocordtarKl!1Yaturthorln!armot10o0111hi,propo..dpr<1,ert,~ple«tthi! formindrotu,oto Otyo!Rentnn,CED-Pl•nnln1D"'•~on,lOS5So.Gr11dyW,y,Honton.wAg9057 N,me/Fd<llo .. lln<adl,C,ouJn1l'n!l,m""ryPlat/LUAlS-000E76.ECF,MOD.PP ________ (IIY/5TAfE/llf'" ____ _ CERTIFICATION CONSISTEtlC'fOVER~lEW: Cop,rtmoatoftommunl1y&Econ<>mlcD0•olopmont(CEOI-Pllnnln1 ~~~;~·· ii..:!, Floo, Ron,oo Oty H,i, l055 ~outh Grady w..,, RontOJ\ WA Publ1crli""l'<llt•lilt1y;y5cltedlfdfo•Novombor1'11C1ibr!Prt'hr 01n\l!nt1tfdn@E'lmmumR1"tCn"•4nplCh1mO.tl•tllaa,mon.hem fl,:,ocofR.,..ton(•t;'Hall locatedatl0~5SouthGradvWav Zonlna/Laru!Uso: n,~,ub,e<tsl10h•saoles,1nat1onofResldol\t!olModr.,moon1ily(RMD) ComµrtOlmnvolanOUM!'>!apondR"ldonlhol(R-ll)onthot:ll•,"1Zonm1M•p. Envlron'""""'Oowmont!th•t Evo!~1 .. ,hoPf'opooodProja«· Erwlra,m...,.l[SE!'AIC!M,,;J,ll>t OovolopmontROILOolk>nl U<odfotl'roj1<\Ml~ptloo: fil<proJ<<l""lll>l!subj,oc,!otl,oClt;'"sSEPAordlnance.RMC,.z.t10A:4--4,..,_. 000;4-1:'l-iani!othoroppl<tablocodHondro1uloU0n>•••Pl""Pn•t,,. Prop:,ll'dM~"•llonMoa,uru: 11,o lollowlnl Mlllptlon Me .. um w,111,hlv bo lmpo"'d on Lhe propomf p<oJ«'-Th•n rommmonm!d t,m11o!lon Mouu"" •ddr•" prnjoc: Im~ aot covmOl>ye,.;~n1cod0<andr•1ulatioo,asd1<0a1><rve. • 11111 applicant shf#/1 "'mply w/Ch th,: =mm,:ndat/oru lnd!ld<:d in thl' Grrotl'dinkal En11/n11r:rln11 Rr:part, prepar11d by 11111 Rl/ey Group, Inc. dotr:d July B, ZOJS c,r ar, updat11dr11pc,rtsubmittl'datc,latetdat11. Co"""""""•lhll•boft•ppllcotionmusl:bo1ubmltlHLnwrtt1n11DO.ricH.CloH.S.n1a<Plonl>ff,CEO-P1t"'*" Dllllsl<111.lll555aulhGradfWq',lton1Do,WA!IBIJ57,byS,:IOPMonO-g,loL5.Thl,moltarllalm\Hllollvoly "hodulodlDupublkt,uriOJO•-H,Ull.5,•1\UIO•m,Coun"ICh1m~on-.S.vent11Aoo,.R,ntanCi,YH•i, :~:~~~:~1~:~;,hR,:"!~i!::"...:.=41~;:=:;.:~:::::~: .. ::;1;;~:.:=: Y"" m..,->~II •PP11r•<th, hnrlnaand P'"'•ntyo•rarnmenl! n,11rdfortt>o propoul-., tho tt.a1n1 E:<ilmlntr. If youhawquo,t1o115abou,t1,~proposol.01wlil1tcOOmadoolJ"WOlrtcon:l,ndlO'CO~l•llll~on,1101onnot1onbym•I, ploisetoola«1~proJcc,mono10<.AnVo••whl,•obmlt>wr1tteo<.0mm,nt!w,ilautoma~call),becomo1partyolr«:on:I ,ndwdl benoU~tdof•nv...,~anonlhl,p,oJect. CONTACT PERSON: Clark H. Close, Senior Planner; Tel: (425) 430-7289; Email: tdose@rentonwa,l(lv I, CUW-;:.... f±. CLc>sC , hereby certify that__}__ copies of the above document were posted in _2.__ conspicuous places or nearby the described property on Date: __ "1--'--'-/1-~5'~/~1 S---------- STATE OF WASHINGTON ss COUNTY OF KING Signed: dad. fl Oh---- I certify that I know or have satisfactory evidence that C \,.~"-\-\ · C ios" signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated::4?:ffl},\ti.~£ :2C/'i ___ ....::j..{c=-,,1,r~+...i.::i.w-='-'---------- ..:-~A '11 Nt f"o~~\$1 '\ 0 ary 3 ~if ~'f"'t1-'\\ ~ Notary (Print): I I v :: ;u -• -i z :::: --~-h~l,~/ --1-~°"=•~"'c.,..V::~------ ;.. ; ,i6 ,c.. ; 0:; ' ·. (JI,\ 119'1. ,1.f0i..::. :My appointment expires: 4,j' s} 1 'I c2Gl1-'J -,,,, 8-29· ,$' ~----+-_"1-'"-L-,._--'~'t/-""""" ...... ______ _ ,.\, 1'>-~ ••11,\\\\\\,, ... ,, .. 'X'~ -:· 1,,,,,oFwP..s __ .- 1,,1", ,,, --~~·~----Denis Law c· f -~M:ayor ________ 1L~tkIDIID September 29, 2015 Weston Jermasek 11510 SE 178th Pl Renton WA 98055 Community & Economic Development Department C.E."Ch ip"Vincent, Administrator SUBJECT: KINKADE CROSSING PRELIMINARY PLAT COMMENT RESPONSE LEITER LUAlS-000695, ECF, MOD, PP Dear Mr. Jermasek: Thank you for your email related to the Kinkade Crossing Preliminary Plat (sent September 29, 201S) wherein you requested copies of all application information, such as the.geotechnical study, significant tree map, site plans, all future reviews, reports, schedules, and addendum regarding this project. Your email will be added to the public record for consideration by the reviewing official and you have been added as a party of record. The City has yet to make a decision on the proposal. The applicant, Nordic Ridge, LLC, has only made application for Preliminary Plat, SEPA Environmental Review and a road modification for the subject development and a decision has yet to be made. You received a notice soliciting public comment and these comments are used to help City staff complete a comprehensive review which will continue over the coming months. This matter is tentatively scheduled for consideration by the Environmental Review Committee on October 26, 2015. In addition, this matter is tentatively scheduled for a Public Hearing on November 24, 2015 at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. · Thank you for interest in this project and if you have any further questions please feel free to contact me at 425-430-7289 or cclose@rentonwa.gov. Thank you. Sincerely, Clark H. Close Senior Planner Enclosure: Application submittal items and communication provided by email to Mr. Jermasek cc: File LUAlS-000695, ECF, MOD, PP Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov 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: LAND USE NUMBER: PROJECT NAME: September 25, 2015 LUAlS-000695, ECF, MOD, PP Kinkade Crossing Preliminary Plat PROJECT DESCRIPTION: The applicant has submitted a proposal requesting Preliminary Plat, SEPA Environmental Review and a road modification for approval of a 17-lot subdivision. The 3.63 acre site is located at 17709 116th Ave SE (APN 3223059303) within the Residential-8 zoning district. The parcel would be divided into 17 residential lots, a storm drainage tract, a park tract, and a shared driveway tract. The drainage tract measures 17,680 square feet (sf) and consist of a stormwater pond located in the northeast corner of the site. The applicant would dedicate 43,771 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 5,000 sf to 6,695 sf with an average lot size of 5,376 sf. The plat would result in a net density of 6.2 du/ac. Access to the site would be gained by extending the residential access road (SE 177th Pl) to the east to connect to 116th Ave SE. An additional north south limited access road would provide access to the lots. No critical areas have been identified onsite. Soils consist of loose to very dense silty sand with gravel. The soil generally becomes denser with depth. The site slopes generally northeast at gradients of about 10% with an elevation change across the site of approximately 30 feet. All existing improvements and buildings will be demolished or removed during plat construction. The applicant has proposed to retain four (4) of the 25 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. PROJECT LOCATION: 17709 116th Ave SE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED IDNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non- Significance-Mitigated {DNS-M). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: APPLICANT/PROJECT CONTACT PERSON: Permits/Review Requested: Other Permits which may be required: Requested Studies: September 22, 2015 September 25, 201S Phillip Kitzes / PK Enterprises/ 23035 SE 263~ St/ Maple Valley, WA 98038 / 206-227-7445 / pkenterprises_nv@comcast.net Environmental (SEPA} Review, Preliminary Plat Approval Building Permit, Construction Permit Arborist's Report, Technical Information Report, Geotechnlcal Engineering Report 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.: Kinkade Crossing Preliminary Plat/LUAlS-000676, ECF, MOD, PP NAME'---------------------------------- MAILING ADDRESS: _______________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: _____________ _ Location where appli I may be reviewed: 1 PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 10SS South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for November 24, 2015 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site has a designation of Residential Medium Density (RMD) Comprehensive Land Use Map and Residential 8 (R-8) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-llOA; 4-4; 4-6- 060; 4-7; 4-9 and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. • The applicant shall comply with the recommendations included in the Geotechnical Engineering Report, prepared by The Riley Group, Inc. dated July 8, 2015 or an updated report submitted at a later date. Comments on the above application must be submitted in writing to Clark H. Close, Senior Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on October 9, 2015. This matter is also tentatively scheduled for a public hearing on November 24, 2015, at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 10SS South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430·6578. Following the issuance of the SEPA Determination, you may still appear at the hearing and present your comments regarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Clark H. Close, Senior Planner; Tel: (425) 430-7289; Email: cclose@rentonwa.gov • Denis Law -·-C' f -~M=ayor _____ .......... r;; ~ .;11ro,1_. ~(c-, ,•: . ., ... , September 25, 2015 Phillip Kitzes PK Enterprises 23035 SE 263'd St Maple Valley, WA 98038 ~~Jli~QJJL Community & Economic Development Department CE."Chip"Vincent, Administrator Subject: Notice of Complete Application Kinkade Crossing Preliminary Plat, LUAlS-000695, ECF, MOD, PP Dear Mr. Kitzes: 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 October 26, 2015. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on November 24, 2015 at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at {425} 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: Nordic Ridge, LLC / Owner(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov On the 18th day of November, 2015, I deposited in the mails of the United States, a sealed envelope containing HEX Reports and Exhibits documents. This information was sent to: Phil Olbrechts Seattle City Light Marissa Gifford, Dirk Frailey Chad Hartnett Parties of Record (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING Dated: 1>".¥!1Z&, IS JD/S J Hearing Examiner Owner Applicant Contact See Attached Notary (Print): ___ ~-µ_,~~""""'~,,....-~X,..,.&w~~«5,.,.....---------- My appointment expires: .;zq .JO\ 1- f Kinkade Crossing Preliminary Plat LUAlS-000695, ECF, MOD, PP template -affidavit of service by mailing Cvnthia Jones George Darbv Llovd Buckmeier 11504 SE 178th Pl 2803 SE 16th St 16547 121st Ave SE Renton, WA 98055 Renton, WA 98058-3842 Renton, WA 98058 Phillip Kitzes Robert Fitzmaurice Weston Jermasek PK Enterprises Nordic Ridge, LLC 11510 SE 178th Pl 23035 SE 263rd St 15 Lake Bellevue Dr, 102 Renton, WA 98055 Maple Vallev, WA 98038 Bellevue, WA 98005 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: November 18, 2015 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Kinkade Crossing Preliminary Plat LUA (file) Number: LUA-15-000695, ECF, MOD, PP Cross-References: AKA's: Project Manager: Clark H. Close Acceptance Date: September 24, 2015 Applicant: Owner: Robert Fizmaurice Contact: Phillip Kitzes PID Number: 3223059303 ERC Determination: DNS-M Date: October 26, 2015 Appeal Period Ends: November 13 2015 Administrative Decision: Date: Aooeal Period Ends: Public Hearing Date: November 24, 2015 Date Appealed to HEX: By Whom: HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant has submitted a proposal requesting Preliminary Plat, SEPA Environmental Review and two (2) road modifications for approval of a 17-lot subdivision. The 3.63 acre site is located at 17709 116th Ave SE (APN 3223059303) within the Residential-8 zoning district. The parcel would be divided into 17 residential lots, a storm drainage tract, a park tract, and a shared driveway tract. The drainage tract measures 17,680 square feet (sf) and consist of a stormwater pond located in the northeast corner of the site. The applicant would dedicate 43,771 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 5,000 sf to 6,695 sf with an average lot size of 5,376 sf. The plat would result in a net density of 6.2 du/ac. Access to the site would be gained by extending the residential access road (SE 177th Pl) to the east to connect to 116th Ave SE. An additional north south limited access road would provide access to the lots. No critical areas have been identified onsite. Soils consist of loose to very dense silty sand with gravel. The soil generally becomes denser with depth. The site slopes generally northeast at gradients of about 10% with an elevation change across the site of approximately 30 feet. All existina imorovements and buildinos will be demolished or removed durina olat construction. The applicant proposed to retain four (4) of the significant trees onsite. The applicant has submitted a , ~chnical Information Report, Arborist Report and a Geotechnical Engineering Study with the application. Location: 17709 1161h Ave SE Comments: ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. ADVISORY NOTES TO APPL.~ \NT LUA15-000695 Application Date: September 22, 2015 Name: Kinkade Crossing Site Address: 17709 116th Ave SE Renton, WA 98058-6571 PLAN -Planning Review -Land Use Version 1 I Police Plan Review Comments Contact: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal im act on olice services. Community Services Review Comments Contact: Leslie Betlach f 425'430:.6619 I LBetlach@rentonwa.gov Recommendations: 1. Five feet 5' wide bike lane er ado ted Trails & Bic cle Master Plan to be included alon 116th Ave SE. Engineering Review Comments Contact: Rohini Nair I 425-430-7298 I mair@rentonwa.gov Recommendations: I have reviewed the application tor Kinkade Crossing preliminary plat located at 17709 116th Ave SE and have the following comments: EXISTING CONDITIONS WATER Water service will be provided by Soos Creek Water and Sewer service District SEWER Sewer service will be provided by Soos Creek Water and Sewer service District STORM There is existing 12 18 inch diameter storm water main on SE Petrovitsky Road. There is existing stormwater ditch on 116th Ave SE. There is no existing stormwater feature on SE 177th Pl. STREETS SE Petrovitsky Road is a principal arterial, 116th Ave SE is a minor arterial, and SE 177th Pl is a residential street. CODE REQUIREMENTS WATER 1. A water availability certificate from Soos Creek Water and Sewer service District was provided. 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. 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, based on the City of Renton Amendments to the 2009 King County Surface Water Manual, prepared by ESM Consulting Engineers, LLC, was submitted for the project. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Condition. A combined detention / water quality pond is proposed to meet the detention and water quality needs of the project. The proposed facility will be a public storm water facility. Appropriate individual lot storm water flow control BMPs will be required to be provided by the project. The City of Renton standards require 10 feet of horizontal separation between stormwater pipe and water pipe, and 7 feet horizontal separation between the stormwater pipe and other utility pipes. The required horizontal and vertical separation will have to be provided. Stormwater pond and the pond access should be provided as per the City Amendments. Final plans and drainage report based on the requirements mentioned in 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 prepared by Riley Group Inc. was submitted for the project. The report identifies that the soil is not good for infiltration. 3. The current surface water system development charge (SOC) 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 Stormwater General Permit from Department of Ecology is required tor the project since the clearing and grading exceeding one acre. 5. System Development Charge (SOC) fee is required at the time of issuance of the utility construction permit. The current fee is $1,350 per single family house. The SOC fee that is current at the time of utility construction permit will be applicable on the project. Ran: November 18, 2015 Page 1 of 3 ADVISORY NOTES TO APPL·~ \NT LUA 15-000695 PLAN -Planning Review -Land Use Version 1 I October 19, 2015 Engineering Review Comments TRANSPORTATION /STREET Contact: Rohini Nair I 425·430·7298 I mair@rentonwa.gov 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. SE Petrovitsky Rd is a principal Arterial with existing Right of way (ROW) width of 72 feet, with 42 feet half street ROW width on the site frontage. The RMC 4 6 060 required ROW width on the 5 lane principal arterial is 103 feet, with 66 feet paved width, 0.5 feet wide curbs, 8 feet wide landscaped planters, and 8 feet wide sidewalks, . As per information from Transportation section, there are plans for a separated pedestrian and bike path on the north side of SE Petrovitsky Road, which will not require bike lane paved width on the south side of SE Petrovitsky Road. Therefore, staff can support a 28 feet half street paved width along with 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 foot clear width back of the sidewalk, which will require a half street ROW width of 45.5 feet. The ROW dedication required on the project frontage based on the 45.5 feet half street ROW width is 9.5 feet, which is smaller than the RMC4 6 060 required dedication. Therefore, a street modification request should be submitted by the developer. 3. 116th Ave SE is a minor arterial with existing ROW width varying from 60 feet to 66 feet, with 30 feet half street ROW width on the site frontage. RMC 4 6 060 has a minimum ROW width of 91 feet for Minor Arterial with 0.5 feet wide curb, B feet wide landscaped planter, and 8 feet wide sidewalks. Since Transportation section's plan for the street includes a half street cross section that includes a 22 feet paved width ( including 5 feet wide bike lane) from center line of the ROW, 0.5 feet wide curb, 8 foot wide planter, 8 feet wide sidewalk and 1 feet clear space back of sidewalk. If the required street frontage improvements, including the 1 feet clear space can be included in the 9.5 feet of ROW dedication then the proposed ROW dedication of 9.5 feet is acceptable. However, if the required street frontage improvements, including the 1.0 feet clear space needs more than 9.5 feet of ROW dedication, then the ROW dedication greater than 9.5 feet would be required to make sure that the 1 foot clear space back of sidewalk is also within the ROW. Staff can support a street modification that would meet the plan of the Transportation section. A street modification request should be submitted by the developer. 4. South 177th Place is a residential street. The east west extension of SE 177th Place from the existing dead end located at the west of the site, to connect with 116th Ave SE is proposed to meet the east west site access requirements. To meet the city code requirements, a 53 feet wide ROW width with 26 feet wide paved width with 0.5 feet wide curbs, 8 feet wide landscaped planters, and 5 feet wide sidewalks are required. 5. A limited access residential street with 20 feet paved width, with hammerheads at the north end or south end, is proposed as the internal north south site access. 0.5 feet wide curb, 7 feet wide landscaped planter (modification request should be submitted for reducing the 8 feet landscaped planter width), and 5 feet wide sidewalk are also shown on both sides of the street. The proposed ROW width for the limited access residential street is 45 feet. The hammer head turnaround should meet with fire department requirements also. Parking is not allowed on streets with 20 feet or less paved width., No Parking signs will be required to be provided by the developer. The site does not gain direct access from SE Petrovitsky Road. A private access tract is proposed to provide shared driveway access to Lots 4, 5, and 6. RMC 4 6 060 says that the shared driveway should not be created by a subdivision of 1 O or more lots. This project is a subdivision of 17 lots. The applicant had submitted a modification request for the shared driveway, which cannot be supported by staff. Therefore, the shared driveway is not appropriate. Either extend the limited access residential street further to the south, so that all lots gain access directly from the public street, or any other access option that follows the code should be proposed .. Alley access as per code requirements should be included. 6. Adequate sight distance should be provided at the intersection of the proposed new street with 116th Ave SE. 7. No lot is proposed to gain direct access from 116th Ave SE. The individual driveways shall be as per RMC 4 4 060. 8. The allowed maximum slope back of sidewalk is 4H:1V. The current plans showed a slope of 2H:1V, which should be corrected in the plans given with the utility construction permit. 9. Paving and trench restoration as per the City's Standard Trench Restoration and Pavement Overlay Standards will be applicable for any utility work or any pavement cut work in the public street. 10. Street lighting as per City standards is required on the internal access public east west and north south streets. No streetlights are required to be provided by the developer on SE Petrovitsky Rd due to existing overhead power lines. Arterial lights as per city standards are required on 116th Ave SE. 11 . All sidewalks and ramps should be ADA compliant. 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/orotection olan and a seoarate landscaoe olan shall be included with the civil olan submittal. Ran: November 18, 2015 Page 2 of 3 ADVISORY NOTES TO APPL'"ANT LUA 15-000695 PLAN -Planning Review -Land Use Fire Review • Building Comments Recommendations: Environmental Impact Comments: Version 1 I October 19, 2015 Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov 1. The fire impact fees are currently applicable at the rate of $479.28 per single family unit. Credit would be granted for the one existing home to be removed. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5 inch storz fittings. 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. Access is required within 150 feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. Hammerhead turnarounds are allowed for dead end streets up to 300 feet lonq. Access as proposed appears adequate. Planning Review Comments:· Contact: Clark:Ctosef425·430-7289-f cclose@rentonwa.gov Recommendations: 1. AMC section 4 4 030C.2 limits haul hours between eight thirty (8:30) a.m. and three thirty (3:30) p.m., Monday through Friday unless otheiwise approved in advance by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or 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 Surtace Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surtaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide sul)ervision whenever equipment or trucks are moving near trees. Ran: November 18, 2015 Page 3 of 3 City of Renton LAND USE PERMIT MASTER APPLICATION '.I.·· PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: t-,.Jc,ll.p1C, ft.I b4E:: / LL L .IL K.1NkA.~E. CROSS.11'-.IC:i l <; LA.K.1:: P-:>6-Le\/Ui= !::>It. ~101. ADDRESS: f$i PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: IYlO°' ti <"oTl-1 A..'-'E. SE ~et-l i01'-I, ,v A. ~e,os s CITY: P.:,t:J._L,E:,VUc 1 '-" p.. ZIP: °.:>'c,c,c,<, TELEPHONE NUMBER: 4 '2.S. BC.~. 11::.00 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): ~22~0'5 -~~~ APPLICANT (if other than owner) NAME: ( C,,Ahc) EXISTING LAND USE(S): fiu::...._ I Dcl-)T\ XJ-, V .ALN-1 T COMPANY (if applicable): PROPOSED LAND USE(S): (11) !<,cS I r-,EJ,,JTIA'\-<;; -F LCJTS EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: .. : . f2.LD PROPOSED COMPREHENSIVE PLAN MAP DESIGNATiON CITY: ZIP: (if applicable) (<:.LP EXISTING ZONING: TELEPHONE NUMBl':R: .. R-B CONTACT PERSON PROPOSED ZONING (if applicable): ~~8 NAME.: P,l-\ \L1..,IF l'-, lT"Z.~ S SITE AREA (in square feet): 1.:;,, ~s ~ s F SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY(ifapplicable): f'\C. Et--.lTl=~P~l9:cS DEDICATED: 39. 7'5 c. ADDRESS: 2. ?02.:,S-SE, 1.C.~ ~D ST µL--t.i SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 9 C.l SP CITY: t'\,....~ Y/><.U-t;;'f ZIP: C:,6CR,f. PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 20~-27..7. 744S" n 1-rr pl(.E.1--\Tl=-IGF'g..1.c,,~ -TN iv l.Oh~T-i:: NUMBER OF NEW DWELLING UNITS (if applicable): It H:\CED\Data\Forms-Template:s\Self-Help Handouts\Planning\masterapp.doc -1 -03/11 PROJECT INFORMATION (continued) ~-~----~~----------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): ON~ (1 ') SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): ThD SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/ A SQUARE FOOTAGE OF PROPOSED NON-RESIDH/TIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A PROJECT VALUE: JI I, t f.1., 500 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): N/ A D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA ___ sq.ft. D GEOLOGIC HAZARD ___ sq.ft. D HABITAT CONSERVATION ___ sq.ft. D SHORELINE STREAMS & LAKES ___ sq.ft. D WETLANDS ___ sq.fl. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE N.E QUARTER OF SECTION ~ 2.. , TOWNSHIP 2~N, RANGE~ IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP ·1, (Print Name/s) F 1-\ l LL. I f' le'.-I T"Z..i::.S , declare under penalty of perjury underthe laws of the State of Washington that I am (please check one) __ the current owner of the property involved in this application or~ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Signature of owner/Representative Date l~~ Signature of Owner/Representative STATE OF WASHINGTON) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that----.--~-,.+-~- signed this instrument and acknowledge iH<rbe h~her/their free a d voluntary uses and purpose mentioned in the instrument. · • H:\CED\Data\Forrns-Templates\Self-Help Handouts\Planning\masterapp.doc -2 - ci>J8.,., Date 03111 EXHIBIT"A" Legal Description Lot 2, King County Short Plat number 67114, recorded under recording number 7904120867, being a revision of short plat recorded under recording number no7210589, being a portion of the northeast quarter of the northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except that portion of said Lot 2 of the short plat deeded to King County under recording number 8310281128; Together with the north 38.32 feet of the west 153 feet of the soulh half of the east half of the east half of the northeast quarter of !he northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; And the south 67 feet of the west 153 feet of the north half of the east half of the east half of the northeast quarter of the northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; (also known as Lot 2, King County Lot Line Adjustment number S91 L0057, recorded under recording number 9407260512). Pages PrlnlBd: 07.22.1S@02:23 PM WA.CT-FNSE-OZ150.~76-SPS-1-1S-0045988-06 PRE-APPLICATION MEETING COMMENTS FOR TAYLOR DEVELOPMENT PRELIMINARY PLAT PRE 14-001647 CITY OF RENTON Department of Community & Economic Development Planning Division January 15, 2015 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Kamran Yazdidoost, 425-430-7382 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). FIRE & EMERGENCY SERVICES DEPARTMENT DATE: TO: FROM: SUBJECT: MEMORANDUM January 15, 2015 Clark Close, Associate Planner Corey Thomas, Plan Review/Inspector (Taylor Development Preliminary Plat -17709 116th Ave SE) PRE14-001647 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. A water availability certificate is required from Soos Creek Water and Sewer District. 2. The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Credit would be granted for the one existing home to be removed. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150-feet. Hammerhead turnarounds are allowed for dead end streets up to 300-feet long. Access as proposed appears adequate. Page 1 of 1 • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M January 15, 2015 Clark Close, Associate Planner Kamran Yazdidoost, Plan Review Taylor Development Plat for Wells 17709 -1161h Ave SE PRE 14-001647 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City with the site plan application. Sanitary Sewer Sewer service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City with the site plan application. Storm Drainage 1. There is a drainage conveyance system along the south side of SE Petrovitsky Rd. There is no drainage conveyance in 116 Ave SE. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. S. Surface Water System Development fees are $1,350.00 per~ lot, This is payable prior to issuance ofthe construction permit. Transportation/Street 1. Existing right-of-way width in 1161h Ave SE is 60 feet. This street has been identified as a minor arterial. To meet the City's new complete street standards, street improvements including 22 feet of paving from centerline, curb and gutter, 8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of- way fronting the site per City code 4-6-060. To build this street section, 9.5 feet of right-of- way will be required to be dedicated to the City. 2. Existing right-of-way width fronting the site in this section of SE Petrovitsky is 72 feet. This street has been identified as a principal arterial. To meet the City's new complete street standards, street improvements including 33 feet of paving from centerline, curb and gutter, 8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per City code 4-6-060. To build this street section, 14.5 feet of right-of-way will be required to be dedicated to the City. 3. SE 177th Place is an existing dead-end roadway to the eastern lot line of the subject property that shall be required to be extended. The city's complete streets standards for a residential access require 26 feet of pavement, 8-foot planting strip, and a 5-foot sidewalk within a 52-foot right-of-way. _,.._,'(:. i' ' c,, ""-'v-~ '4. There are two shared driveways proposed. According to City of Renton Code shared ~ driveways are not allowed for subdivisions with more than ten lots per RMC 4-6-060J.l.b. 5. A minimum separation of 5 feet is required between driveway and the property line. 6. The maximum width of single loaded garage driveway shall not exceed nine feet {9') and double-loaded garage driveway shall not exceed sixteen feet {16'). 7. All utilities serving the site are required to be undergrounded. 8. The current transportation impact fee is $2.214.44 per new single-family lot. These fees are payable prior to building permit issuance. Credit will be given for the existing home. 9. Street lighting is required to be provided on 116TH Ave SE, SE Petrovitsky and on the internal public streets. 10. A traffic impact analysis will be required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00) or PM (3:00 -6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. The developer shall select a registered professional engineer with adequate experience in transportation planning and traffic engineering. Traffic Analysis Guidelines are included with the pre- application materials. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. 3. Water services, sewer stubs and drainage flow control BMPs are required to be provided to new lots prior to recording of the short plat. 4. Water, sewer and storm stubs will be provided to each lot prior to recording of the plat. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M January 15, 2015 Pre-application File No. 14-001647 Clark H. Close, Associate Planner Taylor Development 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 on line at www.rentonwa.gov. Project Proposal: The subject property (APN 3223059303) is located at 17709 116th Ave SE. There are limited regulated slopes (>15% & <=25%) on the subject property. The area of the subject site was listed by King County as a 157,875 square foot (3.62 acres) parcel. The property is zoned Residential -8 dwelling units per acre (R-8). The applicant is proposing to subdivide the existing lot into 14 new residential lots. The existing structures will be removed as part of the platting process. Access to the proposed residential lots would be via a new 53-foot right-of-way extension of SE 1171h Place with a complete public street to 1161h Ave SE. The layout of the property calls for two shared driveways with hammerheads at the terminus. The new lots are intended for the eventual development of 12 detached single-family homes. Current Use: King County Department of Assessments identifies the buildings on the site as being a 3,120 square foot single family home with a 670 square foot garage constructed in 1977. There are also a few outbuildings on the site. The site is primarily naturally landscaped with grass and ornamental plant material. All existing structures are proposed to be removed. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per 1 net acre, except that the maximum shall be 6.00 H :\CE D\Planning\Current Planning\PREAPPS\14-00164 7 Taylor Development Preliminary Plat, PRE14·001647 Meeting held on January 15, 2014 Page 2 of 6 dwelling units per net acre when alleys are considered practical, as specified in RMC 4-7- 150.E.5, and are not part of the street configuration. 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 129,942 SF (2.98 acres). Using the net square footage provided, the proposal for 14 lots arrives at a net density of roughly 4.7 du/ac {14 lots/ 2.98 acres= 4.7 du/ac), which is within the density range permitted in the R-4 zone. A completed density worksheet is required with the formol land use submittal. The City recently adopted interim zoning while engaging in the Comprehensive Plan update process (Ordinance No. 5724). The purpose of the interim zoning ordinance is to continue to permit new development in a manner that improves the compatibility of new development with existing development in the surrounding community and with potential changes in zoning code and to allow the City adequate time to consider and develop new zoning code regulations as well as potential rezones of some areas. Washington State law enables cities to exercise this type of zoning on a limited basis. The development standards for residential development are as follows: Interim Zoning R-8 (old standards) (current standards) Minimum Lot Area 4,500 sf for parcels greater than 1 acre. 7,000 sq. ft. 5,000 sf for parcels 1 acre or less. 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. 17.5 ft. Maximum Height 30ft. 30 ft. Maximum Building Coverage 50% 40% (including Primary and Accessory) Maximum impervious surface 75% 55% Development Standards: The project would be subject to RMC 4-2-llOA, "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 current minimum lot size permitted in the R- 8 zone is 7,000 square feet for all parcels. A minimum lot width of 60 feet for interior lots and 70 feet for corner lots, as well as a minimum lot depth of 90 feet, is also required. Lots 2 and 4 do not meet the minimum lot size of 7,000 square feet and Lot 4 does not meet the minimum lot width at the corner of S 19th St and Lake Ave S of 70 feet. All setbacks shown in the applicant's conceptual short plat are not consistent with the interim zoning regulation. The existing single family house would be required to H:\CED\Planning\Current Planning\PREAPPS\14-001647 Taylor Development Preliminary Plat, PRE14-001647 Meeting held on January 15, 2014 Page 3 of 6 meet the minimum side yard and rear yard setbacks of the zone. The formal preliminary plot plan submittal must demonstrate that each lot complies with the minimum lot standards of the zone. 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 buildlng permits. Building Standards -R-8 zone allows a maximum building coverage of 40%. The maximum impervious coverage in the R-8 zone is 55%. 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 proposal's compliance with the building standards would be verified at the time of building permit review for the new residences. The proposal's 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 current required setbacks in the R-8 zone are 25 feet in front for the primary structure, 25 feet in the rear, 7.5 feet on interior side yards, and 17.5 feet on side yards along streets. 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- 4 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 and open space standards would be verified at the time of building permit review for each new residence. 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 fac;ade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the H:\CED\Planning\Current Planning\PREAPPS\14-001647 Taylor Development Preliminary Plat, PRE14-001647 Meeting held on January 15, 2014 Page 4 of 6 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 fa~ades 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. 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 to the lots would be via a new public street extending SE 177th Place and via two {2) new shared driveways. A shared private driveway may be permitted for access up to a maximum of four (4) lots. Shared driveways are not permitted as part of a subdivision of ten (10) or more lots. Otherwise, shared driveways are required to be wholly within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet {20') wide. No sidewalks are required for shared driveways. An access easement shall be recoded with the King County Recorder's Office and be shown on the face of the plat to encumber the entirety of the tract {RMC 4-6-060J). Parking/Driveways: Two off street parking spaces are required for each proposed lot. Regulations pertaining to parking can be found at RMC 4-4-080. The maximum driveway H:\CED\Planning\Current Planning\PREAPPS\14-001647 Taylor Development Preliminary Plat, PRE14-001647 Meeting held on January 15, 2014 Page 5 of 6 slope threshold is 15%. Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. Landscaping: Except for critical areas, all portions of a development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant, vegetative cover. 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. Broad leaf trees planted in residential zones must be a minimum of one and one-half inches (1.5") in diameter (dbh). Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height. Please refer to landscape regulations {RMC 4-4-070} for further general and specific landscape requirements. 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 on-site landscaping strip and street trees within the planting strip of each lot. Significant Tree Retention: It appears that there are several significant trees are located on 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 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. The City has adopted revision to the Tree Retention Regulations; the new regulations will be effective on January 21, 2014. In addition to retaining 30 percent of existing significant trees, each new single-family lot would be required to provide a minimum tree density of two (2) trees (or their equivalent size in caliper inches) per 5,000 square feet of lot area onsite. A tree retention plan and a tree retention worksheet would be required at the time of formal land use application. H:\CED\Planning\Current Planning\PREAPPS\14-001647 Taylor Development Preliminary Plat, PRE14-001647 Meeting held on January 15, 2014 Page 6 of 6 Critical Areas: There appear to be regulated slopes, fifteen percent {15%) to twenty five percent (25%) on portions of the site near the west property line. It is the applicant's responsibility to ascertain whether additional critical areas are present on the site through a critical areas study. A geotechnical study may be required to be provided by a qualified professional. If the study is required, it must demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the predevelopment conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study would 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. If so, the proposal would need to be revised accordingly. Environmental Review: Environmental {SEPA) Review is required for projects with ten or more dwelling units, more than 500 cubic yards of fill (4-9-070G.l), or on sites that contain critical areas. 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 within an estimated time frame of 10 to 12 weeks, from the time that the application is accepted as complete. Note: The fee for a preliminary plat application is $4,635.00 {$4,500.00 plus 3% Technology Surcharge 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 2015 fees are as follows: • A Transportation Impact Fee based on $2,214.44 per each new single family residence; • A Parks Impact Fee based on $1,441.29 per each new single family residence; • A Fire Impact fee of $495.10 per each new single family residence; and • A School District Impact Fee based on $5,541 per each new single family residence. A handout listing Renton's development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Clark Close, Associate Planner at 425-430-7289 or by email at cclose@rentonwa.gov for an appointment. Expiration: Upon approval, preliminary plats are valid for a period of five (5) years with a possible one-year extension. H:\CED\Planning\Current Planning\PREAPPS\14-001647 - ~i .. , F ARC EL MAPPING EXHIBIT C!TI OF REfHON, KLNG COUNTY. WASHINGTON _J -~~) ~ ~t r J I-1-J_=-, J 1~ ___ 1 1. :~1 c-~ 176'JHSf (l""l!.\~lt'S.K'( ~<>.e:i) r; I . . .,...1 -1 _____ j ____ 1 -----0, --. I -r· ------{ -. -... _~,,-I .,,. 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'1 MAP OF PARCEL #3223059303 FOR PK ENTERPRISES -------~~ SJTE ADDRESS 17?09 116TH AVE. RENTON WA r: .. OJ<PIIIC!lr..a.1 r£-t-r ; ~~~~~Cl=r::::,tN11~N;1$~~ B< .,,.-,1.1,c,,,~n<e .. APW<C15MCU.o••<lf,..R(ll(l)uPca<.s• oo,11o;,.A,SM«Y. ~~~!-~ .:=..:'::""...: :;::::::::: '°' ~Q UOAR '" ;;;;.- 1"a50' -----·--------------- lnfonnatlon Technology • GIS RentonMapSupport@Rentonwa.gov 0111412015 ,.,. .. t1sTrt: ~ lJC,U:WZ·i~ If?\ ,t Tots map is a user generated static output from an lntemet mapping site and is for reference only. Data layers that appear on this map m ay or may not be curate, current, or otherwise reliable. ac THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend City and County Boundary Other i...J CltyofRenton Addresses Parcels Zoning • RC Resm1rce Conservation R-1 Resldent1al 1 du/ac R-4 Resldential4du/ac R-8 Resldent1a1a du/ac RMH Residential Manu1aciured Homes R-10 Realdanlin.l 10dulac ~ R-14 Res1d,mtla114du/ac RM-F Res1dent1al Multi-Family 'c'': RM-T Res1dent1al Mu~-Famlly Tradition RM-U Residential Mulh-Famlly Urtian C CV CerterV111age • CD Center Downtown " UC-N1 Urban Center -North 1 UC-N2 Urt>an Center. North 2 • COR Commercial Office/Residential CA Commercial Arienal CO Commercial Office • CN Commercial Neighbortiood IL Industrial Light IM lndu~tr1al-Medium • 1Hlndu9trlal-Hee,vy Overlay Districts Auto Mall A AutaMallB Employm9flt Area Valley City Center Sign Regulation Arna 0 -~:~. Finance & IT Division j /. DEPARTMENT OF COMr IITY AND ECONOMIC DEVELOPMENT WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: Arborist Report • Architectural Elevations JAND• Biological Assessment 4 O\,r[.., Calculations 1 Colored Maps for Display 4 Construction Mitigation Description ZAND• Deed of Right-of-Way Dedication 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural JAND< Environmental Checklist 4 Existing Covenants {Recorded Copy), AND< Existing Easements (Recorded Copy) 1AND4 Flood Hazard Data 4 c-u-c... Floor Plans 1••0• Geotechnical Report 2 ANo, Grading Elevations &.Plan, Conceptual, Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 ('.Akt.... Improvement Deferral 2 Irrigation Plan 4 PROJECT NAME: k'/"11Clt:Ql. Cl?f>S/rf(, DATE: 9 / .f} 15 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx Rev: 02/201S • LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY: King County ~ses~r·s Map Indicating Site, .· .. Landscape Plan, Conceptual, Landscape Plan, Detail~d, Legal Description 4 Lettei~t-U~cf;',-standing of Geological Risk 4 Map of Existing Site Conditions, Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Deiaii Map, Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 Plat Name Reservation 4 Plat Plan, Preapplication Meeting Summary 4 Public Works Approval Letter 2 Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan >A•o• Stream or Lake Study, Standard, ~ Stream or Lake Study, Supplemental• Stream or Lake Mitigation Plan 4 Street Profiles , ntle Report or Plat Certificate , AND• Topography Map, Traffic Study 2 Tree Cutti~g/Land Clearing Plan, v,K. Urban Design Regulations Analysis, Utilities Pia_~, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx COMMENTS: . ,. CDl"'P>ll"b Wint =snm C(J,N9 ,nw ... Rev: 02/2015 \• • LAND USE PERMIT SUBMITTAL nEQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement, ANO, Inventory of Existing Sites 2 ANO, Lease Agreement, Draft 2 ANO, Map of Existing Site Conditions 2ANoa Map of View Area , ANO, Photosimulations 2AN03 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIEI BY: BY: Olb-C-- H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx COMMENTS: Rev: 02/2015 PK ENTERPRISES Mr. Clark Close, Associate Planner City of Renton -Departmerit of Community & Economic Development 1055 South Grady Way Renton, WA 98055 October 2, 2015 RE: Kinkade Crossing Preliminary Plat -A Response to RMC 4-7-150E.5 (Alley Access Requirement). Mr. Close: Staff has commenced reviewing the preliminary plat application materials for Kinkade Crossing and has asked us to respond to a Code requirement for Plats within the R-8 zones to serve the lots with a preferred street pattern that includes alleys (RMC 4-7- 150E.5). More specifically, the Code reads as follows: RMC 4-7-150£.5 5. Alley Access: Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones). All new residential development in an area that has existing alleys shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alleys may not be required. The City will consider the following factors in determining whether the use of alleys is not practical: a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. Item A: Size of Development. As it pertains to this project, the proposal is a 17-Lot single-family subdivision in the R-8 zone. Thus, this project does not meet Item A (Size) as a short subdivision nor an exception to this Code. Item B: Topography. Item B above refers to the topography and physical restrictions to provide alleyways on a project site. A standard alley design requires that lots front onto a public road while having alley access for parking/garages. A standard lot is approximately 100 feet and the alley width would be a minimum of 24 feet, respectively. Thus, the distance required to create such lots is approximately 224 feet from one edge of the public road to the other. In addition, alley design generally requires that the lots backing up to the alley are fairly level to each other for access purposes. Thus, the elevation difference of how the residence is situated is within 1-3 feet of the public road it abuts. The onsite topography for this project is rolling (5-10%) with a general slope in a northeasterly direction. The steeper slopes are along the westerly edge with an average cross slope of 6-8 feet on each lot. Therefore, the total cross slope between two lots is going to range from 12 to 16 feet. In addition, the alley would need to be designed between the lots. If it is assumed that the there would be 1-3 feet gradient difference between house and public road per lot, the difference between the two public roads would be 2-6 feet. In this case, there is a difference of 12 to 16 feet (not including the alley) between two rows of lots; thus, there would be a difference of 6-10 feet in elevation that would need to be made up. Therefore, topography is a constraint for this project, as there are specific design restrictions as it pertains to incorporating alleys into the project. Item C: Environmental Impacts. There would be some additional environmental impacts for providing alleyways in the design. Primarily, there would be an increase in impervious surface from additional pavement, which is in conflict to the policies of the city. With this increase, there will be a need for a larger storm water facility and more earthwork would need to be exported offsite. The net affect is an impact on traffic and pollutants in the immediate vicinity. Item D: Site Characteristics. This is the most important item that affect whether alleys would be appropriate for this development. First issue is the configuration of the lot itself. The project site ls irregular in shape with many "cut outs" from adjacent properties. The general width (east to west) is 300 feet. If you were to front lots onto 115th Avenue SE (lots oriented east and west) that are 100 feet in depth (standard lot), then there would be 200 feet for: an alley (24 feet); another row of lots (100 feet), public road (45 feet) and 31 2 feet of "nothing." The design would be inefficient and cost prohibitive to move forward with the project. (Note: There also needs to be space for the storm water facility as provided in the preliminary plat that wipes out half of any lots shown along 116th Avenue SE.) If you oriented lots north and south, then alleys are needed from either SE 177th Place and/or 116th Avenue SE. In general, there is a "depth" problem with inefficient spacing for lots needing to front onto a public road system on this site. For example, the space between SE Petrovitsky Road (public) and the proposed access road is roughly 280 feet. Knowing the requirement for 2 rows of lots plus an alley is 224 feet, there will be approximately 56 feet (one standard lot width) of "no development." This is inefficient and cost prohibitive. Going south from proposed SE 177th Place, the same issue arises, except worse. The distance from the edge of the proposed right-of-way to the south property line is 310 feet; thus there would be approximately 86 feet of "no development." Second issue is access. As briefly discussed above, the project is primarily served off of 116th Avenue SE with a single access point by extending SE 117th Place through the project. (Note: 116th Avenue SE is a busy collector road and one extension is ample for this size of project. Access to SE Petrovitsky Road is not an option.) There is no room or other connection point to the north, south, or west that could accommodate another public street on the property due to existing development and area available. Thus, any design that includes alleys is not efficient or cost effective. Final issue is lot yield/impervious surface. As previously stated, the addition of more public roads or alleyways increases the amount of impervious area, which will increases the size of the pond-less buildable area. The project is within the R-8 zone (8 dwelling units per acre) and the proposed density is 6.2 dwelling units per net acre. Further reduction of buildable area not only reduces the lot yield, it is less environmentally sensitive and directly at odds with the policies of the city. This issue is difficult to summarize in a written statement, but the crux of the matter is that the layout for this project considered many factors in what is deemed as the final design. The irregular shape and dimensional issues are primary reasons for not using alleys in the plat. Topography and space requirements for utilities and storm water runoff also were important in determining the road system and the orientation of the lots. Reducing the amount of impervious surface and securing the number of lots needed were also 3 primary considerations. In taking all this into account, the plat was designed to meet the dimensional requirements of the R-8 zone without the use of alleys. Thank you for your time and consideration in this matter. Please let me know if there are questions or if there is anything more you need at this time. Sincerely, PK Enterprises ~~ Phillip Kitzes Principal, PK Enterprises CC Mr. Kevin O'Brien, Nordic Ridge, LLC Mr. Robert Fitzmaurice, Taylor Development Mr. Craig Sears, Taylor Development 4 KINKADE CROSSING 17-LOT PREUMINARY PLAT 17709116111 AVENUE SE, Renton, WA 98058 September 18, 2015 Project Narrative: Toe proposed Kinkade Crossing Preliminary Plat is for seventeen ( 17) lots located at the southwest corner of 116th Avenue SE and SE Petrovitsky Road (17709 116th Avenue SE), in the City of Renton, 98058. As required, the following information is being provided as a basic description of the proposal: Project Name: • Assessor's Parcel Number: • Section[Township/Range: • Quarter Section: Project Size: Project Location: Zoning Designation: • Zoning (Adjacent Properties): • Current Use: • Special Features: • Soil Type: • Soil Drainage Conditions: Proposed Use: Proposed Number of Lots: Net Density: Lot Sizes: • Off-site Improvements: Kinkade Crossing 322305-9303 Section 32, Township 23 N, Range 5 E Northeast 3.63 Acres (+/-158,122 SF) 17709 116th Avenue SE R-8 R-8 Single Family Residence None Silt, Gravel and Sand {Please see Geotechnical Engineering Report) Please see Geotechnical Report Single-Family Residences 17 New Residential Lots (18 total) 6.2 DU/Acre Range from 5,000 to 6,000 SF Frontage Improvements along 116th Avenue SE and dedication (only) along SE Petrovitsky Road). 23035 SE 263RD STREET• MAPLE VALLEY, WA• 98038 PHONE; 206.227.7445 • PKENTERP.RISES_MV@COMCAST.NET • Estimated Construction Costs: Shared Driveways Frontage Improvements On-Site Roads Storm Pond {Vault) Grading/Lot Prep Landscaping Sub-Total Contingency Total Estimated Cost • Fair Market Value: • Earthwork Quantities: • Tree Removal: 20 SF 300 LF 750 LF 1 LS 18 Lots 1 LS 10% • Job Shacks, Model Homes, etc.: • Modifications: • Distance to a Wetland/Stream: • Distance to High Water Marl<: • Shoreline Description: • Obstruction of View: • Traffic Report: • School Routes: $250/SF $300/LF $600/LF $300,000 $10,000/Lot $50,000 ($1.075,000) $5,000 $90,000 $450,000 $300,000 $180,000 $50,000 $1,075,000 $107,500 $1,182,500 Moderate Income Housing Export of 4,600 Cf (Haul route(s) to be determined. TBD (At construction of residences.) TBD Shared Driveway Request. Not Applicable Not Applicable Not Applicable Not Applicable Not required (less than 20 Lots and/or Peak Hour Trips No bus provided to Benson Hill Elementary (116th Ave SE), Busing provided to Junior and Senior High Schools Kinkade Crossing 17-LOT PLAT 17709 116™ AVENUE SE, RENTON, WA 98058 September 18, 2015 Construction Mitigation Description: The proposed Kinkade Crossing Plat is for seventeen (17) lots located at the southwest comer of 116th Avenue SE and SE Petrovitsky Road (17709 116th Avenue SE) in the City of Renton, 98058. As required, the following information Is being provided as a construction mitigation description as required In the submittal for a preliminary plat: Proposed Construction Dates: Hours and Days Operation: Proposed Haul{Transport Routes: Measures to Min. Dust, Traffic, Etc.: Special Hours of Operation: Preliminary Traffic Control Plan: Upon approval of all jurisdictional and purveyor permits-ETA start Is Spring of 2016 and would run through the summer. As allowed per the jurisdiction. Generally, Monday through Saturday (7:00A to 7:00P). Export of 4,600 CY (Haul route(s) to be determined. As required by the City. None proposed at this time. None proposed at this time. 23035 SE 263RD STREET• MAPLE VALLEY, WA• 98033 PHONE: 206.227.7445 • PKENTERPRISES_MV@COMCAST.NET PK ENTERPRISES Mr. Clark Close, Associate Planner City of Renton -Department of Community & Economic Development 1055 South Grady Way Renton, WA 98055 September 18, 2015 RE: Kinkade Crossing -Road Modification Request to Section 4-6-060 J.1 (a & b) to allow a Shared Driveway Serving (2) Residential Lots (5 & 6) in a Proposed 17-Lot Residential Single-Family DevelopmenL Mr. Close: On behalf of Nordic Ridge, LLC, PK Enterprises is formally requesting a road modification to allow a shared driveway to serve (2) residential lots in the proposed subdivision -Kinkade Crossing. As mentioned above, the Portion of Code this affects is Section 4-6-060 J.1 (a & b), which allows for shared driveway states: a. Al least one of the four (4) lots abuts a public right-of-way w~h at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision often (10) or more lots The purpose for the request is that the proposed development is on an irregular shaped parcel of land property. The proposed street that serves the lots is not anticipated nor required to be extended further south, as there is an existing residence on a single-family lot (not able to subdivide). Thus, the shared driveway will not adversely affect future circulation of the neighboring properties. The shared driveway will allow the applicant to develop the property to its' potential without adding additional pavement (impervious surface) and improvements. The proposed driveway is approximately 59 feet, in length, which is considerably less than the maximum of200 feet allowed by Code. The driveway will not cause any undue risk to the future residents and there will be sufficient access for emergency situations. The following addresses the specific items listed above: A. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property. Again, the s~e is irregular shaped which makes it difficult to design the street system to allow direct access to all lots via a public street. In this instance, the (2) lots being served require a shared driveway for access to the proposed street; thus, will not abut the public right-of-way. The distance to the public road is approximately 59 feet from the furthest point of the shared driveway and the space will be clear of objects in the event of emergency. (Note: Each lot being served will have sufficient space onsite for a private driveway area with the required 20-foot setback.) The modification request to allow for the shared access with lots not abutting a public street is justifiable based on the existing conditions and the abil~ to safely serve the future residents. 230H SE H3•o STREET• MAPLE VALLEY. WA• 9803,8 PHONE: (206) 227. 7445 • PKENTERPRISE.S_MV@COMCAST.NET 8. The subject lots are not created by a subdivision of ten (10) or more lots. This provision of the Code appears to insure that the future public road system of larger projects is adequate and easily accessible to all of the residences in the development as well as connectivity to the surrounding neighborhood In this instance, the proposal is for (17) new residences of which sixteen (15) will have immediate street frontage-about 90 percent. The request to forgo this requirement will not cause any undo harm to the owners of the lots. Rather, ~ a function of the existing property configuration and a non- requirement to extend the proposed street south for neighborhood circulation (existing residence on a single-family lot). This modification to the standard is warranted and should be approved. Thank you for your time and consideration on this matter. The modification request is based on existing conditions of the development site and the adjacent neighborhood. No sacrifice in safety or welfare will occur as a result of this action as the length of the driveway is relatively short and ~ will serve two (2) tots only-Lots 5 & 6 (Refer to the preliminary plat drawings for exact location). If there are any questions or comments, please do not hes~te to contact me at 206.227. 7 445 or by email (pkenterprises_mv@comcast.net). Sincerely, PK ENTERPRISES PHILLIP KITZES CC Mr. Robert Fitzmaurice, Taylor Development Mr. Kevin O'Brien, Nordic Ridge, LLC 2 DEPARTMENT OF COl'vtrJIUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 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 applicable" or "does not apply" only when you can explain why it does not apply 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. MacIntosh HO:Users:PKEnterprises:Desktop:KlnkadeCrossing SEPA_9.8.15.doc Rev: 08/2015 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 udoes not apply". In addition the SUPPLEMENTAL SHEET FOR NON PROJECT 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. For help go to: http:ljwww.ecy.wa.gov/programs/sea/sepa/e-review.html A. BACKGROUND 1. Name of proposed project, if applicable: Kinkade Crossing Preliminary Plat 2. Name of applicant: Nordic Ridge UC 3. Address and phone number of applicant and contact person: Applicant: ConsultiJnt: 15 Lake Bellevue Drive, #102 Bellevue, WA 98005 425.869.1300 PK Enterprises 23035 SE 263"1 Street Maple Valley, WA 98038 Contact: Mr. Phillip Kitzes 206.227.7445 pkenterprises_mv@comcast.net 4. Date checklist prepared: September 18, 2015 5. Agency requesting checklist: City of Renton Macintosh HD:Users:PKEnterprises:Desktop:KlnkadeCrossing SEPA_9.8.1S.doc Rev: 08/2015 6. Proposed timing or schedule (including phasing. if applicable): Checklist Review: (1-2 months} Land Use Review/Hearing: (3--4 months) Engineering Review/Permitting: (4-6 months) Construction: (3--4 months) 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Not at this time. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Geotechnical Engineering Report prepared by The Riley Group. Tree Retention summary prepared by Altmann Oliver Associates, LLC 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. Not to our knowledge. 10. List any government approvals or permits that will be needed for your proposal, if known. Not to our knowledge. 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.) This proposal is for seventeen (17) single-family residential lots on 3.63 aaes kxiJted at 17709 116'1' Avenue St, Renton, Washington. There is an existing residence that will be removed upon completion of the project. The lots w,11 meet the development standards for the R-8 zone, which requires a minimum lot size of 5,000 square feet (50 feet minimum width) for projects over one acre in size. The proposed stonn water runoff will be conveyed to an open pond and released along the easterly edge of the project into 116'1' Avenue 5£. (Note: This is the natural drainage (X]Uf'Se and that continues east in SE Petrovitsky Road.) Adjacent to the storm pond will be a pocket park for the enjoyment of the residents within the development. The development will require the extension of SE 177th Place east to 116'1' Avenue SE. Dedication (9.5') and frontage improvements (half-street) along 116'1' Avenue SE are required as part of this project. Additionally, dedication (14.5') on SE Petrovitsky Road is required and being provided by this development. Water and sewer are available at the property (SOos Creek Water and sewer District) Macintosh HD:Users:PKEnterprlses:Desktop:KlnkadeCrossing SEPA_9.8.15.doc Rev: 08/2015 along with other dry utilities-gas, electricity, telephone, cable, etc. (Please see Preliminary Plat Map Set.) 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. Again, the proposed subdivision is /oc:ated at 17709 116" Avenue SE, Renton, Washington. The property is within the Northeast Quarter of Section 32, Township 23 North, Range 5 East, W.M., and the Assessor's Parcel Number is 322305-9303. (Please see attached Legal Desaiption and Vicinity Map). 8. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (check or circle one): Flat, rolling, hilly, steep slopes, mountainous, other------ b. What is the steepest slope on the site (approximate percent slope)? The slope of the property generally ranges from 2 to 10 percent; however, the steepest slope is approximately 15-20 percent. 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 soils are primarily loos to very dense silty sand with gravel. (Please see Geotechnical Engineering Report for soil details.) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no surface indications of unstable soils on, or in the vicinity of the proposed site loc:ation. (Please see Geotechnical Engineering Report) 4 Macintosh HO:Users:PKEnterprises:Desktop:KlnkadeCrossingSEPA_9.8.15.doc Rev: 08/2015 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. Grading and earthwork will ocrur for the construction of the lots, new public road, frontage improvements to 11ff' Avenue SE, dry utilities, water, sewer, and storm water control (vault). Upon completion, there will be approximately 8,900 cubic yards of net cut (plus 3,900 CY of strippings). The net fill amount is 4,350 CY; thus, there will be an export of 4,600 CY of material generated from this project. Appropriate haul routes will be discussed and approved during final engineering and prior to construction. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion could ocrur during the construction phase of this project. Appropriate erosion control measures will be included in the grading plans to minimize the impacts of the project. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The plan depicts there will be about 38,756 square feet of impervious surface in the proposed public right-of-way and private joint-use driveway. Assuming a maximum lot coverage area of 65 percent (maximum allowed per Code), there will be an additional 94,006 square feet of total impervious area (55,250 square feet in lots). Thus, the total percentage of impervious area will be 60 percent of the site (total project site area is approximately 3.63 aaes / 157,958 SF). h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR Erosion could ocrur during the ronstruction phase of this project. As required and implemented by the City, appropriate erosion control measures will be induded in the final grading plans to minimize the impacts of the project. a. 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. Temporary emissions from equipment and dust will ocrur during construction phase. Construction equipment will comply with applicable air quality regulations. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Not to our knowledge. Macintosh HD:Users:PKEnterprlses:Desktop:KlnkadeCrosslng SEPA_9.8.15.doc Rev: 08/2015 c. Proposed measures to reduce or control emissions or other impacts to air, if any: Developer will insure appropriate measures are taken to reduce the amount of dust and emissions during construction of project. 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. No. 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. Not applicable. 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. Not applicable. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. S) 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. No. 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 Macintosh HD:Users:PKEnterprlses:Desktop:KlnkadeCrossing SEPA_9.8.15.doc Rev: 08/2015 withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals. ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. Not applicable. 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. Storm water runoff from the new residences and road improvements will be collected via a series of connected pipes to be ultimately discharged into an on-site detention/water quality pond at the easterly edge of the project. From there, it will be treated and directed into the existing storm water system in 11d" Avenue SE. 2) Could waste materials enter ground or surface waters? If so, generally describe. No. 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 proponent will perform all development and engineering requirements imposed by the City to control the impacts to the hydrology on the property and in the immediate of area. 7 Macintosh HD:Users:PKEnterprlses:Desktop:KlnkadeCrossing SEPA_9.8.15.doc Rev: 08/2015 4. PLANTS a. Check the types of vegetation found on the site: _x_ deciduous tree: alder, maple, aspen, other: cherry, apple, pear, plum, birch _x_ evergreen tree: fir, cedar, pine, other: spruce _x_ shrubs _x_ grass __ pasture __ crop or grain __ orchards, vineyards or other permanent crops. __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other _>L other types of vegetation: ornamental (Please See Tree Evaluation prepared by Altmann Oliver Associates, LLC) b. What kind and amount of vegetation will be removed or altered? Existing vegetation will be removed for the grading and construction of the project. As stated before, a tree retention summary has been prepared by a licensed landscape architect addressing the type of trees, the condition, and whether or not the tree will be removed during construction. c. List threatened and endangered species known to be on or near the site. There are none--to our knowledge. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The applicant has induded a landsc.ape plan as part of the preliminary plat plan set that is conforming which to existing Codes and development standards of the City. The developer will be responsible to meet these requirements. (Please See Landsc.ape Plans from Altmann Oliver Associates, LLC). e. List all noxious weeds and invasive species known to be on or near the site. There fs existing blackberry plantings throughout property from non-use-these will be removed during constructions. 8 Macintosh HD:Users:PKEnterprises:Desktop:KlnkadeCrosslng SEPA_9.8.15.doc Rev: 08/2015 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: ____________ _ Fish: bass, salmon, trout, herring, shellfish, other ______ _ b. List any threatened and endangered species known to be on or near the site. There are none--to our knowledge. c. Is the site part of a migration route? If so, explain. Not to our knowledge. d. Proposed measures to preserve or enhance wildlife, if any: None are proposed at this time. e. List any invasive animal species known to be on or near the site. None are known. 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 7 Describe whether it will be used for heating, manufacturing, etc. E/ectridty and gas will be the primary sourre for power and heating the future residences. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Construction of the new homes will meet or exceed the necessary energy requirements of the Northwest Energy Code. 9 Macintosh HD:Users:PKEnterprises:Desktop:KlnkadeCrossing SEPA_9.8.15.doc Rev: 08/2015 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. Not to our knowledge. 1) Describe any known or possible contamination at the site from present or past uses. There are 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. There are none--to our knowledge. 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. No toxic or hazardous chemicals will be stored, used or produced by this land us action. 4) Describe special emergency services that might be required. Not applicable. S) Proposed measures to reduce or control environmental health hazards, if any: None are proposed at this time. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? There is none to our knowledge. 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. Noise levels will increase on a shat-term basis during the construction phase of the project. Construction will occur during daylight hours as allowed by City Code and staff. In generat hours of constroction will be flmlted to 7:00 AM to 7:00 PM. 10 Macintosh HD:Users:PKEnterprlses:Desktop:KlnkadeCrossing SEPA_9.8.15.doc Rev: 08/2015 3) Proposed measures to reduce or control noise impacts, if any: Increased noise levels due to construction will be restricted to the abovementioned hours to reduce any impacts to the neighboring residents. 8. lAND AND SHORELINE USE a. 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. There is an existing residence and associated outbuilding on the property. The sunuunding properties are also single-family residences. 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 been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? Not to our knowledge. c. 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: No. d. Describe any structures on the site. Again, there is an existing residence and associated outbuilding on the property. e. Will any structures be demolished? If so, what? The existing residence and associated outbuildings. f. What is the current zoning classification of the site? R-8 g. What is the current comprehensive plan designation ofthe site? Residential low Density (RLD). 11 Macintosh HD:Users:PKEnterprises:Desktop:KlnkadeCrossing SEPA_9.8.15.doc Rev: 08/2015 h. If applicable, what is the current shoreline master program designation of the site? Not applicable. i. Has any part of the site been classified as a critical area by the city or county? If so, specify. No. j. Approximately how many people would reside or work in the completed project? Assuming 2.9 persons per household, approximately 49 persons will reside in this development-- (46 new residents). k. Approximately how many people would the completed project displace? None-existing residence is vacant. I. Proposed measures to avoid or reduce displacement impacts, if any: None are proposed at this time. m. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: None are proposed at this time. n. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: The proposed 17-lot subdivision is consistent with existing and future land uses, zoning, and comprehensive plan designation and will be compliant with the Code. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. The proposal includes 17 new moderate-income residences; which is consistent with the adjacent development. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. The existing residence will be removed during construetJon of the project. 12 Macintosh HD:Users:PKEnterprises:Desktop:KlnkadeCrossing SEPA_9.8.15.doc Rev: 08/2015 c. Proposed measures to reduce or control housing impacts, if any: None are proposed at this time. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The maximum height of any future residences will be consistent wfth the existing requirements for the R-8, which is thirty feet (30?. b. What views in the immediate vicinity would be altered or obstructed? There are none-territorial only. c. Proposed measures to reduce or control aesthetic impacts, if any: The building heights and setbacks will be compliant wfth city code to minimize the impacts of any view obstruction by adjoining properties. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The light and glare that will be produced from the site will originate from building lighting, street lighting, and from vehides using the site. The light and glare will occur in the evening and before dawn. 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? There are none-to our knowledge. d. Proposed measures to reduce or control light and glare impacts, if any: None are proposed at this time. 13 Macintosh HD:Users:PKEnterprises:Desktop:KlnkadeCrosslng SEPA_9.8.15.doc Rev: 08/2015 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? There are (3) smaller park areas within a one-half mile of the project: Boulevard Lane Park (southeast}, Renton Park (northeast}, and Thomas Teasdale Park (northwest). b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The developer is providing a pocket park adjacent ID slDnn water fadlity for the future residents ID enjoy. If there are any additional reaeation mitigation fees required, the developer will pay the balance amount. 13. HISTORIC AND CULTURAL PRESERVATION a. 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. No. c. 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. Not applicable-no evidence of historical resources In the immediate vidnity or on-site. 14 MacIntosh HD:Users:PKEnterprises:Desktop:KlnkadeCrossing SEPA_9.8.15.doc Rev: 08/2015 d. Proposed measures to avoid, m1mm1ze, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. None are proposed at this time. 14. TRANSPORTATION a. 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 property is rurrently accessed from 11ff" Avenue SE. As stated before, the developer will extend SE 17'11' Place east to llff" Avenue SE. There will be (2) public limited access roads extending north and south to serve the future residents. Finally, there will be ( 1) private access tract for Lots 5 & 6. (Please see Preliminary Plat Map.) 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? Yes. There is a bus stop in SE Petrovitsky Road at 113th Avenue SE (west of site). There is also a transit stop in llff" Avenue SE approximately 200 feet north from the intersection with SE Petrovitsky Road. c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? Assuming a minimum of 2 rovered parking spaces per household, there will be at least 32 new parking spaces (34 total) being provided upon rompletion of the project. Two (2) parking spaces will be eliminated from this proposal. 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). Yes. There is roadway dedication (14.5 feet) along SE Petrovitsky Road (no actual improvements required/proposed at this time except for extension of utilities}. In addition, there is 9.5 feet of dedication and Improvements along the frontage of the project in 11ff" Avenue SE. As previously stated, SE 11'11' Place will be extended east through the project to 11ff" Avenue SE 1here will be a public road (limited reslcJential aa:ess) extended north and south to serve the residences. Rnally, there will be a private access road to serve two lots in the plat. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. 15 Macintosh HD:Users:PKEnterprises:Deslrtop:KlnkadeCrosslng SEPA_9.8.15.doc Rev: 08/2015 f. How many vehicular trips per day would be generated by the completed project or 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? Assuming an average of 10 vehicular trips per day, there will be approximately 160 new trips generated from the proposed subdivision (ITE Manual). Of this amount, approximately 16 of these new trips will occvr during peak hours. (Existing residence is not included in these totals- 170 total trips with 17 peak hour. J 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. No. h. Proposed measures to reduce or control transportation impacts, if any: The developer will pay the appropriate transportation mitigation fees, as required by the City of Renton. 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. Yes. There would be an increased need for fire and police protection due to an additional 16 lots in the area. Also, there will be an impact on the present school system for any future students residing within the development. b. Proposed measures to reduce or control direct impacts on public services, if any. Property taxes, building permits, and school and fire impact fees generated from these residences will mitigate impacts incurred from this development. 16. UTILITIES a. Check or circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other cable (television, telephone and/or internet included). 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. 16 Macintosh HD:Users:PKEnterprlses:Desktop:KlnkadeCrosslng SEPA_9.8.15.doc Rev: 08/2015 Electricity: Gas: water: Refuse: Telephone: Sewer: Cable: Puget Sound Energy Puget Sound Energy Soos Creek Water & Sewer Waste Management Century/ink Soos Creek Water & Sewer Comcast Connection(s) to the above mentioned utilities will be negotiated with the individual purveyor during the building permit and construction phases of this project. There may also be a need for a right-of-way permit(s) to gain access (utilities and road improvements) to the property from SE Petrovitsky Road and 11(!' Avenue SE at construct/on. C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Proponent Signature:~.Z ____.--/t,o,u,rt-1oiz..1z_bP ~cl\)T) Name of Signee (printed): Pl-I I Ll--1 f' I< IT ~ Position and Agency/Organization: O'-'-' t.Je\L -f' IC G.\....I It. R.f'~ISSC> Date Submitted: ~ · I ~ , I S 17 Macintosh HD:Users:PKEnterprises:Desktop:KlnkadeCrossing SEPA_9.8.15.doc Rev: 08/2015 EXHIBIT"A" Legal Description Lot 2, King County Short Plat number 67114, recorded under recording number 7904120867, being a revision of short plat recorded under recording number 7707210589, being a portion of the northeast quarter of the northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except that portion of said Lot 2 of the short plat deeded to King County under recording number 8310281128; Together with the north 38.32 feet of the west 153 feet of the south half of the east half of the east half of the northeast quarter of the northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; And the south 87 feet of the west 153 feet of the north half of the east half of the east half of the northeast quarter of the northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; (also known as Lot 2, King County Lot Line Adjustment number S91 L0057, recorded under recording number 9407260512). Page3 Prin1"d: D7.22.15@02:23PM WA-CT-FNSE-02150.8'22476-SPS-1-15-0045968-()8 Toe hb'malon inCUded onthle map l'ae beeri cxmpied by KingCo.irty slitffran • v•iety d scucea 1r1d11 ,uc,ect to chlr-Q& ....;tho.I nttke. King Coi..ny m&KN no f8?'"9Nr1ala,sor\/illrr8rtla&, a,q:,rea1 or implied, a1 to accuracy, canplelai11$$, !i'nelne111, a ri;ltis lo the uae d al.di irtorrnati01. Thsdooumert ii n::t irtorrjed fa UH••~ /l'cducl Klrg Co..rty shall not be lable la •rrt genttal, 1pecia', heired, ircidertal, orconseq.ientia' d81llilllile& Jrdudr-Q, bi.t ru lmited to.1011 reverues or bat pronts nuUting frcm the uu or m·auae dthe irtonnatbn CO"i8i.red o, this map. My sale d this m~ orinfcrmliltiononths m~ is prohbiied fllCC8~ b)' written perminia, r:t King Courty Dale: 9/8/2015 Noles: N A UJ King County GISCENTER DENSl·TY WORKSHEET City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. l'i:. 7 1 ~'S 'o square feet 2. Deductions: Certain areas·are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: '3, -J ~S' square feet 9C. I square feet 4> square feet 2. :. S. ·n C. square feet 3. 11 ~ '2-0 2. square feet 4. 2-74 acres I, 5. ______ units/lots 6. C.· "2-= dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. H:\Fonns\Planning\density.doc -1-03/08 DEPARTMENT OF COMM TY AND ECONOMIC DEVELOPMENT I TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Total number of trees over 6" diameter', or alder or cottonwood trees at least 8" in diameter on project site "2.5 ------- 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous2 ----- trees trees Trees in proposed public streets (;. trees 3. Trees in proposed private access easements/tracts Trees in critical areas3 and buffers Total number of excluded trees: Subtract line 2 from line 1: ----- 1 trees ----- trees ..., trees trees 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 5. 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing5 to retain': 6. Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) 7. 8. Multiply line 6 by 12" for number of required replacement inches: s. 4 .(>\ts trees 4 trees trees ------- inches ------- I Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) __ :f:' __ 2 ___ 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) trees ------- 1 Measured at 4.5' above grade. 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4~3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii) for prohibited types of replacement trees. 1 H:\CED\Oata\Forms-Templates\Self-Help Handouts\Ptanning\ Tree Retention Worksheet.doc 03/2015 Altmann Oliver Associates, LLC AOA PO Box :J7K Carnation. W.-\ 9XOI.J September 18, 2015 Robert M. Fitzmaurice, PL5 Nordic Ridge, LLC 15 Lake Bellevue Drive, Suite 102 Bellevue, WA 98005 Fax (1151 33:\-.150'l Environmental Planning& Landscape Architecture AOA-4983 SUBJECT: Kinkade Crossing (AKA Wells Property) -Renton, WA Existing Tree Evaluation Dear Robert: I reviewed the existing significant trees at the above-referenced site on 9/11/15 to determine species, diameter at breast height (dbh) and overall health of each per the City of Renton's Municipal Code Section 4-4-130. Following are the significant trees found on the site along with their species, dbh, drip line (radius), overall health and whether they are proposed for removal or retention. This information is also depicted on LI of the Preliminary landscape Plan drawing set for the project submittal dated 9/17 /15. SIGNIFICANT TREES LOCATED ONSITE TREE/I SPECIES DBH DRIP LINE HEALTH REMOVE (radius) /RETAIN T-1 Ornamental Cherry (Prunus sp.) 6" 6' Fair Retain T-2 Ornamental Cherry (Pronus sp.) 8" 8' Fair Retain T-3 Ornamental Cherry (Prunus sp.) 10· 12' Fair Retain T-4 Weeping Birch (Betula pendula) 14" 14' Poor Remove T-5 Red Norway Maple (Acer 18" 15' Good Remove platanoides) T-6 Weeping Birch (Betula pendu/a) 14" 12' Poor Remove T-7 White Pine (Pinus sp.) 7" 5' Good Remove T-8 Korean Pine (Pinus sp.) 10· 9' Good Remove T-9 Big-leaf Maple (Acer macrophyllum) 18" 15' Good Retain T-10 Cherry (Pronus sp.) 10" 9' Good Remove T-11 Apple (Matus sp.) 18" 19' Fair Remove T-12 Douglas Fir (Pseudotsuga menziesii) 38" 20' Good Remove T-13 Pear (Pyrus sp.) 24" 20' Good Remove T-14 White Pine (Pinus sp.) 8" 8' Good Remove T-15 Big-leaf Maple (Acer macrophyllum) 28" 12' Poor Remove Robert M. Fitzmau PLS September 18, 201- Page 2 of 2 T·16 T-17 T-18 T-19 T-20 T-21 T-22 T-23 T-24 T-25 Spruce (Picea sp.) Twin Black Pine (Pinus sp.) London Pia ne (Ptatanus x acerifotia) Noble Fir (Abies procera) Weeping Birch (Betuta penduta) Apple (Matus sp.) Apple (Matus sp.) Flowering Plum (Prunus sp.) Deodar Cedar (Cedrus deodara) Triple Big-leaf Maple (Acer macrophyl/um) TREE CALCULATIONS 18" 8. Good Remove 15", 15" 15· Good Remove 18" 21' Good Remove 8" 6' Good Remove 8" 9· Good Remove 9" 6. Fair Remove 18" 9' Fair Remove 6" 9• Good Remove 8" 9· Good Remove 10", 6", 9· Fair Remove 4" Per code, 18 of the 25 significant trees present on this site are required to be included in the tree calculations for preservation. The other 7 trees are located in right-of-ways and exempt from the calculations. In the R-8 Zone, 30% are required to be retained, which equals 5 trees. Only 4 are proposed for retention, therefore tree replacement is required at a rate of 12 caliper inches per shortfall of significant trees for retention (2). Therefore, we've included a minimum of 12 one inch caliper trees on the Preliminary Landscape Plan (Sheet L2) to be planted as replacements for the 1 significant tree shortfall on preservation. If you have any questions, please contact me at 425.333.4535 or simone@altoliver.com. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC Simone Oliver, PLA Professional Landscape Architect i September 23, 2015 Mr. Kevin O'Brien Nordic Ridge, LLC 15 Lake Bellevue Drive, Suite 102 Bellevue, Washington 98005 Subject: Geologic Risk Kincade Crossing ••• ,~- RILEYGROUP 17709 1161h Avenue Southeast Renton, Washington RGI Project No. 2015-079 SE~ 2 · Reference: The Riley Group, Inc., Geotechnical Engineering Report, Nordic Ridge Plat, dated July 8, 2015 Dear Mr. O'Brien: As requested, The Riley Group, Inc. (RGI) is providing this supplemental letter addressing the requirement from the City of Renton staff that a Letter of Understanding Geologic Risk be provided stating that he or she understands and accepts the risk of developing in an unstable area and that he or she will advise, in writing, any prospective purchasers of the site, or any prospective purchasers of structures or portions of structures on the site, of the unstable potential of the area. In accordance with the City of Renton Municipal Code (RMC), the following are subject to the critical areas code: steep slopes (must have a minimum vertical rise of fifteen feet (15')), landslide hazards, erosion hazards, seismic hazards, and/or coal mine hazards or on sites within fifty feet (SO') of steep slopes, landslide hazards, erosion hazards, seismic hazards, and/or coal mine hazards classified under RMC 4-3-0SOGSa which are located on abutting or adjacent sites. The approximate location and extent of critical areas within the City are shown on the critical areas inventory maps. Based on reviewing this map, no coal mine hazard, erosion hazard, or moderate to high landslide hazards, or slopes greater than 40 percent are mapped on the site. Coal Mine Hazard areas are shown on the attached map which matches the coal mine hazard area on the City of Renton Map. Based on the attached Map from King County iMap and reviewing the City of Renton Map, the nearest coal mine hazard areas is approximately 900 feet north of the site. No evidence of coal mine workings were observed on the site. The site slopes are about 10 percent across the site and are mapped as (AgB) Alderwood gravelly sandy loam (Oto 8 percent slopes). The site does not contain high erosion hazard areas. The site slopes are less than 15 percent except for a small area near the existing house that was previously graded and is only about 4 feet in height. Based on the conditions observed, the site does not contain moderate to very high landslide hazard areas. The site contains glacially consolidated soils consisting of dense to very dense silty sand with gravel and is not at risk for seismically induced settlement or lateral spreading. Taeoma1 Washington Phone 253.565.0552 Corporate Office 17522 Bothell Woy Northeast Bothefl, Washington 980ll Phone 425.415.0551 • Fax 425.415.0311 www.riley-group.com Kennewick., Washington Phone 509.586.4840 Kincade Crossing Renton, Washington Pagel September 23, 2D15 RGI Project No. 2015-079 Based on the reviewing the City Map and the topographic plan of the site, the site or abutting sites do not contain geologic hazard areas and should not be required to provide the requested letter as there are not geologic risks and only low coal mine, erosion, landslide and seismic hazards associated with the site and abutting sites. If you have any questions or require additional information, please contact us. Respectfully submitted, THE RILEY GROUP, INC. Kristina M. Weller, P.E. Senior Project Engineer Attachment: King County iMap ••• ll .. RILEYGROUP \ King County iMap I 1-··11:: L....t.2.t..,.t.l~~t -_,I g ~=--1= :I :~::_::1---i;:-'3_: ~·· ·- { 1 J I -Ji----, I~ . ! 1,-l L .:, ).'._ ,~.' 3E ·.o,j Lrl _L____L -r---~-if = "" <~ ./ ,,,-'~:.; .,. "" -Si: __;_; 5.'._I\ ciL_ r ,I ·" ~----, ____ f=~.--I- r .Lr:..-::-'., -~---!, .-·~->f~t~ ... ··· ~ ~~1 <i1 :cl~i,_ -'-----. ~---: ,_ .,------t . Lj -:! -1_:~c:~~ '~---l;:1~~-~ -1__, ,1 \_1,1t__L.'LJ}9t,, 1 _;-- lri 1·r---' ---L:~~=----_-·o·--" __ L_ l!)i"··h HLJ ____ _ '',-.,_,..:' ___ .;_ .. ~ . ~• . --, ' ' - ----, '·--' 'I i I . <:,f _ U!·•t' 2c_t -· -, ' -___j_ f :l L I .~~i _l -- _ __'.;.,£.___l_Ht· .:.,!____ -L 1 I-=:-____ i_; -1 --r The r,formation inci:Jded on this map has been templed by King County sta!Hrom a variety cl SOI.Ices S"ld Is subject lo change wtt,out notice King County makes no representat1oos or warralllies, axpressorimpl1ed, as ta accur:acy, canphli.enass, tinelness, or rights to the use of such 1nformati1T1. This documalll is not intended for use as a survey product King County shall not be lable for ary general, special, iidrec~ incidental, orconsaquental damages inclucir:ig, but~ linlted to., lostr~enues or lost profits resLJltmg from tne use or m1SL1S8 ofthe 1nformaton contained on tt11s map Any sale of this map ormformationanthismap is p-ohbitfldexceptbywrittenpermssicnofKingCounty. Date: 9/22/2015 Notes:S1te with Critical Areas Shown ./ TT ·.-:J. --;~, t- SE t~~·· ,, ~'., __ :r i __ N A Ui'I King County GISCENTER Legend !::=I fZI gJ • Parcels Erosion hazard (1990 SAO) Seismic hazard (1990 SAO) Landslide hazard (1991 SAO) Coal mine hazard (1990 SAO) dass 1 dass 2 perennial dass 2 salmonid dass 3 unclassified Wetland (1990 SAO) Sensitive are notice on title ••• ll. RILEYGROUP GEOTECHNICAL ENGINEERING REPORT PREPARED BY: THE RILEY GROUP, INC. 17522 BOTHELL WAY NORTHEAST BOTHELL, WASHINGTON 98011 PREPARED FOR: NORDIC RIDGE, LLC 15 LAKE BELLEVUE DRIVE, SUITE 102 BELLEVUE, WASHINGTON 98005 RGI PROJECT No. 2015-097 NORDIC RIDGE PLAT 17709116TH AVENUE SOUTHEAST RENTON, WASHINGTON JULY8,2015 Corporate Office 17521 Bethell Way Northeast Bothell, Washington 98011 Phone 425.415.0551 • Fox 425.415.0311 www.riley-group.com July 8, 2015 Mr. Kevin O'Brien Nordic Ridge, LLC 15 Lake Bellevue Drive, Suite 102 Bellevue, Washington 98005 ••• ll- RILEYGROUP Subject: Geotechnfcal Engineering Report Nordic Ridge Plat (Wells Property} 17709 116th Avenue Southeast Renton, Washington RGI Project No. 2015-097 Dear Mr. O'Brien: As requested, The Riley Group, Inc. (RGI} has performed a Geotechnical Engineering Report (GER) for the Nordic Ridge Plat located at 17709 116th Avenue Southeast, Renton, Washington. Our services were completed in accordance with our proposal PRP2015-157 dated June 15, 2015 and authorized by Mr. Jeffrey Hamilton the CFO for Nordic Ridge, LLC on June 16, 2015. The information In this GER is based on our understanding of the proposed construction, and the soil and groundwater conditions encountered in the test pits completed by RGI at the site on July 1, 2015. RGI recommends that you submit the project plans and specifications to RGI for a general review so that we may confirm that the recommendations in this GER are interpreted and implemented properly in the construction documents. RGI also recommends that a representative of our firm be present on site during portions of the project construction to confirm that the·soil and groundwater conditions are consistent with those that form the basis for the engineering recommendations in this GER. If you have any questions or require additional information, please contact us. Respectfully submitted, Eric L Woods, LG Project Geologist rocoma, Wo:shfngton Phone 253.565.0552 Kristina M. Weller, PE Senior Project Engineer Carparatt Office 17522 Bothell Way Northeast Bothelf, Woshlngton 98011 Phooe425.415.0551 • Fax425.415.0311 www.rlley-group.com Kennewick., WothJngton Phone 509.586.4840 Geotechnicaf Engineering Report Nordic Ridge Plat, Renton, Washington July 8, 2015 RGI Project No. 2015-097 TABLE OF CONTENTS 1.0 INTRODUCTION ••.•.....•..••.•..••••.••.••.•..................................••.•..•.•.••••.•.••.•.••.•.••.••.••..•••.•.••.•.••••..•.••••.•. 1 2.0 PROJECT DESCRIPTION ...................••••••.•.••.........••.••.••.•.......•...................................................... 1 3.0 FIELD EXPLORATION AND LABORATORY TESTING .......................................................... I 3.1 flELD EXPLORATION ............................................................................................................................... 1 3.2 LABORATORY TESTING........................................................................................................... . ........ 2 4.0 SITE CONDITIONS ••.•••••.••.•••.............••.••••.•..•.••.......................•....•...•••.•••.•.••.••••.••.••••.•........•..•.•.•.•••• 2 4.1 SURFACE .............................................................................................................................................. 2 4.2 GEOLOGY........................................................................... . ............................................................. 2 4.3 SolLS............................ .. ....................................... . .......................................................... 2 4.4 GROUNDWATER ............................... . . ···································· ····················································· ...... 3 4.5 SEISMIC (ONSIDERA TIONS .................................. , .... , .............................................................••...•.•... , , ....... 3 4.6 GEOLOGIC HAZARD AREAS .......................................................................................................................... 4 5.0 DISCUSSION AND RECOMMENDATIONS ................................................................................. 4 5.1 GEOTECHN1CAL CONSIDERATIONS................................................................................ . ........ 4 5.2 EARTHWORK.............................................................. . ....................................................................... 4 5.2.1 Erosion and Sediment Control ..................................................................................................... 4 5.2.2 Stripping ...................................................................................................................................... 5 5.2.3 Excavations ................................................................................................................................... 6 5.2.4 Site Preparation ........................................................................................................................ 6 5.2.5 Structural Fill ................................................................................................................................ 7 5.2.6 Cut and Fill Slopes.................................................................... . ................................... 9 5.2.7 Wet Weather Construction Considerations................................................................ . .... 9 5.3 FOUNDATIONS............................................................... . ................................................................. 9 5.4 RETAINING WALLS................................................................................. . ............................ 10 5.4.1 Cast-In-Place Walls .................................................................................................................... 10 5.5 SLAB-ON-GRADE CONSTRUCTION .............................................................................................................. 11 5.6 DRAINAGE.................. . ...................................................................................................... 11 5.6.1 Surface ....................................................................................................................................... 11 5.6.2 Subsurface .................................................................................................................................. 12 5.6.3 Infiltration ............................................................................................................................... 12 5. 7 UTILITIES........................................................................................ . ................................................ 12 5.8 PAVEMENTS ......................................................................................................................................... 12 6.0 ADDITIONAL SERVICES .............................................................................................................. 13 7.0 LIMITATIONS ................................................................................................................................. 13 LIST OF FIGURES AND APPENDICES Figure 1 ·············································-······································································· Site Vicinity Map Figure 2 ................................................................................................ Geatechnical Exploration Plan Figure 3 .................................................................................. Typical Retaining Wall Drainage Detail Figure 4 ................................•.................................................................• Typical Footing Drain Detail Appendix A ...........•.........................•.................................... Field Exploration and Laboratory Testing ••• . , .. RILEYGROUP Geotechnicof Engineering Report Nordic Ridge Plat; Renton, Washington Executive Summary July 8, 2015 RGI Project No. 2015-097 This Executive Summary should be used in conjunction with the entire Geotechnical Engineering Report (GER) for design and/or construction purposes. It should be recognized that specific details were not included or fully developed in this section, and the GER must be read in its entirety for a comprehensive understanding of the items contained herein. Section 7.0 should be read for an understanding of limitations. RGl's geotechnical scope of work included the advancement of eight test pits to approximate depths of six to eight feet below existing site grades. Based on the information obtained from our subsurface exploration, the site is suitable for development of the proposed project. The following geotechnical considerations were identified: Soil Conditions: The soils encountered during field exploration include loose to very dense silty sand with gravel. Groundwater: No groundwater seepage was encountered during our subsurface exploration. However, iron oxide staining was observed at 3 to 4 feet indicating a perched seasonal groundwater table over the top of dense glacial till layer. Foundations: Foundations for the proposed building may be supported on conventional spread footings bearing on medium dense to dense native soil or structural fill Slab-on-grade: Slab-on-grade floors and slabs for the proposed building can be supported on medium dense to dense native soil or structural fill. Pavements: The following pavement sections are recommended in accordance with the preferred section in the King County Road Design and Construction Standards -2007: };-For Residential Streets: 2 inches of Class Y, inch Hot Mix Asphalt (HMA) over 4 inches of Class Y. or 1 inch HMA ••• llW RILEYGROIIP Geotechnical Engineering Report Nordic Ridge Plat, Renton, Washington 1.0 Introduction July 8, 2015 RGI Project No. 2015--097 This Geotechnical Engineering Report (GER) presents the results of the geotechnical engineering services provided for the Nordic Ridge Plat in Renton, King County, Washington. The purpose of this evaluation is to assess subsurface conditions and provide geotechnical recommendations for the construction of a residential plat. Our scope of services included field explorations, laboratory testing, engineering analyses, and preparation of this GER. The recommendations in the following sections of this GER are based upon our current understanding of the proposed site development as outlined below. If actual features vary or changes are made, RGI should review them in order to modify our recommendations as required. In addition, RGI requests to review the site grading plan, final design drawings and specifications when available to verify that our project understanding is correct and that our recommendations have been properly interpreted and incorporated into the project design and construction. 2.0 Project description The project site is located at 17709 116th Avenue Southeast in Renton, Washington. The approximate location of the site is shown on Figure 1. The site is currently occupied by a single family residence with outbuildings and pasture areas. We understand it is proposed to construct a residential development on the site with access roadways, underground utilities and storm water facilities. At the time of preparing this GER, building plans were not available for our review. Based on our experience with similar construction, RGI anticipates that the proposed residences will be supported on perimeter walls with bearing loads of two to four kips per linear foot, and a series of columns with a maximum load up to 70 kips. Slab-on-grade floor loading of 250 pounds per square foot (psf) are expected. 3.0 Field Exploration and Laboratory Testing 3.1 FIELD EXPLORATION On July 1, 2015, RGI observed the excavation of eight test pits. The approximate exploration locations are shown on Figure 2. Field logs of each exploration were prepared by the geologist that continuously observed the excavation. These logs included visual classifications of the materials encountered during drilling as well as our interpretation of the subsurface conditions between samples. The test pits logs included in Appendix A represent an interpretation of the field ••• .... RILEY6ROUP Geotechnical Engineering Report Nordic Ridge Plat, Renton, Washington July 8, 2015 RGI Project No. 2015-097 logs and include modifications based on laboratory observation and analysis of the samples. 3.2 LABORATORY TESTING During the field exploration, a representative portion of each recovered sample was sealed in containers and transported to our laboratory for further visual and laboratory examination. Selected samples retrieved from the test pits were tested for moisture content and grain size analysis to aid in soil classification and provide input for the recommendations provided in this GER. The results and descriptions of the laboratory tests are enclosed in Appendix A. 4.0 Site Conditions 4.1 SURFACE The subject site is an irregular-shaped parcel of land approximately 3.63 acres in size. The site is bound to the north by Southeast Petrovitsky Road and residential property, to the east by 116th Avenue Southeast and residential property, to the south by residential property, and to the west by Southeast 177th Place and residential property. The site contains a single-family residence and several out-buildings in the central portion of the property, with the remainder of the site vegetated by grass. Several medium- diameter trees are located around the residence and in the southern portion of the property. Small-diameter trees ring a fenced off pasture in the northern portion of the site. The site slopes generally northeast at gradients of about 10 percent with an elevation change across the site of approximately 30 feet. 4.2 GEOLOGY Review of the Geologic Map of the Renton Quadrangle, King County, Washington, by D. R. Mullineaux {1965) indicates that the soil in the project vicinity is mapped as Ground moraine deposits {Qgt), which is light to dark gray, nonsorted, nonstratified mixture of clay, silt, sand, and gravel deposited by glacial ice. The deposit is generally very stiff and impermeable, often resulting in poorly drained bogs developing in relatively flat area. The deposit is usually 1 to 2 meters thick, but locally can be as much as 25 meters. These descriptions are generally similar to the findings in our field explorations. 4.3 SOILS The soils encountered during field exploration include loose to very dense silty sand with gravel. The soil generally becomes denser with depth . ••• ll-RILEYGROUP Geotechnical Engineering Report Nordic Ridge Plat, Renton, Washington JufyB, 2015 RGI Project No. 2015-097 More detailed descriptions of the subsurface conditions encountered are presented in the test pits included in Appendix A. Sieve analysis was performed on three selected soil samples. Grain size distribution curves are included in Appendix A. 4.4 GROUNDWATER No groundwater seepage was encountered during our subsurface exploration. However, iron oxide staining was observed at 3 to 4 feet indicating a perched seasonal groundwater table over the top of dense glacial till layer. It should be recognized that fluctuations of the groundwater table will occur due to seasonal variations in the amount of rainfall, runoff, and other factors not evident at the time the explorations were performed. In addition, perched water can develop within seams and layers contained in fill soils or higher permeability soils overlying less permeable soils following periods of heavy or prolonged precipitation. Therefore, groundwater levels during construction or at other times in the future may be higher or lower than the levels indicated on the logs. Groundwater level fluctuations should be considered when developing the design and construction plans for the project. 4.5 SEISMIC CONSIDERATIONS Based on the 2012 International Building Code (IBC), RGI recommends the follow seismic parameters for design. Table 1 2012 IBC Site Soil Class 1 C' Site Latitude 47.44399° N Site longitude 122.18701° W Short Period Spectral Response Acceleration, Ss (g) 1.386 1-Second Period Spectral Response Acceleration, S1 (g) 0.517 -~-·~--------t------- Adjusted Short Period Spectral Response Acceleration, SMs (g) 1.386 Adjusted 1-Second Period Spectral Response Acceleration, SM, (g) 0.672 1. Note: In general accordance with Chapter 20 of ASCE 7. The Site Class Is based on the average characteristics of the upper 100 feet of the subsurface profile. 2. Note: The 2012 IBC and ASCE 7 require a site soil profile determination extending to a depth of 100 feet for seismic site classification. The current scope of our services does not include the required 100 foot soil profile determination. Test pits extended to a maximum depth of 8 feet, and this seismic site ctass definition considers that very dense soil continues below the maximum depth of the subsurface exploration. Addltlonal exploratlon to deeper depths would be required to confirm the conditions below the current depth of exploration. • •• ·~-RILEYGROUP Geotechnical Engineering Report Nordic Ridge Plat, Renton, Washington July 8, 2015 RGI Project No. 2015-097 Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure induced by vibrations from a seismic event. Liquefaction mainly affects geologically recent deposits of fine-grained sands that are below the groundwater table. Soils of this nature derive their strength from intergranular friction. The generated water pressure or pore pressure essentially separates the soil grains and eliminates this intergranular friction, thus reducing or eliminating the soil's strength. RGI reviewed the results of the field and laboratory testing and assessed the potential for liquefaction of the site's soil during an earthquake. Since the site is underlain by glacial till, RGI considers that the possibility of liquefaction during an earthquake is minimal. 4.6 GEOLOGIC HAZARD AREAS Regulated geologically hazardous areas include erosion, landslide, earthquake, or other geological hazards. Based on the definition in the King County Code, the site does not contain geologically hazardous areas. 5.0 Discussion and Recommendations 5.1 GEOTECHNICAL CONSIDERATIONS Based on our study, the site is suitable for the proposed construction from a geotechnical standpoint. Foundations for the proposed building can be supported on conventional spread footings bearing on medium dense to dense native soil or structural fill. Slab-on- grade and pavements can be similarly supported. Detailed recommendations regarding the above issues and other geotechnical design considerations are provided in the following sections. These recommendations should be incorporated into the final design drawings and construction specifications. 5.2 EARTHWORK The earthwork for the project is expected to include mass grading to achieve lot and roadway grades, excavating the detention pond, installing underground utilities and preparing roadway subgrades. 5.2.1 EROSION AND SEDIMENT CONTROL Potential sources or causes of erosion and sedimentation depend on construction methods, slope length and gradient, amount of soil exposed and/or disturbed, soil type, construction sequencing and weather. The impacts on erosion-prone areas can be reduced by implementing an erosion and sedimentation control plan. The plan should be designed in accordance with applicable city and/or county standards . ••• . ,. RILEYGROUP Geotechnical Engineering Report Nordic Ridge Plat, Renton, Washington July 8, ;/015 RGI Project No. 2015--097 RGI recommends the following erosion control Best Management Practices (BMPs): >" Scheduling site preparation and grading for the drier summer and early fall months and undertaking activities that expose soil during periods of little or no rainfall >" Retaining existing vegetation whenever feasible >" Establishing a quarry spall construction entrance >" Installing siltation control fencing or anchored straw or coir wattles on the downhill side of work areas >" Covering soil stockpiles with anchored plastic sheeting >" Revegetating or mulching exposed soils with a minimum 3-inch thickness of straw if surfaces will be left undisturbed for more than one day during wet weather or one week in dry weather >" Directing runoff away from exposed soils and slopes >" Minimizing the length and steepness of slopes with exposed soils and cover excavation surfaces with anchored plastic sheeting (Graded and disturbed slopes should be tracked in place with the equipment running perpendicular to the slope contours so that the track marks provide a texture to help resist erosion and channeling. Some sloughing and raveling of slopes with exposed or disturbed soil should be expected.) >" Decreasing runoff velocities with check dams, straw bales or coir wattles >" Confining sediment to the project site >" Inspecting and maintaining erosion and sediment control measures frequently (The contractor should be aware that inspection and maintenance of erosion control BMPs is critical toward their satisfactory performance. Repair and/or replacement of dysfunctional erosion control elements should be anticipated.) Permanent erosion protection should be provided by reestablishing vegetation using hydroseeding and/or landscape planting. Until the permanent erosion protection is established, site monitoring should be performed by qualified personnel to evaluate the effectiveness of the erosion control measures. Provisions for modifications to the erosion control system based on monitoring observations should be included in the erosion and sedimentation control plan. 5.2.2 STRIPPING Stripping efforts should include removal of pavements, vegetation, organic materials, and deleterious debris from areas slated for building, pavement, and utility construction. The test pits encountered six to eight inches of topsoil and rootmass. Deeper areas of stripping may be required in forested or heavily vegetated areas of the site . ••• ·~-RllEYGROUP Geotechnica/ Engineering Report Nordic Ridge Plat, Renton, Washington 5.2.3 EXCAVATIONS July 8, 2015 RGI Project No. 2015-097 All temporary cut slopes associated with the site and utility excavations should be adequately inclined to prevent sloughing and collapse. The site soils consist of medium dense to very dense silty sand with gravel. Accordingly, for excavations more than 4 feet but less than 20 feet in depth, the temporary side slopes should be laid back with a minimum slope inclination of lH:lV (Horizontal:Vertical). The slope inclination may be increased to 3/4H:1V in the very dense till. If there is insufficient room to complete the excavations in this manner, or excavations greater than 20 feet in depth are planned, using temporary shoring to support the excavations should be considered. For open cuts at the site, RGI recommends: ~ No traffic, construction equipment, stockpiles or building supplies are allowed at the top of cut slopes within a distance of at least five feet from the top of the cut ~ Exposed soil along the slope is protected from surface erosion using waterproof tarps and/or plastic sheeting ~ Construction activities are scheduled so that the length of time the temporary cut is left open is minimized ~ Surface water is diverted away from the excavation ~ The general condition of slopes should be observed periodically by a geotechnical engineer to confirm adequate stability and erosion control measures In all cases, however, appropriate inclinations will depend on the actual soil and groundwater conditions encountered during earthwork. Ultimately, the site contractor must be responsible for maintaining safe excavation slopes that comply with applicable OSHA or WISHA guidelines. 5.2.4 SITE PREPARATION RGI anticipates that some areas of loose or soft soil will be exposed upon completion of stripping and grubbing. Proofrolling and subgrade verification should be considered an essential step in site preparation. After stripping, grubbing, and prior to placement of structural fill, RGI recommends proofrolling building and pavement subgrades and areas to receive structural fill. These areas should moisture condition and compacted to a firm and unyielding condition in order to achieve a minimum compaction level of 95 percent of the modified proctor maximum dry density as determined by the American Society of Testing and Materials D1557-09 Standard Test Methods for Laboratory Compaction Characteristics of Soil Using Modified Effort (ASTM D1557). Proofrolling and adequate subgrade compaction can only be achieved when the soils are within approximately ± 2 percent moisture content of the optimum moisture content. Soils which appear firm after stripping and grubbing may be proofrolled with a heavy ••• ·~-RILEYGROUP Geotechnicol Engineerirtg Report Nordic Ridge Plot, Rertton, Washington July 8, 2015 RGI Project No. 2015-097 compactor, loaded double-axle dump truck, or other heavy equipment under the observation of an RGI representative. This observer will assess the subgrade conditions prior to filling. The need for or advisability of proofrolling due to soil moisture conditions should be determined at the time of construction. In wet areas it may be necessary to hand probe the exposed subgrades in lieu of proofrolling with mechanical equipment. Subgrade soils that become disturbed due to elevated moisture conditions should be overexcavated to reveal firm, non-yielding, non-organic soils and backfilled with compacted structural fill. In order to maximize utilization of site soils as structural fill, RGI recommends that the earthwork portion of this project be completed during extended periods of warm and dry weather if possible. If earthwork is completed during the wet season (typically November through May) it will be necessary to take extra precautionary measures to protect subgrade soils. Wet season earthwork will require additional mitigative measures beyond that which would be expected during the drier summer and fall months. 5.2.S STRUCTURAL FILL Once stripping, clearing and other preparing operations are complete, cuts and fills can be made to establish desired lot and roadway grades. Prior to placing fill, RGI recommends proof-rolling as described above. RGI recommends fill below the foundation and floor slab, behind retaining walls, and below pavement and hardscape surfaces be placed in accordance with the following recommendations for structural fill. The suitability of excavated site soils and import soils for compacted structural fill use will depend on the gradation and moisture content of the soil when it is placed. As the amount of fines (that portion passing the U.S. No. 200 sieve) increases, soil becomes increasingly sensitive to small changes in moisture content and adequate compaction becomes more difficult or impossible to achieve. Soils containing more than about 5 percent fines cannot be consistently compacted to a dense, non-yielding condition when the moisture content is more than 2 percent above or below optimum. Optimum moisture content is that moisture that results in the greatest compacted dry density with a specified compactive effort. Non-organic site soils are only considered suitable for structural fill provided that their moisture content is within about two percent of the optimum moisture level as determined by ASTM D1557. Excavated site soils may not be suitable for re-use as structural fill depending on the moisture content and weather conditions at the time of construction. If soils are stockpiled for future reuse and wet weather is anticipated, the stockpile should be protected with plastic sheeting that is securely anchored. Even during dry weather, moisture conditioning (such as, windrowing and drying) of site soils to be reused as structural fill may be required. Even during the summer, delays in grading can occur due to excessively high moisture conditions of the soils or due to precipitation. If ••• . ,. RJLEYGROUP Geotechnical Engineering Report Nordic Ridge Plot, Renton, Washington July 8, 2015 RGI Project No. 2015-097 wet weather occurs, the upper wetted portion of the site soils may need to be scarified and allowed to dry prior to further earthwork, or may need to be wasted from the site. The site soils are moisture sensitive and will not be useable for will in wet weather. If grading operations take place in the summer and fall months, it should be feasible to moisture condition and compact the native soil. If on-site soils are or become unusable, it may become necessary to import clean, granular soils to complete site work that meet the grading requirements listed in Table 2 to be used as structural fill. Table 2 Structural Fill Gradation 4inches 100 No. 4sieve 75 percent No. 200 sieve 5 percent* •Based on minus 3/4 inch fraction. Prior to use, an RGI representative should observe and test all materials imported to the site for use as structural fill. Structural fill materials should be placed in uniform loose layers not exceeding 12 inches and compacted as specified in Table 2. The soil's maximum density and optimum moisture should be determined by ASTM D1557. Table 3 Structural Fill Compaction ASTM D1557 Foundations On-site granular or approved I 95 +2 -2 imported fill_s_<>il~: _ I Retaining Wall Backfill On-site granular or approved 1---;-+2 -2 --~---------_im_p_c,rt_ed fill soils: Slab-on-grade On-site granular or approved 95 +2 -2 imported fill soils: General Fill (non-On-site soils or approved 90 +3 -2 __gruct~al areas) imported fill soils: Pavement -Subgrade On-site granular or approved 95 +2 -2 and Base Course importedfill soils: Placement and compaction of structural fill should be observed by RGI. A representative number of in-place density tests should be performed as the fill is being placed to confirm that the recommended level of compaction is achieved . ••• . ,. RILEYGROUP Geotechnico/ Engineering Report Nordic Ridge Plot, Renton, Washington 5.2.6 CUT AND FILL SLOPES July 8, 2015 RGI Project No. 1015-097 All permanent cut and fill slopes (except interior slopes of detention pond) should be graded with a finished inclination no greater than 2H:1V. The interior slopes of the detention pond must be graded with a slope gradient no steeper than 3H:1V. Upon completion of construction, the slope face should be trackwalked, compacted and vegetated, or provided with other physical means to guard against erosion. Final grades at the top of the slopes must promote surface drainage away from the slope crest. Water must not be allowed to flow in an uncontrolled fashion over the slope face. If it is necessary to direct surface runoff towards the slope, it should be controlled at the top of the slope, piped in a closed conduit installed on the slope face, and taken to an appropriate point of discharge beyond the toe of the slope. All fill placed for slope construction should meet the structural fill requirements as described in Section 5.2.5. 5.2.7 WET WEATHER CONSTRUCTION CONSIDERATIONS RGI recommends that preparation for site grading and construction include procedures intended to drain ponded water, control surface water runoff, and to collect shallow subsurface seepage zones in excavations where encountered. It will not be possible to successfully compact the subgrade or utilize on-site soils as structural fill if accumulated water is not drained prior to grading or if drainage is not controlled during construction. Attempting to grade the site without adequate drainage control measures will reduce the amount of on-site soil effectively available for use, increase the amount of select import fill materials required, and ultimately increase the cost of the earthwork phases of the project. Free water should not be allowed to pond on the subgrade soils. RGI anticipates that the use of berms and shallow drainage ditches, with sumps and pumps in utility trenches, will be required for surface water control during wet weather and/or wet site conditions. 5.3 FOUNDATIONS Following site preparation and grading, the proposed building foundation can be supported on conventional spread footings bearing on dense native soil or structural fill. Loose, organic, or other unsuitable soils may be encountered in the proposed building footprint. If unsuitable soils are encountered, they should be overexcavated and backfilled with structural fill. Perimeter foundations exposed to weather should be at a minimum depth of 18 inches below final exterior grades. Interior foundations can be constructed at any convenient depth below the floor slab. Finished grade is defined as the lowest adjacent grade within 5 feet of the foundation for perimeter (or exterior) footings and finished floor level for interior footings. • •• ll. RILEYGROUP Geotechnicaf Engineering Report Nordic Ridge Plat, Renton, Washington 10 Table 4 Foundation Design Passive pressure (equivalent fluid pressure) Minimum foundation dimensions ----------------------- 1. psf = pounds per square foot 2. pcf = pounds per cubic foot July 8, 2015 RGI Project No. 2015-097 250 pcf2 -~--------------- Columns: 24 inches Walls: 16 inches The allowable foundation bearing pressures apply to dead loads plus design live load conditions. For short-term loads, such as wind and seismic, a 1/3 increase in this allowable capacity may be used. At perimeter locations, RGI recommends not including the upper 12 inches of soil in the computation of passive pressures because they can be affected by weather or disturbed by future grading activity. The passive pressure value assumes the foundation will be constructed neat against competent soil or backfilled with structural fill as described in Section 5.2.5. The recommended base friction and passive resistance value includes a safety factor of about 1.5. With spread footing foundations designed in accordance with the recommendations in this section, maximum total and differential post-construction settlements of 1 inch and 1/2 inch, respectively, should be expected. 5.4 RETAINING WALLS If retaining walls are needed for the future residences or within the detention pond, RGI recommends cast-in-place concrete walls be used. If grade changes are necessary in lot or landscape areas, modular block walls can be used. RGI can provide design for modular block walls once the configuration and height of the walls has been determined. 5.4.1 CAsT-IN-PLACEWAUS The magnitude of earth pressure development on retaining walls will partly depend on the quality of the wall backfill. RGI recommends placing and compacting wall backfill as structural fill. Wall drainage will be needed behind the wall face. A typical retaining wall drainage detail is shown in Figure 3. The perforated pipe shown in the detail may be replaced with 2 inch diameter weep holes through the wall at 10 foot centers approximately 6 inches above the wetpond or finished landscape surface for walls in the detention pond or landscape areas . ••• ll. RlLEYGROUP Geotechnica/ Engineering Report Nordic Ridge Plot, Renton, Washington 11 July 8, 2015 RGI Project Na. 2015-097 With wall backfill placed and compacted as recommended, and drainage properly installed, RGI recommends using the values in the following table for design. Table 5 Retaining Wall Design 35 pcf Active Earth Pressure (unrestrained walls) I At-rest Earth Pressure (restrain_e_d_w_a_l-ls-) +I ------5-0-pcf _____ _ For seismic design, an additional uniform load of 7 times the wall height (H) for unrestrained walls and 14H for restrained walls should be applied to the wall surface. Friction at the base of foundations and passive earth pressure will provide resistance to these lateral loads. Values for these parameters are provided in Section 5.3. 5.5 SLAB-ON-GRADE CONSTRUCTION Once site preparation has been completed as described in Section 5.2, suitable support for slab-on-grade construction should be provided. RGI recommends that the concrete slab be placed on top of medium dense native soil or structural fill. Immediately below the floor slab, RGI recommends placing a four-inch thick capillary break layer of clean, free-draining sand or gravel that has less than five percent passing the U.S. No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slab. Where moisture by vapor transmission is undesirable, an 8-to 10-millimeter thick plastic membrane should be placed on a 4-inch thick layer of clean gravel. For the anticipated floor slab loading, we estimate post-construction floor settlements of 1/4-to 1/2-inch. 5.6 DRAINAGE 5.6.1 SURFACE Final exterior grades should promote free and positive drainage away from the building area. Water must not be allowed to pond or collect adjacent to foundations or within the immediate building area. For non-pavement locations, RGI recommends providing a minimum drainage gradient of 3 percent for a minimum distance of 10 feet from the building perimeter. In paved locations, a minimum gradient of 1 percent should be provided unless provisions are included for collection and disposal of surface water adjacent to the structure. • •• ·~-RILEYGROUP Geatechnicof Engineering Report Nordic Ridge Plot, Renton, Washington 5.6.2 SUBSURFACE 12 Julys, 2015 RGI Project No. 201S.-097 RGI recommends installing perimeter foundation drains. A typical footing drain detail is shown on Figure 4. The foundation drains and roof downspouts should be tightlined separately to an approved discharge facility. Subsurface drains must be laid with a gradient sufficient to promote positive flow to a controlled point of approved discharge. 5.6.3 INFILTRATION The site soils consist of weathered glacial till underlain by very dense unweather glacial till. Iron oxide staining was observed at the interface of the unweathered till indicative of a shallow seasonal perched groundwater table. Based on the soil conditions the site is not suitable for infiltration. 5.7 UTILITIES Utility pipes should be bedded and backfilled in accordance with American Public Works Association (APWA) specifications. For site utilities located within the right-of-ways, bedding and backfill should be completed in accordance with King County specifications. At a minimum, trench backfill should be placed and compacted as structural fill, as described in Section 5.2.5. Where utilities occur below unimproved areas, the degree of compaction can be reduced to a minimum of 90 percent of the soil's maximum density as determined by the referenced ASTM D1557. As noted, soils excavated on site will not be suitable for use as backfill material in wet weather. Imported structural fill meeting the gradation provided in Table 2 may be necessary for trench backfill. The native soils should be suitable for use as backfill material in the summer and fall months in dry weather, however moisture condition of the soils should be expected. 5.8 PAVEMENTS Pavement subgrades should be prepared as described in Section 5.2 and as discussed below. Regardless of the relative compaction achieved, the subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with heavy construction equipment to verify this condition. With the pavement subgrade prepared as described above, RGI recommends the following pavement sections in accordance with the preferred section in the King County Road Design and Construction Standards -2007: J.-For Residential Streets: 2 inches of Class Y, inch Hot Mix Asphalt (HMA) over 4 inches of Class% or 1 inch HMA The asphalt paving materials used should conform to the Washington State Department of Transportation {WSDOT) specifications for HMA surfacing . ••• . ,. RILEYGROUP Geotechnico/ Eng;neering Report Nordic Ridge Plat, Renton, Washington 13 July 8, 2015 RGI Project No. 2015-097 Long-term pavement performance will depend on surface drainage. A poorly-drained pavement section will be subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their supporting capability. For optimum pavement performance, surface drainage gradients of no less than 2 percent are recommended. Also, some degree of longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks when they occur. 6.0 Additional Services RGI is available to provide further geotechnical consultation throughout the design phase of the project. RGI should review the final design and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and incorporated into project design and construction. RGI is also available to provide geotechnical engineering and construction monitoring services during construction. The integrity of the earthwork and construction depends on proper site preparation and procedures. In addition, engineering decisions may arise in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of this scope of work. If these services are desired, please let us know and we will prepare a cost proposal. 7.0 Limitations This GER is the property of RGI, Nordic Ridge, LLC, and its designated agents. Within the limits of the scope and budget, this GER was prepared in accordance with generally accepted geotechnical engineering practices in the area at the time this GER was issued. This GER is intended for specific application to the Nordic Ridge Plat project in Renton, Washington, and for the exclusive use of Nordic Ridge, LLC and its authorized representatives. No other warranty, expressed or implied, is made. Site safety, excavation support, and dewatering requirements are the responsibility of others. The scope of services for this project does not include either specifically or by implication any environmental or biological (for example, mold, fungi, bacteria) assessment of the site or identification or prevention of pollutants, hazardous materials or conditions. If the owner is concerned about the potential for such contamination or pollution, we can provide a proposal for these services. The analyses and recommendations presented in this GER are based upon data obtained from the test exploration performed on site. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations appear evident, RGI should be requested to reevaluate the recommendations in this GER prior to proceeding with construction . ••• ·~-RILEYGROUP Geotechnical Engineering Report Nordic Ridge Plat, Renton, Washington 14 July 8, 2015 RGI Project No. 2015-097 It is the client's responsibility to see that all parties to the project, including the designers, contractors, subcontractors, are made aware of this GER in its entirety. The use of information contained in this GER for bidding purposes should be done at the contractor's option and risk. • •• ll. RlLEYGROUP USGS, 1994, Renton, Washington 7.5-Minute Quadrangle I I • Corporate Office 17522 Bothell Way Northeast I l,. Bothell, Washington 98011 RILEYGROUP :::n;~;!~;~~i:si Approximate Scale: 1"=1000' 0 500 1000 Nordic Ridge Plat (Wells Property) RGI Project Number 2015-097 Site Vicinity Map 2000 Figure 1 Date Drawn: 07/2015 Address: 17709 116th Avenue Southeast, Renton, Washington 98058 .. rr~;: :r~;:r. crr~ni·; '.:,·i/'/ , r::-.\--~--.~J • I! h' !'(/ ;t rW'-Jc ( . !, ! /' / if ' -I i ', \ j , I; !~ i I !(o;) I I I I / !~ : l . rW'-1Ji : J 1 ' I lil'l \ , I ' _ ___..-c.;;;~-""7'"", '_ i--____ 0-TP-4 , ~ __ / ' I t'"" l i : ' ' I ' ,, I lil'l _: I "~ ! ~:[ ti} I ~ /j_:~"' . \t_/.JJ'-_/·: L·Jrr,_7 __ l 't:. j Ii I: -1 · ---r,· +r lil'l = Test Pit Location by RGI on 07 /01/15 Approximate Scale: 1"=100' Drawn from ESM Consulting Engineers LLC, Preliminary Plat Plan PP-01. O 50 100 I I • Corporate Office 17522 Bothell Way Northeast I l. Bothell, Washington 98011 Nordic Ridge Plat (Wells Property) RGI Project Number 2015-097 Geotechnical Exploration Plan 200 Figure 2 Date Drawn: 07/2015 RILEYGROUP Phone: 425.415,0551 Fax: 425.415.0311 Address: 17709 116th Avenue Southeast, Renton, Washington 98058 12" Minimum Wide l >re•"''"'"= .. Filter Fabric Material I I • Corporate Office 17522 Bothell Way Northeast I l. Bothell, Washington 98011 RILEYGROUP ::;n;~t;~;~;~;51 Slope to Drain 4" Diameter PVC Perforated Pipe Not to Scale Nordic Ridge Plat (Wells Property) Excavated Slope (See Report for Appropriate lncliniations) Compacted Structural Backfill (Native or Import) Figure 3 RGI Project Number 2015-097 Retaining Wall Drainage Detail Date Drawn: 07/2015 Address: 17709 116th Avenue Southeast, Renton, Washington 98058 Building Slab -~. ._-·-. ·- I I • Corporate Office 17522 Bothell Way Northeast I l. Bothell, Washington 98011 RILEYGROUP ;!',:;~;;!~s4~~i.0t 1 . : 4 •· f,,,-,~~=-=-~~----,....,...,.....,,....,...,.....,----,--,-,- · ... Filter Fabric 4" Perforated Pipe 3/4" Washed Rock or Pea Gravel Not to Scale Nordic Ridge Plat (Wells Property) RGI Project Number 2015-097 Typical Footing Drain Detail Figure4 Date Drawn: 07/2015 Address: 17709 116th Avenue Southeast, Renton, Washington 98058 Geotechnical Engineering Report Nordic Ridge Plat, Renton, Washington APPENDIX A July 8, 2015 RGI Project No. 1015-097 FIELD EXPLORATION AND LABORATORY TESTING On July 1, 2015, RGI performed field explorations using a rubber tired backhoe. We explored subsurface soil conditions at the site by observing the excavation of eight test pits to a maximum depth of 8 feet below existing grade. The test pits locations are shown on Figure 2. The test pits locations were approximately determined by measurements from existing property lines and paved roads. A geologist from our office conducted the field exploration and classified the soil conditions encountered, maintained a log of each test exploration, obtained representative soil samples, and observed pertinent site features. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS). Representative soil samples obtained from the explorations were placed in closed containers and taken to our laboratory for further examination and testing. As a part of the laboratory testing program, the soil samples were classified in our in house laboratory based on visual observation, texture, plasticity, and the limited laboratory testing described below. Moisture Content Determinations Moisture content determinations were performed in accordance with ASTM D2216-10 Standard Test Methods for Laboratory Determination of Water (Moisture) Content of Soil and Rock by Mass (ASTM D2216) on representative samples obtained from the exploration in order to aid in identification and correlation of soil types. The moisture content of typical sample was measured and is reported on the test pits Logs. Grain Size Analysis A grain size analysis indicates the range in diameter of soil particles included in a particular sample. Grain size analyses was determined using D6913-04(2009) Standard Test Methods for Particle-Size Distribution (Gradation) of Soils Using Sieve Analysis (ASTM D6913) on three of the samples. • •• . , .. RILEYGROUP Project Name: Nordic Ridge Plat ••• Test Pit No.: TP-1 Project Number: 2015-097 ll. Sheet 1 of 1 Client: Nordic Ridge, LLC RILEYGROUP Date(s) Excavated: 7/1/2015 Logged By ELW Surface Conditions: Grass Excavation Method: Backhoe Bucket Size: NIA Total Depth of Excavation: 8 feet bgs Excavator Type: Rubber Tire Backhoe Excavating Contractor: ~=~~:::!nt Approximate Surface Elevation Groundwater Level: Not Encountered ~~~:!~~) Grab Compaction Method Bucket Test Pit Backfill: Cuttings Location 1n09 116th Avenue Southeast, Renton, Washington ~ .~ ] 0 ~ ~ § 1' _§' C ~ >-z ifi 1 "§ ~ ! t t U) E (.) ~ ~ .. c1l U) MATERIAL DESCRIPTION REMARKS AND OTHER TESTS iii D U) :::, (!) -0 TPSL Topsoil SM Brown silty SAND with some gravel, loose to medium dense, moist ] 16% moisture, 24% fines --.., Gray silty SAND wilh some gravel, medium dense to dense, moist (Weathered Till) ] 16% moisture -Iron oxide staining -5-SM Gray silty SAND with some gravel, dense to very dense, moist (Glacial Till) ] t-Becomes very dense 10% moisture Test Pit terminated at 8' -10 TheR1leyGroup,lnc. 17522 Bothell Way NE, Bothel, WA 98011 Project Name: Nordic Ridge Plat Project Number: 2015-097 I I a Test Pit No.: TP-2 !Js9 Sheet 1 of 1 Client: Nordic Ridge, LLC Date(s) Excavated: 711/2015 Excavation Method: Backhoe Excavator Type: Rubber Tire Backhoe Groundwater Level: Not Encountered Test Pit Backfill: Cuttings ~ .~ ] Ji ~ ~ § t 3 C ~ I-z i ~ .. U) { t C. U) ~ E (.) .. ~ U) ~ iii D U) U) ::, Cl -TPSl. SM J SM -5- I Logged By ELW Bucket Size: N/A Harbor Point Excavating Contractor: ExcavatinQ Surface Conditions: Grass Total Depth of Excavation: 7 feet bgs Approximate Surface Elevation Compaction Method Bucket Location 17709 116th Avenue Southeast, Renton, Washington MATERIAL DESCRIPTION Topsoil Brown silty SAND with trace gravel, loose to medium dense, moist Gray silty SAND with some gravel, medium dense to dense. moist (Weathered Till) ~Iron oxide staining Gray silty SANO with some gravel, very dense, moist (Glacial Till) Test pit terminated at r REMARKS AND OTHER TESTS 14% moisture 11% moisture -10--'---'---'---'---'--------------------'------------' The Riley Group, Inc. 17522 Bothell Way NE, Bothell, WA 98011 Project Name: Nordic Ridge Plat Project Number: 2015-097 I I• Test Pit No.: TP-3 !Js!! Sheet 1 of 1 Client: Nordic Ridge, LLC Date(s) Excavated: 7/112015 Excavation Method: Backhoe Excavator Type: Rubber Tire Backhoe Groundwater Level: Not Encountered Test Pit Backfill: Cuttings ~ 2 .; J j E ! ,1!. ... z >- ~ w If) 0 E. I If) ~ E u ~ ~ ~ ~ If) 0 If) If) :::, (!) -TPSL 's;:;- I SM ] 's;:;- -,_ ] Logged By ELW Bucket Size: NIA Excavating Contractor. ~:::;:;!nt Surface Conditions: Grass Total Depth of Excavation: 7 feet bgs Approximate Surface Elevation Compaction Method Bucket Location 17709 116th Avenue Southeast, Renton, Washington MATERIAL DESCRIPTION Topsoil Brown silty SAND with trace gravel, loose to medium dense, moist Gray silty SAND with some gravel, medium dense to dense, moisl (Weathered Till) -Iron oxide staining Gray silty SAND with some gravel, very dense, moist (Glacial Till) - Test Pit terminated at r REMARKS AND OTHER TESTS 11 % moisture 14% moisture 10% moisture ,o....L....L.-...l....--'--'-------------------...1....----------' The Riley Group.Inc. 17522Bothel1We,t,J NE, Bothell, WA98011 Project Name: Nordic Ridge Plat Project Number: 2015-097 I I • Test Pit No.: TP-4 !J-6~ Sheet 1 of 1 Client: Nordic Ridge, LLC Date(s) Excavated: 7/1/2015 Excavation Method: Backhoe Excavator Type: Rubber Tire Backhoe Groundwater Level: Not Encountered Test Pit Backfill: Cuttings ~ 1 2 @. ~ .~ 5 E .§' C @. >-z (Ji i ~ ~ u i i l CJ) :g_ u CJ) ~ iii 0 If) If) ::, <9 TPSL SM ] SM ] 5-SM I Logged By ELW Bucket Size: NIA Harbor Point Excavating Contractor: Excavatino Surface Conditions: Grass Total Depth of Excavation: 7 .5 feet bgs Approximate Surface Elevation Compaction Method Bucket Location 17709 116th Avenue Southeast, Renton, Washington MATERIAL DESCRIPTION REMARKS AND OTHER TESTS Topsoil Brown silty SAND with trace gravel, loose to medium dense, moist 9% moisture Gray silty SAND with some gravel, dense, moist (Weathered Till) -Iron oxide staining 15% moisture Gray silty SANO with some gravel, very dense, moist (Glacial Till) 12% moisture Test Pit terminated at 7.5' -,,__.___._ _ _._ _ _,_ _ _._ __________________ _._ _________ __. The RIiey Group, Inc. 17522 Bothell Way NE, Bothell, WA 98011 Project Name: Nordic Ridge Plat Project Number: 2015-097 I I • Test Pit No.: TP-5 Pi~~ Sheet 1 of 1 Client: Nordic Ridge, LLC Date(s) Excavated: 7/112015 Excavation Method: Backhoe Excavator Type: Rubber Tire Backhoe Groundwater Level: Not Encountered Test Pit Backfill: Cuttings ~ .~ .8 2 ~ . § ~ .3 ~ ~ f-z ,l i " en u ~ .c t en :c 5i-E u ~ . "' en w 0 en en ::, Cl -0 TPSL SM 1 ----... Logged By ELW Buckel Size: NIA Surface Conditions: Grass Total Depth of Excavation: 6.5 feet bgs Approximate Surface Elevation Compaction Method Bucket Location 17709 116th Avenue Southeast, Renton, Washington MATERIAL DESCRIPTION REMARKS AND OTHER TESTS Topsoil Brown silty SAND with trace gravel. loose to medium dense, moist 9% moisture Gray silty SAND with some gravel. dense, moist (Weathered Till) -Iron oxide staining I ll,~ .. -, .. --.--.-~ 11 % moisture -,-J _ (Glacial Till) - 12% moisture, 35% fines Test Pit terminated at 6.5' -,,~~-~-~-~------------------~---------~ The Riley Groop, Inc. 17522 Bothell Way NE. Bothell, WA 98011 Project Name: Nordic Ridge Plat Project Number: 2015-097 I I• Test Pit No.: TP-6 f J6°!! Sheet 1 of 1 Client: Nordic Ridge, LLC Date(s) Excavated: 7/1/2015 Excavation Method: Backhoe Excavator Type: Rubber Tire Backhoe Groundwater Level: Not Encountered Test Pit Backfill: Cuttings 'i;' " -~ .0 2 ~ l § ~ .3 a I-z ~ " "' 0 ~ ~ ci "' :c a; ~ ~ ~ 0 i "' iii " "' "' :, (!) -0 TPSL SM ] SM ] SM - Logged By ELW Bucket Size: N/A Excavating Contractor: ~=::::!nt Surface Conditions: Grass Total Depth of Excavation: 6 feet bgs Approximate Surface Elevation Compaction Method Bucket Location 17709 116th Avenue Southeast, Renton, Washington MATERIAL DESCRIPTION Topsoil Brown silty SAND with trace gravel, loose lo medium dense, moist Gray silty SAND with some gravel, medium dense to dense, moist (Weathered Till) -Iron oxide staining Gray silly SAND with some gravel, very dense, moisl '"""(Glacial TIii) Test Pit terminated at 6' REMARKS AND OTHER TESTS 11 % moisture 12% moisture - 12% moisture ,.~~-~-~-~------------------~---------~ The Riley Group, Inc. 17522Bolhell Way NE, Bothell, WA98011 Project Name: Nordic Ridge Plat ••• Test Pit No.: TP-7 Project Number: 2015-097 . ,. Sheet 1 of 1 Client: Nordic Ridge, LLC RILEYGROUP Date{s) Excavated: 7/1/2015 Logged By ELW Surface Conditions: Grass Excavation Method: Backhoe Buckel Size: N/A Total Depth of Excavation: 8 feet bgs Excavator Type: Rubber Tire Backhoe Excavating Contractor. ~=~~:::;!nt Apprmcimate Surface Elevation Groundwater Level: Not Encountered ~:~!~~) Grab Compaction Method Bucket Test Pit Backfill: Cuttings Location 17709 116th Avenue Southeast, Renton, Washington ;; ~ 2 ~ Ji § C> j l ,_ z ~ 3 ~ " (/) 0 ~ ci (/) £. ~ 5i-E E 0 ~ ~ (/) I'! MATERIAL DESCRIPTION REMARKS AND OTHER TESTS w 0 (/) (/) ::> (!) -0 TPSL Topsoil SM If Brown silty SAND with trace gravel, loose to medium dense, moist ] 10% moisture ----,;;, Gray silty SANO with some gravel, medium dense to dense, moist (Weathered Till) -Iron oxide staining I 10% moisture, 20% fines -5-SM Gray silty SAND with some gravel, very dense, moist (Glacial Till) I 12% moisture Test Pit terminated at 8' -10 TheRile Grou ' p, I= 17522 Bothell Way NE. BotheR, WA 98011 Project Name: Nordic Ridge Plat ••• Test Pit No.: TP-8 Project Number: 2015-097 . ,. Sheet 1 of 1 Client: Nordic Ridge, LLC RILEYGROUP Date(s) Excavated: 7/1/2015 Logged By ELW Surface Conditions: Grass Excavation Method: Backhoe Bucket Size: NIA Total Depth of Excavation: 6.5 feet bgs Excavator Type: Rubber Tire Backhoe Excavating Contractor: ~==~::;!nt Approximate Surface Elevation Groundwater Levef: Not Encountered ~::~~) Grab Compaction Method Bucket Test Pit Backfill: Cuttings Location 17709 116th Avenue Southeast, Renton, Washington 'ii' .2: 0 ~ ;; g § i .§' C ~ .... z iJ; 0 w w f l I l t "' u ~ cJl "' MATERIAL DESCRIPTION REMARKS AND OTHER TESTS w 0 "' :::, (!) -0 TPSL Topsoil "st, Brown silty SAND with trace gravel, loose to medium dense, moist ] 9%moisture --... Brown silty SAND with some gravel, medium dense to dense, moist (Weathered Till) ] -Iron oxide staining 13% moisture -5-SM Gray silty SAND with some gravel, very dense, moist (Glacial Till) a 11 % moisture Test Pit terminated at 6.5' -10 TheRi ""'" ley •• '""· 17522 Bolm:IIIWayNE, Bothell, WA98011 Project Name: Nordic Ridge Plat Project Number: 2015-097 Client: Nordic Ridge, LLC ~ .~ ii :g ~ I § E 3 C f-z ;;; 0 ru ru [ ~ ~ <f) u Key to Logs ••• . ,. RILEYGROUP Sheet 1 of 1 I 1 ~ fr <f) ~ iii " <f) <f) :::, C!) MATERIAL DESCRIPTION REMARKS AND OTHER TESTS w w d l±J lfil lfil w COLUMN DESCRIPTIONS Depth (feet): Depth in feet below the ground surface. ~ Elevation (feet): Elevation (MSL, feet). Sample Type: Type of soil sample collected at the deplh interval shown. ~ uses Symbol: uses symbol of the subsurface material. [!I Graphic Log: Graphic depiction of the subsurface material encountered. @ MATERIAL DESCRIPTION: Desaiption of material encountered. [!) Sample Number: Sample identification number. FIELD AND LABORATORY TEST ABBREVIATIONS CHEM: Chemical tests to assess corrosivity COMP: Compaction test CONS: One-dimensional consolidation test LL: Liquid Limit, percent MATERIAL GRAPHIC SYMBOLS • Silly SAND (SM) TYPICAL SAMPLER GRAPHIC SYMBOLS i Auger sampler ~ Bulk Sample ~ 3-inch-OD California w/ Iii brass rings GENERAL NOTES rn CME Sampler rn Grab Sample 12.5-inch-OD Modified California w/ brass liners May include consistency, moisture, color, and other descriptive text. [i) REMARKS AND OTHER TESTS: Comments and observations regarding drilling or sampling made by driller or field personnel. Pl: Plasticity Index, percent SA: Sieve analysis (percent passing No. 200 Sieve) UC: Unconfined compressive strength test, Qu, in ksf WA: Wash sieve (percent passing No. 200 Sieve) OTHER GRAPHIC SYMBOLS ~ Pitcher Sample ~ 2-inch-OD unlined split -------¥ Water level {at time of drilling, ATD) ~ Water level (after waiting) ~ spoon (SPT) • ~ Shelby Tube (Thin-waited, Minor change in material properties within a stratum ~ fixed head) --lnferred/gradational contact between strata -?-Queried contact between strata 1: Soil classifications are based on the Unified Soil Classtfication System. Descriptions and stratum lines are interpretive, and actual lithotogic changes may be gradual. Field descriptions may have been modified to reflect results of lab lests. 2: Descriptions on these logs apply only at the specific boring locations and at the time the borings were advanced. They are not warranted lo be representative of subsurface conditions at other locations or times. The Rijey Group, Inc. 17522Bothe0Way NE, Bothell, WA98011 THE RILEY GROUP, INC. 17522 Bothell Way NE Bothell, WA 98011 PROJECT TITLE PROJECT NO. I TECH/TEST DATE ELW GRAIN SIZE ANALYSIS ASTM D421, D422, D1140, D2487, D6913 Nordic Ridge Plat SAMPLE ID/TYPE 2015-097 SAMPLE DEPTH 7/1/2015 DATE RECEIVED! PHONE: (425) 415-0551 FAX: (425) 415-0311 TP-1 I 2' I 7/1/2015 I WATER CONTENT (Delivered Moisture) Total Weight Of Sam12le Used For Sieve Corrected For H1groscogJc Moisture Wt Wet Soil & Tare (gm) (wl) 391.8 Weight Of Sample (gm) Wt Dry Soil & Tare (gm) (w2) 339.2 Tare Weight (gm) Weight oflare (gm) (w3) 15.6 (W6} Total Dry Weight (gm) Weight of Water (gm) (w4=wl-w2) 52.6 SIEVE ANALYSIS Weight of Dry Soil (gm) (wS=w2-w3) 323.6 Cumulative Moisture Content (%) (w4/w5)'100 16 WtRet (Wt-Tare) {%Retained) % PASS +Tare {!wt ret£w6j•tOOl (100-%ret) %COBBLES o.o 12.0" 15.6 0.00 0.00 100.00 %CGRAVEL o.o 3.0" 15.6 0.00 0.00 100.00 %FGRAVEL 19.1 2.5" %CSAND 9.4 2.0" %MSAND 19.1 1.5" 15.6 0.00 0.00 100.00 %FSAND 28.6 1.0" %FINES 23.8 0.75" 15.6 0.00 0.00 100.00 %TOTAL 100.0 0.50" 0.375" 51.9 36.30 11.22 88.78 DlO(mm) § #4 77.4 61.80 19.10 80.90 D30(mm) #10 107.9 92.30 28.52 71.48 D60(mm) #20 Cu #40 169.7 154.10 47.62 52.38 Cc #60 #100 240.9 225.30 69.62 30.38 #200 262.1 246.50 76.17 23.83 PAN 339.2 323.60 100.00 0.00 ,,.. 3• 2· 1".75" .375" #4 #10 #2{] #40 #60 #100 #200 % 100 90 --.... I 80 -p 70 ~ A 60 s so ' 40 -· s 30 ..... I 20 N 10 G 0 1000 100 10 1 0.1 0.01 Grain size in millimeters DESCRIPTION Silty SAND with some gravel uses SM Prepared For: Reviewed By: KMW Nordic Ridge, UC ••• . ,. RILEYGROUP 339.2 l 15.6 I 323.6 I cobbles coarse gravel coarse gravel coarse gravel coarse gravel coarse gravel fine gravel fine gravel fine gravel coarse sand medium sand medium sand fine sand fine sand fine sand fines silt/clay 0.001 THE RILEY GROUP, INC. 17522 Bothell Way NE Bothell, WA 98011 PROJECT TITLE PROJECT NO. I TECH/TEST DA TE ELW GRAIN SIZE ANALYSIS ASTM D421, D422, D1140, D2487, D6913 Nordic Ridge Plat SAMPLE ID/TYPE 2015-097 SAMPLE DEPTH I 7/1/2015 DATE RECEIVED PHONE: (425) 415-0551 FAX: (425) 415-0311 TP·S S' 7/1/2015 I I I WATER CONTENT [Delivered Moisture) Total Weight Of Samgle Used For Sieve Corrected For Hygroscogic Moisture Wt Wet Soil & Tare (gm) (wl) Wt Dry Soil & Tare (gm) (w2) Weight of Tare (gm) (w3) Weight of Water (gm) (w4=wl-w2) Weight of Dry Soil (gm) (w5=w2-w3) Moisture Content (%) (w4/w5)'100 %COBBLES 0.0 %CGRAVEL 7.0 % FGRAVEL 4.5 %C5AND 3.0 %MSAND 10.7 %FSAND 40.3 % FINES 34.5 %TOTAL 100.0 DlO(mm) § D30(mm) D60(mm) Cu Cc 12" 3• ,. 1".75" % 100 ~ 90 80 p 70 A 60 s 50 40 s 30 I 20 N 10 G 0 1000 100 DESCRIPTION Silty SAND with trace gravel uses SM Prepared For: Nordic Ridge, LLC 490.4 Weight Of Sample (gm) 439.0 Tare Weight (gm) 15.4 (W6) Total Dry Weight (gm) 51.4 SI EVE ANALYSIS 423.6 Cumulative 12 WtRet (Wt-Tare} (%Retained} % PASS +Tare !(wt retlw6)•1001 (100-%ret) 12.0" 15.4 0.00 0.00 100.00 3.0" 15.4 0.00 0.00 100.00 2.5" 2.0" 1.5" 15.4 0.00 0.00 100.00 1.0" 0.75" 45.0 29.60 6.99 93.01 a.so· 0.375" 56.9 41.50 9.80 90.20 #4 64.0 48.60 11.47 88.53 #10 76.6 61.20 14.45 85.55 #20 #40 122.0 106.60 25.17 74.83 #60 #100 257.1 241.70 57.06 42.94 #200 292.9 277.50 65.51 34.49 PAN 439.0 423.60 100.00 0.00 .375" .. #10 #20 #40 #60 #100 #200 -H ' l'lo. ---"-- 10 1 0.1 0.01 Grain size in millimeters Reviewed By: KMW ••• ••• RILEYGROUP 439.0 I 15.4 I 423.6 I cobbles coarse gravel coarse gravel coarse gravel coarse gravel coarse gravel fine gravel fine gravel fine gravel coarse sand medium sand medium sand fine sand fine sand fine sand fines silt/clay --~-- 0.001 THE RILEY GROUP, INC. 17522 Bothell Way NE Bothell, WA 98011 PROJECT TITLE PROJECT NO. I TECH/TEST DATE ELW GRAIN SIZE ANALYSIS ASTM D421, D422, D1140, D2487, D6913 Nordic Ridge Plat SAMPLE ID/TYPE 2015-097 SAMPLE DEPTH 7/1/2015 DATE RECEIVED PHONE: (425) 415-0551 FAX: (425) 415-0311 TP-7 4' 7/1/2015 I I I WATER CONTENT (Delivered Moisture) Total Weight Of SamQle Used For Sieve Corrected For H}'.groscoQic Moisture Wt Wet Soil & Tare {gm) (wl) 329.5 Weight Of Sample (gm) Wt Dry Soil & Tare (gm) (w2) 300.7 Tare Weight (gm) Weight of Tare (gm) (w3) lS.6 (W6) Total Dry Weight (gm) Weight of Water (gm) (w4=wl-w2) 28.8 SIEVE ANALYSIS Weight of Dry Soil (gm) (w5=w2-w3) 285.1 Cumulative Moisture Content (%) (w4/w5)'100 10 Wt Ret (Wt-Tare) {%Retained) % PASS +Tare Uwt ret£w6)*100} (100-%ret) %COBBLES 0.0 12.0" 15.6 0.00 0.00 100.00 % CGRAVEL 12.1 3.0" 15.6 0.00 0.00 100.00 % FGRAVEL 13.3 2.5" % CSAND 7.4 2.0" %MSAND 17.4 1.5" 15.6 0.00 0.00 100.00 % FSAND 29.S 1.0" % FINES 20.3 0.75" 50.0 34.40 12.07 87.93 %TOTAL 100.0 0.50" 0.375" 68.3 52.70 18.48 81.52 DlO(mm) ~ #4 87.9 72.30 25.36 74.64 D30(mm) #10 109.0 93.40 32.76 67.24 D60(mm) #20 Cu #40 158.7 143.10 50.19 49.81 Cc #60 #100 223.5 207.90 72.92 27.08 #200 242.8 227.20 79.69 20.31 PAN 300.7 285.10 100.00 0.00 ,,. ,. ,. 1".75" .375" #4 #10 #:ZO #40 #60 #100 #2Jl0 % 100 90 " ~ 80 p 70 ~ A 60 s 50 ' 40 ' s 30 -I 20 N 10 G 0 1000 100 10 1 0.1 0.01 Grain size in millimeters DESCRIPTION 15ilty SAND with some gravel uses SM I I Prepared For: Reviewed By: KMW Norclk Ridge,. LLC ••• ·~-RILEYGROUP 300.7 I 15.6 I 285.1 I cobbles coarse gravel coarse gravel coarse gravel coarse gravel coarse gravel fine gravel fine gravel fine gravel coarse sand medium sand medium sand fine sand fine sand fine sand fines silt/clay 0.001 PLAT NAME RESERVATION CERTIFICATE TO: TANYA BUSHAW JENNINGS 15 LAKE BELLEVUE DRIVE, SUITE 102 BELLEVUE, WA 98005 PLAT RESERVATION EFFECTIVE DATE: July 31, 2015 The plat name, KINKADE CROSSING has been reserved for future use by NORDIC RIDGE LLC. l certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire July 31, 2016, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the 'above date it will be deleted. Deputy Auditor This certificate provides information necessary to evaluate development proposals. Certificate: 4614 SOOS CREEK WATER AND SEWER DISTRICT CERTIFICATE OF WATER AVAILABILITY Type: Preliminary Plat or PUD : Applicant's Name: Phillip Kitzes Proposed Use: "Nordic Ridge" 18 Single Family Residences Location: Lot: Block: Parcel: 322305 9303 Development: NORDIC RIDGE Address: 1709 I 16th Ave SE Information: Previously known as the Wells Subdivision WATER PURVEYOR INFORMATION I. a D Water will be provided by service connection only to an existing Null water main, Null feet from the site. b ~ Water service will require an improvement to the water system of: Water service to the proposed plat will require the installation ofonsite water main. If fronting improvements are required in 116th Ave SE, the District may require the 6" AC water main be replaced with 8" equivelant DI pipe. 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 and Soos Creek Water & Sewer District. 2. a ~ The water system is in conformance with a County approved water comprehensive plan. b D 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 D Annexation or Boundary Review Board approval will be necessary to provide service. 4. a ~ 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 5' feet from the building/property (or as marked on the attached map): Rate of Flow: 1,000 gpm b D Water system is not capable of providing fire flow. 5. Service is subject to the following: a ~ Connection Charge: Yes b ~ Easement (s): Duration: 2 c ~ Other: A right of way permit will be required for street work. Cross Connection Control devices must be in conformance with state laws. hours 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 make any required extension of facilities to serve their property. I hereby certify that the above water purveyor information is true. This certification shall be valid for one year from date of signature. SOOS CREEK WATER& SEWER DISTRICT Agency Name Supervisor,_ De_velopment Administration __ _ Title Soo! CreekWa.ter & Sewer District "rptAv1i1Sin,gleP1ll'<:elAddWater" 2/6/96 Darci Mattioda ------Signatory Name 6/30/2015 Date SUBDIVISION Guarantee/Certificate Number: Issued By: @CHICAGO TITLE INSURANCE COMPANY 0045966-06 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Nordic Ridge, LLC, a Washington Limited Liability Company 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 701 5th Avenue, Suite 2300 Seattle, WA 98104 Countersigned By: Authorized Officer or Agent SubdiviSion Guarantee/Certificate Page 1 Chicago Title Insurance Company By: Attest: President Secretary Pnnted: 07.22.15@02:23 PM WA-CT-FNSE-02150.6224'78-SPS-1-15-0045966-06 ' CHICAGO TITLE INSURANCE: __ IMPANY GUARA ... EE/CERTIFICATE NO. 0045966-06 Effective Date: July 16, 2015 at 08:00 AM Title Officer: Commercial / Unij 6 Chicago TIiie Company of Washington 701 5th Avenue, Suije 2300 Seattle, WA 98104 Main Phone: (206)628-561 O Email: CTISeaTitleUnOO@lctt.com SCHEDULE A 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" A TI ACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Nordic Ridge, 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 GuaranteelCefti Page2 Printed: 07.22.15@ 02:23 PM WA-CT-FNSE--02150.622476-SPS-1-15-0045968-06 EXHIBIT"A" Legal Description Lot 2, King County Short Plat number 67114, recorded under recording number 7904120867, being a revision of short plat recorded under recording number 7707210589, being a portion of the northeast quarter of the northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except that portion of said Lot 2 of the short plat deeded to King County under recording number 8310281128; Together with the north 38.32 feet of the west 153 feet of the south half of the east half of the east half of the northeast quarter of the northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; And the south 87 feet of the west 153 feet of the north half of the east half of the east half of the northeast quarter of the northeast quarter of Section 32, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; (also known as Lot 2, King County Lot Line Adjustment number S91 L0057, recorded under recording number 9407260512). Subdivision Guarantee/Certificate Page3 Printed: 07.22.15@02:23 PM WA-CT-FNSE-02150.622476,.-SPS-1-15-0045966-06 CHICAGO TITLE INSURANCL IMPANY GUAR .... EE/CERTIFICATE NO. 0045966-06 SCHEDULE B SPECIAL EXCEPTIONS 1 . Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. 2. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document Granted to: Purpose: Recording Date: Recording No.: Affects: King County utilities, sidewalk, walls and planting areas October 28, 1983 8310281129 north 5.5 feet of said premises 3. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Purpose: Recording Date: Recording No.: Affects: King County utilities October 28, 1983 8310281130 northerly portion of said premises 4. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: King County Water District no. 58 Purpose: water mains and appurtenances Recording Date: June 21, 1985 Recording No.: 8506210827 Affects: the north 55.00 feet together with a circular parcel of land having a radius of 5.00 feet extending from fire hydrant as constructed under water district no. 58 contract no. 3-85 5. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on: King County Short Plat no. 67114 Recording no.: 7904120867 Being a revision of recording number 7707210589. 6. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on: King County Lot Line Adjustment no. S91 L0057 Recording no.: 9407260512. Subdivision GuaranteelCertilic Page4 Printed: 07.22.15@:02:24 PM WA-CT-FNSE-02150.622478-SPS-1·15-0045966-06 CHICAGO TITLE INSURANC __ OMPANY GUAR.-. .. TEE/CERTIFICATE NO. 0045966-06 7. Agreement Executed by: Recording Date: Recording No.: Regarding: John Starkovich March 24, 1975 7503240458 SCHEDULES (continued) sewer district connection charges 8. Right to make necessary slopes for cuts or fills upon property herein described as granted in deed: Grantee: Recorded: Recording Number: King County October 28, 1983 8310281128 9. 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.: 322305-9303-05 Levy Code: 2128 Assessed Value-Land: $312,000.00 Assessed Value-Improvements: $231,000.00 General and Special Taxes: Billed: Paid: Unpaid: $7,040.86 $3,520.43 $3,520.43 10. A deed of trust to secure an indebtedness in the amount shown below, Amount: Dated: $1,000,000.00 January 23, 2015 Trustor/Grantor. Trustee: Nordic Ridge, LLC, a Washington Limited Liability Company Chicago Title Insurance Company Beneficiary: Recording Date: Recording No.: Paul J. Taylor and Karen M. Taylor, husband and wife January 26, 2015 20150126001447 11. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description In this report covers the parcel(s) of Land that you requested. If the legal description Is Incorrect, the seller/borrower must notify the Company and/or the settlement company In order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded In connection with this transaction and on the policy of title insurance. END OF EXCEPTIONS 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. Page5 Printed: 07.22.15 @02:24 PM WA-CT~NSE--02150.622476-SPS-1-15-0045966-06 CHICAGO TITLE INSURANC_ .;OMPANY GUAR.-... TEE/CERTIFICATE NO. 0045966-06 Note A: Note B: SCHEDULE B (continued) 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 Lot2, KC LLA#S91L0057, 9407260512. Tax Account No.: 322305-9303-05 Note: Any map furnished with this Commitment 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. END OF NOTES END OF SCHEDULE B Subdivision Guarantee/Certite Primed: 07.22.15@ 02:24 PM WM:T-FNSE-02150.622478-SPS-1-1S-0045966-06 '" '""si Petrovltsky Rd 0 o, g g ~a; (P.J SE 'PETROVITSKY RD ·;, ~ (P. - ~~1 V 'l, A"'25 .c ,;2. 73 3 .,, :2 ;l8 '; 61791 ~ .. ~ .,omo 2 .. 0 ~ -~ -:!~1.~ 4 ~06t Ill .~040 @chicago Title :; g ::; 12' ~~ ":,;;~'?' ]0 ]0 50 ~-LOT 1 er>~ Ill ~~ i ,.,,, - 13671 s 9071 92.82 ,.; -3 -20 W KC SP 677114 REV· ~~ -2 7904120867 ~ w ]O LOT2 UI • > C '"' .c N ;jj J; KC . .. .. 3.62 AC. ;; 1578751 t- 9303 f L ]6 3 KCLLA S91L0057 9407260512 ]0 N 89-51-14 W J 6 94501 . ! 75_..a.J:'!..,it""""''---1~2.i,6_.;,92;;,;9;.:1-1 "' This map has been copied from the public records and ts provided solety for N the purpose of assast1ng In Jocating the premises. No liabilities are assumed A for Inaccuracies contained herein or for variatlons1 if any, in dimensions, area or location of the premises or the location of Improvements ascertained by actual survey. AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON COUNTY OF KING _Pt_~_I L_L_I_P_l'-_t_T_-z._e"::> _________________ , being first duly sworn on oath, deposes and says: 1. On the 2. 8,14 day of J,,..uc,u "'T , 20 1-:; , I installed lQ__, public information sign(s) and plastic flyer box on the property located at 11 G.TI; A 'vEl--11..J '-= Sc for the following project: Project name Nog.,l:)ll-l2-lDCi1.: L.LC.. Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public lnformatio · s Installation" andout pa<::kage. SUBSCRIBED AND SWORN to before me this / &T!:{ day ot"::::>t:T-"fl=r1P.,~ , 20--12::_. NTARYPLJic in and for thetate of Washington, residing at 'P,~I::::) My commission expires on 0Co) \C\) ~\ lo H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\pubsign.doc -3 -12/]J i 4". I----------€6" o (*'; . PROPOSED LAND USE ACTION Typ..;;'I Action, (Providecl by Applicant) :------s11iMAP ___ ---- Projei;t Name: (Provided by Applicant) 1 Laminatt:C.: Sire Address: (Provideri by Applicant} l j lns1alled by A[4Jll~nt 1 TO SUBMIT COMMENTS OR OBTAIN L------------------J ADDrrlONAL INFORMATIOl>I PLEASE o CONTACT CITYOF RENTON STAFF AT: Develop1flenl s.ervlces Division 1055 Sott'.h Grady Way Renton, Washington il8055 (425) 430-7200 Plea5e refere-,ic:ee the prnjed number. If no 0 number ls Ji.sled reffJreime tlie proJ.r.cl name. ins:.a.1ler Tnstruct:fors: ,--Space-I i re:;erved for : I City provided I ! PUBLIC I . NOTICE ; L ss.,14· PLASTIC CASE Installed by applican! Please ensure the bottcm of the sign does not exceed IJ8 11 frcn the HrC·U:"ld. NOTES: Use 4 .. x4" x 12' POSTS Use~-x !l' x 1 ti·• PL YWOOO U,c 1;2·· X 3• G1\LV. LAG BOLTS. W.'WASH,RS lEHEf!ING: Use HELVETICA LETTicRING, lllACi< ON WHITE BACKGROlJND. TITI.E S" All CP.PS OTH~R I 11r CAPS aod 1·· LoWER CASE H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\pubsign.doc '£ ..::.-~ 11 ~ 1 ~ 0 ~ ' 0 "' ~ "' " 0 i:l _J "' N .., <~ "' ~ ~ ~-I ;i ~ :,, ~ ~ I<,, I , .• §fl • 4-12/IJ RECEIPT EG00043701 BILLING CONT ACT Robert Fitzmaurice Nordic Ridge, LLC 15 Lake Bellevue Dr , 102 Bellevue, WA 96005 REFERENCE NUMBER FEE NAME LUA 15-000695 Pl.AN -Environmental Review Pl.AN -Modification ?LAN -Preliminary Plat Fee Technology Fee Printed On: September 22, 2015 Prepared By: Clark Close TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Fee Payment Kenton® 1055 S Grady Way, Renton, WA 98057 Transaction Date: September 22, 2015 PAYMENT METHOD Check #1566 Chock #1566 Check #1566 Check #1566 ....... SUBTOTAL TOTAL AMOUNT PAID $1,000.00 $150.00 $4,500.00 $169.50 $5,819.50 $5,819.50 Page1 of1 NORDIC RIDGE, LLC City of Renton WIP-Wells Checking 8/25/2015 1566 5,819.50 5,819.50