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Home My WebLink AboutReport 1� E'nstaga certltiod Fee Retum Receipt Fee � (EndarsemeM HequlreC) M Rest irted 4elivory Fee (Fndaesement Required) Postmark Here 0 Totai w Postage & Fees �.n LY, r� f I�V,o- 7 0 viz�1�°rr rr. 3ostal Servicer. TInFn MAIL. RECEIF Er Postage $ r� Certified Foe M Postmarks Return Receipt Fee Here (Endorsement Required) a Restricted Delivery Fee (Endorsement Required) ED Ft LnTotal Postage & Fees >I Sent To �I pr. 55.. -A---N--o-.;----- ------ - -- Straet, or PO Bax No. `} �fT at�sC PIS Form :rr August 2006 See Reverse for Instmclions (UOMeStIC Mar! U For delivery inform+ © Postage S r-1 Certified Foe M Postmark C3 Return Receipt Fee Hem © (Endorsement Required) E:3 Restricted Delivery Fee (Endorsement Required) O rn LnTotal Postage & Fees $ r-3 Sent To ra 6 ......................... �-_____�________-__.__.__.__.-____---....._....._....---.-___ Street, Apt. No.; ♦ yh, C3 or PO Box No. 3.- ♦„ h �a? +i vi hl N 1.... �-.hr! _ .._.. C4,, State, IIP+4 PS Farm :rr August 2006 See Reverse for Instructions t -- Q' >O r—1 :wbm C ir. No trtsurence COverW Prrn+i_t f � Postmark ED 'return Receipt Fee Here E3(F7rlorsom(!nl Reyo'�. red) Rcslrictcd Dcl':vn�j Fee (Endorsement Required) l� Tota', Postaga & Fees a ra Sent To --- -- -------------- `�'� ..= !"1� r .a ----------------------------------- L:3 Stree., Apf. No.; or PD Box Na. -----un{at--- -N{----------------.._._---- City, State, 71P+J ' PS Form :rr August 2006 See Reverse for Instruclio (Domestic Mail only; Nc Far delivery irNormatlon vis Postage $ rl Ceri ied Fee M Postmark 1--3 Return Receipt Fee Here 0 (Endorsement Required) ;l © Restricted Deiivery Fee (Endorsement Required) O � Total Postage & Fees r -i Sent To a r-�-•-•-•-----------------4�5!,L----y---a Sheet, Apt. No.; or PO Box Na. vQ N E t' ---- ----- ... s.._ ..._. City, Sfafe, 21P+4 �.t,,,4�-, �••! A �&051. PS Form :rr August 2006 (Oomestrc Men unry; mo insurance [:overage t-rc For delivery information visit our website at www-usps.i it Postage $ .-0 r -i Certified Fee rn Postmark L3 Return Receipt Fee Here I3 (Endorsement Required) C:3 Restricted Delivery Fee (Endorsement Required) C3 h trI Total Postage & Fees r'4 Sent To rr� f �..tuy.-.1� L! �. ---------- or PO Box No. r`- - wsn>M�.a ............ ....................... Cry, Siete, IIP+4 Evh wLt, M Q$ @ - 800PS Form 3. August 2006 See Reverse for Instrucliort.-O stal. Services FCE FIED MA1LTt RECEIPT Ma [.�nfq; Noln�uretKae cbvsmgee P.ruvicietij vitt at wtwlr uspa.aotrt® Mfortm mn our website � E'nstaga certltiod Fee Retum Receipt Fee � (EndarsemeM HequlreC) M Rest irted 4elivory Fee (Fndaesement Required) Postmark Here 0 Totai w Postage & Fees �.n LY, r� f I�V,o- 7 0 viz�1�°rr rr. 3ostal Servicer. TInFn MAIL. RECEIF Er Postage $ r� Certified Foe M Postmarks Return Receipt Fee Here (Endorsement Required) a Restricted Delivery Fee (Endorsement Required) ED Ft LnTotal Postage & Fees >I Sent To �I pr. 55.. -A---N--o-.;----- ------ - -- Straet, or PO Bax No. `} �fT at�sC PIS Form :rr August 2006 See Reverse for Instmclions (UOMeStIC Mar! U For delivery inform+ © Postage S r-1 Certified Foe M Postmark C3 Return Receipt Fee Hem © (Endorsement Required) E:3 Restricted Delivery Fee (Endorsement Required) O rn LnTotal Postage & Fees $ r-3 Sent To ra 6 ......................... �-_____�________-__.__.__.__.-____---....._....._....---.-___ Street, Apt. No.; ♦ yh, C3 or PO Box No. 3.- ♦„ h �a? +i vi hl N 1.... �-.hr! _ .._.. C4,, State, IIP+4 PS Farm :rr August 2006 See Reverse for Instructions t -- Q' >O r—1 :wbm C ir. No trtsurence COverW Prrn+i_t f � Postmark ED 'return Receipt Fee Here E3(F7rlorsom(!nl Reyo'�. red) Rcslrictcd Dcl':vn�j Fee (Endorsement Required) l� Tota', Postaga & Fees a ra Sent To --- -- -------------- `�'� ..= !"1� r .a ----------------------------------- L:3 Stree., Apf. No.; or PD Box Na. -----un{at--- -N{----------------.._._---- City, State, 71P+J ' PS Form :rr August 2006 See Reverse for Instruclio (Domestic Mail only; Nc Far delivery irNormatlon vis Postage $ rl Ceri ied Fee M Postmark 1--3 Return Receipt Fee Here 0 (Endorsement Required) ;l © Restricted Deiivery Fee (Endorsement Required) O � Total Postage & Fees r -i Sent To a r-�-•-•-•-----------------4�5!,L----y---a Sheet, Apt. No.; or PO Box Na. vQ N E t' ---- ----- ... s.._ ..._. City, Sfafe, 21P+4 �.t,,,4�-, �••! A �&051. PS Form :rr August 2006 (Oomestrc Men unry; mo insurance [:overage t-rc For delivery information visit our website at www-usps.i it Postage $ .-0 r -i Certified Fee rn Postmark L3 Return Receipt Fee Here I3 (Endorsement Required) C:3 Restricted Delivery Fee (Endorsement Required) C3 h trI Total Postage & Fees r'4 Sent To rr� f �..tuy.-.1� L! �. ---------- or PO Box No. r`- - wsn>M�.a ............ ....................... Cry, Siete, IIP+4 Evh wLt, M Q$ @ - 800PS Form 3. August 2006 See Reverse for Instrucliort.-O U.S. Postal ServiceTU CERTIFIED MAIL,,, RECEIPT ru Momesuchfall Only, No Insurance coverage Provided) Fri C7 OiJK ED C€ 7vey age r� ee rn p Relse Posunad[ © (Endarsod) Here 3 Restricee(Fndorseed) C] Ct Lrl Toter Postago &Fees e -i -------------------- Senr To r� r� A ----••................... Street, A t. nr PO Box No. f" ---- ---- ----- ----------------�''__L..._.v_.-•t ,._.._ Crty, State, 2lRr4 1 t Postal CERTIFIED MAIL,,, RECEIPT f1t(DomesticOnly,Mail Insurance Coverage Provided) nj IT' , O •� Postage $ r� Cerllffed Fee M C3 Rotum Receipt Fee Postmark C3 (Endarsement Required) }sere F-3 Restricted Delivery Fee O (Endorsement Required) Lo Total Postage $ Fees ' ,-R Se, To Stre6f, Apf. NO,; _•.�_1LA____�;::_'SC �!.................... or PO Sox No Crty Sfafp, ZlP+4 heti}„. 1,1A X8056 ........ Postal CERTIFIED MAILT,, RECEIPT Li) (Domestic tu•j No • - r LO c`” O D Postage $ r� Certified Foe 1TI Q Return ReceiptFee Postmark Q {Endorsement Required) Hero C3 Restricted Delivery M Fee (EndorsemenlRequirod) f"- t17 Total Postage & Fees r•i Sent To Street„dpt Np.; © or PO Box No. City Sfafa, Z1P+4--------------- ----•--••.................. R-t� �••,: 1.11} Q ti�S � :rr rr. + r-9 1 IT - 0 --Q Postage 5 ,-i Certified Fee fit Q Return Fteceiot Fee Postmark C7 (Endorsement Repuirod) p Here Restrigtetl Delivery Fee 13 (Endarsement Required) fti U 1 Total Postage & Fees r -R Sent To Apt N4., -----------•---`---'-i.�?::� __..._ Q or FO Box No. .••._.._ .._.. .. emy stats,-zra+a ”-...__..._ --- l-=�P�.a,._�}�4_.N-t p......- -- . [Domestic Niall Only, No .� For deiivery Information nisi EF- Postal CERTIFIED MAIL,,, RECEIPT Postage (Domestic Mail Only, No insurance Coverage,= r -i C1 _ MCertified © Gl Pos 4 Here C3 Iy PaF a L Restricted Delivery Foe 'y y Cartlf-ietj (Endorsement Required) Return Receiostmark Ln Q (Endorsement ReqHere C] Restricted Delive(EndorsementReqC3r.r7 Sent To -Z / _ ^ri..I._._y_._'`.1.`: V'.J___ �r StreeY, Total Postage & or PO Box No. f °1 '9 ---------- --- --- ------.. _.._� ....... City, Stafe, ZIP+4'------------------------------- P -thew, Wf4 R$51. PS Form :rr August 2006 See Reverse Sent To r--3 ra r r tt nr --•-------------------------- � 3Uil�iu T,S ASI_._.. C3 Street, or PO Sox Np. 7 -•---- 0• N -----S-•---------• 1.---' ----•---••-----._..� -•-----.. .................................................. Gily, Sfafe, 2rP+4 RekZ� WA 4g�SC . [Domestic Niall Only, No .� For deiivery Information nisi EF- ,. E:7 -c Postage $ r -i Fee MCertified © Retum Receipt Fee Pos 4 Here C3 (Endorsement Required) a L Restricted Delivery Foe 'y y (Endorsement Required) Ln Total Postage & Fees r -q Sent To -Z / _ ^ri..I._._y_._'`.1.`: V'.J___ �r StreeY, or PO Box No. f °1 f' ---------- --- --- ------.. _.._� ....... City, Stafe, ZIP+4'------------------------------- P -thew, Wf4 R$51. PS Form :rr August 2006 See Reverse for Instructions Certified Fee M Postmark ED tieir:m Heceipi Fee Here O (Endorsement Required) EJ Restricted Delivery Fee 0 (Endorsement Required) Ln Total Postage $ Fees r-� Seat To ll A -----------------------r-�7"___��___JC.,ori`7__i_RYS.�iGr-----__-___-„--- Street, Apt. Na.; or PO Box No. -------------------------------------'¢ -� . rLvt N,_-•--•-------------------- City, State, ZlP+4 �th4t uA k9br L PS Form :rr August 2006 See Reverse for Instructions "■ (uomestic Mail Only; No Insurance Coverage Pre For delivery information visit our website at www.usps.r Q' Postage $ r -R Certified Fee M Postmark C3 Return Receipt Fee (Endorsement Required) 9 Herd C3 Restricted Delivery Fee 415 (Endorsement Required) O � Total Postage & Fees s r -i Sant To Street Apt. No.; 1117�Q orP08oxNo. .__ 35-_.N....d!iL_5�' Cry, state, z�P+4 PS Form :rr August 2006 See Reverse for Instructions (Domestic Mail C For delivery inform Er =1 `p Postage $ r-=5 Certified Fee rr] A stark Return Receipt Fee Here,. C3 {Endorsement Required) p Restricted Delivery Fee (Endorsement Required) C3 LnTota! Postago & Fees rR Sent TO r-1 d r-�-----�l��y�!2:_.l_.�e,....:...SPthLir © Sfreet,,got. No.; or PO Box No. b t. �r "__} f� - - -------------- -------- ---._IdY.'— --------------------------- Grty State, 7fP+4 P th I + d h ry �} 4 � y PS Form rr rr. See Reverse for Instructions4 . Domestic AW Only; No lnsur&nm Covina e.?rov j U.S. Postal 'For", 11 CERTIFIED 0Wmatlo" vleit our Wabeft,fift"MMLISPLOWiia MAIL, RECEIPT (Dw nnft &Wt Only; No trfeurarme Coverage Provided) rf=ar dell” lrritormation visit our website at www.usps Certified Fee M Postmark ED tieir:m Heceipi Fee Here O (Endorsement Required) EJ Restricted Delivery Fee 0 (Endorsement Required) Ln Total Postage $ Fees r-� Seat To ll A -----------------------r-�7"___��___JC.,ori`7__i_RYS.�iGr-----__-___-„--- Street, Apt. Na.; or PO Box No. -------------------------------------'¢ -� . rLvt N,_-•--•-------------------- City, State, ZlP+4 �th4t uA k9br L PS Form :rr August 2006 See Reverse for Instructions "■ (uomestic Mail Only; No Insurance Coverage Pre For delivery information visit our website at www.usps.r Q' Postage $ r -R Certified Fee M Postmark C3 Return Receipt Fee (Endorsement Required) 9 Herd C3 Restricted Delivery Fee 415 (Endorsement Required) O � Total Postage & Fees s r -i Sant To Street Apt. No.; 1117�Q orP08oxNo. .__ 35-_.N....d!iL_5�' Cry, state, z�P+4 PS Form :rr August 2006 See Reverse for Instructions (Domestic Mail C For delivery inform Er =1 `p Postage $ r-=5 Certified Fee rr] A stark Return Receipt Fee Here,. C3 {Endorsement Required) p Restricted Delivery Fee (Endorsement Required) C3 LnTota! Postago & Fees rR Sent TO r-1 d r-�-----�l��y�!2:_.l_.�e,....:...SPthLir © Sfreet,,got. No.; or PO Box No. b t. �r "__} f� - - -------------- -------- ---._IdY.'— --------------------------- Grty State, 7fP+4 P th I + d h ry �} 4 � y PS Form rr rr. See Reverse for Instructions4 ,B Postage E $ r--1 CeRffied Fee M Postmark © Return Receipt Fee C:3(Endorsement Required) Here C3 Restricted Delivery Fee -' (Endorsement Required) u-) Total Postage & Fees [. ; rf, 5freet, Apt. No,; ....................................... or PO Box No, N-----------�... ...9--- 1}..-.._-•----------------------- cry, State, ztP+4 --- tthfr'Wh 1Rt56 :tr August 2006 See Reverse for Instructions luomesuc matt uniy; ivo insurE Fvr delivery information visK our w Postage $ r -i Certified Fee 0 Fistum Receipt Fee gtmark (Endorsement Required) Restricted Delivery Fee (Endorsoment Required) C] i1 u7 Total Postage & Fees r -F! Sent To r -R street, Rpf. No.; or PO Box No. ty --•----------------------- - Crty, S-tate, Z--fP+4-------- ZEE jl.,+ WR PS Form :rr August 2006 See Reverse for Instructions td(Domestic Mail Only; No Insuran For delivery information visit our wet rrer� Certified Fee Trl Postmark M Return Receipt Fee Hera M {Endorsement Required) M Restrided Delivery Fee (Endorsement Required) T1- ul Total Postage & Fees $ rq Sent To r - roSS 1 do t� Y C3 Streaf, Apt. No.; or PC Box No. � ---------------- -------------------- Stare, ZIPr4 PS Form :rr2006 See Reverse for Instructrarrs U.S. Postal Servicertm CERTIFIED MAIL, RECEIPT (Dw nnft &Wt Only; No trfeurarme Coverage Provided) rf=ar dell” lrritormation visit our website at www.usps ea ,B Postage E $ r--1 CeRffied Fee M Postmark © Return Receipt Fee C:3(Endorsement Required) Here C3 Restricted Delivery Fee -' (Endorsement Required) u-) Total Postage & Fees [. ; rf, 5freet, Apt. No,; ....................................... or PO Box No, N-----------�... ...9--- 1}..-.._-•----------------------- cry, State, ztP+4 --- tthfr'Wh 1Rt56 :tr August 2006 See Reverse for Instructions luomesuc matt uniy; ivo insurE Fvr delivery information visK our w Postage $ r -i Certified Fee 0 Fistum Receipt Fee gtmark (Endorsement Required) Restricted Delivery Fee (Endorsoment Required) C] i1 u7 Total Postage & Fees r -F! Sent To r -R street, Rpf. No.; or PO Box No. ty --•----------------------- - Crty, S-tate, Z--fP+4-------- ZEE jl.,+ WR PS Form :rr August 2006 See Reverse for Instructions td(Domestic Mail Only; No Insuran For delivery information visit our wet rrer� Certified Fee Trl Postmark M Return Receipt Fee Hera M {Endorsement Required) M Restrided Delivery Fee (Endorsement Required) T1- ul Total Postage & Fees $ rq Sent To r - roSS 1 do t� Y C3 Streaf, Apt. No.; or PC Box No. � ---------------- -------------------- Stare, ZIPr4 PS Form :rr2006 See Reverse for Instructrarrs Postal Servii TIMM MZ .■ {pOlf:B$tic mi unfy; No Insurance. uaverfil rivirn va Postal Servicil For ct fivyr ipfortrradonvyt 1t our webalts at wwrw.usp&il V r1 Cortitied Fee 1- --_-.-.__p.-_ —_ � Postage Centied Fee M Postmark Return Receipt Fee Here (Fndcmement Required)) C7 Restricted Delivery Fee 1 (Endorsement Required) EJ lti Totai Postage & Fees U-) r -q Sent TG -------------------------------------------- I r� Street, Apt. No.; #� M or PO Sox No. }} City, State, ZIP+4 j l r� � x� f! y �] `' S w PS Form :11 August 2006 Ir M Postage $ ' 1 Certlfied Fee CTM postmark � Return Receipt Foe }ire (Endorsement Required) C1 Restricted DeAvery Fee (Endorsement Requ red) L'I Total Postage & Fees rm`l Sant TO _ a------------------------------------- r 9 Street, AAL No.; L7 or PO Box No. �e NF.......................... 17, --------------- Al o SL Crty Stats. 2fF+4 � U.S. Postal Servicl CERTIFIMAI�Tmrll EIPT(Domestic 7�D only; No Iuverage Provided) For dell rmation visit our website at www.usps-came r Certlfied Fee M Postmark C3 Return Receipt Fee Here M (Endorscmont Required) O Restricted Dell Fee © (Endorsemcnt Required) [` Ln Total Postage &Fees Fyf" E = ---- C3'-=-x------------------------------------------------ O ptNoOXNO.{1 0; ----------------------------------- ate, ZfP+4�hy q ^ �W A u 9 tS ry �, �l - U.S. Postal Servicil V r1 Cortitied Fee MAILT. RECEIPT frl Return Receipt Fan t��q tmark 'W fil tla Mail only; Na Insurance Coverage Provided) CERTIFIED fl MAILTM RECEIPT ED Restricted Qolivery Fee (Endorsement Required) �uery injonnation visit our wabsfle at wwrw.usps.come Coverage Provided) (Domestic Mail only; No Insurance website at www.usps-com,;, For deill information visit our Ir M Postage $ ' 1 Certlfied Fee CTM postmark � Return Receipt Foe }ire (Endorsement Required) C1 Restricted DeAvery Fee (Endorsement Requ red) L'I Total Postage & Fees rm`l Sant TO _ a------------------------------------- r 9 Street, AAL No.; L7 or PO Box No. �e NF.......................... 17, --------------- Al o SL Crty Stats. 2fF+4 � U.S. Postal Servicl CERTIFIMAI�Tmrll EIPT(Domestic 7�D only; No Iuverage Provided) For dell rmation visit our website at www.usps-came r Certlfied Fee M Postmark C3 Return Receipt Fee Here M (Endorscmont Required) O Restricted Dell Fee © (Endorsemcnt Required) [` Ln Total Postage &Fees Fyf" E = ---- C3'-=-x------------------------------------------------ O ptNoOXNO.{1 0; ----------------------------------- ate, ZfP+4�hy q ^ �W A u 9 tS ry �, �l - Er ED Postage $ .A —.. a Certirod Fee M Postmark Q Peturn Receipt Fee Here lZZI {Endorsement Required) Q Restricted Cauvery fee (Endorsement Requirl:d) 0 —.. N Total Postage & Fees IXI Sent To a ------- `�-a `-_Ss +t._ :._A��:: ----------------- Slrset, Apt. No.; Or PO Box No.=--......._ ------------------------- City Sfate. Z1P+4 ti, A $ 05 `l RCh un IRS Form :14 August 2006 Er Postal ServicerR,RTIFIED V r1 Cortitied Fee MAILT. RECEIPT frl Return Receipt Fan t��q tmark 'W fil tla Mail only; Na Insurance Coverage Provided) fl ED Restricted Qolivery Fee (Endorsement Required) �uery injonnation visit our wabsfle at wwrw.usps.come Er ED Postage $ .A —.. a Certirod Fee M Postmark Q Peturn Receipt Fee Here lZZI {Endorsement Required) Q Restricted Cauvery fee (Endorsement Requirl:d) 0 —.. N Total Postage & Fees IXI Sent To a ------- `�-a `-_Ss +t._ :._A��:: ----------------- Slrset, Apt. No.; Or PO Box No.=--......._ ------------------------- City Sfate. Z1P+4 ti, A $ 05 `l RCh un IRS Form :14 August 2006 Er E3 Postage ..o r1 Cortitied Fee frl Return Receipt Fan t��q tmark 'W ED (Endorsement Required) (Endorsement fl ED Restricted Qolivery Fee (Endorsement Required) ED fL Total Postage & Fees Ll1-_f Sent 7a `a F"x_.�4v�j------------------------ rq Street, APt. No.; Q or POBOxNo...... k r- City, State, ZfP+4 tniun PS Form �1 g8a5L :rr 11• See Reverse for Instructions (Domestic Mail C For deliverytill inform a -� Postage $ Certified Fee M -Postmark © Return ROcatpt Fee Here O (Endorsement Required) C'77 Restricted Delivery Fee Q (Endorsement Required) i 1 Total POstago & Fees r=1 Sant TO 7 r -i .-.----- _t3 :^.yJ'-:...... 1------------------------------------------- O Street, Apt. NO.; l Or PO BOx City State, ZIP+4 �Lt f ll UA PS Form :Ir August 2006 See Reverse for Instructions amwwoest►c.:Mt 1l. r Far [�eltv�r 1 a EF- - Postage CeltiPEed Fee M Postmark p Return Receipt Fee I] (Fndarsement llequir(A) I Here O Restricted Dalivery Spee C.1 fcnMfr ement Rr„quired) N u-] Tota' Postage & Feas r^� �Sent To ------__,•_-------'----=t'_1-------- '� Srreet,Apt.No.; / ._.------•------------------' r --) or po Box No. g...� ,,,mm__A�e N�-------- Glry, SYate, Z1P+-0 � - .......••_ _ ................. I' -t d- W R alta SL PS Fomr :,r August 2DO6 See Reverse for Instructions .. vt11I II-ItU MAIL,, RECEIPT (DOMWIC Mail Only, No Insurance Coverage Provided) For delivery inlormelion visit our website nt unuor rr- -11 w Postage $ ,-R M Certified Fee M Return Receipt Fee Postmark M(Endorsement Required) Hera Restricted Delivery Fee O (Endarsement Required) iti u-3Total Postage & Fees r.zf Sent To r� q 1 Ostreet, Apt. No.: C-�•I--------------------------------- rpOO- or PO sox No. --.4�__Awl.•-C'k-------------------- Cify, Stare, ZlP+4------•-•-- 4n00' I.r R )3b 5l PS Form :1, August 2006 .o CERTIFIED I= '• OnlY, No Insurance Coverage Provided) r-3 n� .11 Postage $ r1 Certified Fee M FOetmerk C3 Retum Receipt Fee � (Endorsement Required) Restricted delivery Fee (Endorsement Required) Q Total Postage & Fees $ r-3 Sent To I- i.' ny7... ::L]�.__u t5.... 4h..... ............. b;freel; Rpt. No.; or PO Box No. ^ --- -- .._.. �-...o!. w a pr.... . N�.................. ary scare, rfP+a Rtl�b” w N ego6 PS Form :rr2006 See Reverse for Instructions i u ,,,� Postage CertifieY Feu E 1 POS -mark EM Return Reneipt Fee (E"c'semnnt Required) Here Restricted Delive y Fee (Endorsement Required} Ln Total Postage & Fees r -q rq Sent T4 Street,Apt. No.; - or PO Box 17 No. Ctty, Sfare, zrP+4 upp t ------ ..---------•-----------•- Q[+��rh :rl 11. (Domesdc Mail Only; No insurance Coverage Provided) w For delivery information visit our website at www.usps.com® w w Certified Foe M C3 Return Return Receipt Fee Here M (Endorsement Required) O Restricted Delivery Fee r3 (Endorsement Required) r` U1 Total Postage & Fees r-3 r=I Serif To -------------- Sfreat,�pt No .. or PO Box No. 9 (r Z ----------------------------------- =-~----------- --------------------------------- City, Slater Zip+4 PS Form �ttifi-, w R �$s 5U :1, August M06 M (Domestic Mail G 13- IT- -a rIT' -o Postage $ r-3 Certified Fee M M Postmark Return Receipt Fee Here M (Endorsement Roquired) ED Restricted Delivery Fee M (Endorsement Required) C� Lf) Total Postage & Fees 1� Sent To ---------- "--'A�--- _-------------- Cj Street, Apt. No.: ------------------ f- or PO Box No. ; q 1{ +Z N ------------------------`� i' city, stare,rrP+aee 44 rt pp ------------------------------- A.i.hZJn W '16�rj1 PS Form :,1 August 2006 See Reverse for Instrucli.ra -■ (aomesrfc flsau Unir, r o insurance coverage mitate ae For delivery infounation visit our webstte at www.usps con4 r -i C=ertified Fee > j M Postmark Q Return fieceipt Fee Ram Q (Ertdorwrnout Required) Q Resirieted Deiivery Fee t Ca (Endorsement Required) [ti U -)Total Postage & Fees s r-=1 SERI To ri Street, Apt. No.; Q or PO Box No. _4 rte- Ct..,fy, 4►�ra_��.. Av .- N -------- ------------- Stara, 2'1F+4 PS Form :rr August 2006 See Reverse for Instructions Er Q Postage ..R r I Certified Fee M Postmark © Return Receipt Fee Hem © (Endorsement Required) M Restricted Delivery Fee (Endorsement Required) Q Total Postage & Fees $ r-1 Sent To rr r� - ------- -------------` .Ilhm �,.. �"_ f ................... _.._--------- ....... � S`treef, Apt Na; J Q or PO Box No. SLOB �vt rl rti----------------------- `}�.� .� ----- -L-- s-----._-.--------------- C,ry, scare, zrP+a Rt.,E�� W g6n5� PS Form :r. August 2006 See Reverse for Instructions futamesrc Mail c For delivery Inform IT' M _n Postage $ r� Certified Fee rrt Postmark Q Return Receipt Fee H Q (Endorsement Required) Q we Restricted Delivery Fee (Endorsement Required) Q It LnTotal Postage & Fees Sent To q.........................._._._............................. Street, Apt. No.; e n ss== © or PO Hox No. - -- Yater `---!tom -1=_r---------•----------------- Cily, State, zrP+a DD f4 $Did. PS Form :rr August 2006 See Reverse for Instructions (E)onf abd Udl Only; No Insurance Coverage Provided] For detivtiry kdormation visit our webslts at tkww.usps.colne M Postmark Q Return Re.reipl Fee Here © (Endcrsement Required) M Restricted Delivery Fee (Endorsement Required) Q In Total Postage & Fees r -a Sent 10 ------------------------ot,Apt No. Street, Apf. No.; Q or FO Box No. ` r' c, --------- - -••------- ......................... ry, scare,-zrF+a PS Form :rr August 2006 See Reverse for Ins1ructions CERTIFIEDU.S. Postal Service,. MAIL,, RECEIPT M (Domesticail Only; No Insurance Coverage Provided) Q , 17- Q —0 Postage $ r-1 Certified Fee M M Return Raceipt Fee Postmark Q (Endorsement Required) Here Q Restricted Delivery Fee (Endorsement Required) Q ft u7 Total Postage & Fees r� enc To Sireef,Apf.7yo; .._..___�,..t[�Atl..!�.��' �.._......--- or PO Box No. crfy, Stare, zrP+ a .... �t+1�•N to qeU&( :rr rr, - U.S. Postal Servicer. CERTIFIED MAILW RECEIPT ' (Domestic Mail Only, No Insurance Coverage Provided) For delivery information visit our � -■■fin website at www.usps.comx Er C3 —a Postage r -q Certitled Fee fel Q Retum Receipt Fee Postmark Q (Endorsement Required) Here 1--3 Restricted Delivery Fee ED (Endorsement Required) l7�- Ln Tatar Postage &t=ees r� San, To Street, Apt. hJo.; •••-----._ !� Q ,x efi, stare, rrP+R ------ ------------------------- or PO BOX No,---•- A :rr rt. ■ - RECEIPT CERTIFIED D s,+ cF- tD -B Postage ,R ( ert#ied fee Postmark mHere Return Receipt Fee (Endorsement Requned? C-3 Restricted D©livery Fee ED (Endorsement Required) t j Tota4 Postage & Fees LTo---------_...;. �( t� / vi•_ E--••-------- 'J1�Yrte...._--..._- r`-- P+4 " Postal RECEIPTCERTIFIED MAIL. Ln D. Q IS" Postage 5 r Certified Fee !'Ft Postmark E-3 ReturnReCelpt Fee Here C3 (Endorsement Required) C3 Restricted Delivery Fee (Endorsement Required) Total Postage & Fees trf ra sent To ................1s.. ......._ ' ; Street. Rpt. No. © or PO Box No. $ j � bl .'1.. � � � r5--- ------------ eiry Staffs; ziP+4 �i t�t�.�r1 W R i1g45� U.S. Postal Service'r- ■ , w ■ womestic man onty, No Insurance Coverage Provided) Postage a Certified Fee Postmark Retum Receipt Fee Here (Endorsement Required) Restrictod Delivery Fee (Endorsement Regwred) CJ Ln Total Postage & Fees r� L TO •--------------------------- � 5 i r 4i1=E------------------------------ 4 } 5� (Domestic Mai! C r■ For deiivery intortn+ w C3 —p Postage $ r=1 Certified Fee M Postmark O Return Receipt Fee Here M (Endorsement Required) M Restricted Delivery Fee (Endorsement Required) LnTotal Postage & Fees >a Ser:t To �ey1I i IrM S p 1r� � SYreef, ...... p_f No.; or PO Box No. ---ty,------------- -------------------------- csrars,ZrR+4 C`Q-w}tn Wh �ggSl PS Form :,, August 2006 See Reverse for Instructions postal CERTIFIEP MAIL- ■ . /e _ mail only, No If.muffin ce-Goverege Provided) co C] - - _.._j lC3 A-- Pcatage ---- Certified Fee Postmark Postage Return Receipt Fen (Endorsement Required) , Here r-3 Certhled Fee © Restricted Delivery Fee M (Endorsement Required) ti Postmark © r� U-1 Total Postage & Fees Here 0 (Endorsement Required) a•-----'-A��'--__.F,.t__.ti15-41�-----------------.----------- SentTO p l 1 -- M -- Streer, Apt. o.; or PP Box No. o 5 1 1�_�r-_e v 4 t .................. City Suis,"ZiA+4 " (Endorsement Required) (Domestic Mai! C r■ For deiivery intortn+ w C3 —p Postage $ r=1 Certified Fee M Postmark O Return Receipt Fee Here M (Endorsement Required) M Restricted Delivery Fee (Endorsement Required) LnTotal Postage & Fees >a Ser:t To �ey1I i IrM S p 1r� � SYreef, ...... p_f No.; or PO Box No. ---ty,------------- -------------------------- csrars,ZrR+4 C`Q-w}tn Wh �ggSl PS Form :,, August 2006 See Reverse for Instructions Postal CERTIFIED r RECEIPT pamestk Mail Only, No Insurance Coverage Provided) co C] - Postage $ r-3 Certhled Fee M Postmark © Return Receipt Fee Here 0 (Endorsement Required) Q Restricted Delivery Fee (Endorsement Required) O r- tn Total Postage &F88" V-3 r� Sent Ta , Street, Apt. No.; � or PO BOX No. $ 55 i1. n ro l.- five AIz .. — .......................... __... tZ��•. VN PS Form :,, August 2006 �MiL See Reverse for Instructions (Domestic Mai! C r■ For deiivery intortn+ w C3 —p Postage $ r=1 Certified Fee M Postmark O Return Receipt Fee Here M (Endorsement Required) M Restricted Delivery Fee (Endorsement Required) LnTotal Postage & Fees >a Ser:t To �ey1I i IrM S p 1r� � SYreef, ...... p_f No.; or PO Box No. ---ty,------------- -------------------------- csrars,ZrR+4 C`Q-w}tn Wh �ggSl PS Form :,, August 2006 See Reverse for Instructions (LjWneSW Mar+ urrry; rw rrrsarerrcm r For dell" information visit our 10bal! , M Postmark Q Return Receipt Fee Here r-1 (Endorsement Required) M Restricted Delivery Fee (Endorsement Required) C7 C`- Total Postage & Fees r -R Sent To ab " L� 4s.. ................. ---------------------- Strest, or PO box No. Crry, State, Z1P+4 PS Form R<,�ic,., Wl1 AgCS� rr August 2006 See Reverse for Instructilo gig (uornesa mart c 31 For delivery inform+ © Postage ..D r -R Certified Fee M Postmark M Return Receipt Fea 1--3(EndorsementRequired) M 0 Return Receipt Fee (Endorsement Required) Hera Restricted Delivery Fee Postmark Here ED © (Endorsement Required) co Restricted Delivery Fee l� u7 Total Postage & Fees {Endorsement Required) (Endorsement Required) ra fes - Sent Tor Lf') r -q -q -Q�+�+t 1� --------------------------- ---- 8 ! `` 4 SSC, ��__ -J.xu k_rl..---------------- --� r'� Srreet, Apt. No.; Soar TO Total Postage & Fees c n or PO Box No. ) I N( W"' -- 5 ------------ ----•-.......................�A...................................... Crty, Siafe, ZfP+d ------------------------------ 0, PL]SoxNo.---- ---- ----- - rr,,1�! 0 !1 -[X&-_¢t�--r-�t----------------------- City, Stare, ZIP+4 PS Form :r, ,r. See_Reverse for Instructions (Domestic Mall G For dellvery informi rn M 0 Return Receipt Fee (Endorsement Required) Return Receipt Fee Postmark Here ED © (Endorsement Required) Restricted Delivery Fee Restricted Delivery Fee C:j {Endorsement Required) (Endorsement Required) fes - Lf') r -q Total Postage & Fees Soar TO Total Postage & Fees a Street, Apt -- 5 ------------ r--1 ------------------------------ 0, PL]SoxNo.---- ---- ----- - rr,,1�! 0 !1 -[X&-_¢t�--r-�t----------------------- City, Stare, ZIP+4 ---------" Sent To PIS Form :ri August 2006 U A '�B OSL See Reverse for Instructions (DorneWlc 141811 Only; Nc For dekvgry Information vis Postage I1 Certified Fee 1 IM PDSltnark M Roum Receipt Fee M {Endorsement Required) Here I-0 Restricted Delivery Fee Q (Endorsement Required} tLn Total Postage & Fees r -i Sent To IZZI Street, Apt. Na.; or PC Box No. ti�__ i►_a�_4S___.[7_� S ....._ _ __ Cit}; State,ZfP+4 rr�� ` ry aM••��•-�•- �• ILi�1 i ,-N W ,1 �L PS Form :rt August 2006 See Reverse for Instructions (Domestic Mail Only; No insurance Cc For delivery nnation visit our website al Er O ,--p Postage r� Certified Fee M Postmark M Retum Receipt Fee M (Endorsement Required) Hero C3 Restricted Delivery Fee (Endorsement Required) Ln j Total Postage & Faes r-3 Sent To r3 p�i 4 r� -••---------------------x�- CO srreer, Apr. Na.; FZ or PC Sax NO. �(,� _l"1:,�4 .............------'-'•-•'"" ........... Cit}; State, 71P+4 Z2'41>%'IwR 48051 PS Form :r, August 2006 See Reverse for Instructions. ■ (Domestic Mail Only; NC For delivery information vis Postage 5 Certified Fee M Postmark © Return Receipt Fee Here © (Endorsement Required) fl Restricted Delivery Fee (Endorsement Required) � Total Postage & Fees $ r--1 Sent To r -R r`- Srreof, Apt. No.; or PC Box No. r ?55g..4iM;._�i:t rs� -------------------- Gny, State, ZIP+4 PS Form :rr August 2006 See Reverse for instructions tT V —R P.3siaga $ Postmark RReceipt Fee M Certified Fee Here EZI Holum =. Postrrark Q (Endars[=mrnt RegUlr2d) tl} e Here CO tin Rastnc-ad Delivery Fee r7 (Endorsement Required} r Sent To r --i r-1 1,n Total Postage & Fees A--p--t. St�eei. No,; PO Box No, b -------------••--•-••-----•---- -,-_----- g j t 0A,,, � Av,, N ( City; Sraia, z1P+4-------------- -----------------------•.,- re, Sent To I ( -- 7rt. A±1!�__ 11 %!tn&Ams---------------- Street,Ap"t No----- _ell tL nr�OBoxNo. 31� fUE RV, ( C�ty. Stats, ZfP+4 _p--- -------------------- R.{� y p i V%VsN WA1 jL :1, August 2006 ------- -. (Domestic Mail Only; Nc For delivery Information vie Postage 9 ri Certltled Fee t3 ReturnReceipt Fee Postmark © tEndorsement Required) Here © Restricted Delivery Fee (Endorsement Required) O LLfl Total Postage & Rees s rq Sent To t,,, ..........................t1:tAn---_C._l0_L4'_r^_Mrd.i..._.._.._...............-----•--- Slreet,Apt. No.; or PO Sox No. 3 froi Yi.. N ........._ Crty, Slate, zlP+¢ q PS Form :0, August 2006 . See Reverse for lnslructiorf7� ■ (oomesrrc marl unry; no rrrsuri r For delivery information visit our w tr .J] Postage r^� Certified Fee M Postmark M Return Recoipt Fee Here t:3 (Endorsement Required) O Restricted Delivery Fee (Endorsement Required) 1-171Total Postage & Fees re, Sent To .............. �+�--_ �stan._ ��------------------ ------- S°freet, Apt. No,; or PO Box No. Iti S Cra_.....--ta•-te, -z---lP+--- ----- a ...... ............. VA y, 4 PS Form :,, August 2006 See Reverse for Instructions U.S. Postal, Service,, CERTIFIED MAIL,. RECEIPT (Dom"ft Mair only; No insurance Coverage Provided] Far dalivery lnfornwMan Visit our wabslte at www.usps cor ft w M El Return Hece;pt Fee Postmark M (Frldor ementRequiredj Here Reslricled Delivery Fee (Endarsement Required) Lr'I Total Postage & Fees r-:4 ESt4 w 1 .;. _______�00__....._+4 PS Form :r, August 2006 See Reverse for Instructions (Lamesrlc Marr Only; No Insurance Coverage Pre BE 1 For delivery information visit our website at www.uspe.r Cr —0 Postage $ Certified Feb M P061matk M Return Receipt Fee © (Endorsement Required) Here Restricted Delivery Fee (Endorsement Required) LnTotal Postage & Fees rl Sent Ta rl 1 4--------------- L p r -i ---�_? - h��-T��............................ Street„opt No-; 17� or PO Box No. -511--- ----------------• ----._.._..._.........----------'-- Crry, stare, zrP+a PS Form :,, August 2006 S!ae Reverse for Instructions IU.S. Postal Service,,, CERTIFIED MAIL,. RECEIPT F. (Domestic Mail Only; No Insurance Coverage Provided) 1 For delivery information visit our website at www.uaps.eomjp �R 1 Postage, $ r -R Certified Fee 17171 Postmark RReceipt Fee M (Endorsement sement Required) Here ED Restdctod Delivery Fee M (Endorsement Required) tin Tota[ Postage &Fees r1 Sent To r --i r-1 ----------•----------- Nor A--p--t. St�eei. No,; PO Box No, b -------------••--•-••-----•---- -,-_----- g j t 0A,,, � Av,, N ( City; Sraia, z1P+4-------------- -----------------------•.,- 3800L August 2006 Rth�.,, WR A�o;i See Reverse for Instructions (LAonterst% �alr c fir — _U post„g, `c C,-rt1flPu Foe M 0Pcstmzrk Q Return Receipt Fee Here (Endorsement Required) Rostrictcd Delivery Fee (Endorsement Required) lti Ln Total Postage & Fees r - Sent To `.n,.__:i_.��,i__k,,°�----------------- © Street, Apt No.; J or PO Box No. --------------------------------•---•-•------------------ Crty, Staty. XrP+4 Kv,, o, WA At$951L PS Form :rl AUgUSI 2006 See Reverse lor Instructlom M. a - O -11 Postage $ r -R Certified Fee M p Return Receipt Fee Postmark M (Endorsement Required) Rem C3 Restrtcted Delivery Fee [71(Endorsement Required) tLrt Total Postage & Fees r-4 Sent To C-4 iG w.a %1, En}ii4tt ---•-- -•--- � .; x.__4_...1.. --• -............. © Sfraet Apt. Noo [ or PO Box No, 0 5 7 b i w A w[ �+r ---------------^- ...------..............--- cry, state, r�P+4 - PJ-) W 1 `�gb5t PS Form :11 August 2006 ■ (Domestic Mail Only, No Insurance Coverage Prc For delivery Irtformalion visit our webstte at www.usps.l []' �. ,a Postage s Certified Fee M Postmark ED Return Receipt Fee Here (Endorsement Required) 1--3 Restricted Delivery Fee M (Endorsement Required) rN- U-1 Total Postage & Fees r•i Sent To ry r-4; ,k"&q 1. Ap v:r r -i ------------------------�r--------------------y_...:...._........... M treat, Apf. No. or PO Box No. 17�-Cr-- .._.. .... 4_ n i7 :�— .. ............ ay, State, 7rP+4 �, -' W go 5i PS Form :11 August 2006 rel ta-t c� � Postage rq Certified Fee rrl Postmark Flotium Receipt FeeHere � (Endorsement RaGuirLd) red) Rnslr;r_Ned Do !Ivory Fen (Endorsernent Required) C2 LnTotal Postage & Fees 1� Sent To � Suver, Rpt. No.; or PO Sox No.vt�, r% -------------------------------------------- - — ^--------------•-•--- City, State, IIP+4 Cta~1��h w 607 PS Form :1, Augusl 2006 (Domestic Mail Only; No Insurance Coverage Provided) For delivery Informatlon visit our website at www.usps.00mo M GEHTIFIED MAILTM RECEIPT (Domestic Mail Only; No Insurance Coverage Provided) Restricted Delivery Fee For delivery information visit our website at www.usps,cotn.f,• fL Irl a - O -11 Postage $ r -R Certified Fee M p Return Receipt Fee Postmark M (Endorsement Required) Rem C3 Restrtcted Delivery Fee [71(Endorsement Required) tLrt Total Postage & Fees r-4 Sent To C-4 iG w.a %1, En}ii4tt ---•-- -•--- � .; x.__4_...1.. --• -............. © Sfraet Apt. Noo [ or PO Box No, 0 5 7 b i w A w[ �+r ---------------^- ...------..............--- cry, state, r�P+4 - PJ-) W 1 `�gb5t PS Form :11 August 2006 ■ (Domestic Mail Only, No Insurance Coverage Prc For delivery Irtformalion visit our webstte at www.usps.l []' �. ,a Postage s Certified Fee M Postmark ED Return Receipt Fee Here (Endorsement Required) 1--3 Restricted Delivery Fee M (Endorsement Required) rN- U-1 Total Postage & Fees r•i Sent To ry r-4; ,k"&q 1. Ap v:r r -i ------------------------�r--------------------y_...:...._........... M treat, Apf. No. or PO Box No. 17�-Cr-- .._.. .... 4_ n i7 :�— .. ............ ay, State, 7rP+4 �, -' W go 5i PS Form :11 August 2006 rel ta-t c� � Postage rq Certified Fee rrl Postmark Flotium Receipt FeeHere � (Endorsement RaGuirLd) red) Rnslr;r_Ned Do !Ivory Fen (Endorsernent Required) C2 LnTotal Postage & Fees 1� Sent To � Suver, Rpt. No.; or PO Sox No.vt�, r% -------------------------------------------- - — ^--------------•-•--- City, State, IIP+4 Cta~1��h w 607 PS Form :1, Augusl 2006 (Domestic Mail Only; No Insurance Coverage Provided) For delivery Informatlon visit our website at www.usps.00mo M M C3 Return Receipt Fee Poltmark Here (Endorsement Required) Restricted Delivery Fee (Endorsement Required) fL Irl Total Postage & Fees r -i ent To ------------ �1�t�°�----------------- [] rN- --------k�v Street, Apt. No.; or PO Box No.?� -_------- Q� �:.__. city, state, 7rP+4-- -- i }.� PS Form :11 August 2006 _ _._., --- - -•-----••- ---------- WN ago Postal CERTIFIED RECEIPT fTi s . Only, . LnProvided) [ti Postage 5 r•R Certified Fee frl Postmark C3 Return Receipt Pea Q (Endorsement Required) Here E:l Res;zncted Delivery Fee d (Endorsement Required) f- yr7 Total Postage &Fees r^1 Sent To 'qi3 k: ti4M � SEreef, Apt. No.; or PO Box No. city, StateS r' -------.. —I .---- Ert, Z1P+4 '---•---..•••---•---- PS Form :rr August 2006 See Reverse for Instructions (DOltrestic 1l fN Only, No + For delivery Iftrmation via Er 0 .l3Postage�T�� Certified Fee i M �— Postmark R©lum Receipt Pee Here � (Endorsement Required) Restricted Delivery Fon (Endorsement Required) O � Total Postage & Fees r -q Sent To Sweet, Apt. No.; © or PO Box No, VS} --..- --- _.__r Cih; Stara. Z7P+A------------ PS Form :I4 August 2006 See Reverse for Instructions (Domestic Mail Only, IVo Insuran For delivery information visit our we; F. Gertitied Fee Fit L3 Return Return Receipt Fee Here M (Endorsement Required) O Restricted Delivery Fee © (Endorsement Required) rt W Total Postage & Fees tq Sent To E3------- --- 1- Srrvat, Apt. No.; 6 or PO Box No. 601ANJ Grry, State, ,Z7P+4 Q� 0 � R eh�u W h PS Form :11 August 2006 H Postage $ ra Certilied Fee rn Return Receipt Fee Postmark C3 (Endorsement Required) Here O Restricted Delivery Fee p (Endorsement Required) r`- ur) Total Postage & Fees r -q Sent ApBOXr To Q S r3 _frmet; No"; --------•----- city, Stare. ZIP+a -------------------- .... WN qb j` PS Form :11 August 2006 tic NMI OW No Insurance CaVverege Provides r r dsYtsatp Wwmatlon visit out website at wwmusps.Goms Cenifed Fee I rrl Postmark Q Relum Receipt Fee E::l (Endorsement Required) Here EZI Restneted Delivery Fee g m {Endorseent Required) f L<l Total Postage & Fees r� Sent To Sweet, Apf. Na.; Q Or PO Box No. •t {r Nt Glry, State, ZlP+4 y ---_ ------------------------------- PS Form 3800 --._^..................------- :11 August 2006 U.S. Postal Servicer. CERTIFIED MAIL, RECEIPT CERTIFIED 1 (Domestic MAIL,,, RECEIPT No Insurance Coverage r (Domestic Mail Only, No Insurance Coverage Provided) For delivery website at www.usps.coni rf information visit our website at www.uspa.Com® H Postage $ ra Certilied Fee rn Return Receipt Fee Postmark C3 (Endorsement Required) Here O Restricted Delivery Fee p (Endorsement Required) r`- ur) Total Postage & Fees r -q Sent ApBOXr To Q S r3 _frmet; No"; --------•----- city, Stare. ZIP+a -------------------- .... WN qb j` PS Form :11 August 2006 tic NMI OW No Insurance CaVverege Provides r r dsYtsatp Wwmatlon visit out website at wwmusps.Goms Cenifed Fee I rrl Postmark Q Relum Receipt Fee E::l (Endorsement Required) Here EZI Restneted Delivery Fee g m {Endorseent Required) f L<l Total Postage & Fees r� Sent To Sweet, Apf. Na.; Q Or PO Box No. •t {r Nt Glry, State, ZlP+4 y ---_ ------------------------------- PS Form 3800 --._^..................------- :11 August 2006 IS' -D Postage r Certified Fee Rl $ © Reium Receipt Fee Postmark M (Endorsement Required) Here En Restricted Delivery Fee (Endorsement Required) C7 Ln Total Postage & Fees 1-q Sant o 'a /1tW E .................... 1-q Street. Apt Na.:--�------------------------•- C:3 or PO Box No. B i Z 1 �. r r J,} ............. s►z .._A_e _....---------..._ City; State, 7fP+4 -------•-••------ :11 11. 1 (Domestic Mail G + For delivery inform. Q' ..D postage r -q Certified Fee frl Postmark © Return Receipt Fee Here © (Endorsement Required) M Restricted delivery Fee (Endorsement Required) E3 I'- L17 Total Postage & Fees r -q Sent To C _, r1 - --- ---- ' t - .y.............i. Street, Apt Na.;CJ Or PP Box No.3----------------- Grty, State, ZfP+4 ----^---•--•--•--• R-e•.�er,l � R yKbsl PS Form :11 August 2006 U.S. Postal Servicer. CERTIFIED MAIL, RECEIPT 1 (Domestic Mail Only; No Insurance Coverage Provided) For delivery information visit our website at www.usps.coni rf , IS' -D Postage r Certified Fee Rl $ © Reium Receipt Fee Postmark M (Endorsement Required) Here En Restricted Delivery Fee (Endorsement Required) C7 Ln Total Postage & Fees 1-q Sant o 'a /1tW E .................... 1-q Street. Apt Na.:--�------------------------•- C:3 or PO Box No. B i Z 1 �. r r J,} ............. s►z .._A_e _....---------..._ City; State, 7fP+4 -------•-••------ :11 11. 1 (Domestic Mail G + For delivery inform. Q' ..D postage r -q Certified Fee frl Postmark © Return Receipt Fee Here © (Endorsement Required) M Restricted delivery Fee (Endorsement Required) E3 I'- L17 Total Postage & Fees r -q Sent To C _, r1 - --- ---- ' t - .y.............i. Street, Apt Na.;CJ Or PP Box No.3----------------- Grty, State, ZfP+4 ----^---•--•--•--• R-e•.�er,l � R yKbsl PS Form :11 August 2006 F+ "(vornesUc Merl Only; lilc �raa • Fd9Edel" Information vi® i ..D Pastage j �+ r -i Certitied Fee { M — - Postmark M Rolum Receipt Fee Hare {EndD"rinert Required) C3 Restricted Delivary ree (Endarsement Roquired) C.7 Lrl Total Postage & Fees r� Sent To r-9 r -q --------"..._...-.__."•-"-Art- _Th____ --- se- ......... ........................ Street Apt- No.; or PO Box Na Crfy, state, Z1P+4 113 PS Form :,, August 2011316 See Reverse for Instructions Lr'lFor delivery information visit our weldsite at wwwmaps.comlo IT _. Postage Certified Fee ED Return Receipt Fee © (Endorsement Required) 0 Restricted Delivery Fee (Endorsement Required) ;ravrrmow marr;vnfy, era rnWil-ar se Leuvarage r iriuci F For .delivery information visit our webette at www.u".camo j i -------------------------- F i F Ft- Pip.; ------ -------------- r� Or PO or PO Box Nn. ----------$1(..intnwlt...K.Yt .... N.�............................ Crry, State, zlP+4 •------------------------------------N� ---------------------- PS Form :,0 August © Rn""Recqui eipt "no P rh O Here (Endorsement Rered) Restricted Delivery Fee (Fndorsernr i Required) M li Total Postage & Fees LnF$r-q (Domestic Mail Only, Ne F For [ielivery information vi4 cr C3 Postage r� CertMed Fee Postmark tri Postmark Pletum Fee Hero (Endorsement ReReceiptquired)Here Restricted Delivery Fee (Endorsement Required) O r- Total Postage & Fees Ln a �Seri JJ --------------------- -- - i C-- '--- f------- Y---------------------------------------- r� Street, Apf. Na.; Ci or PO Bax No. a a {fir s1" S ------------------------------- PS -------------- - - - h o -.._.......- . c,ry srate, zrP+4 :rr August 2006 See Reverse for InStructi (DORMsrJO Mall L Mdor delivery Inform M [r Postage $ Certified Fee Q Postmark Return Receipt Fee H re (Endorsement Required) Restricted Delivery Fee (Endorsement Required) M Ii U'11Total Postage & Fees a Seri tt ( b, a "�n-l_ C-A�i_6_-1uA ---------------------------- Street, Apr. No.; 11 or PO Box No. ...................... CRy, Sfafe, ZfP+4 io gkaSli. PS Form :,r August 2006 See Reverse for instructions O U -t Total Postage & Fees $ r•i Sent To - rl Srraef, Apt. No.;------------------ C:3 or PO Box No. li 117, Crty, snare, zrP+a-------------------------------- PS - -------------•---------•--- 1�h A$o>ti :.r August 2006 See Reverse for Instructions if (Domestic Mail 0 tr t] - co f� - C Postage M Certified Fee p Ratum Postmark Receipt Fee Oars O (Endorsement Required) L3 Restricted Delivery Fee © (Endarsement Required) i Ln Total Postage & Fees r--1 I == Soni To '-----•-F..._._.` -A II -------------------------- [� Ft- Pip.; ------ -------------- r� Or PO or PO Box Nn. ----------$1(..intnwlt...K.Yt .... N.�............................ Crry, State, zlP+4 •------------------------------------N� ---------------------- PS Form :,0 August PS Form :,r August 2006 See Reverse lor Instructions (Domestic Mail Only, Ne F For [ielivery information vi4 cr C3 Postage r� CertMed Fee Postmark tri Postmark Pletum Fee Hero (Endorsement ReReceiptquired)Here Restricted Delivery Fee (Endorsement Required) O r- Total Postage & Fees Ln a �Seri JJ --------------------- -- - i C-- '--- f------- Y---------------------------------------- r� Street, Apf. Na.; Ci or PO Bax No. a a {fir s1" S ------------------------------- PS -------------- - - - h o -.._.......- . c,ry srate, zrP+4 :rr August 2006 See Reverse for InStructi (DORMsrJO Mall L Mdor delivery Inform M [r Postage $ Certified Fee Q Postmark Return Receipt Fee H re (Endorsement Required) Restricted Delivery Fee (Endorsement Required) M Ii U'11Total Postage & Fees a Seri tt ( b, a "�n-l_ C-A�i_6_-1uA ---------------------------- Street, Apr. No.; 11 or PO Box No. ...................... CRy, Sfafe, ZfP+4 io gkaSli. PS Form :,r August 2006 See Reverse for instructions O U -t Total Postage & Fees $ r•i Sent To - rl Srraef, Apt. No.;------------------ C:3 or PO Box No. li 117, Crty, snare, zrP+a-------------------------------- PS - -------------•---------•--- 1�h A$o>ti :.r August 2006 See Reverse for Instructions if (Domestic Mail 0 tr t] - co f� - C Postage M Certified Fee p Ratum Postmark Receipt Fee Oars O (Endorsement Required) L3 Restricted Delivery Fee © (Endarsement Required) i Ln Total Postage & Fees r--1 I == -gent To 4 l• A?w - [� Stre9f,:Opt.No.,"-----3�hq---- ------ -------------- (ti. or PO Box No--------- Crfy, State, IfP+4 •------------------------------------N� ---------------------- PS Form :,0 August 2006 See Reverse for Instructions Postal CERTIFIED MAIL. RECEIPT � iu + IF __.--.......- CD ...0 Yr1FPage o-0 veriilic:t. Fee ITE "ostrnark © Retum Receipt Fee Here © (Endorsement Required) ID Restricted Delivery i M ;EndursementRequired) r -r) fatal Postage &Fees rR _ Sent To ---- © 5rreot, Apt. No-.; t, or PO Box No. Q {�-} 4r•�l ttrl i1! t --- -------------------------------- City, Stale, ZIP+4 U N a $ 4 �� PS Form ir, August 2006 See Reverse for Instructions (Domestk Mail C . retar� For delhrery inform; CO C3 _n Postage I $ r-=1 e (Domestic Mail C �� For delivery inform Cc -p Postage $ r� frl Certified Fee P C ostttlgrk 0 Return Receipt Fee HBte (Endorsement Required) E3 Restricted Delivery Fee O (Endorsement Required) 17- ri'i Total Postage & Fees $ r-9 Sent To ___-------- _----- ______tti� M Street, Apt. No.; r� or PO Box No crly scare, irP+a PS Form 31 August 2006 See Reverse for Instructions :1 M KI,� ii:+pn 4,',w i![�IrJI }Qs'(+lfiF � PUstage I � nq Certified Fee I ITl — - Postmark ED Return Receipt Fee Here © (Endorsement Fiequiredi Rostricted Delivery Fee (Endorsement Required) L7 Ln Total Postage & Fees $ tr7 r� Sent To y S!rea1, Api. No.; or PO Box No. �U hrlwQ:r� �t �Ic 1 w----------------- ----.-_------------------_..__...-_-.- Crty, State, TIP+4 RL k- "% -- A � w tiii PS Form :r, August 2006 See Reverse for instructions (Domestic Mail Only; No lnsuren Fpr delivery iMormstion visit our wst Certified Fee M Postmark C3 Return Receipt Fee Here � (Endorsement Required) Restricted Delivery Fee C:3 (Endorsement Required) f` - Li Total Postage & Fees $ r� Sent To p �trreaf, Apt Na.; rti or PO Box No. ------------- Cay, State, ZiP+4 pp f r d y [SCM �U7 W f5 l5� r�� PS Form :rr August 2006 See Reverse for Instrucliarj (Domestic Mair G ri For delivery inlormi Postage $ ri M Certified Fee Ej Return Receipt Fee Postmark © (Endorsement Required) Here ID Restricted Delivery Fee © (Endorsement Required) 171- iTotal Postage & Fees $ r-91 Sent To t r p Street, Apt. No.; [� orPOBox --- City, State, ZIP+4 ----------------- PS Form 3800. August Rehr+�. W A x$051, r,. See Reverse for Instruci Certified Fee M C7 Postmark Return Receipt Fee Here O (Endorsement Required) iM Restricted Delivery Fee C3 (Endorsement Required) t7 - i Total Postage &i $ r -q r q Sent To ll rl 4WrinCL •S1li:'�--------------- ---------------- or PO Sox No. pf, p'lrtt n C �j .......... _------------------- __________________________________________________��r_ Cl!y; State. ZIP+4 �tai4� LJA PS Form :rr August 2006 �Sb56 See Reverse lot Instructiorm e (Domestic Mail C �� For delivery inform Cc -p Postage $ r� frl Certified Fee P C ostttlgrk 0 Return Receipt Fee HBte (Endorsement Required) E3 Restricted Delivery Fee O (Endorsement Required) 17- ri'i Total Postage & Fees $ r-9 Sent To ___-------- _----- ______tti� M Street, Apt. No.; r� or PO Box No crly scare, irP+a PS Form 31 August 2006 See Reverse for Instructions :1 M KI,� ii:+pn 4,',w i![�IrJI }Qs'(+lfiF � PUstage I � nq Certified Fee I ITl — - Postmark ED Return Receipt Fee Here © (Endorsement Fiequiredi Rostricted Delivery Fee (Endorsement Required) L7 Ln Total Postage & Fees $ tr7 r� Sent To y S!rea1, Api. No.; or PO Box No. �U hrlwQ:r� �t �Ic 1 w----------------- ----.-_------------------_..__...-_-.- Crty, State, TIP+4 RL k- "% -- A � w tiii PS Form :r, August 2006 See Reverse for instructions (Domestic Mail Only; No lnsuren Fpr delivery iMormstion visit our wst Certified Fee M Postmark C3 Return Receipt Fee Here � (Endorsement Required) Restricted Delivery Fee C:3 (Endorsement Required) f` - Li Total Postage & Fees $ r� Sent To p �trreaf, Apt Na.; rti or PO Box No. ------------- Cay, State, ZiP+4 pp f r d y [SCM �U7 W f5 l5� r�� PS Form :rr August 2006 See Reverse for Instrucliarj (Domestic Mair G ri For delivery inlormi Postage $ ri M Certified Fee Ej Return Receipt Fee Postmark © (Endorsement Required) Here ID Restricted Delivery Fee © (Endorsement Required) 171- iTotal Postage & Fees $ r-91 Sent To t r p Street, Apt. No.; [� orPOBox --- City, State, ZIP+4 ----------------- PS Form 3800. August Rehr+�. W A x$051, r,. See Reverse for Instruci " (ptrme oft, No lnsurar dailwety.inform mixt visitbur we w ^;:rified Fea rn � Postmark n0urry Receipl Fee E Here (Fndamorrimit Required) Q Restricted Delivery Fee © (Endorsement Hequired) Ln Total Postage & Fees r -R Sent To '�"' r -i S_ IL MI � k= `� V �!5-------------- ----A------ ----- © Sireor. Apf. No.; ) `1 { or PO Box No.------- .? i --- f- '--- '\-- -`--------------------------------- City, Slate, ZIP+4 PS Form :rr August 2006 See Reverse for Instructions (Domestic Mail Only; No Insurance Coverage Provide I For delivery information visit our website at www.usps.come © Postage ..D ri Certified Fee rr-I Postrnark Q Return Receipt Fee n (Endorsement Required) Here Q Restricted Delivery Fee (Endorsement Required) 17 r`- LnTotal r� Postage & Fees s Sanf rp Frl Retum Recelpt Fee (Endorsement Required) _145-------------------------- � --------•--••- -----•--._ Street Apf. No.; Retum Receipt Fee Or PO Box No. Postmark p --------------------------�- Dry, State, I1P+d PS:t0 August --- ........................................ 2006 See Reverse for Instructioto Lthi I IFItu MAILr, RECEIPT (Domestic Mail Only; No insurance Coverage Provided) r For deliveryinformation visit our website at www,usps.come `0 Postage S r -R -- M Certified Fee QReturn Receipt Fee P 1 ere rk O (Endorsement Required) Restricted Delivory Fee p (Endorsement Required) N G'O Total Postage & Foes r-4 r-9 ent Torq p r ------------------------- tt or PO Box �No.- -----•------------------------ Giry, Sfafe, ZfA+4 - PS Form :rr August 21DO6 Ds.#al Service,•m 'IFIF�7 M�li _.. RFf`CfC Mall Only; No Insurfmce Coverage ProvkWj , OeAf r infar�ilon vlaR our +ifebsite M www.usps copte r, Q .� Pcslaye (Domestic Mail C For delivery inform; Er Q Postage $ r-� Certified Fee M Postmark O Return Receipt Fee O (Endorsement Required) Here Q Restricted Delivery Fee (Endorsement Required) d NTotal Postage & Fees $ r-9 Sent To Q Street, Apt. No.; 6 or PC Box No. 0 -7) b y Sfafs, ztP+4 .....'1.}+Ltsat.N�-- ................ City PS form a-e,v}Tn IrJ py rib �L :rr August 2006 WE (Domestic Mail Only; No insurance Coverage Provic For delivery informetiort visit our website at www.usps.con Er 1 Q —p Postage $ r -R Certified Fee M Ce tified coF Postmark Frl Retum Recelpt Fee (Endorsement Required) Here © Retum Receipt Fee Postmark p (EndorsementRequiredl.Here Q Reslrated Delivery Fee Q (Endorsement Required) C` u't Total Postage $, Fees ri 5 r� C% Streef, Apt, fhb.; or PO Bear No, t M ra �nf To ----------- • — = t ' 0 Stre©L Apf. or PD Box No. i�� t I ------ ---- - ---------------- ---------•- N C t4 S� -- .... City, Slate, 21P+4 ------------------------------------- :rr August 2006 See Reverse for Instructiorff. (Domestic Mail C For delivery inform; Er Q Postage $ r-� Certified Fee M Postmark O Return Receipt Fee O (Endorsement Required) Here Q Restricted Delivery Fee (Endorsement Required) d NTotal Postage & Fees $ r-9 Sent To Q Street, Apt. No.; 6 or PC Box No. 0 -7) b y Sfafs, ztP+4 .....'1.}+Ltsat.N�-- ................ City PS form a-e,v}Tn IrJ py rib �L :rr August 2006 WE (Domestic Mail Only; No insurance Coverage Provic For delivery informetiort visit our website at www.usps.con Er 1 Q —p Postage $ r -R Certified Fee M Postmark C3 C:3 Retum Recelpt Fee (Endorsement Required) Here Q Restricted Delivery Fee Q (Endorsement Required) ft t -FJ Total Postage 8 Fees r-9 Sent To ri 5 C% Streef, Apt, fhb.; or PO Bear No, t M ---------------------- City, State, ZIP+4 PS Form :rr 006 See Reverse for Instructions =■ (ilOmBt -■ For delis R- -0 Postage $ r_3 Certified Fee M Postmark M Return Receipt Fee Here D (Endorsement Required) 17 Rosti eted Delivery Fee (Endorsement Required) [w U-11 Tote] Postage & Fees $ a Senr To or PO sax NO. it---- -------------------- .... ... c bs state, zrP+4 {n om WA `i PS Form :,r August 2006 See Reverse for Instructions (Domestic Maif only; No frtsurance Cc Far deNvery information visit our website a+ Postage $ r -R Certified Fee rrl Postmark Cl Return Receipt Fee Here Q (Endorsement Required) C3 Restricted Delivery Fee (Endofsement Required) . . M Ln Total Postage S Fees t17 r_1 SERI TO Srreaf, Apt. No.; c� © or PO sox No. 3 y q 'v � tl' M , f� '; ----------------------- Crry, State, ZIP+4 PS Form :rr August 2006 � {ROTC MFII DIY: NC E-1 VigdWery Inform mon vis a ra F Certified Fee i M Postma k I= Return Receipt Fee 0 (F..ndorsement Required) ! Here Rostricted Delivery Fee (Endorsement Requiredj t_q Total Postage & Fees r -R Sent To _ _____ S�_�rtur_ _a#�5.9 ,�.!!!R.TM.............. Sttoet,.opt No.; c or PO Sox No. ❑ (, 'k fi 4 ar' [t______Sra_.r__,_ZfP+_____________________J__.._..__.__._____.__._____. __________________. __..__. City, e4 W /t Apyb PS Form :rr August 2006 See Reverse for Instructions Postal ServiceW :ITIFIFn MAILT. RECEIF (00nmStic Mall Vnly; JVO rrrsurance [.Nusrat -■ For delivery information visit our website at www M Postmark Return Receipt Fee Here (Endorsement Required) Restricted Delivery Fee (Endorsement Required) I:3 rl- Li �.r" 1 r -a .. , r , .. _ m [ti � 0 _ 3 i°i__. N £.- -- Crty she e. ZIP+a PS Form:,r August ........ .... bfq k - 2006 See Reverse for Instructions MAIL,. RECEIPT ..D Postage 5 only, No Insuraince Coverage Provided) (Domestic GarlRled Fee delivery frl Postmark — E3 Return Receipt Fee Hese C3 (Endorsement Requirud) C:1 Restricted Delivery Fee w (Endorsement Required) 110 f fir] Total Postage & Fees r -a Sent To [r,1sEY`'�a-------------- Stre�!. Apt. No.; I] or PO Box No.�t �] t'i M L J--------------------------------------•- 17� - ---'-----------• criy, State, ZfP+4 Ltih}, PS Form :,, August 2006 See Reverse for Instructions =■ (ilOmBt -■ For delis R- -0 Postage $ r_3 Certified Fee M Postmark M Return Receipt Fee Here D (Endorsement Required) 17 Rosti eted Delivery Fee (Endorsement Required) [w U-11 Tote] Postage & Fees $ a Senr To or PO sax NO. it---- -------------------- .... ... c bs state, zrP+4 {n om WA `i PS Form :,r August 2006 See Reverse for Instructions (Domestic Maif only; No frtsurance Cc Far deNvery information visit our website a+ Postage $ r -R Certified Fee rrl Postmark Cl Return Receipt Fee Here Q (Endorsement Required) C3 Restricted Delivery Fee (Endofsement Required) . . M Ln Total Postage S Fees t17 r_1 SERI TO Srreaf, Apt. No.; c� © or PO sox No. 3 y q 'v � tl' M , f� '; ----------------------- Crry, State, ZIP+4 PS Form :rr August 2006 � {ROTC MFII DIY: NC E-1 VigdWery Inform mon vis a ra F Certified Fee i M Postma k I= Return Receipt Fee 0 (F..ndorsement Required) ! Here Rostricted Delivery Fee (Endorsement Requiredj t_q Total Postage & Fees r -R Sent To _ _____ S�_�rtur_ _a#�5.9 ,�.!!!R.TM.............. Sttoet,.opt No.; c or PO Sox No. ❑ (, 'k fi 4 ar' [t______Sra_.r__,_ZfP+_____________________J__.._..__.__._____.__._____. __________________. __..__. City, e4 W /t Apyb PS Form :rr August 2006 See Reverse for Instructions Postal ServiceW :ITIFIFn MAILT. RECEIF (00nmStic Mall Vnly; JVO rrrsurance [.Nusrat -■ For delivery information visit our website at www M Postmark Return Receipt Fee Here (Endorsement Required) Restricted Delivery Fee (Endorsement Required) I:3 rl- Li �.r" 1 r -a Total Postage & Fees $ Postal ent Ta vo.; Street, Rpt, Na.; � or PO sox No. _ 3 i°i__. N £.- -- Crty she e. ZIP+a PS Form:,r August ........ .... bfq k - 2006 See Reverse for Instructions _ B Postage r-=1 Certified Fee MPostmark a Return Receipt Fee Here 0 (Endorsemeni Required) Restricted Delivery Fee (Endorsement Required) fL t•rl Total Postage & Fees rq Sent TorA T M street, Apt, No.; or PO Sax No. ---------- City, Srare, ZJF+4 :r, ,r. U.S. Postal ServiceTM CERTIFIED MAIL,. RECEIPT ' Mail only, No Insuraince Coverage Provided) (Domestic delivery intormation visit our website at www-uspa.coma For w _ B Postage r-=1 Certified Fee MPostmark a Return Receipt Fee Here 0 (Endorsemeni Required) Restricted Delivery Fee (Endorsement Required) fL t•rl Total Postage & Fees rq Sent TorA T M street, Apt, No.; or PO Sax No. ---------- City, Srare, ZJF+4 :r, ,r. Mi Dc� Ca Postage r'3 Certified Fee M Postmark © Return Receipt Fee Here (Fndorsement Required) © Restricted Delivery Fee (Erdorsemeni Required) C� Lri, Total Postage & Fees $ r:1 Sent TO r -q A ------------•----..._.._ •--- ---------------- Street, pt. NO.; © or PO Box No. �� h N E -----------------•---•- t � 11_.Jz!._...-------------.... Crry, State, Zili �'tw�an wfA `�30Sf. PS Form :1, August 2006 Postal CERTIFIED + RECEIPT [� , ! mail only; No insurance Coverage Provided) r -i Cr r.Y] - L7 D Postage $ Certified Fee M Postmark Return Receipt Fee Here d (Endorsement Required) Restricted Delivery Fee (Erdorsement Required) C� u7 Total Postage & Fees $ V-1 Seat To 'ale--------------------------------------------- © Street Apt, No.; or PO Box NO..._..- Gity, PS Form :,r August 2006 See Reverse for Instructions Er - 17 -91 Q- -0 Postage 5 1-R Certified Foe M Postmark E=I Return Receipt Fee Here C7 (Endorsement Required) 17 Restricted Delivery Fee (Endorsement Required) O 17- i ra CERTIFIED MAIL. REGL F I -■ •(Domesft mil ol:ly,-No hwurance CoverVe provided) 3�i f'UC, 10kh si�. t` ------------------------------- C.dy, State, ZfP+4 PS Form :,r August ----------------------------------..--•--------------- 2GO6 CSee fleverse for Instructions Pos iic For doWli lnfommi visR our *ehelte at www-trlSMOOft M (Endorsement Required) Restricted Delivery Fee Ca Postage r'3 Certified Fee M Postmark © Return Receipt Fee Here (Fndorsement Required) © Restricted Delivery Fee (Erdorsemeni Required) C� Lri, Total Postage & Fees $ r:1 Sent TO r -q A ------------•----..._.._ •--- ---------------- Street, pt. NO.; © or PO Box No. �� h N E -----------------•---•- t � 11_.Jz!._...-------------.... Crry, State, Zili �'tw�an wfA `�30Sf. PS Form :1, August 2006 Postal CERTIFIED + RECEIPT [� , ! mail only; No insurance Coverage Provided) r -i Cr r.Y] - L7 D Postage $ Certified Fee M Postmark Return Receipt Fee Here d (Endorsement Required) Restricted Delivery Fee (Erdorsement Required) C� u7 Total Postage & Fees $ V-1 Seat To 'ale--------------------------------------------- © Street Apt, No.; or PO Box NO..._..- Gity, PS Form :,r August 2006 See Reverse for Instructions Er - 17 -91 Q- -0 Postage 5 1-R Certified Foe M Postmark E=I Return Receipt Fee Here C7 (Endorsement Required) 17 Restricted Delivery Fee (Endorsement Required) O 17- i ra Total Postage & Fees Is Sent To 1:3 Postage .n $ �freet, Rpt. No.; ---..�--------------------------------------- 17 Certified Fee or PO Box No. 3�i f'UC, 10kh si�. t` ------------------------------- C.dy, State, ZfP+4 PS Form :,r August ----------------------------------..--•--------------- 2GO6 CSee fleverse for Instructions = Mail c �' ..For�INfary'IMorm A os'.age rq Codified -ee ft'i 1:3 Return Receipt FPF., O (Endorsemert AequireC) C3 Restricted Delvery Fee E3 (Endxsemun'. Requiredl Iti Ln Total Postage & Fees r=i Sent To � f Apt. Np.; or PC Bax No. 2S ; AA . tc --'-- ---------------------------- - Zr---i?y- --- --------------------------------- (I State,?1P�4 V -ii ,,, U A qv . PS Form :,, August 2006 See Reverse for Instructions (Domestic Marl G IIIIFor delivery inform Ci- Postage $ Certified Fee ftl Postmark p Return Receipt Fee Here Q (Endorsement Required) Restricted Delivery Fee Q (Endorsement Requited) liTotal Postage & Fees $ ri Sent To r -a Ne,Etir ` SCr 1t � Street Rpt. Na-; or PO Bax No. VA t M, y - j C# N e T`----------------------------------------------- - ......_...- ........._.. City, Stals. Z1P+4 p,c,j,., V rt 4gi PS Form :,0 August 2006 See Reverse for Instructions M (Domestic Mail Only, Nc • F� delivery Information vis 1:3 Postage .n $ 17 Certified Fee . M Pos iic M Retum Receipt Fee Here M (Endorsement Required) Restricted Delivery Fee (Endorsement Required) f� Lr?Total Postage & Fees $ 1--1 Sant TO { y Street, Apf. No.; C7 or PO Sox NO. �7 tC5 N(- it", S)I• (ti --------------------------------------•--••--------------------------------------------- Crty, State, ZIP+4 ?'-t.,i,,,'w N 118b51 PS Form :1, August 2006 See Reverse for Instructions 11:0 C211X411 ru r^•a p Er M � Postage Cert'rtied Feu fT't----•-�^-- -� I Postmark M Return Receipt Fee Here a (Endorsement Required) © Restricted Delivery Fae (Endorsement Requirec) [4 U-) Total Postage & Foes r-9 Sent To qs _________ ..._._ ___Nk___�_�...9_�. ______-_---- Street, Apf. Nc_.; p or PO Box No- `^ 1° iia«a -�Y...................... city sr�ia;- PS Form :ri August 2006 (Domestic. Mai! Only; No Insurance Coverage Prc For delivery infarmstion visit our website at www.usps.: t� Postage $ ra Certified Fee M Postmark p Retum Receipt Fee Here C7 (Endorsement Required) M Restricted Delivery Fee Q (Endorsement Required) U-) Total Postage & Fees s r-� Sent To a ------------ C] Stroet Apt Na.; ----------- or PC Box NO. �� (t .y 51, h- ------------------------ -----•__..._.._.._.._............._...._ City, Slate, IfP+4 -- -•------------------ PS Form flew}4,� W A g40S4 :rr August 2006 See Reverse for Instruction= (Domestic Maii Only; ivo insurance Ex ■ ■ For delivery Information visit our website al s Q' G7 Postage $ e -i Certified Fee M Postmark p Return Receipt Fee Here p (Endorsement Required) C:3 Restricted Delivery Fee (Endorsement Required) O ft Total Postage & Fees t.r, r� Sent To If .......- Street, Apt. Na; C3 or PO box No. Cly $fatg, 71P+4 PS Forr" :0r August 2006 See Ii se for Instructions .o RECEIPTCERTIFIER MAILTm MWMW* HBO Only, No Im r^9 p F- M M R6h,rn Receipt Fee Pgstma S ED (Eroorse'nent Required) Here © Restricted DaLvery Fae (Endorsement Required) Ln n Tetal Postage & Fees r-9 ��-�..v-- Sent To rq wrr n StresL Apt. No.; --•-- -=-• • ---A ^t7 L,•h __�]•-•7 =-Ly;? -----.....-- d -- PO Box N-- 33 10`t e» .�'�.4..__...'.._.5�.. an; state, rrP+a 1 --------------------- --------------- hip1 �F} r'iS�i4 .ri il. (Daawstfc Mair G For delivery infortn, Q E'3 Postage $ r� rj Certified Fee d � p Return Receipt Fee P159narkHem p (Endorsement Required) C7 Restricted Defrvery Fee (Endorsement Required) p N Ln Total Postage & Fees a Sent To — — ra Ytrr G1, \. ........---• --•-- 1 1 ..................••....................... O Street, Apt. No.; �-•--- orPOBoxNo. :.............. Crty, State, IIP+4 PS Form :rt Augusl 2006 See Reverse lot I"s1ruclions d Postage $ rl M Certified Fee M p Return Receipt Frei (Endorsement Required) U.S. Postal Service,,, CERTIFIED Restricted Delivery Fee MAILT,, RECEIPT p (Endorsement Required) 2 (Donwdc Mail only; No Insurance Coverage provided) Total Postage & Fees Sent To For delivery information L visit our website at www_usna_rnme d Postage $ rl M Certified Fee M p Return Receipt Frei (Endorsement Required) Postmark Here E:3 Restricted Delivery Fee p (Endorsement Required) r`- � Total Postage & Fees Sent To r-1 1"1 X11; s>�AptNo L Ip Si ---------- [� or PO Hox fJa. S S Fi -------•--•-- �r�t•-- �i�t Ciry. State, Z1P+d --- -------------------------------- � 1„iA PS :rr August 2006 115056 M C3 _n Postage i r_1 Certified Fee Fostm rk C3 Retum Receipt Fee M ("cncorsement Required] Here E3 Restricted Delivery Fee (Endorsement Required) t7 Iti Lit Total Postage & Fees ,$ t-1 Sent to r� Streef,Apt. No.; of PO Box NO. ------------------------------------------------ a� .................................... City, Sfate, IIP+4 _PS Form :0r August 2006 See Reverse for Instructior= f� rR = D IT- T_ 0 Certified Fee M 1 Postmark Return Receipt Fee 0 (Endorsement Required) Here Restricted Delimry Fee (Endorsement Required) Total Postage & Foos $ a Sunt To - -- a 4 ,—1 ----------__7l--�_------ or PO Box No. I *--.-' — --------------------------------------- -------- tarry. State, IlP+4 , � ,Wit 6A, 56 PS Form :0, August 2006 See Reverse for Instruclions U.S. Postal Servicer. U.S. Postal ; CERTIFIED MAIL. RECEIPT CERTIFIEI (Domestic Mai! Only; Na Insurance Coverage Provided) ()omestic Mai! C For delivery information visit our website at www.usps.cori For delivery inform r. � ..D Postage $ r -i Certified Fee Postrpark C—)Rerr Receipt Fed „ (Endorssement Required)IM 19e M Restricted Delivery Fee (Fndorsement Required) Ln l Total Postage & Fees $ r� Sent Ta .} rqv, Lh ri -S`treat,Rpt.Np.;------------ ---.... -----�- -------.-- or Po par No. t \ r� '•----------------------------_ Crry, 57ate,71P+4 ""--"" PS Form :rr August 2006 See Reverse for Instructlons ■ (Lmmesve Mall G For delivery inform, 1 Postage S r -a Cerlified Fee M Postmark Return Receipt Fee Her © (Endorsement Required) 0 Restricted Delivery Fee (Endorsement Required) O f� Ll Total Postage & Fees $ r -q Sent To r -R --------------- _.... --- • - -------•---------- Strout, Apt. No.; or PO Bax No.t N - ------------------------------------------------------------ tai y. State, IIP+4 &tom}rte, 4th ' 9015, PS form 3800. August 2006 See Reverse for Instructions— t7' ._D Postage $ r� Certified Fee M Postmark p Retum Receipt Fee Mere © (Endorsement Required) © Restricted Delivery Fee (Endorsement Required) C� frl Lit Total Postage & Fees $ r -A Sent To °"� �` .�------------------------• - - Streef, Apt.No., or PO Box No. fU ty y ................................................... CIty, Statd, Z7?+4 h RA on o -,9051 PS Form :rr August 2006 ._L' Postage $ ri Cert lied Fee M M Retum Receipt Fed Postmark (Endorsement Required} Here Restricted Delivery Fee (Endorsement Required) li U.S. Postal Serviii Sent Ta -R ------•••-uhs-r2,•--�=--- `ri.S.A�?�---------------- T Fwi treef.AAt-Ivo. or PO Box No. b CERTIFIED airy, state, SlP+4 MAIL,,, RECEIPT t -t -J.", \,I PS :rr August 2006 -■ (Domestic Mai! 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M - Poslmark Rstum Rece pt Fee (Endorsement Required) Here Restrrcted Delivery Fee (Endarsomcrit Required) C3 Lrl Total Postage & Fees $ r -•l Sent To ---a -------- Street, Apt. No.: ,� ..z 1� tra - --------------------------- r` or PO Bnx NO. tt - -----.b.. nam{U� A :?.. N E_..._.._..._ Crty, Stare. ZIP+4 ---------------- �,�•�, UN �4oSL PS Form :Yi August 2006 Postal Service,,, 3TIFIFD Mau _.. RFr_mr {Domestic Mail Only; No Insurance Coverage Provided) For delivery information visit our website at www.us 1-Iffie 1. l� Postage $ r -i Certified fee Return Receipt Pee Postmark M (Endorsement Required) Here CD © Restricted Delivery Fee O (Endorsement RegWred) Ln Totei Postage & Fees rl Sent To ..._� ::!4.!-_ 95 ............. 5`frasr. Apt. lJo.; ------ !--••--•............ .. � - or PO Boxft, w wUY` Crfy, Srsto, 2fff -- :11 Ir.See Reverse for Instructions n Postmark Here Sent To r -q C i htf _;_________________ ___�9__ _ ri Street, Apf. No.��- 0 or PO Box No.3 >) y Z Y"' - L--------------•--------------------------------- Orty Sfafa, Z--1 -P-+- t �Lw.�lh LJ f4 �$t,51 PS Form 8003. August 2006 See Reverse for Instructions z� o m o m v rn m 2 LO s N J � � �ooa _`L Z s � � u cc Y imp O CD O �* W w � L' o �a z� o m o m v rn m 2 LO s N J � � �ooa _`L Z s � � u cc Y imp f.s �n r. It I f r^ G,;-, Eli .i -- IA1 ..Y U �- Z. U Y to 7I 11�{ r c t4y .... ei n� x -i {i7 lit iA _ t-4 u z fly 0 Harbour Hames TM PROJECT NAME: APPLICANT: PROJECT LOCATION: DATE OF PUBLIC MEETING/TIME: Dear Resident, NOTICE OF PUBLIC MEETING THE PINES SUBDIVISION: PRELIMINARY PLAT APPICATION The Pines Harbour Homes, LLC 850 & 870 Monroe Ave NE, Renton, WA 98056 Monday, June 6t4 from 5:00 to 6:15pm Harbour Homes, LLC ("Harbour Homes") is preparing to submit a Preliminary Plat application to build The Pines, a 14 lot subdivision at 850 and 870 Monroe Ave, Renton, WA 98056. These would be spacious lots, all 5,000 square feet or higher, and would include a tree retention tract and a park at the front of the plat along Monroe Ave NE. Harbour Homes is a local, private company and has been building single family homes in the Seattle area for over thirty years. You can read more about our company at https://ha rbourhomes.com. Harbour Homes is excited for this opportunity to build in the neighborhood and is looking for feedback from the community members. To that effect we are hosting a Community Meeting on Monday, June 6th from 5:00 to 6:15pm at the Renton Highlands Library, 2801 NE 10th St, Renton, WA 98056. We cordially invite you to join us for a presentation and discussion of our proposed design and project. We welcome your questions and input. Snacks and refreshments will be provided. The intent of this meeting is to facilitate an informal discussion between Harbour Homes and the neighbors regarding this project. While required by the City of Renton, this meeting is not conducted by the City of Renton and is in addition to any future public hearing or public comment opportunities available under City of Renton development review processes. We look forward to meeting you and in the meantime, should you have any questions, please feel free to contact myself at (206) 315-8130 or cburrus@harbourhomes.corn. Thank you for your consideration and I do hope you will be able to join us on Monday, lune 61n. Thank you, Chris Burrus Assistant Project Engineer OA�2� 1-1� igloo v i q- a Not Rip"! I MI MIT 1M "0 "i 11 <1 3N 3A V Vf.0VA 70 3 z El Ln SMA py! Him I -COO I i its! 1. - - - - - - - - - - Mp gyp a all 1 his Lyn, 'Eli - ; BOW! is _M Z igloo v i q- a Not Rip"! 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R _a _� Z� ca F° 'o,(an-0 Ir" y11g - gm 3 '3 `° Xy7� 6m 7' a Q—c° -c� W DRi acro ab r R] G.�vwpa n O O+y ��c o 7O {ypt7 .n.. �' 3 tiCD a '} '"' '� �� 5 n�m� � o� � o�' '� � � � "�! „ y �v io �� n_ v g w n On .T� c �: o G n mow-�� CX�pO wn k7R Np XUCo Qp ¢% a C6 n v c3 vim- o' n -wi a+ (: rn yrs u�� O 0 0.� a�qt Iro ; Z.en `FC <c wa Qo .rFn cc `yl1 t�v i ? �.F r�° v_• `e a T R 'F `�zmr r 0 0 m� o= a �3 a� G C '_ —n �° rn p- '3Fr n a� a a 3?^� a tCo �.d� rC o my" �p�M IF roman cT Denis Law Mayor City Clerk - Jason A. Seth, CMC October 14, 2016 Jamie Waltier Harbour Homes, LLC. 1441 N 30 St, #200 Seattle, WA 98103 Subject: Hearing Examiner's Final Decision RE: The Pines Preliminary Plat (LUA-16-000413) Dear Mr. Waltier The City of Renton's Hearing Examiner has issued a Final Decision dated October 12, 2016. This document is immediately available: • Electronically online at the City of Renton City Clerk Division website at www.rentonwa,gov/cityclerk. Click the "Hearing Examiner Decisions" link on the right side of the screen located under the section titled, "Helpful Links." The Hearing Examiner Decisions are filed by year and then alphabetical order by project name. • To be viewed at the City Clerk's office on the 711 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 $2.40, 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 1055 South Grady Way, Renton, WA 98057 • (425) 430-6510 / Fax (425) 430-6516 • rentonwa.gov 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 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 orjseth@rentonwa.gov. Thank you. Sincerely, /6 on A. Seth, CMC lerk cc: Hearing Examiner Matthew Herrera, Senior 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 (4) 1 2 3 4 5 6 7 8 9 la 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: The Pines Preliminary Plat } } FINAL DECISION Preliminary Plat } LUA 16-000413, ECF, PP, MOD 1/U:: The applicant requests preliminary plat approval for a 14 -lot residential subdivision along with three street modifications, located at 850 and 870 Monroe Ave, Renton. The preliminary plat and street modifications are approved with conditions. TESTIMONY Matthew Herrera, Renton Senior Planner, summarized the application. Maher Joudi, applicant's engineer, testified in response to examiner questions that a plat to the south with similar width to the project site was able to accommodate a cul-de-sac because at the time it was approved, applicable King County regulations authorized cul-de-sacs of a significantly smaller radius than that required under current regulations. As to a condition that restricts grading into driplines from off-site trees, Mr. Joudi didn't believe that his client could be required to protect off-site trees unless it is determined that the project would harm them. Mr. Herrera noted that the dripline grading requirement is from the City's tree retention standards that driplines be protected and that the standard doesn't distinguish between on and off-site trees. PRELIMINARY PLAT - 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • EXHIBITS • Exhibits 1-26 listed on page 2 of the September 26, 2016 Staff Report were admitted into evidence at the public hearing. Additional exhibits admitted during the hearing include: Ex. 27 City of Renton PowerPoint Ex. 28 — City of Renton Core Maps (located on City's webpage) FINDINGS OF FACT Procedural: 1. Applicant. Harbour Homes, LLC. 2, Hearin. The Examiner held a hearing on the subject application on September 27, 2016 in the City of Renton Council Chambers. 3. Project Description. The applicant requests preliminary plat approval for a 14 -lot residential subdivision along with three street modifications for a 2.45 -acre project site located at 850 and 870 Monroe Ave, Renton. The subdivision will also include four tracts. Proposed lots range in size from 5,001 square feet to 5,201 square feet that result in an overall net density of 7.65 dwelling units per acre. The proposed lots will be accessed from a new public residential access street off Monroe Ave NE. Two existing single-family homes and their associated improvements will be removed to accommodate the proposed subdivision. The applicant requests three street modifications as follows: • Modification Request l: RMC 4-6-060.F.2: Reduction in pavement width on Monroe Avenue NE (minor arterial) from 54 -feet to approximately 44 -feet and a reduction in sidewalk width from 8 -feet to 5 -feet. • Modification Request 2: RMC 4-6-060.H.2: Allow hammerhead turnaround, in lieu of a cul-de-sac, on a dead end street that is greater than 300 feet in length (Road A). • Modification Request 3: RMC 4-6-060.11: Allow the use of a shared driveway in a subdivision with ten (10) or more lots. 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 • 4. Adequacy of Infrastructure/Public Services. The project will be served by adequate and appropriate infrastructure and public services as follows: A. Water and Sewer Service. Water and sewer service will be provided by the City of Renton. 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. Fire impact fees are applicable at the rate of $495.10 per single family unit. C. Drainage. Drainage will be adequately addressed. According to the Preliminary Technical Information Report (Ex. 10), the project is required to provide Level 2 Flow Control and Basic Water Quality Treatment. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core and special requirements have been discussed in the TIR. Stormwater improvements proposed to accommodate the new development will consist of a detention vault to provide flow control for the new and replaced impervious surfaces with a wet vault component that will provide the required Basic Water Quality. The vault shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and water quality vault. Special inspection from the building department is required. D. Parks/Open Space. The proposal provides for adequate and appropriate provision for parks and open space. The adequacy of parks and open space is set by city code. No park mitigation or open space is required by the Renton Municipal Code beyond park mitigation fees. E. Streets. The proposal provides for adequate and appropriate streets. Preliminary conformance to street standards and adequacy of alignment has been reviewed and approved by public works. Frontage improvements along Monroe Ave NW, a minor arterial, will be provided, including curb, gutter, planting strip and sidewalks with a 5.7 foot right of way dedication. Pavement width allows for parking on one side with the exception of any area needed for the Fire Department turnaround needs. Internal road access is proposed via the dedication of Road A, which connects to Monroe Ave NE and contains a hammerhead turn around as opposed to a cul-de-sac as approved by the modifications approved by this decision. PRELIMINARY PLAT - 3 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 applicant has submitted a Vehicle Trip Memorandum (Exhibit 17) that indicates the proposed 14 -lot subdivision would generate 114 new trips per weekday, with 9 of those trips generated during the AM peak hour (2 in, 7 out) and 12 during the PM peak hour (8 in, 4 out). The project has passed the City of Renton Traffic Concurrency Test (Exhibit 25). No sight distance limitations have been identified at the intersection of proposed Road A and Monroe Ave NE Public works staff have determined that 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. F. Tree Retention. As conditioned, the proposal complies with the City's tree retention standards. The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. The applicant submitted a Tree Retention Worksheet (Exhibit 23), Arborist report (Exhibit 12) and Tree Cutting and Land Clearing Plan (Exhibit 11) with the project application. Each of these documents identifies 57 trees on the subject property. Of these 57 trees, 15 are located within the proposed new residential street right-of-way or within the right-of-way frontage improvements that will be provided along Monroe Ave NE. The arborist report has also identified 17 trees that are non-viable or otherwise dead, diseased, or dying. This results in 25 significant trees subject to the 30 percent retention standard. The applicant's Tree Cutting and Land Clearing Plan proposes to retain a total of 9 significant trees or 36 percent of the subject property's significant trees. A Tree Retention Tract (Tract A) is proposed along the Monroe Ave NE frontage that will contain eight (8) trees and proposed lot 5 will retain one (1) tree along its northern boundary. The Tree Cutting and Land Clearing Plan and Conceptual Road and Grading Plan (Exhibit 4) shows grading work within the drip line of offsite trees abutting the subject property, which may not comply with protection measures during construction set forth in RMC 4- 4-130H9a. The applicant questioned the validity of this requirement during the hearing, taking the position that they had no responsibility to protect the roots of off-site trees. A recent appeals court decision has ruled that a property owner is entitled to remove tree roots that have encroached onto his property and in so doing has no duty to the tree owner to prevent damage to the off-site tree. See Mustoe v. Ma, 193 Wn. App. 161 (2016). Although the applicant may have no common law obligation to protect the dripline of off-site trees, this doesn't address the issue of whether City regulations can validly require them to be protected anyway. The purpose of the City's tree retention standards include preserving aesthetic character, providing for open space, protecting wildlife habitat, minimizing PRELiM1NARY PLAT - 4 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 surface water and groundwater runoff and diversion and enhancing property values. See RMC 4-4-130. These purposes are ultimately directed at mitigating problems caused by development. So long as the drip line protection standards are applied proportionally to all developers, there should not be a legal problem' in enforcing them. See, e.g., Burton v. Clark County, 91 Wn. App. 505, 522-23 (1998)(there must be nexus and rough proportionality between problems caused by development and the exactions imposed to mitigate them). To provide for rough proportionality, however, the driplines that are required to be protected should be the driplines of trees required to be retained by the City's tree retention standards. Otherwise, a developer could be caught having to protect a disproportionate number of trees simply because an adjoining property owner has decided to retain significantly more trees than required by city regulations. In this regard, the requirement of RMC 4-4-1301-19a that the driplines of "retained" trees shall be construed as trees required to be protected by the City's tree retention ordinance and the associated condition recommended by staff will be revised accordingly. G. Landscaping.. As determined by staff in the staff report, as conditioned the proposal satisfies the City's landscaping requirements. The applicant proposes an 8 -foot wide planting strip along project street frontage and 56 new trees throughout the project site including various maple, flowering pear and cherry, and western red cedar. Deciduous trees are to be planted with 1.5 -inch caliper and the western red cedar will have a minimum height of 6 -feet at time of planting. The applicant is proposing a 1,020 square foot landscape tract at the dead end of the new residential street. The tract will include trees, shrubs, groundcover, and mulch. All proposed vegetation within the tract is identified as drought tolerant in the landscaping plan plant schedule. Additional trees, shrubs, and groundcover are proposed to augment the Tree Retention Tract A and eastern perimeter planting within Stormwater Tract D. All proposed vegetation within these tracts has also been identified as drought tolerant. No vegetation other than lawn is shown for the remainder of Tract D. Therefore, as a condition of approval, a final landscaping plan shall be submitted that provides a landscaping strip 15 -feet in width surrounding the drainage tract as required by RMC 4-4-074H6. Additionally, during the required neighborhood meeting (Exhibit 24) there was concern regarding children playing within the tract abutting 'Although the Examiner has to make every effort to construe City development standards in a manner that is consistent with superseding constitutional and statutory requirements, the Examiner has no authority to otherwise rule on the validity of a City development standard. Vegetation retention standards have been overturned by the courts on the basis that the retention standards are reasonably necessary as a direct result of the proposed development. See Citizens Alliance far Property Rights v. Sims, 145 W n. App. 649 (2008), review denied, 165 Wn_2d 1030 (2009). The Examiner makes no conclusions or findings as to the validity of the City's tree retention standards under Citizens Alliance, since this addresses the validity of the tree regulation standards as a whole as opposed to facilitating the interpretation of any potentially ambiguous terms. PRELIMINARY PLAT - 5 2 3 4 5 6 7 8 9 10 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Monroe Ave NE without a barrier. Therefore, a condition of approval requires a berm at least three (3) feet in height along the Monroe Ave NE frontage to provide a physical barrier in addition to the landscaping noted above. H. Parkin. Sufficient area exists, on each lot, to accommodate off-street vehicular parking. 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. Schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Highlands Elementary, Dimmitt Middle School and Renton High School. Any new students from the proposed development would be bussed to middle and high schools. The stops are located at Monroe Ave NE and NE6th PI. and Olympia Ave NE and NE 10th Lane, respectively. Students are within walking distance of Highlands Elementary. The proposed project includes the installation of frontage improvements along the Monroe Ave NE frontage, including sidewalks. Students would walk south on the west side of Monroe Ave NE to NE 7th St. and proceed west to Harrington Ave NE and then proceed north to Highlands Elementary. There are existing sidewalks on at least one side of each walking route with the exception of the Renton High School bus stop stretch along Olympia Ave NE between NE I Oth St. and NE 10th Ln. which is classified as a residential access street containing an approximate 18 -foot shoulder with typical residential lawns. Therefore, there are safe walking routes to Highlands Elementary and 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 $5,643.00 per single family residence. 5. Adverse Impacts. There are no adverse impacts associated with the proposal. As discussed in Finding of Fact No. 4, the proposal provides for adequate infrastructure and is served by adequate public services. Beyond the adequacy of infrastructure, there are no other significant adverse impacts discernable or reasonably suggested from the record. The site is mapped with a moderate landslide hazard area in the central and western portion of the subject property. Existing site topography is relatively flat with 10-fect of relief over approximately 500 -feet and geotechnical analysis prepared by the applicant (Exhibit 8) indicated no potential hazard on or near the subject property. Beyond the landslide hazard refuted by the applicant, there are no other critical areas on the site. There are no compatibility issues associated with the development as all surrounding development is residential at a similar density. PRELIMINARY PLAT - 6 I 2 Conclusions of Law 3 1. Authority. RMC 4-9-080(G) classifies preliminary plat permit review as a Type III decision 4 and a street modification as a Type I decision. RMC 4-8-080(C)(2) requires consolidated permits to S each be processed under "the highest -number procedure", which in this case is Type III. A Type IIl 6 process authorizes the hearing examiner to hold a hearing and issue a final decision. 2. Zoning/Comprehensive /�prehensive Plan Designations. The subject property is zoned Residential -8 7 dwelling units per net acre (R-8). The comprehensive plan map land use designation is Residential 8 Medium Density. 9 3. Review Criteria/Street Modification. Chapter 4-7 RMC governs the criteria for subdivision 10 review. Applicable standards are quoted below in italics and applied through corresponding conclusions of law. Finding of Fact No. 20 of the staff report is adopted in full as the findings and I 1 conclusions for approval of the street modification requests identified in Finding of Fact No. 3 of this 12 decision. 13 Preliminary Plat 14 RMC 4-7-080(B): A subdivision shall be consistent with the following principles of acceptability: 15 1. Legal Lots: Create legal building .sites which comply with all provisions of the City Zoning Code. 16 2. Access: Establish access to a public road for each segregated parcel. 17 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied 18 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. I9 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water 20 supplies and sanitary wastes. 21 4. As conditioned, this criterion is satisfied. The proposed lots comply with the zoning code as 22 set out in Finding of Fact No. 18 of the staff report. Each of the lots will have access to Monroe Avenue NE via Road A, which will be dedicated as a public street. As determined in Finding of Fact 23 No. 5, there are no critical areas on the project site, including frequently flooded areas or wetlands. As determined in Finding of Fact No. 4, the proposal will be served by adequate infrastructure and 24 public services. 25 RMC 4-7-080(I)(1): ... The Hearing Examiner shall assure conformance with the general purposes 26 1 of the Comprehensive Plan and adopted standards... PRELIMINARY PLAT - 7 0 0 1 5. The proposed preliminary play is consistent with the Renton Comprehensive Plan as outlined 2 in Finding of Fact No. 17 of the staff report. 3 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 4 or street (according to City specifications) to an existing street or highway. 5 6. All lots will access Monroe Avenue via Road A, which will be dedicated to the public. 6 RMC 4-7-120(B): The location of all streets shall conform to any adopted plans for streets in the 7 City. 8 7. Public works has reviewed the proposal and found conformance to all City street standards, including street plans. Therefore, in the absence of any evidence to the contrary, the preponderance of evidence establishes that the proposal conforms to adopted plans for streets in the City. 10 RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic] trail, 11 provisions shall be made_for reservation of'the right-of-way or for easements to the City for trail 12 purposes. 13 8. Public works has reviewed the proposal and found conformance to all City street standards, including trail plans. Therefore, in the absence of any evidence to the contrary, the preponderance of 14 evidence establishes that the proposal accommodates plans for trails in the City. 15 RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in conformance 16 with the following pro visions: 17 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 18 lands adversely a fcted hYoodin ,steep slopes, or rockformations). Land which the Department 19 or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless 20 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 21 subject to flooding or inundation, that portion of 'the subdivision must have the approval of the State 22 according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. 23 24 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- 25 050Jl a, without adequate area at lesser slopes upon which development may occur, shall not be 26 approved. PRELIMINARY PLAT - 8 l .. 2 3. band Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land 3 Clearing Regulations. 4 4. Streams: 5 a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water, and wetland areas. 6 7 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 S area, and an attempt to minimize the disturbance of'the natural channel and stream bed, 9 c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going 10 under streets. I I d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 12 9. As discussed in Conclusions of Law No. 4 and Finding of Fact No. 5, and as conditioned, the 13 land is suitable for development. The property is not designated as a floodplain and no adverse impacts 14 to critical areas are anticipated since no critical areas (including streams, wetlands and steep slopes) are on site. The proposal conforms to the City's tree retention standards as determined in Finding of 15 Fact No. 4, 16 RMC 4-7-140: Approval ofall subdivisions located in either single family residential or multi family 17 residential zones as defined in the Zoning Code shall he contingent upon the subdivider's dedication 18 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 19 procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 20 10. The developer will be required to pay park impact fees at the time of building permit 21 issuance as required by City code. 22 RMC 4-7-150(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system 23 that does not extend or connect, the Reviewing Official shall find that such exception shall meet the 24 requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. 25 11. The internal road, Road A, connects to Monroe Avenue NE. No other road connections are 26 possible due to the existence of intervening lots. PRELIMINARY PLAT - 9 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 • RMC 4-7-150(B): All proposed street names shall be approved by the City. 12. As conditioned. RMC 4-7-150(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall he held to a minimum. 13. The proposed street connection, to a minor arterial, is the only street connection possible for the development. RMC 4-7-150(D): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment offsets of less than one hundred twenty-five feet (125 ) are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 14. As determined in Finding of Fact 4, the Public Works Department has reviewed and approved the street alignment. Street alignment is clearly more than 125 feet as required. RMC 4-7-150(E): 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 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 o_f linkages or the alignment between roads, where the followingfactors are present on .site: i. Infeasible due to topographical/environmental constraints,- and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. PRELIMINARY PLAT - 10 0 1 S. 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 2 RC, R-1, and R-4 zones. Prior to approval cif a plat without alley access, the Reviewing Official shall 3 evaluate an alley layout and determine that the use of alley (s) is not feasible_.. 4 6. Alternative Configurations: Offset or loop roads are the preferred alternative configurations. 5 7. Cul -de -Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically 6 possible. << 7 15. The project provides as much connectivity as is feasible given that it is completely surrounded 8 by development on three sides. Alley access is not possible given the narrow width of the project site. 9 Similarly, the hammerhead (which serves the same function as a cul-de-sac) is necessary due to the narrow width of the project site. 10 RMC 4-7-150(F): All adjacent rights-of=way and new rights-of-way dedicated as part of the plat, 11 including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks 12 shall he constructed as specified in the street standards or deferred by the PlanningBuilding/Public Works Administrator or his/her designee. 13 16. As proposed and as will be required during engineering review. 14 RMC 4-7-150(G): Streets that may he extended in the event of future adjacent platting shall be 15 required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot 16 shall he improved with temporary turnarounds. Dedication of a full -width boundary street shall be 17 required in certain instances to facilitate,future development. 18 17. There are no further street extensions possible for the proposed subdivision. 19 RMC 4-7-170(A): Insofar as practical, side lot lines shall he at right angles to street lines or radial to curved street lines. 20 18. As depicted in Ex. 2, the side lines are in conformance with the requirement quoted above. 21 RMC 4-7-170(B): Each lot must have access to a public street or road. Access maybe by private 22 access easement street per the requirements of the street standards. 23 14. As previously determined, each lot has access to a public street or road. 24 RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width 25 requirements of the applicable zoning classification and shall be appropriate for the type of 26 development and use contemplated. Further subdivision of lots within a plat approved through the PRELMNARY PLAT - 11 0 0 1 provisions of this Chapter must be consistent with the then -current applicable maximum density 2 requirement as measured within the plat as a whole. 3 20. As previously determined, the proposed lots comply with the zoning standards of the R-8 zone, which includes area, width and density. 4 RMC 4-7-170(D): Width between side lot lines at their foremost points (i.e., the points where the side 5 lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the 6 required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20) and (2) lots on a street curve or the turning circle of ctrl -de -sac (radial lots), which shall be 7 a minimum of thirty-five feet (35). 8 21. As shown in Ex. 2, the requirement is satisfied. 9 RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys, 10 shall have minimum radius of fifteen feet (15). 11 22. As proposed. 12 RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, 13 watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 14 23. There are no critical areas on-site and significant trees are retained to the extent required by 15 the City `s tree retention ordinance as determined in Finding of Fact No. 4 so the criterion is deemed 16 met. 17 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 18 cost to the City and designed in accordance with City standards. Side sewer lines shall be installed 19 eight feet (8) into each lot if sanitary sewer mains are available, or provided with the subdivision 20 development. 24. As conditioned. 21 22 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 23 sufficient length to permit full -width roadway and required slopes. The drainage system shall be 24 designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include 25 detention capacityfor 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 - 12 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 U • 25. As determined in Finding of Fact No. 4, the proposal provides for adequate drainage that conforms to all applicable drainage standards. 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_ 26. This requirement will be imposed during engineering review or final plat approval. RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 27. As conditioned. RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for .service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 28. As conditioned. RMC 4-7-210: 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_ C. STREET SIGNS. PRELIMINARY PLAT - 13 4 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 L' The .subdivider shall install all street name signs necessary in the subdivision. 29. This requirement will be imposed during engineering review for final plat approval. DECISION The proposed preliminary plat, site plan is approved and street modifications are approved, subject to the following conditions: The applicant shall provide a final detailed landscaping plan compliant with RMC 4-8- 120D at the time of Utility Construction Permit review that provides 15 -feet of landscaping surrounding stormwater Tract D. The vault may encroach into the landscaping screen, provided the landscaping can still be planted on top of the vault. The final landscaping plan shall be approved prior to Utility Construction Permit issuance. All tract landscaping shall be installed and inspected prior to plat recording. 2. The applicant shall provide a final landscaping plan for review and approval by the Current Planning Project Manager at the time of Utility Construction Permit review that provides a berm within the 15 -foot landscaping screen in stormwater Tract D along the Monroe Ave NE frontage. The final landscaping plan shall be approved prior to Utility Construction Permit issuance. The berm shall be installed and inspected prior to plat recording. 3. The applicant shall be required to create a homeowner's association for the shared maintenance and responsibility of the shared tracts and all other shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for the review and approval by the City Attorney and Property Services section prior to the recording of the final plat. The HOA documents shall be recorded concurrently with the final plat. 4. The applicant shall provide a Road and Grading Plan for review and approval by the Current Planning Project Manager at the time of Utility Construction Permit review that provides tree protection measures identified in RMC 4-4-130H9 for offsite trees with drip lines that are within the subject property; Provided that the "retained" trees referenced in 4-4-130H9 are construed as trees required to be retained (either by the applicant or previously by adjoining property owners) by the City's tree retention standards. 5. The applicant shall provide a final landscaping plan for review and approval by the Current Planning Project Manager at the time of Utility Construction Permit review that provides details of split -rail fencing around Tree Retention Tract A and signage identifying the tract as tree protection. Split -rail fencing and signage shall be installed and inspected prior to final plat recording. 6. The applicant shall revise the Preliminary Plat for review and approval by the Current Planning Project Manager at the time of Utility Construction Permit review that provides a front yard setback variation for at least one (1) lot for every four (4) abutting street fronting lots and the varied setbacks shall be provided as a note on the face of the plat. PREL[MiNARY PLAT - 14 2 4 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 7. The applicant shall provide a plat layout color palette for the new single family homes for review and approval by the Current Planning Project Manager prior to plat recording. 8. The applicant shall provide a revised paving plan for review and approval by the Current Planning Project Manager, at the time of Utility Construction Permit review identifying the modified Monroe Ave NE street section, as approved through Modification Request 1, 9. All future homes within the subdivision shall have a fire sprinkler system approved by the Renton Fire Authority. 10. The applicant shall provide a note on the face of the plat restricting access for lots 5 and 6 to the shared driveway. The front of the future homes on lots 5 and 6 shall be oriented to the new residential street (Road A) with garages located on the side or rear of the homes. 11. The applicant shall submit revised plans for review and approval by the Current Planning Project Manager at the time of Utility Construction Permit review removing the four (4) pedestrian ramps facing east along Monroe Ave NE. 12. All proposed street names shall be approved by the City. 13. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 14. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department of Public Works. 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 of Public Works. 15. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the applicant and shall inspect the conduit and certify to the City that it is properly installed. PRELIMINARY PLAT - 15 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • DA'Z'ED this 12" day of October, 2016. • Phi A.Olbrmhls City of Renton Hearing Examiner APPEAL RIGHTS AND VALUATION NOTICES RMC 4-8-080(G) 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. A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-100(G)(9). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall 7th floor, (425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARY PLAT - 16 • October 14, 2416 CERTIFICATE OF MAILING STATE OF WASHINGTON ] COUNTY OF KING ] JASON A. SETH, City Clerk for the City of Renton, being first duly sworn on oath, deposes and says that he is a citizen of the United States and a resident of the State of Washington, over the age of 21 and not a party to nor interested in this matter. That on the 14t' day of October, 2016, at the hour of 4:30 p.m. your affiant duly mailed and placed in the United States Post Office at Renton, King County, Washington, by first class mail the HEX's Final Decision for The Pines Preliminary Plat (LUA-16-000413) to the attached parties of record. Jason J. Seth, CMC, City Clerk SUBSCRIBED AND SWORN TO BEFORE me this 14' day of October, 2016. CynthiA, R.oya Notary Pub is in and for the State of Was6ir$pn r Residing in Renton %, �`';" �>, "'w My Commission expires: 8/27/2018 ��i� Beverly Stinde Beverly Stinde 19807 SE 300th St 19807 SE 300th St Kent, WA 98042 Kent, WA 98042 Jamie Waltier Maher Joudi Harbour Homes, LLC D.R. Strong Consulting Engineers 1441 N 34th St, 200 620 7th Ave Seattle, WA 98103 Kirkland, WA 98033 Beverly Stinde 19807 SE 300th St Kent, WA 98042 • CITY OF RENTON DEPARTM ENT OF COMMUNITY AND ECONOMIC DEVELOPMENT HEARING EXAMINER DECISION, EXHIBITS Project Name: Project Number: The Pines Preliminary Plat LUA16-000413,ECF,PP,MOD Date of Hearing Staff Contact Project Contact/Applicant Project Location September 27, 2016 Matthew Herrera, Senior Planner Jaime waltier, Harbour Homes 850 Monroe Ave NE The following exhibits were admitted during the hearing: Exhibits 1-26: Hearing Examiner Staff Report and Exhibits Exhibit 27: Staff PowerPoint Presentation Exhibit 28: City of Renton COR Maps (located on City's webpage): http://rp.rentonwa.gov/SilverlightPublic/Viewer.html?Viewer=COR-Maps r+ cr r+ cr C N � w f-+ CL CD tD Ln 00 CL) N r+ 0 orq Z) CL O 0 3 �o Ln ED CDfD z m tD r+ =r V) r+ a C)7 (D r+ :E (D rD =3 z m 00 to fD 0) to r-+ LA C:L (D 0 h r- 0 n CD CL 0 rt (D 7�0 mm a 3 Q ul C LA fD n CL Ca fD C ' Ift 0 N Ln ■ � i 0 0 3 W Ln w 0� 0 _. �" =3 c • 0 LA NT m Ln n r+ o CL ul fD =3 -a r+ r) 0 h L- r+ z 0 ro CU V) rD rD CL cn rD 3 cr m N 0 M CL r� r� CL 0 ra 3 cr r� F" M • N N 0 CL rD aj 73 rQ M. a CL rD aq 0 a rD rn OMI3 o' 0 z 0 Un arq' ro 0 r� n 0 3 3 ra Ln r� ro cr 3 Cl. r� r� OE arQ Ln N 0 vn w 0 D arq Ln WftN 0 F" a� • OE c- ro ar�q`J 0 z ra. a'Q 0- 0 zr 0 0 CL K ro rD CL rD N 0 cn 0 0 �- < ro ra 3 r+ 0 0 3 Ln 0 (D 0 0 Ln < cu 0 o 0 3 T 3 < CL DJ (D CL r-+ 3 fD C: Ln fD fD rD 0 m rD (D < < or -f - N 0 73 00 0 O'Q rD Ln I M 4F d tx CL CL) 1� r+ anv TEP. 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CD Q �D Q CL aq m R ont'. 17n m, lb CITY OF RENTOA DEPARTMENT OF COMMUNITY &ECONOMIC DEVELOPMENT MEMORANDUM Date: September 26, 2016 To: City Clerk's Office From: Sabrina Mirante Subiect: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: The Pines Preliminary Plat ' LUA (file) Number: LUA16-000413, ECF, PP, MOD Cross -References: AKA's: Project Manager. Matt Herrera Acceptance Date: August 1, 2016 Applicant: Jamie Waltier, Harbour Homes Owner: Beverly Stinde Contact: Maher .loudi PID Number: 0923059116, 0923059117 ERC Determination: DNS Date: August 29, 2016 3: Appeal Period Ends: September 9 2016 Administrative Decision: Date: Appeal Period Ends: Public Hearing Date: September 27, 2016 Date Appealed to HEX: By Whom: HEX Decision: Date: Appeal Period Ends: Date Appealed to Council: By Whom: - Council Decision: Date_ Mylar Recording Number: Project Description: The applicant is requesting Preliminary Plat approval and Environmental Threshold Determination (SEPA) for a proposed 14 -lot subdivision. The project site is 108,029 square feet (2.48 acres) and located at 850 and $70 Monroe Avenue NE. The project site is located in the Residential -8 (R-8) zoning designation. The proposed single-family residential lots range in size from 5,001 square feet to 6,696 square feet with an overall proposed density of 7.18 dwellings Per acre. Two existing single-family dwellings will be removed. Additional proposed improvements include a tree retention tract and storm drainage tract along the Monroe Ave NE frontage. The proposed lots will be served by a new public residential access street off of Monroe Avenue NE. A Lhammerhead turnaround is proposed in lieu of the code required cul-de-sac and will require approval of a modification of the City's street standards. Proposed lots will be served by sanitary L0 and water mains that will extend from Monroe Avenue NE along the new street. Construction of the proposed subdivision infrastructure improvements will result in approximately 1,226 cubic ards of cut and 2,207 cubic yards of fill. l Location:850 & 870 Mo Ave NE ERC Determination Types: DNS - Determination of Non -Significance; DNS -M - Determination of Non -Significance -Mitigated; DS - Determination of Significance. fr� 0 ..ClT1r' OF, R1ENTON DEPARTMENT QF�Co►MMUNIT.Y & ECONOMIC .DEVELOPMENT='VCANNIN.GDIV .l1SION" AFFIDAVIT OF SERVICE BY MAILING On the 20th day of September, 2016, 1 deposited in the mails of the United States, a sealed envelope containing HEX Report and Exhibits documents. This information was sent to: Phil Olbrechts Hearing Examiner Beverly Stinde Owner (Signature of Sender): fl 17 STATE OF WASHINGTON ) "°UR� % Q0 c COUNTY OF KING�Y, I certify that I know or have satisfactory evidence that Sabrina Mirante cif �>VA��>`' signed this instrument and acknowledged it to be his/her/their free and voluntary act for the UAA'§*I purposes mentioned in the instrument. Dated: `r -127 ` mf In Notary Public 014nd for the State of Washington Notary (Print): 6&rjr-s- a_ Lie- r My appointment expires: 4-1 q- 2-0 I$ rQq cfftmef'- Pl The Pines Preliminary Plat .__ E ro ebe LUA16-000413, ECF, PP, MOD template - affidavit of service by mailing Beverly Stinde Beverly Stinde Beverly Stinde 19807 SE 300th St 19807 SE 300th St 19807 SE 300th St Kent, WA 98042 Kent, WA 98042 Kent, WA 98042 Jamie Waltier Maher Joudi Harbour Homes, LLC D.R. Strong Consulting Engineers 1441 N 34th St, 200 620 7th Ave Seattle, WA 98103 Kirkland, WA 98033 Agencies The Pines Preliminary Plat See Attached Jamie Waltier Applicant Maher.loudi Contact Beverly Stinde Owner ORA (Signature of Sender): y��5514iy `' r,4,3�f! STATE OF WASHINGTON )-r'°IA Sy * r fR's S COUNTY OF KING A,n"C, I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act%MNAe5 and purposes mentioned in the instrument. Dated: Notary Public and for the State of Washington Notary (Print): t as t f 7 - My appointment expires: far 19-tol 4 �e The Pines Preliminary Plat pJFF..' rnA^ LUA16 000413, ECF, PP, MOD template - affidavit of service by mailing 0 0 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Dept. of Ecology ** Muckleshoot Indian Tribe Fisheries Dept. ** Environmental Review Section Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box 47703 PO Box 47703 39015 — 172"4 Avenue SE Olympia, WA 98504-7703 Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program ** Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Laura Murphy King Area Dev, Serv., MS -240 Seattle, WA 98106-1514 39015 172nd Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers * KC Wastewater Treatment Division * Muckleshoot Cultural Resources Program ** Seattle District Office Environmental Planning Supervisor Attn: Erin Slaten Attn: SEPA Reviewer Ms. Shirley Marroquin 39015 172nd Avenue SE PO Sox C-3755 201 S. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers *** WDFW - Larry Fisher* Office of Archaeology & Historic Preservation* Depart. of Natural Resources 1775 12th Ave. NW Suite 201 Attn- Gretchen Kaehler PO Box 47015 Issaquah, WA 98027 PO Box 48343 Olympia, WA 98504-7015 Olympia, WA 98504-8343 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Tim McHarg Attn: Acting Community Dev. Director 35030 SE Douglas St. #210 Director of Community Development 220 Fourth Avenue South Snoqualmie, WA 98065 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official Gary Kriedt 355 1101h Ave NE 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 Mailstop EST 11W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98004 Seattle Public Utilities Puget Sound Energy Jalaine Madura, Doug Corbin, Municipal Liaison Mgr. Attn: SEPA Responsible Official 6905 South 228th St 700 Fifth Avenue, Suite 4900 Kent, WA 98032 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy,wa,sov ** 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.murphyC@muckleshobt,nsn.us L eri n.slaten @ muckles hoot. nsn. us ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: se acenter dnr.wa. ov template - affidavit of service by mailing Beverly Stinde Beverly Stinde Beverly Stinde 19807 SE 300th St 19807 SE 300th St 19807 SE 300th St Kent, WA 98042 Kent, WA 98042 Kent, WA 98042 Jamie Walder Harbour Homes, LLC 1441 N 34th St, 200 Seattle, WA 98103 Maher Joudi D.R. Strong Consulting Engineers 620 7th Ave Kirkland, WA 98033 DEPARTMENT OF COMIVIIOITY CITY °F AND ECONOMIC DEVELOPMENT nto6i 0' A. REPORT TO THE HEARING EXAMINER HEARING DATE: September 27, 2016 Project Name: The Pines Preliminary Plat Owner. Beverly Stinde, 850 Monroe Ave NE, Renton, WA 98056 Applicant/Contact: Jamie Waltier, Harbour Homes, LLC., 400 N. 34`h St., Ste. 300, Seattle, WA 98117 File Number: LUA16-000413,ECF,PP,MOD Project Manager: Matthew Herrera, Senior Planner Project Summary: Proposed subdivision of two (2) existing single-family lots into 14 single-family residential lots and three (3) tracts. The project site is located within a Residential -8 (R-8) zoning designation. Proposed lots range in size from 5,001 square feet to 5,201 square feet that result in an overall net density of 7.65 dwelling units per acre. The proposed lots will be accessed from a new public residential access street off Monroe Ave NE. Two existing single-family homes and their associated improvements will be removed to accommodate the proposed subdivision. Project Location: 850 & 870 Monroe Ave NE, Renton, WA 98056 Site Area: 2.45 acres Staff Staff recommends that the Hearing Examiner approve The Pines Preliminary Plat Recommendation: subject to conditions recommended on page 19 of this report. Project Location Map HEXReportPinesPP City of Renton Deportment of Comm& Economic Development ring Examiner Recommendation THE PINES PRELIMINARY PLAT LUA 16-000413, ECF, PP, MOD Report of September 20, 2016 Page 2 of 20 B. EXHIBITS: Exhibits 1-18: Environmental Review Committee Report and Exhibits Exhibit 19 Hearing Examiner Staff Recommendation (dated September 20, 2016) Exhibit 20 Renton School District Capacity Exhibit 21 Environmental Determination of Nonsignificance Exhibit 22 Tree Retention Worksheet Exhibit 23 Renton Fire Authority Hammerhead Approval/Sprinkler Requirement Exhibit 24 Neighborhood Meeting Notes and Mailing Exhibit 25 Concurrency Test Exhibit 26 Affidavit of Posting and Mailing C. GENERAL INFORMATION: 1. owner(s) of Record: Beverly Stinde, 850 Monroe Ave NE, Renton, WA 98056 2. Zoning Classification: Residential -8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density 4. Existing Site Use: Single-family Residential S. Critical Areas: None 6. Neighborhood Characteristics: Residential Medium Density (RMD) Comprehensive Plan Land Use Designation; a. North: Residential -8 DU/AC (R-8) zone Residential Medium Density (RMD) Comprehensive Plan Land Use Designation; b. East: Residential -8 DU/AC (R-8) zone Residential Medium Density (RMD) Comprehensive Plan Land Use Designation; c. South: Residential -8 DU/AC (R-8) zone Residential Medium Density (RMD) Comprehensive Plan Land Use Designation; d. West: Residential -8 DU/AC (R-8) zone 6. Site Area: 107,157 sq.ft. (2.45 acres) U. 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 Smith Annexation N/A 1475 03/25/1954 E. PUBLIC SERVICES. 1. Existing Utilities a. Water: Water service is provided by the City of Renton. There is an existing 10 -inch water main in Monroe Ave NE. HEXReportPinesPP City of Renton Department of Comm Economic Development THE PINES PRELIMINARY PLAT Report of September 20, 2016 ing Examiner Recommendation LUA16-000413, ECF,PP, MOD Page 3 of 20 b. Sewer: Sewer service is provided by the City of Renton. There is an existing 12 -inch gravity sewer main in Monroe Ave NE. c. Surface/Storm Water: The existing properties do not contain stormwater facilities. There is an existing 24 -inch stormwater main in Monroe Ave NE. 2. Streets: The proposed development abuts Monroe Ave NE along the west property line. Monroe Ave NE is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 -feet. 3. Fire Protection: Renton Fire Authority (RFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table— Uses Allowed in Zoning Designations c. Section 4-2-11OA: Residential Development Standards for Residential Zoning Designations d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City -Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards 4. 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 S. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN. 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The applicant is requesting a Preliminary Plat for the construction of 14 new single family lots and four (4) tracts that will provide tree retention/protection, shared driveway access, landscaping, and stormwater flow control/treatment. 2. The 2.45 -acre project site is located at 850 and 870 Monroe Ave NE and identified by the King County Assessor's Office as 092305-9116 and -9117. 3. The project site contains two (2) single family residences with several outbuildings and landscaping. 4. The Planning Division of the City of Renton accepted the above master application for review on June 7, 2016 and determined the application complete on June 15, 2016. The project was placed on hold on June 15, 2016 and taken off hold on August 1, 2016. The project complies with the 120 -day review period. S. The proposed development would result in a net density of 7.65 dwelling units per acre. 6. Access to the site would be provided via a new public residential street (Road A) off Monroe Ave NE. HEXReportPinesPP City of Renton Department of Comm THE PINES PRELIMINARY PLA Report of September 20, 2016 Economic Development �ing Examiner Recommendation L UA 16-000413, ECF, PP,MOD Page 4 of 20 7. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 8. The site is located within the Residential -8 (R-8) zoning classification. 9. There are approximately 57 trees located on site of which the applicant is proposing to retain a total of 9 trees. 10. The site is mapped with a moderate landslide hazard area in the central and western portion of the subject property. Existing site topography is relatively flat with 10 -feet of relief over approximately 500 - feet and geotechnical analysis prepared by the applicant (Exhibit 8) indicated no potential hazard on or near the subject property. 11. Approximately 1,226 cubic yards of material would be cut on site and approximately 2,207 cubic yards of fill is proposed to be brought into the site. 12. The applicant is proposing to begin construction in July 2017 and end in February 2018. 13. Staff received no public or agency comment letters. 14. The Renton School District has indicated that the district has the capacity to provide services to the proposed development (Exhibit 20). 15. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on August 29, 2016 the Environmental Review Committee issued a Determination of Non -Significance (DNS) for The Pines Preliminary Plat (Exhibit 21). A 14 -day appeal period commenced on September 2, 2016 and ended on September 16, 2016. No appeals of the threshold determination were filed. 16. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 17. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City's Comprehensive Plan Map. The purpose of the MD 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 development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis Policy L-3: Encourage infill development of single-family units as a means to meet 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 -I: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, • Infill development on vacant and underutilized land in established neighborhoods and multi -family areas. Goal L -BB: Maintain a high quality of life as Renton grows by ensuring that new HEXReportPinesPP City of Renton Department of Coma THE PINES PRELIMINARY PLAT Report of September 20, 2016 Economic Development g Examiner Recommendation L UA 16-000413, ECF, PP,MOD Page 5 of 20 18. 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 all conditions of approval are met: Compliance 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. V11 PolicyL-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. ✓ Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural slopes, and scenic areas that contribute to the City's identity, preserve property values, and visually define the community and neighborhoods. 18. 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 all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis 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: The onsite deductions for public streets and access easements are 27,023 square feet. This deduction results in a 1.83 net acre site. Net density for the 14 -lot proposal is 7.65 dwelling units per acre (14 lots / 1.83 acres = 7.65 du/ac), which falls within the permitted density range for the R-8 zone. Lot Dimensions: The minimum lot size permitted in the R-8 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 1-14 Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 5,001 61.14 81.79 Lot 2 5,001 61.14 81.79 Lot 3 5,001 61.14 81.79 Lot 4 5,001 61.14 81.79 Lot 5 5,201 56.24 81.79 Lot 6 5,201 56.24 81.79 Lot 7 5,000 62.28 81.82 Lot 8 5,002 60.00 81.82 HEXReportPinesPP City of Renton Department of Comn THE PINES PRELiMINARYPLAT Report of September 20, 2016 Economic Development Examiner Recommendation Page 6 of 20 Lot 9 5,001 61.14 81.79 Lot 10 5,001 61.14 81.79 Lot 11 5,001 61.14 81.79 Lot 12 5,001 61.14 81.79 Lot 13 5,001 61.14 81.79 Lot 14 5,001 61.14 81.79 Staff Comment: All proposed lots within the proposed preliminary plat are interior lots. As provided in the lot dimensions table above, oil lots meet the requirements for minimum lot sire, width, and depth. Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, side yard along the street 15 feet, and the rear yard is 20 feet. Compliant if Staff Comment: The minimum required setbacks ore shown for all lots with the conditions of exception of the front yards of lots 5 and 6, which contain 15 foot front yard approval are setbacks. The applicant is proposing to vary front yard setbacks to comply with met Residential Design and Open Space Standards RMC 4-2-115E1. See FOF 19 for staff recommended condition of opproval. Averaging front yard setbacks is permitted via RMC 4-2-110D31. Compliance not yet demonstrated Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 651. In the R-8 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface_ Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wail plate height if the projection is stepped back one -and -a - half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed, Stoff 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 rconditions 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 HEXReportPinesPP City of menton Department of Coma THE PINES PRELIMINARY PLAT Report of September 20, 2016 Economic Development �ing Examiner Recommendation L UA 16-000413, ECF, PP,M00 Page 7 of 20 no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment, The applicant's proposed landscape plan (Exhibit 16) includes an 8 - foot wide planting strip, a 5 -foot wide sidewalk and a 0.5 foot wide curb. A final detailed landscape plan must be submitted and approved prior to issuance of the street and utility construction permits. The landscape plan proposes 56 new trees including various maple, flowering pear and cherry, and western red cedar. Deciduous trees are to be planted with 1.5 -inch caliper and the western red cedar will have a minimum height of 6 -feet at time of planting. The applicant is proposing a 1,020 square foot landscape tract at the dead end of the new residential street. The tract will include trees, shrubs, groundcover, and mulch. All proposed vegetation within the tract is identified as drought tolerant in the landscaping plan plant schedule. Additional trees, shrubs, and groundcover are proposed to augment the Tree Retention Tract A and eastern perimeter planting within Stormwater Tract D. All proposed vegetation within these tracts has also been identified as drought tolerant. No vegetation other than lawn is shown for the remainder of Tract D. Therefore, as a condition of approval, a final landscaping plan shall be submitted that provides a landscaping strip 15 feet in width surrounding the drainage tract as required by RMC 4-4-070H6. Additionally, during the required neighborhood meeting (Exhibit 24) there was concern regarding children playing within the tract abutting Monroe Ave NE without a barrier. Therefore, stoff recommends as a condition of approval, a final landscaping plan shall be submitted that provides a berm at least three (3) feet in height along the Monroe Ave NE frontage to provide a physical barrier in addition to the landscaping noted above. The ownership and maintenance of the landscaping within the tracts will be shared equally with all property owners within the subdivision. Therefore, as ❑ condition of approval, the applicant shall create a Home Owners Association ("HOA") that provides maintenance and ownership responsibility for the landscaping within Tracts A, C, & D. A draft HOA document has been submitted as part of the application. A final HOA document 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 Plot. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; Compliant if significant trees on slopes greater than twenty percent (20%); Significant trees condition of adjacent to critical areas and their associated buffers; and Significant trees over sixty approval is met 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. Prioritv Three: Alders and cottonwoods shall be retained when all other trees have HEXReportPinesPP City of Renton Department of Commur Economic Development THE PINES PRELIMINARY PLA' OF Report of September 20, 2016 ing Examin e r Reco m m endo tio n L UA16-000413, ECF, PP,MDA Page 8 of 20 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 4-4-07OF1, Street Frontage Landscaping Required, or a combination. Staff Comment: The applicant submitted a Tree Retention Worksheet (Exhibit 23), Arborist report (Exhibit 12) and Tree Cutting and Land Clearing Plan (Exhibit 11) with the project application. Each of these documents identifies 57 trees on the subject property. Of these 57 trees, 15 are located within the proposed new residential street right-of-way or within the right-of-way frontage improvements that will be provided along Monroe Ave NE. The arborist report has also identified 17 trees that are non- viable or otherwise dead, diseased, or dying. This results in 25 significant trees subject to the 30 percent retention standard. The applicant's Tree Cutting and Land Clearing Plan proposes to retain a total of 9 significant trees or 36 percent of the subject property's significant trees. A Tree Retention Tract (Tract A) is proposed along the Monroe Ave NE frontage that will contain eight (8) trees and proposed lot 5 will retain one (1) tree along its northern boundary. The Tree Cutting and Land Clearing Plan and Conceptual Road and Grading Plan (Exhibit 4) shows grading work within the drip line of offsite trees abutting the subject property, which does not comply with protection measures during construction set forth in RMC 4-4-13OH9a. Therefore, as a condition of approval, the applicant shall revise the Conceptual Road and Grading Plan to include the tree protection measures for offsite trees pursuant to RMC4-4-13OH9. The Landscape Plan (Exhibit 16) identifies two new trees for each proposed lot to comply with minimum tree density standards. The Landscape Plan does not identify the required measures for protection of the trees within the Tree Protection Tract as identified in RMC 4-4-13OH2. Therefore, as a condition of approval, the applicant shall provide a final landscaping plan that provides details of split -roil fencing around the tract and signage identifying the tract as tree protection. The applicant is required to provide language in the HOA documents for shared ownership of Tract A with shared responsibility for maintaining and protecting the trees within the tract. The applicant shall provide a note on the face of the final plat and record a covenant concurrently with the final plat with all lots within the subdivision the following_ "MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action are responsible for maintenance and protection of the tree protection tract. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." V11 Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. HEXReportPinesPP City of Renton Department of Comm THE PINES PRELIMINARY PLAT 4 Report of September 20, 2016 Economic Development ing Examiner Recommendation I LUA16-000413,ECF,PP,MOD Page 9 of 20 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 o two (2) car garage for each single family home. Compliance with individual driveway requirements would be reviewed at the time of building permit review. 19. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- S 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: HEXReportPinesPP 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 Compliant if least every four (4) abutting street fronting lots. condition of approval is Staff Comment: The applicant has proposed to implement option #3. Lots 5 and 6 met contain front yard setbacks of 15 feet. Lots 7 and 8 contain front yard setback of 25 - feet. The option requires the variation to occur for at least one (1) lot for every hour (4) abutting street fronting lots. Lots 1-4 and 10-14 do not contain any variation and therefore do not meet the every four (4) abutting requirement. Therefore, as o condition of approval, the applicant shall revise the Preliminary Plat (Exhibit 2) to provide a front yard setback variation for at least one (1) lot for every four (4) abutting street fronting lots and the setbacks shall be provided on the face of the plot. 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. 21ocated 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 Compliance plus the porch/stoop area, or not yet demonstrated I Alley accessed, or 4. Located so that the entry does not face a public and/or private street or an access easement, or 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. HEXReportPinesPP City of Renton Department of Camm Economic Development THE PINES PRELIMINARY PLAT Report of September 20, 2016 g Examiner Recommendation LUA1 , ECF, PP,MOD Page 10 of 20 HEXReportPinesPP 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: Compliance for this standard would be verified at the time of building permit review. Primary Entry: One of the following is required: 1. Stoop: minimum size four feet by six feet (4'x 6') and minimum height twelve inches (12") above grade, or Compliance 2. Porch: minimum size five feet (5') deep and minimum height twelve not yet inches (12") above grade. demonstrated Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (14') wide and two Compliance feet (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: Compliance for this standard would be verified at the time of building permit review. Compliance Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) not yet of all facades facing street frontage or public spaces. demonstrated Staff Comment: Compliance far this standard would be verified at the time of building permit review. N/A Scale, Bulk, and Character: N/A 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 not yet 2. Shed roof. demonstrated Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve Compliance inches (12") with horizontal fascia or fascia gutter at least five inches (5") not yet deep on 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: Compliance for this standard would be verified at the time of building permit review. Compliance Architectural Detailing: If one siding material is used on any side of the dwelling that not yet is two stories or greater in height, a horizontal band that measures at least eight HEXReportPinesPP City of Renton Department of Comr THE PINES PRELIMINARY PLAT Report of September 20, 2016 Economic Development � Examiner Recommendation LUA16-000413, ECF, PP,M00 Page 11 of 20 demonstrated inches (8") is required between the first and second story. Additionally, one of the following is required: rCompillance 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: Compliance for this standard would be verified at the time of building permit review. 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 Compliant if 2 A minimum of two (2) differing siding materials (horizontal siding and condition of shingles, siding and masonry or masonry -like material, etc.) is used on approval is the home. One alternative siding material must comprise a minimum of met 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: For staff to determine if abutting homes within the subdivision are different colors prior to individual building permit applications for each lot, staff recommends as a condition of approval that a plot layout color palette for each new single family home be submitted to the Current Planning Project Manager for review and approval prior to plat recording. 20. Modification Analysis: The applicant is requesting the following modifications from RMC 4-6-060: • Modification Request 1: RMC 4-6-060.F.2: Reduction in pavement width on Monroe Avenue NE (minor arterial) from 54 -feet to approximately 44 -feet and a reduction in sidewalk width from 8 -feet to 5 -feet. • Modification Request 2: RMC 4-6-060.13.2: Allow hammerhead turnaround, in lieu of a cul-de- sac, on a dead end street that is greater than 300 feet in length (Road A). • Modification Request 3: RMC 4-6-06011: Allow the use of a shared driveway in a subdivision with ten (10) or more lots. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the three (3) requested modifications, subject to conditions as noted below: HEXReportPinesPP Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the rCompillance 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. StaffComment: Modification Request 1 Monroe Ave NE: The Land Use Element has applicable policies HEXReportPinesPP City of Renton Department of C THE PINES PRELIMINARY PLA T Economic Development in Examiner Recommendation L UA16-000413, ECF, PP,MQD Report of September 20, 2016 Page 12 of 20 listed under a separate section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety and shared uses. The intent of the policies is to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with these policy guidelines. Modification Request 2 Road A: The Land Use Element provides policies to support compact urban development maximize land use efficiency, and encourage infill development of single-family units. The requested hammerhead road modification provides more developable area for the subject property as the required cul-de-sac turnaround is more than 50 -percent of the subject property's total width. The modification would allow the proposal to achieve a density near eight (8) dwelling units per net acre, which is consistent with the Renton Land Use Plan's Residential Medium Density and Residential -8 Zone. The requested hammerhead turnaround modification is consistent with these policy guidelines. Modification Request 3 Shared Driveway: The Land Use Element contains goals and policies for functional and attractive development, promotion of active transportation, and creating a variety of single-family development types. The shared driveway modification would provide two (2) of the subdivision's ability to incorporate side access to the lots. This option allows for homes along the street to emphasize porches, windows, and other architectural features instead of garages. Additionally, the shared driveway would result in the reduction of curb cuts along the new residential street, which reduces pedestrian vehicle conflicts. The requested street modification is consistent with these policy guidelines. 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, Modification Request 1 Monroe Ave NE: Monroe Avenue NE is a minor arterial street with an existing right of way width of 60 feet. RMC 4-6-060.F.2 requires that the Monroe Avenue NE have 27 feet of pavement from the centerline (two 11 foot travel lanes and a 5 -foot bike lane), 0.5 foot curb/gutter, 8 -foot planter strip, 8 -foot wide sidewalk, and a 2 -foot clear width from back of sidewalk to the right of way. Compliant if The City's Public Works Transportation Division and Community and Economic Conditions Development Engineering Division reviewed Monroe Avenue NE along with the of Approval surrounding area and recommend that the existing curb line remain in place to maintain are Met the appearance and functionality of this dedicated bike route. A modified Minor Arterial street (as recommended for approval) will require 22 feet of pavement from the centerline (half of a 12 foot turn lane, 11 foot travel lane, and a 5 -foot bike lane), 0.5 - foot curb/gutter, 8 -foot planter strip, and a 5 -foot wide sidewalk. The existing curb and gutter is approximately 22 feet from the existing right of way which will require a right- of-way dedication of 5.7 feet. Therefore, as a condition of approval, a revised paving plan identifying this street section shall be submitted to and approved by the Plan Reviewer prior to construction permit approval. Modification Request 2 Road A: Road A is a residential street that is approximately 490 - feet long (or 375 feet from to the center of the turnaround), as measured from the existing curb line of Monroe Avenue NE to the east terminus of Road A. RMC 4-6- HEXReportPinesPP City of Renton Department of Comm Economic Development THE PINES PRELIMINARYPLA T Report of September 20, 2016 Oring Examiner Recommendation LUA1 6-000413,ECF,PP,MOU Page 13 of 20 050.H.2 requires that roadways greater than 300 feet are required to provide a cul-de- sac. A cul-de-sac turnaround with a required right of way diameter of 110 feet would be more than fifty percent of the total property width (property width is 216 feet) significantly reducing the viability of the property. The City's Community and Economic Development Engineering Division and the Renton Fire Authority (Exhibit 23) have reviewed the project and recommend approval of the modification to allow a hammerhead turnaround be utilized for Road A. Staff recommends, as a condition of approval, concurrence of the Renton Fire Authority condition of allowing a hammerhead turnaround with the requirement that all future homes be required to have an approved residential fire sprinkler system thereby providing the needed fire protection while maintaining project viability and density. Modification Request 3 Shared Driveway: The shared driveway for lots 5 and 6 is proposed as on alternative to the preferred alley access street pattern within the R-8 zone. RMC 4-6-060.1.1 notes that shared driveways may only be used within plats of four or less lots. The location and orientation of the proposed shared driveway off of the north end of the hammerhead turnaround can function similar to an alley as it is able to provide side access to the lots. The shared driveway provides a pedestrian safety benefit as lots 5 and 6 will not have curb cuts for their individual driveways along the residential street. Fewer driveways along the sidewalk results in fewer opportunities for pedestrian vehicle conflicts. The width of the subject property limits the use of on alley configuration and therefore staff recommends approval of the shored driveway concurrent with the hammerhead turnaround with a condition of approval that the front of the future homes on lots 5 and 6 be oriented to the new residential street with garages located an the side or rear of the homes and access to lots 5 and 6 is limited to the shared driveway. If all conditions of approval are met staff for the three (3) proposed modifications, staff concurs the proposed modifications would meet the objectives of function and maintainability intended by the code requirements. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: Modification Request 1 Monroe Ave NE: Should the requested modification be approved, it would not be injurious to other properties within the vicinity of the subject site. Monroe Avenue iVE would maintain the existing curb and gutter and provide ✓ increased pedestrian safety by adding a sidewolk along the property frontage. Modification Request 2 Road A: The hammerhead turnaround will not be injurious to other properties in the vicinity as it is internal to the proposed property. Modification Request 3 Shared Driveway: The shored driveway modification is an internal aspect of the proposed subdivision affecting two (2) lots and therefore will not be injurious to other properties in the vicinity. d. Conforms to the intent and purpose of the Code. Staff Comment: ✓ Modification Request 1 Monroe Ave NE: The intent and purpose of the code is met as the modified street section would provide newly constructed street frontage improvements while providing continuity to the surrounding transportation system. Modification Request 2 Road A: The intent and purpose of the code is met as the HEXReportPinesPP City of Renton Department of Comm Economic [Development THE PINES PRELIMINARY PLAT Report of September 20, 2016 �ing Examiner Recommendation L UA 16-000413, ECF, PP, MOD Page 14 of 20 21. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance hammerhead turnaround (as conditioned) would provide adequate emergency access and allow for the appropriate level of residential density to be achieved. Modification Request 3 Shared Driveway: The intent and purpose of the code is met as the shared driveway would provide two (2) of the proposed lots the ability to utilize side vehicle access and mimic an alley load. Alley access is the preferred street pattern for the R-8 zone. e. Can be shown to be justified and required for the use and situation intended; and Staff comment: Modification Request 1 Monroe Ave NE: The modification is justified and required as ,/ maintaining the existing curb line provides functionality and appearance of the dedicated bike route. r Modification Request 2 Road A: The modification is justified and required for the use as the hammerhead turnaround (as conditioned) provides the developable area needed to achieve density standards. Modification Request 3 Shared Driveway: The modification is justified and required for use as it provides the ability to utilize side vehicle loading for two (2) lots within a subdivision that is not conducive to alley street pattern due to size. f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: Modification Request 1 Monroe Ave NE: Should the requested modification be approved, it would not create adverse impacts to other properties within the vicinity. Monroe Avenue NE would maintain the existing curb and gutter and provide increased pedestrian safety by adding a sidewalk along the property frontage. Modification Re nest 2 Road A: The hammerhead turnaround will not create adverse impacts to other properties in the vicinity as it is internal to the proposed subject property. Modification Request 3 Shared Driveway: The shored driveway modification is an internal aspect of the proposed subdivision affecting two (2) lots and therefore will not create adverse impacts to other properties in the vicinity. 21. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis 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: With the exception of lots 5 and 6, all lots would have access to a public street. Lots 5 and 6 would gain access to the public street via a shared driveway per Modification Request 3 referenced in FDF 20. Alley access is the preferred street pattern for all new residential development outside the Residential Low Density land use HEXReportPinesPP City of Renton Department of Comm Economic Development THE PINES PRELIMINARY PLAT Report of September 20, 2016 ring Examiner Recommendation + LUA16-000413,ECF,PP,MOD Page 15 of 20 designation. The width of the proposed subdivision is not conducive to alley access far all lots. The proposed shored driveway extending from the hammerhead turnaround mimics alley access for lots 5 and 6. Compliance with individual driveway requirements would be reviewed at the time of building permit review. Blocks: Blocks shall be deep enough to allow two tiers of lots. StaffComment: The width of the subject property limits the ability to meet this ,i requirement in its entirety. The proposed lots north of the new Road A and existing abutting northern properties will result in a two tier lot block. Proposed lots south of the new Road A will not have sufficient width for another two black tier without the redevelopment of abutting properties. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots meet the requirements for minimum lot size, depth, and width. 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 Compliant if condition of width except in the cases of (1) pipestem lots, which shall have a minimum width of approval is twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial met lots), which shall be a minimum of thirty five feet (35'). Staff Comment: Lots are rectangular in shape and comply with size and dimensional requirements. With the condition of approval that lots 5 and 6 provide side or rear loading (see Modification 3 FDF 20), all lots within the proposed subdivision will be oriented to the new residential street. Proposed lot 7 contains 44 feet of frontage width and proposed lot 8 contains 40 feet of frontage. Both frontages are at least SO percent of their required 50 foot lot width. 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. Stoff Comment: Primary access to the site would be provided via a new public residential access street from Monroe Ave NE. Frontage improvements along Monroe Ave NW, a minor arterial, would be provided in a modified condition as referenced in FOF 20 Modification Request 1, which includes a pavement width of 22 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This modified street section would require 5.7 feet of right-of-way dedication. The Generalized Utilities Plan (Exhibit 6) identities four (4) pedestrian ramps along Monroe Ave NE facing west into the vehicle travel lane with no marked pedestrian crossing. Therefore, os a condition of approval, the applicant shall revise the all plan sheets to remove these pedestrian ramps. Road A is a proposed residential public street with 26 feet of pavement width and gutter, 0.5 foot curb, 8 -foot planter, and 5 -foot sidewalk on both sides within a 53 foot right of way. Pavement width allows for parking on one side with the exception of any area needed for the Fire Department turnaround needs. The applicant has proposed modifications to the residential street that would allow a hammerhead turnaround as an alternative to the code required cut -de -sac for dead end streets 300 to 50D feet in length. Staff supports this modification as provided in FOF 20 Street Modification Request 2 with the Fire Department's condition that fire sprinklers be provided in all homes within the proposed subdivision. The third modification to allow a shared driveway to extend from the hammerhead turnaround is also supported by staff as provided in FOF 20 Street Modification Request HEXReportPinesPP City of Renton Department of Comm Economic Development THE PINES PRELIMINARY PLAT Report of September 20, 2016 f Examiner Recommendation LUA16-000413, ECF, PP, MOO Page 16 of 20 22. Availability and Impact on Public Services: 3. This modification allows two of the lots to be side or rear loaded, which is the FCompfliance preferred vehicular access option for R-8 zoned properties and reduces the amount of curb -cuts along proposed Road A. The applicant has submitted a Vehicle Trip Memorandum (Exhibit 17) that indicates the proposed 14 -lot subdivision would generate 114 new trips per weekday, with 9 of those trips generated during the AM peak hour (2 in, 7 out) and 12 during the PM peak hour (8 in, 4 out). The project has passed the City of Renton Troffic Concurrency Test (Exhibit 25). No sight distance limitations have been identified at the intersection of proposed Road A and Monroe Ave NE 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 ,i construction of code -required frontage improvements. The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. Street lighting is required per RMC 4-6-0601. All street lighting would be required to meet current city standards. Lighting plans were not submitted with the land use application and would be reviewed during the construction utility permit. 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 property is bordered by singfe family homes around all sides of the property. The properties surrounding the subject site are residential medium density and are designated R-8 on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. 22. Availability and Impact on Public Services: HEKReportPinesPP Availability and Impact on Public Services Analysis FCompfliance 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. This fee is paid at time of building permit issuance. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Highlands Elementary, Dimmitt Middle School and Renton High School. Any new students from the proposed development would be bussed to middle and high schools. The stops are located at Monroe Ave NE and NE6th Pl. and Olympia Ave NE and NE 101h Lane, ,i respectively. Students are within walking distance of Highlands Elementary. The proposed project includes the installation of frontage improvements along the Monroe Ave NE frontage, including sidewalks. Students would walk south on the west side of Monroe Ave NE to NE 7th St. and proceed west to Harrington Ave NE and then proceed north to Highlands Elementary. There are existing sidewalks on at least one side of each walking route with the exception of the Renton High School bus stop stretch along Olympia Ave NE between NE 10th St. and NE 10th Ln. which is classified as a residential HEKReportPinesPP City of Renton Department of Comn THE PINES PRELIMINARY PLAT I Report of September 20, 2016 HEXReportPlnesPP Economic Development Examiner Recommendation L UA16-000413, ECF, PP, MOD Page 17 of 20 access street containing an approximate 18 -foot shoulder with typical residential lawns. Therefore, there are safe walking routes to Highlands Elementary and 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 $5,643.00 per single family residence. Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $1,887.94. 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 existing properties do not contain storm water facilities. There is an existing 24 -inch stormwater main located in Monroe Ave NE. Based on the city's flow control mop, the subject property is within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. The applicant submitted a Preliminary Technical Information Report (TIR) (Exhibit 10) and Drainage Control Plan (Exhibit 9). The TIR indicates the project is required to provide Level 2 Flow Control and Basic Water Quality Treatment. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core and special requirements have been discussed in the TIR. Stormwater improvements proposed to accommodate the new development will consist of a detention vault to provide flow control for the new and replaced impervious surfaces with a wetvault component that will provide the required Basic Water Quality. The vault shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manuol. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and water quality vault. Special inspection from the building department is required. The TIR downstream analysis provided information along two different downstream paths. The analysis did not indicate any existing or potential drainage problems on either path. The geotechnical study indicated the site's Vashon glacial till soil is not an ideal geologic feature to accommodate infiltration. Infiltration capacity is considered extremely minimal. The geotechnical study also provided vault design recommendations, which should be supported on competent native soil or crushed rock placed atop competent native soil. The sizing and design of the proposed flow control facilities would be reviewed for compliance with the adopted 2009 King County Surface Water Design Manual and City of Renton amendments with the utility permit. Water: The subject property is within the City of Renton's water service area in the Highlands 565 hydraulic zone. There is an existing 10 -inch water main in Monroe Ave NE that can deliver 3,800 gpm. The static water pressure is approximately 75 psi at the 390 foot ground elevation. The proposed water main improvements as shown in the Generalized Utility Plan (Exhibit 6) and Road Profile and Details (Exhibit 5) provide a conceptual plan for the City of Renton Department of Co nity & Economic Development THE PINES PRELIMINARY PLAT Report of September 20, 2016 Hearing Examiner Recommendation I LUA16-000413,ECF,PP,M0D Page 18 of 20 1. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation provided all conditions of approval are met, see FOP 17. 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 FOP 18. 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 FOP 19. 4. The proposed plat complies with Modification Criteria, specifically Modification Request 1 Monroe Ave NE, provided the applicant complies with City Code and conditions of approval, see FOP 20. 5. The proposed plat complies with Modification Criteria, specifically Modification Request 2 Road A, provided the applicant complies with City Code and conditions of approval, see FOP 20. 6. The proposed plat complies with Modification Criteria, specifically Modification Request 3 Shared Driveway, provided the applicant complies with City Code and conditions of approval, see FOP 20. 7. 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 FOP 21. HEXReportPinesPP water main extension. The proposed subdivision will be required to install a minimum 8 - inch water main extension into the development connecting to the existing 10 -inch water main in Monroe Ave NE. Each proposed lot shall have a separate meter. The project proposes a 1 inch water service line and meter to each lot, for a total of fourteen (14) new domestic water service lines and meters. The total water SDC fee is $38,940.00 for (14) 1 inch meters including a credit of (2) % inch meters. This is payable at construction permit issuance. Water service installation charges for each proposed 1 inch water service is $2,850.00 per meter. The total water service installation fee is $39,900.00 for (14)1 inch meters. This is payable at construction permit issuance. Drop in meter fee is $460.00 per meter. The total water drop in meter fee is $6,440.00 for (14) 1 inch meters. This is payable at issuance of the building permit. Sanitary Sewer: The subject property is within the City of Renton's sewer service area. There is a 12 -inch sewer main located in Monroe Ave NE and an 8-ich sewer main located along the east property line of 850 Monroe Ave NE. The proposed sewer main improvements as shown on the Generalized Utility Plan (Exhibit 6) and Road Profile and Details (Exhibit 5) provide a conceptual plan for the sewer main extension. The proposed subdivision will be required to install a minimum 8 - inch sewer main extension into the development connecting to the existing 12 -inch sewer main located in Monroe Ave NE. If not already existing, an easement will be required far the sewer main along the east property lines. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. A redevelopment credit of the wastewatersystem development charges in the amount of $2,242.00 will be applied to each of the (2) existing meters to 850 and 870 Monroe Ave NE if they are abandoned and capped at the main line. 1. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation provided all conditions of approval are met, see FOP 17. 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 FOP 18. 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 FOP 19. 4. The proposed plat complies with Modification Criteria, specifically Modification Request 1 Monroe Ave NE, provided the applicant complies with City Code and conditions of approval, see FOP 20. 5. The proposed plat complies with Modification Criteria, specifically Modification Request 2 Road A, provided the applicant complies with City Code and conditions of approval, see FOP 20. 6. The proposed plat complies with Modification Criteria, specifically Modification Request 3 Shared Driveway, provided the applicant complies with City Code and conditions of approval, see FOP 20. 7. 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 FOP 21. HEXReportPinesPP City of Renton Department of Coraty & Economic Development THE PINES PRELIMINARY PLAT Report of September 20, 2016 Hearing Examiner Recommendotion ` LUA16-000413,ECF,PP,M00 Page 19 of 20 8. 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 21 9. There are safe walking routes to school and the school bus stop, see FOF 22. 10. There are adequate public services and facilities to accommodate the proposed plat, see FOF 22. J. RECOMMENDATION: Staff recommends approval of The Pines Preliminary Plat and three (3) modifications for Monroe Ave NE, Road A, and shared driveway, File No. LUA16-000413, as depicted in Exhibit 2, subject to the following conditions: The applicant shall provide a final detailed landscaping plan compliant with RMC 4-8-120D at the time of Utility Construction Permit review that provides 15 -feet of landscaping surrounding stormwater Tract D. The vault may encroach into the landscaping screen, provided the landscaping can still be planted on top of the vault. The final landscaping plan shall be approved prior to Utility Construction Permit issuance. All tract landscaping shall be installed and inspected prior to plat recording. 2. The applicant shall provide a final landscaping plan for review and approval by the Current Planning Project Manager at the time of Utility Construction Permit review that provides a berm within the 15 - foot landscaping screen in stormwater Tract D along the Monroe Ave NE frontage. The final landscaping plan shall be approved prior to Utility Construction Permit issuance. The berm shall be installed and inspected prior to plat recording. 3. The applicant shall be required to create a homeowner's association for the shared maintenance and responsibility of the shared tracts and all other shared improvements of this development. A draft of the document(s) shall be submitted to Current Planning Project Manager for the review and approval by the City Attorney and Property Services section prior to the recording of the final plat. The HOA documents shall be recorded concurrently with the final plat. 4. The applicant shall provide a Road and Grading Plan for review and approval by the Current Planning Project Manager at the time of Utility Construction Permit review that provides tree protection measures identified in RMC 4-4-1301-19 for offsite trees with drip lines that are within the subject property. 5. The applicant shall provide a final landscaping plan for review and approval by the Current Planning Project Manager at the time of Utility Construction Permit review that provides details of split -rail fencing around Tree Retention Tract A and signage identifying the tract as tree protection. Split -rail fencing and signage shall be installed and inspected prior to final plat recording. 6. The applicant shall revise the Preliminary Plat for review and approval by the Current Planning Project Manager at the time of Utility Construction Permit review that provides a front yard setback variation for at least one (1) lot for every four (4) abutting street fronting lots and the varied setbacks shall be provided as a note on the face of the plat. 7. The applicant shall provide a plat layout color palette for the new single family homes for review and approval by the Current Planning Project Manager prior to plat recording. 8. The applicant shall provide a revised paving plan for review and approval by the Current Planning Project Manager, at the time of Utility Construction Permit review identifying the modified Monroe Ave NE street section, as approved through Modification Request 1. 9. All future homes within the subdivision shall have a fire sprinkler system approved by the Renton Fire Authority. HEXReportPinesPP City of Renton Department of Co THE PINES PRELIMINARY PLAT I Report of September 20, 2016 ity & Economic Development Hearing Examiner Recommendotion ` LUA16-000413,ECF,PP,MOD Page 20 of 20 10. The applicant shall provide a note on the face of the plat restricting access for lots 5 and 6 to the shared driveway. The front of the future homes on lots 5 and 6 shall be oriented to the new residential street (Road A) with garages located on the side or rear of the homes. 11. The applicant shall submit revised plans for review and approval by the Current Planning Project Manager at the time of Utility Construction Permit review removing the four (4) pedestrian ramps facing east along Monroe Ave NE. HEXRe portPin esPP The following exhibits were entered into the record: Report to Hearing Examiner 0 EXHIBITS Project Name: The Pines Preliminary Plat Project Number: LUA16-000413,ECF,PP,MOD Date of Hearing Staff Contact Project Contact/Applicant Project Location September 27, 2016 Matthew Herrera, Senior Planner Jaime Waltier, Harbour Homes 850 Monroe Ave NE The following exhibits were entered into the record: Exhibits 1-18: Environmental Review Committee Report and Exhibits Exhibit 19: Hearing Examiner Staff Recommendation (dated September 20, 2016) Exhibit 20: Renton School District Capacity Exhibit 21: Environmental Determination of Nonsignificance Exhibit 22: Tree Retention Worksheet Exhibit 23: Renton Fire Authority Hammerhead Approval/Sprinkler Requirement Exhibit 24: Neighborhood Meeting Notes and Mailing Exhibit 25: Concurrency Test Exhibit 26 Affidavit of Posting and Mailing RentCITY OF on 0 ft DEPARTMENT OF COMMUAND ECONOMIC DEVELOPMENT Ren `on O ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: August 29, 2016 Project Name: The Pines Preliminary Plat Project Number: LUA16-000413,ECF,PP,MOD Project Manager: Matthew Herrera, Senior Planner Owner. Beverly Stinde, 850 Monroe Ave NE, Renton, WA 98056 Applicant/Contact: Jamie Waltier, Harbour Homes, LLC., 400 N. 34th St., Ste. 300, Seattle, WA 98117 Project Location: 850 & 870 Monroe Ave NE, Renton, WA 98056 Project Summary: Proposed subdivision of two (2) existing single-family lots into 14 single-family residential lots and three (3) tracts. The project site is located within a Residential -8 (R-8) zoning designation. Proposed lots range in size from 5,001 square feet to 5,201 square feet that result in an overall net density of 7.53 dwelling units per acre. The proposed lots will be accessed from a new public residential access street off Monroe Ave NE. Site Area: 107,969 sq. ft. STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non -Significance. Project Location Map ERC REPORT EXhli?It 1 we..e w1+�ie�o�isw.��,w.,.+nlwr.lwlw-xwere:a�.es sit/m� it i 3 G= :RCYCC= Q qq �18RRRRR No rraarccr r L n E PINES XXX—XXXX --1 L— � ? � q.�q •-moi � a I 1 E n m n o O,7 Na : , oax , .I as I I �o ;R 9 Rn .1e1 a =��Zf•1 S � —Z 30 is �� 1 n j : , oax , .I as I I �o ----7 it .1e1 a 4 mss. t L-er�y-J Jr I , , I L—mgr—J - 3 �{I I —1 !f w ----1 I -I 1 r----1 f W p g um Lm J _ OL YAPM AYFNF r 9 a THE PINES xxx—xxxx N mm c mo zo z 1 mmm y p -M z =g5� m 25yv P A- g o Z�mgs� I mm A z r.w. s 1.T ]rJl ..re•'r/werwlx-rix:re:.Vl.av siY/ It s toPfl Pt,I HIrMt THE PINES XXX-XXXX I I I I I A I I I I 1 I II R �6 USI! �a ak � a jq� a a xa n z� 00 R M03 =o p AND =��Zm zz �� G]Zl�i� 8 Zmm�w D o�� rnm .193 f Yv:} THE PI P1NLS XXX—XXXX c 11 a a P#@4 'D � � § SEmRs _gxgg _..... x.rmnc. ca�ler.aM-+c.lrrr-ylwlvsmrex�.fia eAlmr 1`ROJ ELf NPHt THE PINES XXX—XXXX MPS-n�g�?' M erf g --------- --- ---- -------------- 30tlNOp i I Al j ED r g N 1 Al pPi I f I n -75 rr-7 IoI $ I1zI I I I 1 I Nil! 1µly 1 9 R f l .3mR R S q T � �s/� yypy�ff M;oZm S I a A g�i•+`a�a8•eoe a 3-2 Z2 ME R g 8 ° R $ § � °u'em 7 r aq e Earth Solutions NW «e Geotechnical Engineering Geology Environmental Scientists Construction Monitoring Exhibit E Renton 0 Entire Document Available Upon Request ti. GEOTECHNICAL ENGINEERING STUDY STINDE 13 LOT RESIDENTIAL PLAT 850 & 870 MONROE AVENUE NORTHEAST RENTON, WASHINGTON ES -4427 ' 05 - $ellee, 25) 449.471y 1- '150 s �+ Mm �a Or mzm a 4 zp _;nZM g Z nc j S Oa VN v -y� T- m I OM s Z cr Z - Z t° E a 1] R PRWER —1 THE PINES XXX—XXXX MONROE'AVENE T I I J/A'IJ I I I I I r I I ! I I I I f I I r � I I I N , I I I I I I y 21 i I I J I I J I y I _J 1 I t -i I I I I I fII I I I I � f f I I 1 I I I ! j I j 4 0 9 TECHNICAL INFORMATION REPORT for THE PINES PRELIMINARY PLAT 850 & 870 Monroe Avenue NE, Renton, Washington DRS Project No. 16007 Renton File No. LUA16-000413 OwneNApplicant Harbour Homes, LLC 400 North 34`h Street, Suite 300 Seattle, Washington 98103 Report Prepared by D. R. STRONG Consulting Engineers, Inc. 6207 th Avenue Kirkland, WA 98033 (425) 827-3063 Report Issue Date July 19, 2016 9)2418 D. R_ STRONG Consulting Engineers Inc. Technical Information Report I Exhibit 10 enton 0 Entire Document Available Upon Request The Pines Renton, Washington 9 PP.WL -- THE PINES XXX-XXXX �� /iTONh'6cAVC'NE MA i a ik F m� Z� -1 mom 202 �g+5 gorzix 6 T�oz ^^ Gf llo � 8 Zm�r�N 1 } Y IpC -I D g Rml cam] 10 A 7 �e $ R�� I �p I I • I s RhP 9 PP.WL -- THE PINES XXX-XXXX �� /iTONh'6cAVC'NE MA R�� I �p I I • I s RhP co 9 July 17, 2016 Jamie Waltier Chris Burrus Harbour Homes 1441 N. 34th Street, Suite 200 Seattle, WA 98103 Site: 850 & 870 Monroe Ave NE Renton, Ave TPN: 0923059117 & 0923059116 Square feet: 107,157 Dear Jamie: 8 P Creatwe Landscape Solutions 1 & 870 Monroe Ave NF, Renton Thank you for requesting my services. On April 26th, 2016, I visited the site located above in Renton, WA to perform a Visual Risk Assessment (VRA) for all significant trees onsite as well as, those offsite trees with driplines that might extend over the site. The information gathered is included in this report and is a necessary part to be included with the proposal to short plat. In summary: Tree Calculations Total number of trees 57 Trees Total number of exempt trees RDW + Non-viable 32. Trees Total number of viable trees 25 Trees Total number of trees removed for construction 16 Trees Total number of retained trees 9 Trees Required 30% retention 25 X 30%= 7.5 Trees I have included a detailed report of my findings. If you have any questions please call me. I can be reached on my cell phone: 425.890.3808 or by email: sprince20ZRaol.com. Warm regards, t5t' T Susan Prince Creative Landscape Solutions ISA Certified Arborist: PN #1418A TRACE Certified Arborist: #418 17518 NE 119"h Way Redmond, WA 98052 * Per city of Renton Municipal Code, a significant tree is one whose Diameter at Breast Height (DBH) is 6" or greater Entire Document Exhibit Available Upon 1 Request t -Align Environmenta? April 21, 2016 Mr. Jamie Waltier Harbour Homes, LLC 400 N 34th Street, Suite 300 Seattle, WA 98103 Re: Wetland Evaluation — Monroe Avenue Assemblage, Renton, WA Dear Jamie: This correspondence follows your request that I conduct a preliminary wetland reconnaissance on the parcels of land (Parcel Nos. 0923059116 and 0923059117), located at 850 Monroe Ave NE in Renton, Washington The property under investigation includes two residential parcels. (See Attached Location and Site Maps). Data Collection Prior to visiting the site, online information was obtained using the King County iMap system, the US Fish and Wildlife Service online National Wetlands Inventory (NWI), and the Natural Resource Conservation Service (MRCS) online soil mapping utility. As shown in the Attached iMap photos, no mapped streams or wetlands are shown on the site. Similarly, these maps show no streams or wetlands within 500 feet of the site, indicating that no buffers from off-site critical areas would affect this parcel. The attached NWI map also depicts no streams or wetlands on, or near the site. Also attached is the NRCS soil report for the site. As described in the soil report, the parcels appear to be underlain by Arents, Alderwood material, 6 to 15 percent slopes. This moderately well drained soil is commonly found on till plains such as the Renton Highlands in which the site lies. This soil exhibits a water table depth of 16 - 30 inches below the soil surface. This map unit is not typically known to include hydric inclusions, which indicates that wetlands are not typically present within the map unit. Fieldwork Fieldwork was conducted on March 2, 2016 using the three -parameter approach identified in the Washington State Wetlands Identification and Delineation Manual (Washington Manual) (WDOE 1997) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual.- Western Mountains, Valleys and Coast Region (Regional Supplement) (USACE 2010), which are consistent with the Array Corps of Engineers Wetlands Delineation Manual (ALOE Manual) (Environmental Laboratory 1987) and other pertinent federal and local guidance (33 CFR 328.3 [a] [1-5]). During a review of the parcel boundary, I walked the perimeter of the property and found no visible indication of drainage onto, or leaving the site. I observed that the site contains one small, very slight, depressional area within a driveway that is approximately 30 feet wide and 30 feet long. The depression does not drain off of the site and it appears to exist due to compaction from vehicle Bill Granger 14056 180th Ave SF. Renton, WA 90859 (206) 790-6132 Bii!@re-alignenv.com �Xhlblt 0 0 Letter of Understanding of Geologic Risk I/we understand there are inherent risks whenever soil, geologic or hydrogeologic conditions are involved with a construction project. Soil and geologic materials, including groundwater are variable in nature. Geologic conditions vary vertically, laterally, and seasonally. The site soil is proven to be suitable to support foundations, landscaping, pavement, and other associated infrastructure in the area_ However, the site soil also required careful planning and consideration with respect to design and construction. )/we understand, accept the risk and solely responsible of developing this property. Signedr`Jt� Nam'' / Date: E14 0 9 Stinde Construction Mitigation Description The following narrative is provided to describe the proposed construction mitigation measures that Harbour Homes, LLC "Harbour Homes" and the to be named general contractor "Contractor" for Stinde will implement throughout the duration of the site development and infrastructure period as well as during building construction. Proposed Construction Dates Site Work): July 2017 -February 2018 Harbour Homes anticipates on beginning clearing and site development work in the mid- summer of 2017 depending on the timing of approvals. Harbour Homes anticipates roughly a 180 day schedule to finalize all grading, storm, sewer, water and first lift of asphalt on the site. The goal will be to have the site completely stabilized by November 1", 2017 before the fall. Proposed Construction Dates(Building Constructioni: Harbour Homes plans on beginning construction of a model home in April of 2018 and anticipates starting two homes per month thereafter with an average construction timeline of seven months to complete. Hours & Days of Operation Normal site hours of operation will be in compliance with the allowable working hours in the City of Renton which are as follows: For new single-family residences and non-residential construction, the permitted work hours are 7:O0am-8:O0pm Monday through Friday, 9:O0am-8:O0pm Saturday, and no work shall be permitted on Sunday. Proposed HaulinalTransportation Routes The Stinde site is located on Monroe Avenue NE just south of 91h Street. The Contractor anticipates utilizing one haul route to and from SR -900 (See attached Exhibit "A" for location). Heading north on Monroe Ave NE, head west on NE 10th St to SR -900 then heading east or west depending on the type of material import/export. Measures to Minimize impacts Harbour Homes and the Contractor will make every effort to minimize the impacts from this project on the surrounding neighbors, the environment and traffic circulation for the Entire Document Exhibit Available Upon 15 Request C O .. IM m° 4 cr m rn k kol m O5 v z C3f/g - ZmImmo Z _.. Y K PINES .v �L ' REVISIONS a�o «E, o �e LANDSCAPE PLAN a ITA ED ti a- 0 MMM UUMU UUMM alMIM RI -9-1 Rill 1 ogaoo4RRR P m x N �v g I THE PINES LANDSCAPE PLAN 1rm L LEY. A�R :R RMSi0N5 xo ws omrox e �rt °E6 - G T A. C Gibson Traffic frc Consultants, Inc. Transportation- MEMORANDUM � WES To: Chris Burrus, Harbour Homes, LLC ' r From: Brad Lincoln, PE Project: Stinde DevelopmentI GTC # 16-073 42307 Subject: Traffic Analysis Date: July 19, 2016 This memorandum summarizes the trip generation calculations for the Stinde Development. The development is located on the east side of Monroe Avenue NE, south of NE 10" Street. The development is proposed to replace two existing single-family residential units with 14 single-family residential units, a net increase of 12 single-family residential units. A site vicinity map in included in Figure 1. Figure 1: Site Vicinity Entire Document 2802 Wetmore Avenue • Suite 220 - Everett WA, 98201 Available Upon Tel: 425-339-8266 • Fax: 425-258-2922 • E-mail: info@gibsontraffic.com Exhibit Request 7 ADVISORY NOTES TO APPLJANT _ 'I6-0004'13Jk0000-Renton E�fY 10, IF LUA O'k Aoplication Date: June 07, 2016 Site Address: 870 Monroe Ave NE Name: The Pines Preliminary Plat Renton, WA 98056-3859 PLAN - Plannina Review - Land Use Version 1 I Communitv Services Review Comments Contract: Leslie Betlach 1425-430-6619 j LBetlach@rentonwa.gov I Recommendations: 2. 5 feet bicycle lanes along Monroe as per adopted Trails and Bicycle master Plan (Project sheet Page #126) are to be included. Revise street cross section. Recommendations: Parks Impact fee per Ordinance 5670 applies. Engineering Review Comments Contact: Ann Fowler 1425-430-73821 afovvler@rentonwa.gov Recommendations: I have reviewed the application for the The Pines Preliminary Plat at 850 & 870 Monroe Ave NE (APN(`s) 092305 9116 & 9117) and have the following comments: EXISTING CONDITIONS Water Water service is provided by the City of Renton. The project is within the City of Renton's water service area in the Highlands 565 hydraulic zone. There is an existing 10 inch City water main in Monroe Ave NE which can deliver 3,800 gpm. The static water pressure is approximately 75 psi at ground elevation of 390 ft. Sewer Wastewater service is provided by the City of Renton. There is a 12 inch wastewater main located in Monroe Ave NE and an 8 inch wastewater main located along the east properly line of 850 Monroe Ave NE. Storm The existing properties do not contain stormwater facilities. There is an existing 24 inch stormwater main located in Monroe Ave NE. Based on the City's flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Transportation The proposed development fronts Monroe Ave NE along the west property lines. Monroe Ave NE is classified as a Minor Arterial Road. Existing right of way (ROW) width is approximately 60 feet. CODE REQUIREMENTS WATER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides a conceptual plan for the water main extension_ The development will be required to install a minimum 8 inch water main extension into the development, connecting to the existing 10 inch water main located in Monroe Ave NE. Staff Comments: i. If the dwellings exceed 3,600 square feet, a minimum 10 inch water main extension, or fire sprinklers, will be required. 2. Installation of fire hydrants within 300 feet of each lot is required by Renton Fire Prevention Department. The number and location of new hydrants will be dependent upon the finished square footage of the homes. 3. Each lot shall have a separate meter. The project proposes a 1 inch water service line and meter to each lot, for a total of fourteen (14) new domestic water service lines and meters. 4. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1 inch domestic water service is $3,245.00 per meter or $45,430.00 for (14) 1 inch meters. b. A redevelopment credit of the water system development charges in the amount of $3,245.00 will be applied to each of the two (2) existing'/ inch meters servicing the property(ies) if they are abandoned and capped at the main line or for a total reduction of $6,490.00 for (2) % inch meters. c. The total water SDC fee is $38,940.00 for (14) 1 inch meters including a credit of (2) % inch meters. This is payable at construction permit issuance. 5. Water service installation charges for each proposed 1 inch water service is $2,850.00 per meter. The total water service installation fee is $39,900.00 for (14)1 inch meters. This is payable at construction permit issuance. 6. Drop in meter fee is $460.00 per meter. The total water drop in meter fee is $6,440.00 for (14) 1 inch meters. This is payable at issuance of the building permit. 7, Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides a conceptual plan for the sewer main extension. The development will be required to install a minimum 8 inch sewer main extension into the development, connecting to the existing 12 inch sewer main located in Monroe Ave NE. 2. If it does not existing, an easement will be required for the sewer main existing along the east property lines. 3. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property_ Entire DO(U.Hent E7Chli]It Ran: August 24, 2016i .,':`,dgbl,-`gyp-on 18 Page 1 of 4 E!rjuf t Matthew Herrera From: Randy Matheson <randy_matheson@rentonschools.us> Sent: Friday, August 19, 2016 10:56 AM To: Sabrina Mirante Cc: Matthew Herrera Subject: RE: City of Renton Notice of Application & School Information Request - The Pines Preliminary Plat Answers in red below. Randy Matheson, Executive Director, Community Relations Renton School District 1 3005W 7th Street, Renton WA 98057 1425.204.2345 rarndy.matheson rentonschools.us I www.rentonschools.us I enton From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov] Sent: Thursday, August 18, 2016 12:31 PM To: Randy Matheson <randy.matheson@rentonschools.us> Cc: Matthew Herrera <MHerrera@Rentonwa_gov> Subject: City of Renton Notice of Application & School Information Request - The Pines Preliminary Plat SCHOOL INFORMATION REQUEST Subject: The Pines Preliminary Plat LUA16-000413, ECF, MOD, PP The City of Renton's Department of Community and Economic Development (CED) has received an application for a preliminary planned urban development located at 870 Monroe Ave NE. 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 August 24, 2016. Elementary School: Highlands Elementary School (No school bus provided; within walking distance) Middle School: Dimmitt Middle School (School bus transportation provided) High School: Renton 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 YES No_. Any Comments: Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-6593. E.nt3re� C�ac;trn��r�t Avaadable Upon 2Q 3eque-�t �f7Y 0 DEPARTMENT OF COMMUNITY Ren on 9 AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE -(DNS) PROJECT NUMBER: LUA16-000413,ECF,PP,MOD APPLICANT: Jamie Waltier, harbour Homes, LLC., 400 N. 34th St., Ste. 300, Seattle, WA 98117 PROJECT NAME: The Pines Preliminary Plat PROJECT DESCRIPTION: Proposed subdivision of two (2) existing single-family lots into 14 single- family residential lots and three (3) tracts. The project site is located within a Residential -8 (R-8) zoning designation. Proposed lots range in size from 5,001 square feet to 5,201 square feet that result in an overall net density of 753 dwelling units per acre. The proposed lots will be accessed from a new public residential access street off Monroe Ave NE. PROJECT LOCATION: 850 & 870 Monroe Ave NE, Renton, WA 98056 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 43.210.030 (2)(c). This Determination of Non -Significance is issued under WAC 197-11-340. 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 September 16, 2016 Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: SEPTEMBER 2, 2016 AUGUST 29, 2016 Gregg Tim e m ,Administrator Public W Department Date T K iy eymer, A min strator Community Services Department Date _ glz_lllc� ar Peterson, Administrator Fire & Emergency Services Date C.E. "Chip" Vincent, Administrator Department of Community & Date Economic Development Exhibit 21 DEPARTMENT OF COMMUNO {- ` AND ECONOMIC DEVELOPMENT e in on { TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 1 www.rentonwa. ov 1. Total number of trees over 6" diameter', or alder or cottonwood trees at least 8" in diameter on project site 57 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous 17 trees Trees in proposed public streets 15 trees Trees in proposed private access easements/tracts trees Trees in critical areas3 and buffers trees Total number of excluded trees: 32 trees 3. Subtract line 2 from line 1: 25 trees 4. Next, to determine the number of trees that must be retained4, multiply line 3 by: 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. a Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. ° 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 sixfeet (6') tail, shall be planted. See RMC4-4-130.H,1.e.(ii) for prohibited types of replacement trees. 1 R:\2016\0\1600713\Documents\Reports\Preliminary\TreeRetentionworksheet.doc Exhibit Rev -08/2015 22 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 7.5 trees 5. List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing5 to retain4: 9 trees 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) 0 trees 7. Multiply fine 6 by 12" for number of required replacement inches: inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) inches per tree 9. Divide line 7 by line 8 for number of replacement trees': (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. a Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. ° 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 sixfeet (6') tail, shall be planted. See RMC4-4-130.H,1.e.(ii) for prohibited types of replacement trees. 1 R:\2016\0\1600713\Documents\Reports\Preliminary\TreeRetentionworksheet.doc Exhibit Rev -08/2015 22 From: Chris Burrus <CBurrus@harbourhomes.com> Sent: Thursday, June 09, 2016 8:49 AM To: Matthew Herrera Subject: FW: Stinde Preliminary Plat Hammerhead Variance Request PRE16-000049 Attachments: turnaround.pdf From: Corey W Thomas imailto:CThomas@Rentonwa_gov] Sent: Wednesday, April 06, 2016 4:18 PM To: 'Maher loud!' Cc: Jamie Waltier; Chris Burrus; Clark Close Subject: RE: Stinde Preliminary Plat Hammerhead Variance Request PRE16-000049 Maher, The fire chief has approved your variance request with the condition that all future homes in the entire plat shall require an approved residential fire sprinkler system. The placement and configuration of the hammerhead turnaround shall be a mutually agreed upon location to be determined by the planning and fire department. The hammerhead shall meet all fire department specifications, see attached above. Contact Clark Close for exact placement of the hammerhead. Corey Thomas Fire Plans Reviewer/Inspector III City of Renton Fire & Emergency Services Department COMMUNITY RISK REDUCTION Phone: 425-430-7024 Fax: 425-430-7022 Email: cthomas(a7rentonwa.gov 1055 South Grady Way Renton, WA 98057-3232 Professionalism • Integrity • Leadership • Accountability • Respect From: Maher Joudi ma!Ito:maher.ioudi drstron .com] Sent: Tuesday, March 22, 2016 18:33 To: Corey W Thomas Cc: Jamie Waltier; Chris Burrus (CBurrus harbourhomes.com) Subject: Stinde Preliminary Plat Hammerhead Variance Request PRE16-000049 Hi Corey, We are moving forward on this project and per your comments at the pre app, I am emailing a letter requesting allowance of a hammerhead on a dead end road longer than 300'. Please see attached. 0 Exhibit Entire Document 23 Available Upon Request Harbour Home TM PROJECT NAME: APPLICANT: PROJECT LOCATION: DATE OF PUBLIC MEETING/TIME: Dear Resident, 9 NOTICE OF PUBLIC MEETING EVERGREEN PLACE SUBDIVISION: PRELIMINARY PLAT APPICATION Evergreen Place Harbour Homes, LLC 850 & 870 Monroe Ave NE, Renton, WA 98056 Monday, June 6th from 5:00 to 6:15pm Harbour Homes, LLC ("Harbour Homes") is preparing to submit a Preliminary Plat application to build Evergreen Place, a 14 lot subdivision at 850 and 870 Monroe Ave, Renton, WA 98056. These would be spacious lots, all 5,000 square feet or higher, and would include a tree retention tract and a park at the front of the plat along Monroe Ave NE. Harbour Homes is a local, private company and has been building single family homes in the Seattle area for over thirty years. You can read more about our company at https://harbourhomes.com. Harbour Homes is excited for this opportunity to build in the neighborhood and is looking for feedback from the community members. To that effect we are hosting a Community Meeting on Monday, lune 6th from 5:00 to 6:15pm at the Renton Highlands Library, 2801 NE 101h St, Renton, WA 98056. We cordially invite you to join us for a presentation and discussion of our proposed design and project. We welcome your questions and input. Snacks and refreshments will be provided. The intent of this meeting is to facilitate an informal discussion between Harbour Homes and the neighbors regarding this project. While required by the City of Renton, this meeting is not conducted by the City of Renton and is in addition to any future public hearing or public comment opportunities available under City of Renton development review processes. We look forward to meeting you and in the meantime, should you have any questions, please feel free to contact myself at (206) 315-8130 or cburrus@harbourhomes.com. Thank you for your consideration and I do hope you will be able to join us on Monday, June 6th. Thank you, Chris Burrus Assistant Project Engineer Exhibit Entire Document 24 Available Upon Request 0 0 DEPARTMENT OF COMMUNITY 1100111 AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 20, 2016 TO: Matt Herrera, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test — The Pines; File No. LUA16-000413 Proposed subdivision of two (2) existing single-family lots into 14 single-family residential lots and three (3) tracts. The project site is located within a Residential -8 (R-8) zoning designation. Proposed lots range in size from 5,001 square feet to 5,201 square feet that result in an overall net density of 7.65 dwelling units per acre. The proposed lots will be accessed from a new public residential access street off Monroe Ave NE. Two existing single-family homes and their associated improvements will be removed to accommodate the proposed subdivision. The proposed development would generate approximately 114 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 12 net new trips (3 inbound and 9 outbound). During the weekday PM peak hour, the project would generate approximately 12 net new trips (8 inbound and 4 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: Traffic Concurrency Test Criteria Pass lmplementation 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 enton Exhibit Entire Document Available Upon Request Ah Alk SW _MW CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 1st day of August, 2016, 1 deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: Name Representing Agencies See Attached Beverly Stinde Owner Jamie Walties, Harbour Homes Applicant Maher Joudi, DR Strong Consulting Contact 300' Surrounding Property Owners See Attached (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING t 1 certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct, 1 know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ��_'\ rrr��t► � s SLY Pp ' Fr Dated: 8 V Nota ublic in and for the State of W _ ng'?on ,a Notary (Print}: ..� f �% rau%a My appointment expires: Alt,s .2 q ::) b Q Project Name: The Pines Preliminary Plat Project Number:. LUA16-000413, ECF, PP, MOD template - affidavit of service by mailing ,/f Q�iiylri4rexxr�`��'� Entire Document Exhibit Available. Upon Request September 2, 2016 0 0 Denis Law Mayor Community & Economic Development C. E_ "Chip" Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 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 August 29, 2016: SEPA DETERMINATION: Determination of Non -Significance (DNS) PROJECT NAME: The Pines Preliminary Plat PROJECT NUMBER: LUA16-000413, ECF, PP,MOD Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 16, 2016, 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) 430-6593. For the Environmental Review Committee, Matthew Herrera Senior Planner Enclosure cc: King County wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region Boyd Powers, Department of Natural Resources Larry Fisher, WDFW Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office Melissa Calvert, Muckleshoot Cultural Resources Program Us Army Corp. of Engineers Gretchen Kaehler, Office of Archaeology & Historic Preservation 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov 0 c Tv or DEPARTMENT OF COMMUNITYtt1�'1 e AND ECONOMIC DEVELOPMENT �1 V11 ENVIRONMENTAL (SEPA) DETERMINATION OF NON -SIGNIFICANCE -(DNS) PROJECT NUMBER: LUA16-000413,ECF,PP,MOD APPLICANT: Jamie Waltier, Harbour Homes, LLC., 400 N. 34`h St., Ste. 300, Seattle, WA 98117 PROJECT NAME: The Pines Preliminary Plat PROJECT DESCRIPTION: Proposed subdivision of two (2) existing single-family lots into 14 single- family residential lots and three (3) tracts. The project site is located within a Residential -8 (R-8) zoning designation. Proposed lots range in size from 5,001 square feet to 5,201 square feet that result in an overall net density of 7.53 dwelling units per acre. The proposed lots will be accessed from a new public residential access street off Monroe Ave NE. PROJECT LOCATION: 850 & 870 Monroe Ave NE, Renton, WA 98056 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). This Determination of Non -Significance is issued under WAC 197-11-340. 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 September 9, 2016. 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 4-8-11.0 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: SEPTEMBER 2, 2016 AUGUST 29, 2016 �AeOa Z1WeVk,4— do. Gregg Zim e m , Administrator Public W Department Date K4f ly eymer, A Rlnistrator Community Services Department Date Mark'Peterson, Administrator Fire & Emergency Services Date C.E. "Chip" Vincent, Administrator Department of Community & Date Economic Development DEPARTMENT OF COMMUPTY CITY 10 1; AND ECONOMIC DEVELOPMENT Renton 0 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE. August 29, 2016 Project Name: The Pines Preliminary Plat Project Number: LUA16-000413,ECF,PP,MOD Project Manager: Matthew Herrera, Senior Planner Owner. Beverly Stinde, 850 Monroe Ave NE, Renton, WA 98056 Applicant/Contact: Jamie Waltier, Harbour Homes, LLC., 400 N. 34th St., Ste. 300, Seattle, WA 98117 Project Location: 850 & 870 Monroe Ave NE, Renton, WA 98056 Project Summary: Proposed subdivision of two (2) existing single-family lots into 14 single-family residential lots and three (3) tracts. The project site is located within a Residential -8 (R-8) zoning designation. Proposed lots range in size from 5,001 square feet to 5,201 square feet that result in an overall net density of 7.S3 dwelling units per acre. The proposed lots will be accessed from a new public residential access street off Monroe Ave NE. Site Area: 107,969 sq. ft. STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non -Significance. Project Location Map FRC REPORT City of Renton Department of Communityconomit Development *Environmental Review Committee Report THE PINES PRELIMINARY PLAT L UA16- 0 413,ECF,PP,M0D Report of August 29, 2016 Page 2 of 6 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting environmental review and preliminary plat approval to subdivide two (2) existing single-family lots into 14 -single family lots, one (1) storm facility tract, one (1) open space/tree protection tract, and one (1) landscape tract (Exhibit 2). The site is located at 850 and 870 Monroe Ave NE and identified by the King County Assessor's Office as parcels 092305-9116 and 092305-9117, respectively (Exhibit 3). The site currently contains two single-family dwelling units and several outbuildings that are proposed to be removed. The subject property consists of two Residential -8 (R-8) zoned parcels totaling 2.45 acres. The subject property abuts Monroe Ave NE along the western boundaries. The proposed lots range in in size from 5,001 square feet to 5,201 square feet that result in an overall net density of 7.53 dwelling units per acre. Surrounding properties (abutting and across Monroe Ave NE) are also zoned R-8 and developed with single-family residential dwellings. Access to the proposed subdivision would be provided by a new residential access street within 53 -feet of right-of-way off Monroe Ave NE that will contain a hammerhead and then dead-end (Exhibits 4 & 5). New frontage improvements along Monroe Ave NE adjacent to the site will be constructed by the applicant consisting of radius, curb, gutter, planter strip, and sidewalk. The applicant will construct a new water and sewer main to serve the proposed lots within the new residential street right-of-way and connect to the existing mains in Monroe Ave NE (Exhibits 5 & 6). Construction of infrastructure improvements and building pad preparation will require approximately 1,226 cubic yards of cut and 2,207 cubic yards of fill resulting in a net volume of 981 cubic yards of fill. The site is generally flat with an elevation of 402 -feet along the eastern boundary and 392 -feet along the western boundary (Exhibit 7). The City's Critical Areas map identifies a landslide hazard area in the central and western portions of the property. According to the Geotechnical Study prepared by Earth Solutions, NW (Exhibit 8), the potential for landslides is very low as the site lacks steep slopes and conditions are not conducive to landslides. The developed site is required to provide Level 2 flow control and Basic Water Quality treatment. The applicant proposes to construct a detention/wetvault within a 5,217 square foot stormwater tract in the southwestern portion of the project site adjacent to Monroe Ave NE. to comply with stormwater requirements (Exhibits 9 & 10). The property contains 57 significant trees comprised of a mixture of native species, pioneer species, and ornamentals (Exhibits 11 & 12). The applicant proposes to retain a stand of trees within a 3,740 square foot tree protection tract on the northwestern portion of the project site adjacent to Monroe Ave NE. A 1,020 square foot open space/landscape is proposed at the dead-end of the new residential access street. A wetland evaluation prepared by Re -Align Environmental (Exhibit 13) concluded that no wetlands or streams were on the subject property and no portion of the subject property is within a buffer of off-site wetlands or streams. The City s Critical Area map does not identify any wetlands or streams on or near the subject property. FRC REPORT 16-000413 City of Renton Department of Communi onomic Development nvironmentai Review Committee Report THE PINES PRELIMINARY PLAT LUA16- WW13,ECF,PP,M0D Report of August 29, 2016 Page 3 of 6 PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.210.240, 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 with a 14 -day Appeal Period. B. Mitigation Measures None recommended C. Exhibits Exhibit 1 ERC Report Exhibit 2 The Pines Preliminary Plat Exhibit 3 Neighborhood Detail Map Exhibit 4 Conceptual Road & Grading Plan Exhibit 5 Road Profile & Details Exhibit 6 Generalized Utility Plan Exhibit 7 Topography Survey Exhibit 8 Geotechnical Engineering Study prepared by by Earth Solutions NW, LLC (dated April 27, 2016) Exhibit 9 Drainage Control Plan Exhibit 10 Technical Information Report prepared by D.R. Strong Consulting Engineers, Inc. (dated July 19, 2016) Exhibit 11 Tree Cutting & Land Gearing Plan Exhibit 12 Arborist Report prepared by Creative Landscape Solutions (dated July 17, 2016) Exhibit 13 Wetland Evaluation prepared by Re -Align Environmental (dated April 21, 2016) Exhibit 14 Letter of Understanding of Geologic Risk Exhibit 15 Construction Mitigation Description Exhibit 16 Landscape Plan w/ Planting Schedule Exhibit 17 Vehicle Trip Generation Memorandum prepared by Gibson Traffic Consultants, Inc. (dated July 19, 2016) Exhibit 18 Advisory Notes to Applicant D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth FRC REPORT 16-000413 City of Renton Department of Communifficonomic Development l kvironmentol Review Committee Report THE PINES PRELIMINARY PLAT LUA16- OW413,ECF,PP,MOD Report of August 29, 2016 Page 4 of 6 Impacts: A geotechnical engineering study was prepared by Earth Solutions NW, LLC (dated April 27, 2016) and submitted with the land use application. The applicant anticipates approximately 1,226 cubic yards of cut and 2,207 cubic yards of fill will be needed to construct the subdivision infrastructure and prepare building pads. Grade cuts between 10 to 15 feet will be necessary to construct the stormwater vault. The study identified the project site as relatively flat, which was further verified on the submitted topographic survey. Topographic relief over the slope descending from east to west is 10 -feet. Seven (7) test pits were excavated via backhoe on the subject property on March 18, 2016. Topsoil was encountered in the upper 4-24 inches of existing grades. One test pit location in the south- central portion of the site contained fill material classified as loose to medium dense, silty sand with gravel. Native soils underlying topsoil and fill were identified as Vashon glacial till and Vashon recessional outwash deposits consistent with the geologic mapping of the subject property. The study found no evidence of a landslide hazard as the site lacks steep slopes or conditions that would trigger a landslide. The applicant has submitted a Letter of Understanding Geologic Risk (Exhibit 14) with the land use application. The geotechnical study concludes that the site is compatible with the proposed development. The proposed structures may be constructed on conventional, continuous, and spread footing foundations bearing upon competent native soil, recompacted native soil, or new structural fill. Construction of the proposed stormwater vault was also found to be feasible. The report included recommendations regarding site preparation and grading, excavation, foundation support, slab -on - grade floors, stormwater detention, vault design, drainage, utilities, and pavement. The applicant has submitted a Construction Mitigation Plan that identifies permitted work hours, proposed construction dates, and preliminary hauling route (Exhibit 15). It is anticipated that the City's currently adopted erosion control, construction, and drainage regulations would adequately mitigate for any impacts that could result from the proposed development; therefore no further mitigation is recommended. Mitigation Measures: No further mitigation recommended Nexus: Not Applicable. 2. Water a. Storm Water Impacts: A Preliminary Drainage Report was prepared by Q.R. Strong Consulting Engineers, Inc. (dated July 19, 2016) and submitted with the project application. The site is within the Peak Rate Flow Control Standard Area. The project is required to provide Level 2 Flow Control and Basic Water Quality Treatment. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core and special requirements have been discussed in the provided drainage report. Existing stormwater on the site sheet flows east to west toward Monroe Ave NE. Sheet flow is captured by the curb and gutter located on the east side of Monroe Ave NE. The drainage is then conveyed to a 24 -inch diameter pipe and flows south through the existing stormwater system. No downstream flooding or erosion issues were identified in the drainage report. ERC REPORT 16-000413 City of Renton Deportment of Communit conomk Development Environmental Review Committee Report THEMES PRELIMINARY PLAT LUA16- OM13,ECF PP,MOD Report of August 29, 2016 Page 5 of 6 Stormwater improvements proposed to accommodate the new development will consist of a detention vault to provide flow control for the new and replaced impervious surfaces with a wetvault component that will provide the required Basic Water Quality. The vault shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and water quality vault. Special inspection from the building department is required. The geotechnical study indicated the site's Vashon glacial till soil is not an ideal geologic feature to accommodate infiltration. Infiltration capacity is considered extremely minimal. The geotechnical study also provided vault design recommendations, which should be supported on competent native soil or crushed rock placed atop competent native soil. The sizing and design of the proposed flow control facilities would be reviewed for compliance with the adopted 2009 King County Surface Water Design Manual and City of Renton amendments; therefore no further mitigation is recommended. Mitigation Measures: No further mitigation recommended Nexus: Not Applicable 3. Vegetation Impacts: An Arborist Report was prepared by Creative Landscape Solutions (dated July 17, 2016) and submitted with the land use application. The proposal's infrastructure improvements and building pad preparation will result in the removal of 48 of the subject property's 57 trees. The applicant proposes to retain a stand of trees within a tree protection tract adjacent to the Monroe Ave NE frontage and retain one (1) tree on proposed Lot 5 of the subdivision. The Arborist Report and land clearing plan identifies 15 trees that are located within the proposed residential access street and frontage improvement area along Monroe Ave NE. The report identifies 17 trees that are referred to as "non-viable" or dangerous. Therefore, the site contains 25 significant trees after deducting the trees located with ROWs and those determined to be dangerous. The applicant proposes to remove 16 of the 25 significant trees on the subject property. These trees are located in the future footprints of the single-family residences. With the exception of the retained tree on proposed Lot 5, the remaining trees will be retained within a tree protection tract, The proposed plan retains 36 percent of the subject property's significant trees. The proposed tree retention exceeds the 30 percent retention requirement and nearly all of the retained trees will be placed within a tree protection tract. The proposed new lots will each be required to provide two (2) new trees (with the exception of Lot 5, which will retain one (1) tree) and street trees are required in planter strips along the new residential access street and Monroe Ave NE frontage (Exhibit 16). Additionally, trees and vegetation are proposed within the stormwater tract and landscape tract. The applicant will be required to implement tree protection measures for the retained trees prior to commencing land clearing activities. The City's currently adopted tree retention and land clearing regulations would adequately mitigate for any impacts that could result from the proposed development; therefore no further mitigation is recommended. Mitigation Measures: No further mitigation, recommended. FRC REPORT 16-000413 City of Renton Deportment of Communitoconomic Development *Environmental Review Committee Report THE PINES PRELIMINARY PLAT LUA16- 000413,ECF,PP,MOD Report of August 29, 2016 Page 6 of 6 Nexus: Not Applicable. 4. Transportation Impacts: A Vehicle Trip Memorandum (Exhibit 17) was prepared by Gibson Traffic Consultants (dated July 19, 2016) and submitted with the land use application. The memorandum is based on data obtained from the Institute of Transportation Engineers (ITE) Trip Generation Manual. The proposed subdivision is expected to generate 114 new average daily trips with nine (9) new AM peak hour trips and 12 new PM peak hour trips. No reduction in Level of Service for surrounding intersections is expected. Access to the proposed subdivision would be provided via a new full residential access street from Monroe Ave NE. The applicant has requested two (2) modifications from the City's street standards that include providing a hammerhead turnaround in -lieu of a cul-de-sac for a dead-end street greater than 300 -feet and providing a shared driveway for two (2) of the proposed lots within a preliminary plat. The applicant has submitted a modification for required improvements along the subject property's existing frontage of Monroe Ave NE, which is classified as a Minor Arterial Road. The applicant has requested to maintain the existing curb line along Monroe Ave NE and provide an eight (8) foot planter strip and five (8) foot sidewalk with a dedication of 6.5 -feet of right-of-way. A concurrency recommendation will be provided in the staff report to Hearing Examiner based upon the test of the citywide Transportation Plan. The development will be required to meet the City of Renton concurrency requirements. It is not anticipated that the proposed project would adversely impact the City's street system. The proposal is subject to code required transportation impact fees and the construction of street improvements; therefore no further mitigation is recommended. Mitigation Measures: No further mitigation recommended. Nexus: No Applicable E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on September 16, 2016. 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 — Th Floor, (425) 430-6510. 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I I I oo � — p H I I 9 rn I I L I I I f "�qp ED to I � I d I o # u I I 1 list h 7Ap" 4111. 31 ° 00 z zr_ ac icon Cr ,� y io 4 V �� 8 =m�'" Dm y m� O I wm 7 7 SH .a .q 3 v Earth LSolutions MIIIIIIIIIIII NWLLC Geotechnical Engineering Geology Environmental Scientists Construction Monitoring Exhibit 8 -Renton 0 �— Entire Document Available Upon Request ,w� GEOTECHNICAL ENGINEERING STUDY STINDE 13 LOT RESIDENTIAL PLAT 850 & 870 MONROE AVENUE NORTHEAST RENTON, WASHINGTON ES -4427 04 )5 (425) 449,-,4 . -� ;ns% cam. -•F, .` �.. --Rew on Entire Document Available Upon Request 9 0 PREPARED FOR Harbour Homes, LLC April 27, 2016 -/�4y� Brett J. Priebe, E.I.T. Staff Engineer ........ .... . ............. 'r . W _. Stephen H. Aril Staff,Geologist A y Kyle'R.40W, P.E. Principal GEOTECHNICAL ENGINEERING STUDY STINDE 13 LOT RESIDENTIAL PLAT 850 & 870 MONROE AVENUE NORTHEAST RENTON, WASHINGTON ES -4427 Earth Solutions NW, LLC 1805 —136th Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 r.ewe. x., ms s k,% ren:,, ,n,...:.p,-',,,' --,—,e —7* 3 (Da I� rnaecr rove THE PINES XXX-XXXX e4lONROEAVENE, I I I II I I I 7 f I'C 1 I , I I I j IIjI I I I I I � ! I , I q I I I I f I I I I I I I I I I I ! i I I I RRA � 444 xa� 171 0 TECHNICAL INFORMATION REPORT for THE PINES PRELIMINARY PLAT 850 & 870 Monroe Avenue NE, Renton, Washington DRS Project No. 16007 Renton File No. LUA16-000413 Owner/Applicant Harbour Homes, LLC 400 North 34"' Street, Suite 300 Seattle, Washington 98103 Report Prepared by D. R. STRONG Consulting Engineers, Inc. 620 Ph Avenue Kirkland, WA 98033 (425) 827-3063 Report Issue Date July 19, 2016 ©2016 D. R. STRONG Consulting Engineers Inc. Technical Information Report T Exhibit 10 enton Entire Document Available Upon Request The Pines Renton, Washington 0 PRW— NAME THE RNES xx Pic_ P- - QI _ 14 s �n fTl � Z� Op Z �l momMo [C]] Z02 N osr�� m o CAZ �rnzz zz G?.4 �m $ gm�1w r 1 a > D $m� z 0 7 e�A 0 PRW— NAME THE RNES xx Pic_ P- - 0 July 17, 2016 Jamie Waltier Chris Burrus Harbour Homes 1441 N. 34th Street, Suite 200 Seattle, WA 98103 Site: 850 & 870 Monroe Ave NE Renton, Ave TPN: 0923059117 & 0923059116 Square feet: 107,157 Dear Jamie: 0 C- _- ..arc scaPI- 5c.iutions 1 85-0 &. 870 i ]o arc Avc NE. Rentom Thank you for requesting my services. On April 26th, 2016, I visited the site located above in Renton, WA to perform a Visual Risk Assessment (VRA) for all significant trees onsite as well as, those offsite trees with driplines that might extend over the site. The information gathered is included in this report and is a necessary part to be included with the proposal to short plat. In summary: Tree Calculations Total number of trees 57 Trees Total number of exempt trees ROW + Non-viable 32 Trees Total number of viable trees 25 Trees Total number of trees removed for construction 16 Trees Total number of retained trees 9 Trees Required 30% retention 25 X 30%= 1 7.5 1 Trees I have included a detailed report of my findings. If you have any questions please call me. I can be reached on my cell phone: 425.890.3808 or by email: sprince202(cbaol.com. Warm regards, Susan Prince Creative Landscape Solutions ISA Certified Arborist: PN #1418A TRACE Certified Arborist: #418 17518 NE 119th Way Redmond, WA 98052 * Per city of Renton Municipal Code, a significant tree is one whose Diameter at Breast Height (DBH) is 6" or greater Entire Document Available Upon Request Exhibit 12 0 0 Re -Align Environmental April 21, 2016 Mr. Jamie Waltier Harbour Homes, LLC 400 N 34th Street, Suite 300 Seattle, WA 98103 Re: Wetland Evaluation — Monroe Avenue Assemblage, Renton, WA Dear Jamie: This correspondence follows your request that I conduct a preliminary wetland reconnaissance on the parcels of land (parcel Nos. 0923059116 and 0923059117), located at 850 Monroe Ave NE in Renton, Washington The property under investigation includes two residential parcels. (See Attached Location and Site Maps). Data Collection Prior to visiting the site, online information was obtained using the King County iMap system, the US Fish and Wildlife Service online National Wetlands Inventory (NWI), and the Natural Resource Conservation Service (MRCS) online soil mapping utility. As shown in the Attached iMap photos, no mapped streams or wetlands are shown on the site. Similarly, these maps show no streams or wetlands within 500 feet of the site, indicating that no buffers from off-site critical areas would affect this parcel. The attached NWI map also depicts no streams or wetlands on, or near the site. Also attached is the NRCS soil report for the site. As described in the soil report, the parcels appear to be underlain by Arents, Alderwood material, 6 to 15 percent slopes. This moderately well drained soil is commonly found on till plains such as the Renton Highlands in which the site lies. This soil exhibits a water table depth of 16 - 30 inches below the soil surface. This map unit is not typically known to include hydric inclusions, which indicates that wetlands are not typically present within the map unit. Fieldwork Fieldwork was conducted on March 2, 2016 using the three -parameter approach identified in the Washington State Wletlandr Identocation and Delineation Manual (Washington Manual) (WDQE 1997) and the Regional Supplement to the Corps of F_ngineers Wletlrand Delineation Manual. Western Mountains, Valleyr and Coast region (Regional Supplement) (USACE 2010), which are consistent with the Army Corps of Engineers Wetlands Delineation Manual (ACRE Manual) (Environmental Laboratory 1987) and other pertinent federal and local guidance (33 CFR 328.3 [a] [1-5]). During a review of the parcel boundary, I walked the perimeter of the property and found no visible indication of drainage onto, or leaving the site. I observed that the site contains one small, very slight, depressional area within a driveway that is approximately 30 feet wide and 30 feet long. The depression does not drain off of the site and it appears to exist due to cam action from vehicle — -� elton 0 Sill Granger 14056180th Ave SE Renton, WA 90 Entire Document ll@n env.com Available Upon 13 1 Request 0 0 Letter of Understanding of Geologic Risk I/we understand there are inherent risks whenever soil, geologic or hydrogeologic conditions are involved with a construction project. Soil and geologic materials, including groundwater are variable in nature- Geologic conditions vary vertically, laterally, and seasonally. The site soil is proven to be suitable to support foundations, landscaping, pavement, and other associated infrastructure in the area. However, the site soil also required careful planning and consideration with respect to design and construction. I/we understand, accept the risk and solely responsible of developing this property, IM Na ne& M I: ' / Date: V�lli Exhibit 14 0 0 Stinde Construction Mitigation Description The following narrative is provided to describe the proposed construction mitigation measures that Harbour Homes, LLC "Harbour Homes" and the to be named general contractor "Contractor" for Stinde will implement throughout the duration of the site development and infrastructure period as well as during building construction. Proposed Construction Dates (Site Work): July 2017 -February 2018 Harbour Homes anticipates on beginning clearing and site development work in the mid- summer of 2017 depending on the timing of approvals. Harbour Homes anticipates roughly a 180 day schedule to finalize all grading, storm, sewer, water and first lift of asphalt on the site. The goal will be to have the site completely stabilized by November 15t, 2017 before the fall. Proposed Construction Dates (Building Construction): Harbour Homes plans on beginning construction of a model home in April of 2018 and anticipates starting two homes per month thereafter with an average construction timeline of seven months to complete. Hours & Days of Operation Normal site hours of operation will be in compliance with the allowable working hours in the City of Renton which are as follows: For new single-family residences and non-residential construction, the permitted work hours are 7.00am-8:00pm Monday through Friday, 9:00am-8:00pm Saturday, and no work shall be permitted on Sunday. Proposed Haulina%Transportation Routes The Stinde site is located on Monroe Avenue NE just south of 91h Street. The Contractor anticipates utilizing one haul route to and from SR -900 (See attached Exhibit "A" for location). Heading north on Monroe Ave NE, head west on NE 10th St to SR -900 then heading east or west depending on the type of material import/export. -- e C Entire Document Measures to Minimize Impacts Available Upon Request Harbour Homes and the Contractor will make every effort to minimize the impacts from this project on the surrounding neighbors, the environment and traffic circulation for the Exhibit 151 Q v? 1 a�ya zm a� c�mm - `�$ Y y N.,v,bc.ocN i iz ... f timm0 q ry �- r �g� ,1 m $ THE PINES LANDSCAPE PLAN - --' L �. .: REVISIpNS___ o: 0 Co po LJ N $M 4 2 4 0 line @MInst@a@ntiate a $�a o kikk MUMMI Jillam ElIZ1111111 I n'�� wwmw oaoo APP A nnnn WUM4 UM Mk ��i�ia€fig mmm�m��wm a0000aooq r rn N3 N r = s THE PINES LANDSCAPE PLAN Lam. R ;r_: ,� A A U REVISEONS •, u nn o,..,a �D � � =;t WES dna kz€ �4i-- 3 y 0} } 1 £�RE G5 3 WUM4 UM Mk ��i�ia€fig mmm�m��wm a0000aooq r rn N3 N r = s THE PINES LANDSCAPE PLAN Lam. R ;r_: ,� A A U REVISEONS •, u nn o,..,a �D � � =;t WES GTC Gibson.Trafc Consultants, Inc. MEMORANDUM To: Chris Burrus, Harbour Homes, LLC From: Brad Lincoln, PE Y Project: Stinde Development GTC #16-073 42307 Subject: Traffic Analysis Date: July 19, 2016 This memorandum summarizes the trip generation calculations for the Stinde Development. The development is located on the east side of Monroe Avenue NE, south of NE 10`h Street. The development is proposed to replace two existing single-family residential units with 14 single-family residential units, a net increase of 12 single-family residential units. A site vicinity map in included in Figure 1. 2802 Wetmore Avenue - Suite 220 - Everett WA, 98201 Tel: 425-339-8266 - Fax: 425-258-2922 - E-mail: info@gibsontraffic.com lExhibit 1 7 ADVISORY NOTES TO APPWANT LUA16-000413 Application Date: June 07, 2016 Name: The Pines Preliminary Plat PLAN - Plannina Review - Land Use + Rento y Site Address: 870 Monroe Ave NE Renton, WA 98056-3859 Version 1 1 Community Services Review Comments Contact: Leslie Betlach 425-430-66191 LBetlach@rentonwa.gov Recommendations: 2. 5 feet bicycle lanes along Monroe as per adopted Trails and Bicycle master Plan (Project sheet Page #126) are to be included. Revise street cross section. Recommendations: Parks Impact fee per Ordinance 5670 applies. Review Comments Contact: Ann Fowler 1425-430-7382 Recommendations: I have reviewed the application for the The Pines Preliminary Plat at 850 & 870 Monroe Ave NE (APN(`s) 092305 9118 & 9117) and have the following comments: EXISTING CONDITIONS Water Water service is provided by the City of Renton. The project is within the City of Renton's water service area in the Highlands 565 hydraulic zone. There is an existing 10 inch City water main in Monroe Ave NE which can deliver 3,800 gpm, The static water pressure is approximately 75 psi at ground elevation of 390 ft. Sewer Wastewater service is provided by the City of Renton. There is a 12 inch wastewater main located in Monroe Ave NE and an 8 inch wastewater main located along the east property line of 850 Monroe Ave NE. Storm The existing properties do not contain stormwater facilities. There is an existing 24 inch stormwater main located in Monroe Ave NE. Based on the City's flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Transportation The proposed development fronts Monroe Ave NE along the west property lines. Monroe Ave NE is classified as a Minor Arterial Road. Existing right of way (ROW) width is approximately 60 feet. CODE REQUIREMENTS WATER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides a conceptual plan for the water main extension. The development will be required to install a minimum 8 inch water main extension into the development, connecting to the existing 10 inch water main located in Monroe Ave NE. Staff Comments: i. If the dwellings exceed 3,600 square feet, a minimum 10 inch water main extension, or fire sprinklers, will be required. 2. Installation of fire hydrants within 300 feet of each lot is required by Renton Fire Prevention Department. The number and location of new hydrants will be dependent upon the finished square footage of the homes. 3. Each lot shall have a separate meter. The project proposes a 1 inch water service line and meter to each lot, for a total of fourteen (14) new domestic water service lines and meters. 4. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1 inch domestic water service is $3,245.00 per meter or $45,430.00 for (14) 1 inch meters. b. A redevelopment credit of the water system development charges in the amount of $3,245.00 will be applied to each of the two (2) existing'/ inch meters servicing the property(ies) if they are abandoned and capped at the main line or for a total reduction of $6,490.00 for (2) % inch meters. c. The total water SDC fee is $38,940.00 for (14) 1 inch meters including a credit of (2) % inch meters. This is payable at construction permit issuance. 5. Water service installation charges for each proposed 1 inch water service is $2,850.00 per meter. The total water service installation fee is $39,900.00 for (14) 1 inch meters. This is payable at construction permit issuance. 6. Drop in meter fee is $460.00 per meter. The total water drop in meter fee is $6,440.00 for (14) 1 inch meters. This is payable at issuance of the building permit. 7. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides a conceptual plan for the sewer main extension. The development will be required to install a minimum 8 inch sewer main extension into the development, connecting to the existing 12 inch sewer main located in Monroe Ave NE. 2. If it does not existing, an easement will be required for the sewer main existing along the east property lines. 3. All existing side sewers will be required to be cut and capped during demolition of the properties_ New side sewers shall be installed to serve each individual property_ Ran: August 24, 2016 1 1 R I Page 1 of 4 ADVISORY NOTES TO APOCANT LUA16-000413 CITY CF Renton On"' % !- _ J 1 rLNIV - r1lul1111119 I'[CVICW - LdIIU Utica VGialUll 1 1 ineerina Review Comments Contact: Ann Fowler 1425-430-7382 4. The development is proposing connection of fourteen (14) single family residences. 5. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to sere the project. a. SDC fee for a 1 inch meter is $2,242.00 per meter. The total fee is $31,388.00 for (14) 1 inch meters. b. A redevelopment credit of the wastewater system development charges in the amount of $2,242.00 will be applied to each of the (2) existing meters to 850 and 870 Monroe Ave NE if they are abandoned and capped at the main line. c. The total water SDC fee is $26,904.00. This is payable at construction permit issuance. SURFACE WATER 1. A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addition of 12 new residences (14 new single family homes, 2 existing homes to be removed). The estimated total fee is $17,820.00. This is subject to final design and payable prior to issuance of the utility construction permit. 2. A drainage report, dated July 19, 2016, was submitted by D. R. Strong Consulting Engineers, Inc. with the site plan application. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core and special requirements have been discussed in the provided drainage report. 3. Runoff from the existing site includes two single family residences and several outbuildings where no stormwater infrastructure currently exists on site. Runoff from the site sheet flows west and west into a catch basin at the northwest corner of the property at 850 Monroe Ave NE. It then is conveyed through the 24 inch diameter pipe conveyance system in Monroe Ave NE, which flows south toward NE 7th Street 4. A geotechnical report, dated April 27, 2016, completed by Earth Solutions NW, LLC for the site has been provided_ The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report discount the use of full infiltration due to the underlying dense glacial till soil. 5. Stormwater Improvements to the development will consist of a public stormwater detention and water quality vault to mitigate the added impervious areas of the development. The vault shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 6. The development is required to provide basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a combined water quality/detention vault. Staff Comments: L The conveyance and water quality systems shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit application. ii. A maintenance access road is required to the stormwater facilities in the proposed storm tract and shall be in accordance with the design requirements outlined in the KCSWDM. 7. No downstream flooding or erosion issues were identified in the drainage report. TRANSPORTATION 1 _ To meet the City's complete street standards for minor arterial streets, minimum right of way width is 91 feet. Dedication of 15.5 feet of right of way would be required_ However, the City's transportation group has determined and will support an alternate standard to match the established standard street section for Monroe Ave NE. The City established standard street section for Monroe Ave NE, which shall be installed by the developer as part of the proposed short plat, will allow a pavement width of 22 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This recommendation results in 5.7 feet of ROW dedication. Applicant has submitted an application to the City requesting a modification of the street frontage improvements to match this alternate street standard. 2. The development proposes installation of anew residential access road (Road A) with 26 feet of paved roadway width, 8 ft planter strips and 5 ft sidewalks in accordance with RMC 4 6 060F. 3. Applicant has submitted an application to the City requesting a modification to provide a hammerhead turnaround has been proposed in lieu of the required cul de sac. Staff Comments: I. The hammerhead turnaround shall be designed in accordance with City of Renton Fire Department standards. ii. Emergency services access within 150 feet of all homes via a 20 foot paved roadway is required. 4. Applicant has submitted an application to the City requesting a modification to provide a shared driveways to serve as access to lots 5 and 6. Said access may be granted via the proposed shared driveway provided the shared driveway meets requirements for emergency services access. a. Emergency access is required within 150 feet of all points on the buildings. b. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. Ran: August 24, 2016 Page 2 of 4 ADVISORY NOTES TO APPIWANT LUA16-000413 cir. ,F -- - ento l rL-Nw - rianning Meview - Manu use version I Review Comments Contact: Ann Fowler 1425-430-7382 regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. 6. Street lighting and street trees are required to meet current city standards_ Lighting pians were not submitted with the land use application and will be reviewed during the construction utility permit review. 7. A traffic analysis dated July 19, 2016, was provided by Gibson Traffic Consultants, Inc_ The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 114 new daily vehicle trips. Weekday peak hour AM trips would generate 9 new vehicle trips, with 7 vehicles leaving and 2 vehicles entering the site. Weekday peak hour PM trips would generate 12 new vehicle trips, with 8 vehicles entering and 4 vehicles existing the site. The total peak hour trips is less than 20, therefore a traffic concurrency test is not required. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 8. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes_ The project proposes the addition of 12 new residences (14 new single family homes, 2 existing homes to be removed). The estimated total fee is $35,414.04. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. 9. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscaping plan shall be included with the civil pian submittal. Each plan shall be on separate sheets. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. Planning Review Comments Contact: Matt Herrera 1425430-6593 1 mherrera@rentonwa.gov Recommendations: Advisory Notes to Applicant: 1. RMC section 4 4 030_C2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7=00) a -m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m_ and eight o'clock (8:00) p.m. No work shall be permitted on Sundays_ 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 6. 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. 7. The applicant shall erect and maintain six foot (6) high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING - Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines 2007 and for your U -S_ Fish and Wildlife Service permit. Fire Review - Building Comments Contact: Corey Thomas 1425-430-70241 cthomas@rentonfa.org Recommendations: Environmental Impact Comments: Ran: August 24, 2016 Page 3 of 4 ADVISORY NOTES TO AP*CANT LUA7 6-000413 PLAN - Planninq Review - Land Use CITU GF ��RentonOw" Version 1 1 I Fire Review - Building Comments Contact: Corey Thomas 1425-430-70241 cthomasArentonfa.ora I 1. The fire impact fees are currently applicable at the rate of $495,10 per single family unit. Credit will be granted for the removal of two existing homes. Code Related Comments: I. 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. Add a Storz fitting to the existing hydrant at the comer of NE 9th 5t and Monroe Ave NE. 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 75 psi point loading. Access is required within 150 feet of all points on the buildings_ Full 90 foot cul de sac type turnaround is required for dead end roads that exceed 300 feet long. 3. Avariance was approved to allow a hammerhead type turnaround in lieu of the cul de sac type, with the condition that all future homes within the plat are equipped with an approved fire sprinkler system. This condition shall be clearly stated on the face of the approved plat Ran: August 24, 2016 Page 4 of 4 ADVISORY NOTES TO APFfCANT LUA16-000413 Application Date: June 07, 2016 Name: The Pines Preliminary Plat CIF, OF .enton Site Address: 870 Monroe Ave NE Renton, WA 98056-3859 PLAN - Planning Review - Land Use Version 1 1 August 21, 2016 Engineering Review Comments Contact: Brianne Bannwarth 1425-430-7299 i bbannwarth a@rentonwa.gov Recommendations: All future homes be required to have fire sprinklers providing the needed fire protection while maintaining project viability and density. A revised paving plan shall be submitted to, and be approved by, the Plan Reviewer prior to construction permit Ran: August 24, 2016 Page 1 of 1 0 0 Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator September 2, 2016 Jamie Waltier Harbour Homes 400 N 3411 St., Ste. 300 Seattle, WA 98117 SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION The Pines Preliminary Plat, LUA16-000413, ECF, PP, MOD Dear Mr. Waltier: 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. Please refere to the enclosed ERC Report and Decision for more details. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m, on September 16, 2016, 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 regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on September 27, 2016 at 11:00 am to consider the Preliminary Plat and Modification. The applicant or representative(s) of the 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 questions or desire clarification of the above, please call me at (425) 430- 6593. 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov 0 0 Jamie Waltier Page 2 of 2 September 2, 2016 For the Environmental Review Committee, Matthew Herrera Senior Planner Enclosure cc: Bevery Stinde / Owner Maher Joudi/ Contact H:ICEDIPIanning\Current PlanninglPRQJECTS116-000413.MattlERClDetennination.Letter.DNS_The Pines_16- 000413.doc 0 September 2, 2016 Jamie Waltier Harbour Homes 400 N 34t11 St., Ste. 300 Seattle, WA 98117 e Denis Law Mayor ; Community & Economic Development C. E. "Chip" Vincent, Administrator SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION The Pines Preliminary Plat, LUA16-000413, ECF, PP, MOD Dear Mr. Waltier: 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. Please refere to the enclosed ERC Report and Decision for more details. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 16, 2016, 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 regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Also, a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on the seventh floor of City Hall on September 27, 2016 at 11:00 am to consider the Preliminary Plat and Modification. The applicant or representative(s) of the 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 questions or desire clarification of the above, please tali me at (425) 430- 6593. 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov # 0 Jamie Waltier Page 2 of 2 September 2, 2416 Forthe Environmental Review Committee, . 14 �? Matthew Herrera Senior Planner Enclosure cc: BeveryStinde /Owner Maher Joudi/ Contact HACEMPlanning\Current Pianning\PROJECTS116-000413.Matt\ERC\Determi nation. Letter.DNS_The Pines_16- 000413_doc > OF en t 01".n r OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: The Pines Preliminary Plat PROJECT NUMBER: LUA16-000413, ECF, PP, MOD LOCATION: 850 & 870 Monroe Ave NE DESCRIPTION: PROPOSED SUBDIVISION OF TWO (2) EXISTING SINGLE-FAMILY LOTS INTO 14 SINGLE-FAMILY RESIDENTIAL LOTS AND THREE (3) TRACTS. THE PROJECT SITE IS LOCATED WITHIN A RESIDENTIAL -8 (R-8) ZONING DESIGNATION. PROPOSED LOTS RANGE IN SIZE FROM 5,001 SQUARE FEET TO 5,201 SQUARE FEET THAT RESULT IN AN OVERALL NET DENSITY OF 7.53 DWELLING UNITS PER ACRE. THE PROPOSED LOTS WILL BE ACCESSED FROM A NEW PUBLIC RESIDENTIAL ACCESS STREET OFF MONROE AVE NE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 16, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON SEPTEMBER 27, 2016 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 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. Brianne Bannwarth Renton Plan Number: Site Address: LUA16-000413 850 MONROE AVE NE Plan Review Routing Slip Name: The Pines Preliminary Plat Description: The applicant is requesting Preliminary Plat approval and Environmental Threshold Determination (SEPA) for a proposed 14 -lot subdivision. The project site is 108,024 square feet (2.48 acres) and located at 850 and 870 Monroe Avenue NE. The project site is located in the Residential -8 (R-8) zoning designation. The proposed single-family residential lots range in size from 5,001 square feet to 6,696 square feet with an overall proposed density of 7.18 dwellings per acre. Two existing single-family dwellings will be removed. Additional proposed improvements include a tree retention tract and storm drainage tract along the Monroe Ave NE frontage. The proposed lots will be served by a new public residential access street off of Monroe Avenue NE. A hammerhead turnaround is proposed in lieu of the code required cul-de-sac and will require approval of a modification of the City's street standards. Proposed lots will be served by sanitary sewer and water mains that will extend from Monroe Avenue NE along the new street. Construction of the proposed subdivision infrastructure improvements will result in approximately 1,226 cubic yards of cut and 2,207 cubic yards of fill. Review Type: Engineering Review- Version 1 Date Assigned: 08/03/2016 Date Due: 08/17/2016 Project Manager: Matt Herrera Submittal Notes: Qnaf rVfity' �� ''��`� k ►'" IL/ �f ✓�.1' Street Modifications (x3) Environmental Impact Earth Animals Light/Glare Historic/Cultural Preservation Air Environmental Health Recreation Airport Environmental 10,000 Feet 14,000 Feet Water Energy/Natural Resources Utilities Plants Housing Transportation Land/Shoreline Use Aesthetics Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation - Comments that impact the project including any of the Enivornmental Impacts above. Correction - Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed - I have reviewed the project and have no comments. Reviewed with Comments - I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit - I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Signature of Director orAclthorized Representative 61,1C, Date Leslie Betlach CITY OF ,L1.enton 0 Pian Review Routing Slip Plan Number: LUA16-000413 Name: The Pines Preliminary Plat Site Address: 850 MONROE AVE NE Description: The applicant is requesting Preliminary Plat approval and Environmental Threshold Determination (SEPA) for a proposed 14 -lot subdivision. The project site is 108,029 square feet (2.48 acres) and located at 850 and 870 Monroe Avenue NE. The project site is located in the Residential -8 (R-8) zoning designation. The proposed single-family residential lots range in size from 5,001 square feet to 6,696 square feet with an overall proposed density of 7.18 dwellings per acre. Two existing single-family dwellings will be removed. Additional proposed improvements include a tree retention tract and storm drainage tract along the Monroe Ave NE frontage. The proposed lots will be served by a new public residential access street off of Monroe Avenue NE. A hammerhead turnaround is proposed in lieu of the code required cul-de-sac and will require approval of a modification of the City's street standards. Proposed lots will be served by sanitary sewer and water mains that will extend from Monroe Avenue NE along the new street. Construction of the proposed subdivision infrastructure improvements will result in approximately 1,226 cubic yards of cut and 2,207 cubic yards of fill. Review Type: Community Services Review- Version 1 Date Assigned: 08/01/2016 Date Due: 08/15/2016 Project Manager: Matt Herrera Environmental Impact Plants Housing Transportation Earth Animals Light/Glare Historic/Cultural Preservation Air Environmental Health Recreation Airport Environmental 10,000 Feet 14,000 Feet Water Energy/Natural Resources Utilities Plants Housing Transportation Land/Shoreline Use Aesthetics JPublic Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation - Comments that impact the project including any of the Enivornmental Impacts above. Correction - Corrections to the project that need to be made before the review can be completed and/or requesting submittal of additional documentation and/or resubmittal of existing documentation . What statuses should be used: Reviewed - I have reviewed the project and have no comments. Reviewed with Comments - I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit - I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Signature of Director or Authorized Representative Date C Y OF RENT' N ........... ...F DEPARTMEIV`I`O� COMIVI.fI'NiTY.$e.IEC,OI�.QEMIC DEVELC}PM�NT`- PUNNING-'DIVIS1,6 AFFIDAVIT < F SERVICE;BYWAILI,NG On the 1st day of August, 2016, 1 deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: ......:::::::.. .......................:'...., m ':_,._____., _'.'�':...'m_:.:.::::::: .....:::::_[_:_: E I . I ............... ..... .E E E E :. ■�y)•'j .::E=.:E<:. ^[:.M.'Ew.m B ��EE E F E t .::.............e.. �w»-.'tEi Et} � C �I''1�E�41#>1tIn�F E- Agencies See Attached Beverly Stinde Owner Jamie Walties, Harbour Homes Applicant Maher Joudi, DR Strong Consulting Contact 300' Surrounding Property Owners See Attached (Signature of Sender): STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct, I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument.1►if yLY PO , ),, r y��aN1N= Dated:. b . a I t f„ �.f..I� . _ . a .�_►� �': Notary (Print): My appointment expires: The Pines Preliminary Plat LUA16-000413, ECF, PP, MOD template - affidavit of service by mailing NotarGPublic in and for the State -2q ::)6C7 r wasiungron 7 7. z �flo rtlIIWA9\' '�S 0 0 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology ** Dept. of Ecology ** Muckleshoot Indian Tribe Fisheries Dept. *" Environmental Review Section Attn: Misty Blair Attn: Karen Walter or SEPA Reviewer PO Box 47703 PO Box 47703 39015 —172nd Avenue SE Olympia, WA 98504-7703 Olympia, WA 98504-7703 Auburn, WA 98092 WSDOT Northwest Region * Duwamish Tribal Office * Muckleshoot Cultural Resources Program ** Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Laura Murphy King Area Dev. Serv., MS -240 Seattle, WA 98106-1514 39015 172n4 Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 9813 3-97 10 US Army Corp. of Engineers * KC Wa stewater Treatme nt Division * Muckleshoot Cultural Resources Program ** Seattle District Office Environmental Planning Supervisor Attn: Erin 5laten Attn: SEPA Reviewer Ms. Shirley Marroquin 39015 172nd Avenue SE PO Box C-3755 2015. Jackson ST, MS KSC-NR-050 Auburn, WA 98092-9763 Seattle, WA 98124 Seattle, WA 98104-3855 Boyd Powers *** WDFW - Larry Fisher* Office of Archaeology & Historic Preservation* Depart. of Natural Resources 1775 12th Ave. NW Suite 201 Attn: Gretchen Kaehler PO Box 47015 Issaquah, WA 98027 PO Box 48343 Olympia, WA 98504-7015 Olympia, WA 98504-8343 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Tim McHarg Attn: Charlene Anderson, AICP, ECD 35030 SE Douglas St. #210 Director of Community Development 220 Fourth Avenue South Snoqualmie, WA 98065 12835 Newcastle Way, Ste 200 Kent, WA 98032-5895 Newcastle, WA 98056 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Wendy Weiker, Community Svcs. Mgr. Jack Pace, Responsible Official Gary Kriedt 355 110'" Ave NE 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 Mailstop EST 11W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98004 Seattle Public Utilities Puget Sound Energy Jalaine Madura, Doug Corbin, Municipal Liaison Mgr. Attn: SEPA Responsible Official 6905 South 2281h St 700 Fifth Avenue, Suite 4900 Kent, WA 98032 PO Box 34018 Seattle, WA 98124-4018 *Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: se aunit ec .wa. ov ** 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 z e ri n.slaten @ muckles hoot. 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.eov template - affidavit of service by mailing Beverly Stinde Beverly Stinde Jamie Waltier 19807 SE 300th St 19807 SE 300th St Harbour Homes, LLC Kent, WA 98042 Kent, WA 98042 1441 N 34th St, 200 Seattle, WA 98103 Maher Joudi D.R. Strong Consulting Engineers 620 7th Ave Kirkland, WA 98033 0 0 423000170 7809000030 424500080 HE XINYING HENDERSON CHARLENE R IP CHING SANG+HANG LIN WONG 5312 NE 2ND CT 852 LYNNWOOD AVE NE 819 NEWPORT CT NE RENTON, WA 98059 RENTON, WA 98056 RENTON, WA 98056 923059166 423000130 424500070 KING MICHAEL DAVID KINNEY PAUL W KREICK JOY A & CONRAD R 816 MONROE AVE NE 850 OLYMPIA AVE NE 5511 NE 2ND ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98059 425000255 7809200040 7809000020 LAMP CHRISTIAN K+JOANNA V M LAVALETTE MAYA R LEONEN EDWIN 3513 NE 9TH ST PO BOX 994 914 LYNNWOOD AVE NE RENTON, WA 98056 RENTON, WA 98057 RENTON, WA 98056 424500050 7809200015 424000105 LOZADA JUAN C MACOMBER STEPHEN MAXWELL JOAN C 815 OLYMPIA AV NE 909 MONROE AVE NE 871 OLYMPIA AVE NE RENTON, WA 98056 RENTON, WA 98055 RENTON, WA 98056 923059208 7809000040 7809200050 MENGES KEITH MONDEJA-RODRIGUEZ ROLANDO+A MOV KONICA 2124 NE 16TH ST 842 LYNNWOOD AVE NE 851 MONROE AVE NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 423000115 424500020 424000135 NAKAMURA VAN I+ALICE M NG AUSTIN NGO HUNG V++MAI T HUYNH 862 OLYMPIA AVE NE 6622 S 124TH ST 3313 NE 9TH ST RENTON, WA 98056 SEATTLE, WA 98178 RENTON, WA 98056 7809000050 424500015 423000110 NGO TAI NIX E G PAYE TRACYE JO 367 EDMONDS AVE SE 3413 N E STH ST 866 OLYMPIA AVE NE RENTON, WA 98056 RENTON, WA 98055 RENTON, WA 98056 424000055 7809200030 425000250 PEREZ JUVENAL+ALEJANDRO PHUNG HUY QUOC+NGUYEN BICH PISKOV KRASIMIR M+SVELTIA 910 MONROE AV NE 867 MONROE AVE NE 13410 SE 171ST PL RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98058 424000080 423000190 424000130 POE LEAH QUINTUS PAUL L+LESLIE RADII ADAM F 3324 NE 9TH ST 863 OLMPIA AVE NE 3319 NE 9TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 423000160 424000060 7809200035 RAE KATHLEEN L REICHOW FAMILY LLC ROUNTREE REKEDA L+THOMAS 851 PIERCE AVE NE 26409 148TH AVE 5E 863 MONROE AVE NE RENTON, WA 98056 KENT, WA 98042 RENTON, WA 98056 0 0 424000070 423000155 424000140 ROY ELMER J SABINE LAWRENCE R SECRETARY OF HOUSING & URBA 3312 NE 9TH ST 811 PIERCE AVE NE 34 CIVIC CENTER PL #7015 RENTON, WA 98056 RENTON, WA 98056 SANTA ANA, CA 92701 424500096 423000175 424500055 SHERRARD RONALD D SIT KAREN SMITH WALTER+MILLICENTJ 3318 NE 8TH ST 3422 241ST AVE SE 811 OLYMPIA AVE RENTON, WA 98056 ISSAQUAH, WA 98029 RENTON, WA 98056 424000090 424500075 923059116 SPENCER WILLIAM B+LOAN T SPOON MARILYN R STINDE BEVERLY 3406 NE 9TH ST 820 NEWPORT CT NE 19807 SE 300TH ST RENTON, WA 98056 RENTON, WA 98056 KENT, WA 98042 923059117 423000185 7809000035 STINDE BEVERLY SYKES JUNE TRAN ANH HONG 19807 SE 300TH ST 867 OLYMPIA AVE NE 848 LYNNWOOD AVE NE KENT, WA 98042 RENTON, WA 98056 RENTON, WA 98056 424000120 923059134 423000195 TRAN LIEN+NGO DUC TRAN OANH+CUONG ON TRUONG PHUOC+NGUYEN LOAN 513 QUEEN AVE NE 822 MONROE AVE NE 859 OLYMPIA AV NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 923059138 7809200045 424000131 VANDERLAAN BRUCE+HUSTON KIM VLAHOVICH COLLEEN A WELCH ARABEL G 820 MONROE AVE NE 855 MONROE AVE NE 119 140TH ST SE RENTON, WA 98056 RENTON, WA 98056 EVERETT, WA 98208 424000100 923059168 7809000045 WEST -JOHNSON MIRIAM MARIE WOO VICTOR Y WU CLARA CHUN+HON KEUNG WU 903 OLYMPIA AVE NE 808 MONROE AV NE 838 LYNNWOOD AVE NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 7809200025 7809200055 424000095 WU 01 XIAN+XIU LAN CAO ZINOVYEV ROMAN ZOLLER KIMBERLY 10621 RENTON AVE 5 823 MONROE AVE NE 3412 NE 9TH ST SEATTLE, WA 98178 RENTON, WA 98056 RENTON, WA 98056 424000150 ZUGSCHWERDT LINDA L 880 MONROE AV NE RENTON, WA 98056 425000245 BENNETT ANDREA K 3501 NE 9TH ST RENTON, WA 98056 425000195 BLAYLOCK_FRANCES M 3500 NE 9TH ST RENTON, WA 98055 423000165 CAMPBELL WILLIAM R+LAVONNE 855 PIERCE AVE NE RENTON, WA 98056 424000115 DAM THEM+HOI LE 3407 NE 9TH ST RENTON, WA 98056 423000200 ENDICOTT GORDON L+KLARA M 855 OLYMPIA AVE NE RENTON, WA 98056 424000065 FIVEASH JOHN C 3306 NE 9TH ST RENTON, WA 98056 423000140 424500090 BERKEBILE PETER R+MILDRED L BITNEY-WILSON JONELL&FARREL 804 OLYMPIA AVE NE 4063 WILLIAMS AVE N RENTON, WA 98056 RENTON, WA 98056 424000110 BLINSTRUB ERIC J 3413 NE 9TH ST RENTON, WA 98056 424500060 CLUPHF JASON N 3424 NE 8TH ST RENTON, WA 98056 424500010 DAYTONB LLC 554 ROSARIO AVE SE RENTON, WA 98059 7809000025 EWERSTAMMY 908 LYNNWOOD AVE RENTON, WA 98056 7809200065 FUENTES EUFEMIA SORTO+KARLA 809 MONROE AV NE RENTON, WA 98056 424500095 BROMILEY STANLEY R 3322 NE 8TH ST RENTON, WA 98056 423000120 CROSS FAMILY TRUST C/O THOM 1842 W 15TH LN APACHE JUNCTION, AZ 85220 423000145 DELATORRE JUAN 3510 NE 8TH ST RENTON, WA 98056 424500065 FERNANDEZ NESTOR Y 804 NEWPORT CT NE RENTON, WA 98056 7809200020 GONZALEZ LUIS ANTONIO GUAPI 15220 NE 16TH PL #40 BELLEVUE, WA 98007 423000180 424000145 424500025 GREGG WILLIAM D H & A LLC HA KIM CHI THI+LE THUY HA 867 PIERCE AVENUE NORTHEAST 4707 NE 2ND ST 253 NILE AVE NE RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98059 0 7809200060 2014-3 IN BORROWER LP 1717 MAIN STREET STE 2000 DALLAS, TX 75201 424000085 ANGOVE RANDY+PATRICIA A 3400 NE 9TH ST RENTON, WA 98056 424000075 ADAMS MARY J 3318 NE 9TH ST RENTON, WA 98055 424500085 AQUINO JONATHAN O 813 NEWPORT CR NE RENTON, WA 98056 0 424500045 AGUIRRE CANDIDO T 851 OLYMPIA AVE NE RENTON, WA 98056 423000125 AVELAR ERNESTO M+KARIN S 854 OLYMPIA AV NE RENTON, WA 98056 7809000055 423000135 424000125 BAADE EUGENE W+JOYCE M BAUSCH MICHAEL W+KELLI A BEANIES LAZARO 824 LYNNWOOD AVE NE 810 OLYMPIA AVE NE 3325 NE 9TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE fDNS) AMnI.r AP1`1Q"nh.shq.nfliedand.matedwN dl.0,Ma mtof Commurrtly&EWmank Onr.bpmenl law-PlgnnlnR DleNlpn of the Cltyil RITh. fedoednrbdeey dexdbes dse .PPIlabas .nd In. necpp.ry Puhlk ApPrme1. VATEOFNOTIMOFAPPUUTION, August 1, 2016 LANOUSENUMEER; E UAI9-000d13, Ecr, Pp, MOO PROJECT NAME: The Plrn. Pmlhnlnarr P lat PROIELTOESERIMON: The .PRlmm is raqulfHr7 Pndlm1M,,i PW a ThnsheW Dnermh nqn ISEPNford Prpposed Lia -la Ws IVUJ,M Thrpmlettsll. I. 109,IR9 s�nuarchetf2.98 axra aM lora rad of 630 ar1tl BTO Minn. Avenue prop`F- Tha PmOC"Ite b both in Nr AefltlelM'al4i (A�11) iwynr dClgn.Von. The metl dnpe.Pandly mPldentlW Loh ranee In sh. Aran 5, Wl squsm feetm 6.6%equare feel with in annll prepwed density if 7.15 dwNll�ga pr arrf, Two edNlrrd shtld"r. * dwelpnRs wll M remoaed, gddfhorpl pripm.tl ImPr enld W", a hme re[enllpn Iran and re difrtT lraq aby the %—Are E'fr Ate:; The prvpor J his MPI be -rd by • n.w public nfltlfntlal aaefs fVeet iN df Z1— Ay , NE A hammiinnm tsanevend h proparMVn I'reu of the Wdemq IrW.tles.candwIM ngalr!appranl ofa mpolRmdpn pf M e CAlydatreer SLilldarth. ropmed lob wiN ha fen.tl br sanihIli- -..t s.wr and w.ter maln.ytn MII utend frgm M[nne Avenue NE abnR tlse naw rat fdargnrllpn el the ,,aid, d suddlNdpn brrafWchre Imprvnmenrs will nsuh In apprmhnat.IV 3,226 [u Mc yards of nr arN 2,167 c4hk yardr of RLI, PROJECT LOCATION: ISO & 1170 M._ A. HE OPTIONAL OETEAMMAIION OF NON3M7i1FICAlICE (,NSI: As th. Lead AReny, the Chyef Renton has deteminetl Mat signidont en.innmmeal Impxb an vnllkety Lo rewb from the pnpmad prplecb nh.nfpn, aP permhLed UM.r tlse RCN 43.210110, the pay of Remen is uslgR Me OPtlonel DNS prvuse to Sin rwdW [hate ON$ h Ilhely au ba bsu.d. CommantPeiods Por the pmkrt and the pr,M W ONS an Imggrattd heti a single mmm.nr perlotl..'" wN .. rm CGmmerd paned filhnelngtheIsau of baa ThmshgldD till ymtb, qr Ifun,3ti_ad IIJP_i,ismry brtlaeonly iPPgmunlry to mmmerd pn xh. erwirpnmenmllmpaaS of the PriPnral. A 14day appeal wilod will blrpw the ifwanre efthe ONS PERMU APPLICATION DATE lune 7,2016 NOT1R OF I:OMP11?rE APPUCATrONI AUguW 1,1016 APPUCAMJPRoX= CDNTACT FEASONI lamb Miller, Nirb— Nmre ii =N Sae SE, She 300/Semis, WA 96103/20g -3U5$ Iv 1w 111envwbiurmnae,,— PlrmNsyRerleW RerYtfnpetl: Fnrlrpenenraf ISFrAI AeWpw, PnOMrgry Ptak Modilluaan ONerp.nrdbwhkh mry be regbke+. &slldlryPmmlCCinffrvadon P.lmN Regnrnd Sledla 4rb.drt Re"M Oningry Report, 6eoerdinwf erpr; TraNk Impao Lira Non when.PRkdde nay Sbbmmy Wetlantl Assessmrq he reWew.d; OeperemfM d eonneii. {Ecgnnmk OMrlen, 51a11a ROor Dn'diI,H nett lEEDJ-Reming Rermou Gry N.R, 11055 Swdh 4W57Brady W", Aq ,WA ifyqu wiuld likeIe be madea ParxYW record linaWpfurtherhbrmatknmthis;ai .dpmjem,Cumplehrhi Iiw and return m_Cily of Rennin. CE0-PNnning Dlrislpn. 10555q,GndyWey, Ilmlon, Wq 99037. Nam!/Fik No.: Thr W nn PrNiminary plat I LVAl6-0DOg13, E[F, Pp, MOD NAME MAdUNG q : Cityr3or.1➢p:�— TELERHONE Na;NQ: PVBU[REAIfING; P�bll�h Fnryjslernew le h tl letlf r5_eylgmher 2] 20166 I lh Ren He Nn n �gwi_HF�23.m�'Cln gerr9q Cevnnl Gamhe;f a[ 11:[q em Cn [he Ah rv« if Rempn ❑Ir nau rgalea at 1Dss sewn ,rear wee. COWMNCr QYEWEW: lenlnE/[and Wei the fuhjen sit.hd.sli-iii COMMMO en the Ory gfR.nlin Cpmpmhprsiae land Use Map end"an the L'm/S ZenlnR MeP, Envlmnmennei 0—mentathat zzni. Ptdp... d PrelacC FRNrmmemd ISPRAI CIPed1ISE 0 ... IvPmenr Rf9u1mgm .,/ Used FirN HdI MItI 6m: The landimwillhis fvbjnt to the C'r3 SERA irdininre, RMCa-JIDA;4i;4-F D.iG; A -7;a9 and ilherippl:rahh oatlu and sg,j, dns of ippmpda Camnwn0. the .I — iPPII e"- must be nba Hod in Wrldnr ti M.tt H.—re Serdii plainer, co - r.nrdag ume..' 1ms SQIItFP Grade 1, Rmtm, we 98m,br 3:W PM en AUSwt ls,1036. ed. malar if A.1mglNWY srhedded bIJ pubk hepjat W SePWmbe, iT, at LIM am, EqurlCR Chamber, sinw th rwr, RI Chy Half, 3055 S,vth Grady Way, Rennin. PM an inherpfted Pn aRlId Nig the head,& please mnhe nq pgnd,l OWNIM W wee that the he.n" hm nqt been reagl.duled at H261 p30-6576. Fdleuintthe luuanG of the SEPA Del.rmfm lhn, You maY sdll .ppear m[he hearin[aPq present Va— mmmenb mgardln. Use P.an.I befnn the HW,g Eaaminer. r you hne queslulnf abputthie pmpdsW,irwlfn Ip b. made. platy if r.mNPM Mem .ddlddnal lnfprm.dgn hymal{ p e.se mnM[1 Ne P'ofM man+Rr. Amnne wM whmAs written mmmfnb wRlaubmedoly benne a Partyal rand and will M mtlR W M arty deddon in this pnlecc CONTACT PERSON; Matt Herrera, Senior Planner; Tel: (425) 43"593; Ecol: mherrera@rentenwo.gov PLEASE INCLUDE THE PROJECT NUMBER W HEN CALLING FOR PROPER FILE 1D1NTIFICAn0N CERTIFICATION A Mr i, 1{ hereby certify that �_ copies of the above document were posted in conspicuous places or nearby the described property on Date:-�kW a..., 1 k tot Lo Signed: �IjSTATE OF WASHINGTON ) SS COUNTY OF KING I certify that I know or have satisfactory evidence that fno-"t-tp Herr -rrh signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. �yioti,,,IJc�,p4� Notary P �,�ar'4 til Ii TA+� ' Notary (Print) " r MY appointment expires �4qutiHw��` �X4� � - �`FieA N'.``�`� is in and for the State of Washington 41i 0 August 1, 2016 Jamie Waltier Harbour Homes 400 N. 3411 St., Ste. 300 Seattle, WA 98103 e Denis Law Mayor I .R Community & Economic Development C. E. "Chip" Vincent, Administrator SUBJECT: "Off Hold" Notice The Pines Preliminary Plat/ LUA16-000413, ECF, PP, MOD Dear Mr. Waltier: Thank you for submitting the additional materials requested in the June 15, 2016 letter from the City. Your project has been taken off hold and the City will continue review of The Pines Preliminary Plat project. The Preliminary Plat has been rescheduled for Environmental Review Committee consideration on August 29, 2016 and is tentatively scheduled to go before the Hearing Examiner on September 27 at 11:00 a.m. If you have any questions, please contact me at (425) 430-6593. Sincerely, r� kil • w � Matthew Herrera, AICP Senior Planner cc: Yoshio Piediscalzi, D.R. Strong Consulting Engineers, 620 71h Ave., Kirkland, WA 98033 / Applicant Ann Fowler, Civil Engineer II Corey Thomas, Renton Fire Plan Review HACEDTlanning\Current PlanninglPROJECTS116-000413.MattlOffhold Letter. doex 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov CITY O NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON -SIGNIFICANCE (DNS) 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 - August 1, 2016 LUA16-000413, ECF, PP, MOD The Pines Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental Threshold Determination (SEPA) for a proposed 14 -lot subdivision. The project site is 108,029 square feet (2.48 acres) and located at 850 and 870 Monroe Avenue NE. The project site is located in the Residential -8 (R-8) zoning designation. The proposed single-family residential lots range in size from 5,001 square feet to 5,596 square feet with an overall proposed density of 7.18 dwellings per acre. Two existing single-family dwellings will be removed. Additional proposed improvements include a tree retention tract and storm drainage tract along the Monroe Ave NE frontage. The proposed lots will be served by a new public residential access street off of Monroe Avenue NE. A hammerhead turnaround is proposed in lieu of the code required cul-de-sac and will require approval of a modification of the City's street standards. Proposed lots will be served by sanitary sewer and water mains that will extend from Monroe Avenue NE along the new street. Construction of the proposed subdivision infrastructure improvements will result in approximately 1,226 cubic yards of cut and 2,207 cubic yards of fill. PROJECT LOCATION: 850 & 870 Monroe Ave NE OPTIONAL DETERMINATION OF NON -SIGNIFICANCE (DNS),. 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 43.210.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non -Significance (DNS). 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. PERMIT APPLICATION DATE: June 7, 2016 NOTICE OF COMPLETE APPLICATION: August 1, 2016 APPLICANT/PROJECT CONTACT PERSON: Jamie Waltier, Harbour Homes/ 400 N 341 St., Ste 300/Seattle, WA 98103/ 206-315-8130/jwaltier@)harbourhome5.com Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat, Modification Other Permits which may he required: Building Permit, Construction Permit Requested Studies: Arborist Report, Drainage Report, Geotechnical Report, Traffic Impact Statement, Wetland Assessment Location where application may be reviewed: Department of Community & Economic Development (CED) — Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 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.: The Pines Preliminary Plat/ LUA16-000413, ECF, PP, MOD NAME: MAILING ADDRESS: City/State/Zip: TELEPHONE NO.: PUBLIC HEARING: 0 Public hearing is tentatively scheduled for3Efptember 27, 2016 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. CONSISTENCY OVERVIEW: Zoning/Land Use: The subject site is designated COMP-RMD on the City of Renton Comprehensive Land Use Map and R-8 on the City's Zoning Map. Environmental Documents that Evaluate the Proposed Project: Environmental (SEPA) Checklist Development Regulations Used For Project Mitigation: The project will be subject to the City's SEPA ordinance, RMC 4-2-110A; 4.4; 4-6- 060; 4-7; 4-9 and other applicable codes and regulations as appropriate. Comments on the above application must be submitted in writing to Matt Herrera, Senior Planner, CED — Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 15, 2016. This matter Is also tentatively scheduled for a public hearing on September 27, 2016, at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA Determination, you may stili 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: Matt Herrera, Senior Planner; Tel: (425) 430-6593; Eml: mherrera@rentonwa-goy PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION JML Denis Law 0 — City of, Mayor � ,i h. Y _ �.�, �� Community & Economic Development Department June 15, 2016 C.E."Chip"Vin cent, Administrator Jamie Waltier Harbour Homes 400 N. 34th St., Ste. 300 Seattle, WA 98103 Subject: Notice of Complete Application and "On Hold" Notice The Pines Preliminary Plat / LUA16-000413, ECF, PP, MOD Dear Mr. Waltier: 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. However, 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 September 13, 2016 so that we may begin processing and continue the review of the above subject application: • The plat layout does not reflect comments provided following the preapplication meeting, specifically, the hammerhead dead end. The hammerhead dead end acts as a private driveway (see Renton Municipal Code (RMC) 4-6-060J1b) and does not provide street frontage for four (4) of the 14 proposed lots. This layout also results in proposed lots 6 and 9 to not meet lot width requirements (see RMC 4-7-170D). Further, Residential -8 zones allow narrower lot dimensions that reflect the zone's alley access preference and reduction of street side curb cuts (see RMC 4-7-150E5). No attempt at rear lot access is provided for any of the proposed lots. The modification for a hammerhead turnaround will not be recommended for approval without changes to the layout that reflect the above. o Please provide 12 updated copies of the following: Narrative; Density Worksheet; and Plan Sheets. Please provide five (5) copies of the updated TIR and modification request. Please provide one copy of the updated color plots. • The Gibson Traffic Consultants traffic analysis is for 13 single family residences. Please provide five (5) copies of the updated traffic analysis that reflects the 14 single-family residential units proposed in the plat. Renton City Hall . 1055 South Grady Way • Renton, Washington 98057 . rentonwa.gov • Please update landscape plan to include at least two (2) significant trees for each newly created lot as required by RMC 4-44300d. • Please provide authorization from the property owner for Jamie Waltier's signature on the master application. • Please provide the above referenced resubmittal documents in digital form via disc or zip drive. • The street modification currently contains two (2) requests. One (1) for the Monroe Ave. NE frontage improvements and one (1) for the hammerhead turnaround. Each modification is a separate fee and only one (1) modification payment was made at intake. Please provide the modification fee(s) when resubmitting documents. Modifications are $150.00 per modification plus a 3 percent technology fee. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-6593 if you have any questions. Sincerel Matthew Herrera, AICP Senior Planner cc: Yoshio Plediscalzi, D.R. Strong Consulting Engineers, 520 Th Ave., Kirkland, WA 98033 / Applicant Ann Fowler, Civil Engineer 11 Corey Thomas, Renton Fire Plan Review H:\CED\Planning\Current Planning\PROJECTS\16-000413.Matt\Acceptance-Onhold Letter.docx F Beverly Stinde Beverly Stinde Jamie Waltier 19807 SE 300th St 19807 SE 300th St Harbour Hames, LLC (Cent, WA 98042 Kent, WA 98042 1441 N 34th St, 200 Seattle, WA 98103 Maher Joudi D.R. Strong Consulting Engineers 620 7th Ave Kirkland, WA 98033 40 _., _-��_ DEPARTMENT OF COM NITY CITY OF AND ECONOMIC DEVELOPMENTRenton = } Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: Beverly Stinde ADDRESS: 850 Monroe Ave NE CITY: ZIP: Renton 98056 TELEPHONE NUMBER: (206) 315-8130 APPLICANT of other than owner) NAME: Harbour Homes, LLC COMPANY (if applicable): Same ADDRESS: 400 N. 34" St., STE 300 CITY: ZIP: Seattle 98103 TELEPHONE NUMBER, 206 315-8130 CONTACT PERSON NAME: Jamie Waltier COMPANY (if applicable): Harbour Homes, LLC ADDRESS: 400 N. 34`x' St., STE 300 CITY: ZIP: Seattle 98103 TELEPHONE NUMBER AND EMAIL ADDRESS: (206) 315-8130 jwaltier@harbourhomes,com PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: The Pines Preliminary Plat PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 850 Monroe Ave NE Renton, WA 98056 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 0923059116 0923059117 EXISTING LAND USE(S): Single Family PROPOSED LAND USE(S): Single Family EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential Medium Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) Residential Medium Density EXISTING ZONING: R-8 PROPOSED ZONING (if applicable): R-8 SITE AREA (in square feet): 107,969 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 23,140 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) R-8 NUMBER OF PROPOSED LOTS (if applicable) 14 NUMBER OF NEW DWELLING UNITS (if applicable): 14 ):\Land Acquisition\Projects\5tinde\Prelirninary Plat\Land Use Application_doc Rev: 08/2015 IROJECT INFORMATION co inr` NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 2 $3,360,000 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Up to 2600 sq. ft. each SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 0 SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): 0 NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 0 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY I (Attach legal description on separate sheet with the followinla information included) SITUATE IN THE NE QUARTER OF SECTION 09, TOWNSHIP 23N, RANGE 05E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Jamie Waltier, declare under penalty of perjury under the laws of the State of Washington that I am (please check one) ❑ the current owner of the property involved in this application or ® the authorized representative to act for a corporation (please attach proof of authorization) and t a the foregoing statements and answers herein contained and the information herewith are in all resp_e t true and correct to,the I t4f my knowledge and belief. Sign` r(yof Owner[F*;_preseniatio Date Signature of Owner/Representative Date ST*TE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that 3 a.m � e W, I t , z r 'signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. I/L'�/7o Dated � #p`ill B�g RR ', * slow PUBLIC 28A=N�► :'s'c� a'`�' phi .O Notary Public in and for the State of Washington Chr;i S"' Notary (Print): My appointment expires: I- Z8 - ? c � R 2 J:\Land Acquisition\Projects\SYi" a'dM 1 liminary Plat\Land Use Application.doc Rev: 08/2015 til _r, DEPARTMENT OF COMONITY C AND ECONOMIC DEVELOPMENT C ,• 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 BY: MODIFIED BY: COMMENTS: Arborist Report 4 Architectural Elevations 3AND 4 Biological Assessment 4 Calculations 1 Colored Maps for Display 4 Construction Mitigation Description 2AND 4 Deed of Right -of -Way Dedication 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3 AND 4 Environmental Checklist 4 Existing Covenants (Recorded Copy)1AND4 Existing Easements (Recorded Copy) 1AND4 Flood Hazard Data, Floor PlanS 3AND 4 Geotechnical ReportzAND3 Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed Habitat Data Report 4 Improvement Deferral z Irrigation Plano PROJECT NAME: S77N9E /0/Z&-Z4M/Tfft tD&AT—. DATE: ZA44rho H:\CED\Data\Forms-Templates\Self-Help Han douts\Planning\WaiversubmittaI reqs. docx Rev: 02/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED BY: MODIFIED BY: COMMENTS: King County Assessor's Map Indicating Site4 Landscape Plan, Conceptua14 Landscape Plan, Detailed 4 Legal Description4 Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions, Master Application Form Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Office Approval 2 Plat Name Reservation 4 Plat Plan 4 Preapplication Meeting Summary 4 Public Works Approval Lettere Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2AND4 Stream or Lake Study, Standard 4 Stream or Lake Study, Supplemental Stream or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate 1AND4 Topography Map 3 Traffic Study 2 Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis,, Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalregs.docx Rev: 02/2015 AWL Ah LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED BY: MQDIFIE BY: 7 COMMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2AND 3 Inventory of Existing Sites 2AND 3 Lease Agreement, Draft 2AND 3 Map of Existing Site Conditions 2AND 3 Map of View Area 2AN0 3 Photosimulations 2 AND 3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning H:\CED\data\Forms-Templates\Self-Help Handouts\Planning\waiversubmittalregs.docx Rev. -02/2015 11 PRE -APPLICATION MEETING COMMENTS FOR STINDE PRELIMINARY PLAT PRE16-000049 CITY OF RENTON Department of Community & Economic Development Planning Division February 11, 2016 Contact information: Planner: Clark H. Close, 425-430-7286 Public Works Plan Reviewer: Ann Fowler, 425-430-7352 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 / (�7rl_� 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 ciTY 01: 0DEPARTMENT M E M O RA N D U M DATE: February 11, 2016 TO: Clark Close, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Stinde Preliminary Plat — 850/870 Monroe Ave NE PRE16-000049 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. Add a storz fitting to the existing hydrant at the corner of NE 9th St and Monroe Ave NE. The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Credit will be granted for the removal of two existing homes. 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 75 -psi point loading. Access is required within 150 -feet of all points on the buildings. Full 90 -foot cul-de-sac type turnaround is required for dead end roads that exceed 300 -feet long. 0 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT E y,. aaii"j a M E M O R A N D U M DATE: February 11, 2016 TO: Clark Close, Senior Planner FROM: Ann Fowler, Plan Review SUBJECT: Stinde Preliminary Plat 850 & 870 Monroe Ave NE PRE16-000049 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. 1 have completed a preliminary review for the above -referenced proposal located at parcels 0923059116 & 9117, The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton's water service area in the Highlands 565 -hydraulic zone. There is an existing 10 -inch City water main in Monroe Ave NE which can deliver 3,800 gpm. The static water pressure is approximately 72 psi at ground elevation of 390 -ft - 2. The development will be required to extend a minimum 8 -inch water main into the new development, connecting to the 10 -inch main in Monroe Ave NE. If the dwellings exceed 3,600 sq ft. a 10 -in line or fire sprinklers will be required. 3. A fire hydrant will be required at the entrance to the development in addition to the proposed hydrant at the end of the development. 4. The site is located outside of an Aquifer Protection Area. S. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1 -inch meter install is $3,245.00 per meter. Each lot shall have a separate meter. SEWER 1. Sewer service is provided by City of Renton. 2. There is a 12 -inch wastewater main located in Monroe Ave NE, 3. There is an 8 -inch wastewater main located along the east property line of 850 Monroe Ave NE. Stinde Preliminary Plat—Pre-AO-000049 Page 2 of 3 02/ 11/201b 4. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the lots with connection to the system in Monroe Ave NE. 5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1 -inch meter install is $2,242.00 per meter. Each lot shall have a separate meter. SURFACE WATER 1. There is a 24 -inch stormwater main in Monroe Ave NE. 1 2. A drainage report complying with the City adopted 2009 King County Surface Water Manual and 1 1. City. Amendments will be -required. Based on the City's, flow control map,'Ihe site falls within thje Peak Rate Flow Control Standard area 7ri�tchj'ng-Emstina Site Conditions and is within the East f) Lake Washington Drainage Basin. Refer to)Figbne 1.1.2.A — Flow chart to determine the .type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 3. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development_ The final drainage plan and drainage report must be submitted with the utility construction permit application. 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 5. 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. 6. Surface water system development fee is $1,485.00 for each new lot. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts Monroe Ave NE. Monroe Ave NE is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. To meet the City's complete street standards for minor arterial streets, minimum RDW is 91 feet. Dedication of 15.5 feet of RDW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 54 feet (27 feet from centerline), a 0.5 -foot curb, an 8 -foot planting strip, an 8 -foot sidewalk, street trees and storm drainage improvements. However, transportation has determined that there is no plan to widen the Monroe Ave NE corridor and will accept a lesser standard. Recommendation will allow the development to maintain the existing curb. Existing roadway width between the ROW centerline and existing edge of roadway is approximately 20 -feet. Half street improvements shall include 20 -feet of paved roadway from centerline, 0.5 -foot curb and gutter, 8 -foot planter strip and 8 - foot sidewalk. To complete this street section, dedication of 6.5 -feet will be required. The applicant may submit an application to the City requesting a modification as outlined in City code 4-9-25005d. 2. Frontage improvements along the new road and cul-de-sac shall comply with the City's complete street standards, including and 8 -foot planter strip, 5 -foot sidewalk and 0.5 -foot curb. 3. Current City of Renton standards require a cul-de-sac turnaround for dead-end streets greater than 300 feet and less than 500 feet. The cul-de-sac turnaround shall have a design approved by the Administrator and Fire and Emergency Services. The applicant may submit an application to Strode Preliminary Plat—Pre-App 16 Page 3 of 3 02/11/2016 the City requesting a modification for the use of a hammerhead turnaround in lieu of the required cul-de-sac as outlined in City code 4-9-25005d. 4. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. 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'). 5. Street lighting is required from a development that includes more than 4 residential units. 6. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue_ GENERAL COMMENTS 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the preliminary plat. 4. Fees quoted in this document reflect the fees applicable in the year 2016 only and will be assessed based on the fee that is current at the time of the permit application. 5. All utilities serving the site are required to be undergrounded. 1Y o1 - DEPARTMENT OF COMMUNITY � , 'R AND ECONOMIC DEVELOPMENT enton M E M O R A N D U M DATE: February 11, 2016 TO: Pre -Application File No. 16-000049 FROM: Clark H. Close, Senior Planner SUBJECT: Stinde Preliminary Plat — 850/870 Monroe Ave NE General: We have completed a preliminary review of the pre -application for the above - referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www,rentonwa.gov. Project Proposal: The subject properties are located in the President Park Designated Neighborhood within the City of Renton near the intersection of Monroe Ave NE and NE 9th at 850 and 870 Monroe Ave NE (APN's 0923059116 and 0923059117). The applicant is proposing a preliminary plat of 2.47 acres (107,157 sq. ft.) into 13 single family residential lots. In addition to the lots, a tree retention and detention vault tracts would serve the subdivision. Cut and fill volumes are expected to balance. The site has a Comprehensive Plan Land Use of Designation of Residential Medium density and a zoning designation of Residential -8 (R-8) dwelling units per net acre (du/ac). All existing improvements are proposed to be demolished or removed during plat construction. Current Use: The parcels are currently developed with two single family residences and several associated detached accessory structures and landscaping. The eastern portion appears undeveloped. 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. The Residential Medium Density Land Use designation is intended to implement the R-8 zone. 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 H_\CED\Planning\Current Plann1ng\PREAPP5\16.000049 Stinde Preliminary Plat, PR749 Page 2 of 5 February 11, 2016 environment and add to a sense of community. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Density: 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. In order to calculate the proposed density of the project, any area of public road, private easement, and/or critical area dedication must be known. Using an estimated net square footage of 1.97 acres, the 13 -lot proposal arrives at a net density of approximately 6.6 du/ac (13 lots / 1.97 net acres = 6.6 du/ac). A Density Worksheet would be required at the time of formal short plot application. The applicant would be required to demonstrate compliance with the net density requirements of the .zone at the time of formal application. Based on the gross density of 6.6 dulac, the subject site would meet the minimum density requirements of the zone. Development Standards: The project would be subject to RMC 4-2-110A, "Development Standards for Single Family Zoning Designations" effective at the time of complete application (noted as "R-8 standards" herein). Minimum Lot Size, Width and Depth —The minimum lot size permitted in the R-8 zone, is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. The proposal complies with the minimum lot size of 5,000 square feet per lot and the minimum lot width and depth standards. It is the applicant's responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formai application. Building; Standards — The R-8 standards allow a maximum building coverage of 50% of the lot f area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height of is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch i equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum �\ wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g,, decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one -and -a -half (1.5) horizontal feet from each facade for each one (1) vertical foot above the maximum wall plate height. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Verification of the building coverage and building height would be verified at the time of building permit review. Setbacks — Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards: 5 feet; and Side yards along streets: 15 feet. 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 (7)Minimum of four (4) lot sizes (minimum of 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. It is the applicant"s responsibility to demonstrate compliance with lot configuration. Based on the submitted site plan, the preliminary plat would comply with Option 2 above. H:\CED\Planning\Current Plannin8`PREAPPs\16-000049 Stinde Preliminary P1*16-C00049 9 Page 3 of 5 February 11, 2016 Access/Parking: Access to the lots is proposed to be gained through a 53 -foot wide residential access street, from Monroe Ave ISE, through the center of the site terminating with a hammerhead approximately 410 feet from Monroe Ave NF. An approved turnaround is required for dead end streets 350 feet or longer and a cul-de-sac is required for a dead end street from .300 feet to 500 feet. A modification request would need to be granted for any deviations from the dead end street code standards (HMC 4-6-060H.2). Each lot is required to accommodate off,street parking for a minimum of two vehicles. ©riveways:.The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment, Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. 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. A conceptual landscape plan shall be provided with the formalland use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Storm drainage facilities are required to comply with the minimum 15 -foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Fences/Walls: if the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Significant Tree Retention: The applicant is proposing a tree retention tract at the northwest corner of the proposed subdivision, A Tree Retention/ Land Clearing (Tree Inventory) 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 (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected H:\CEU`Planning\Current Planning\PREAPP5\16-000049 Strode Preliminary Plat, PR .D 49 Page 4 of February 11, 2016 trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. 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. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2 -inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the Preliminary Plat application. Critical Areas: Based on City of Renton Critical Areas Maps, a moderate landslide hazard may exist on the site. Moderate landslide hazards are Geological Hazards; therefore, a geotechnical study may be required. The geotechnical study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre -development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. It is the applicant's responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Environmental (SEPA) Review is required for projects with ten or more dwelling units or when the proposal contains 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. The fee for a preliminary plat application is $4,635.00 ($4,500.00 plus 3% Technology Surcharge Fee) and each modification request is $154.50 ($150.00 each plus a 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal is available on the City's website. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary H:\CEa\Plannrng\Current Planning�PREAPP.S\16-000049 5tinde Preliminary PIOE16-000049 is Page 5 of 5 February 11, 2416 approval before submitting for Final Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2015 application fees are as follows: A Transportation Impact Fee based on $2,951.17 per each new single family residence; • A Parks Impact Fee based on $1,887.94 per each new single family residence; 4 A Fire Impact fee of $495.10 per each new single family residence; and ® Renton School District Impact Fee is $5,541.00 per each new single family residence. A handout listing Renton's development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call dark H. Close, Senior Planner at 425-430-7289 for an appointment. Expiration: Upon approval, preliminary plats are valid for five years. Permit applications, such as Planned Urban Development applications that are approved as a companion to a preliminary plat application shall remain valid for the duration of the preliminary and final plat. It is the responsibility of the subdivider to monitor the expiration date. H;`CF0\P1anning`Current P1anring\PRFAPPSj16-000049 r- y Ca3 i Cfl Y( Q o '= = c � ❑ y A m O o a A rn � ` a V., 75 u in c a v U v r W a �. 7 j 2 O O C a c c m eo m m c s m y :� c oq _m m U O E SP m v ani v a a �, E a m o m a� p m m m a� .°1 E G 6 E m — o f a U o 9 L 'n .' N N Of a3 55 ab d = U U a a ML a u U 7 U a U c c 0 2 ¢ m as x a >> ua 9 m U a a c3i c� ? a' uEi E ^�� 1 ❑�❑ ❑ J z u'7 ��' M �, s'� sir . ar'a e•• � a 's 4 co = t•` x � :.. 99 M r.- in CL L r i -�� M: � ii`. ivY III � YY �y - r• : 'h i ,4:. �4• � ' � M J �:FF R • Ski 1. ��. pry 5.'. i N x r M,„ e� C7 lu. Y �r ryry � YIN pyz filxo` X51, i �lS k k R kyr ��gdd�LL r, 6- a '�! ' t .. v r •w. a i; _..:, i .. 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I tlw I ---- -+-- --- o Ni o --- --- ..--- ------------ r -- 3N 3A 308NOW U �� NOA'JM1i5YM 'NQI YN. 3TL[Y35 �i y �'�f i Spy NIOSM3H 3ZL 15 H1!£3N lWi r q io 1,NOlSYAeOSnq.9nN3AV30HNOff 077S3NOH2WOSNVH I 53.77• 1 53. 7Y 1 53. r--- F----7 ---- � �-----� 1 I I I i i I I I I 4 I I vi opI I I a, I I ,sirs ,st•rs' � I � I I O, I$ I � C-• Air - YL I I \ I a I I I I I I _.srlg_ u i u' 5 10 �a e n I Sple 1B�� I �--,•Sp I I I I o 1 v nor ) "Mugm 0, ' 3N 3AV 30&1VOW a, v nor ) "Mugm 0, ' 3N 3AV 30&1VOW C July 19, 2016 DRS Project No. 16007 CITY OF RENTON PROJECT NARRATIVE PRELIMINARY PLAT OF THE PINES The project is a proposed single-family residential development of 2.48 acres, known as Tax Parcels Numbers 092305-9116 & -9117 into 14 single-family residential lots. The property is located at 850 & 870 Monroe Ave NE in the City of Renton, Washington. All existing improvements on Site will be demolished or removed during plat construction. Project Contact Information: Developer: Harbour Homes, LLC 400 North 34th Street, Suite 300 Seattle, WA 98903 (206) 315-8130 Engineer/Surveyor: Land Use Permits Required: -Preliminary Plat Approval -Final Plat Approval -Environmental Review D. R. STRONG Consulting Engineers Inc. 620 7t4 Avenue Kirkland, WA 98033 (425) 827-3063 Yoshio L. Piediscalzi, P.E. -Grading Permit -Building Permit Zoning and Density: The property and adjacent properties are zoned R-8. Current use of Site and existing improvements: The current Site contains two single family residences with associated driveways, detached garage, two sheds and a barn. The south eastern portion of the Site appears to be undisturbed in a forested condition with light underbrush. All existing improvements will be removed. All existing vegetation and trees shall be removed with the exception of 9 significant trees. ti 3 Nage 2 of 3 Special Site features: None Soil Type and Drainage Conditions: Per the King County Soil Survey, onsite soil consists of AmC, Arents, Alderwood material, 6-15%. Site runoff sheet flows west over the western property line to the vertical curb and gutter located on the east side of Monroe Avenue NE. Runoff continues north along the flowline before entering a type 1 CB, entering the existing conveyance system in Monroe Ave NE. Runoff is then conveyed south via 24" pipe. Proposed Use of Property: The Project is the subdivision of two existing parcels zoned R8 (2.48 ac. total) into 14 single-family residential lots, per the City of Renton's subdivision process. This will result in a net density of 7.53 dwelling units per acre. Lot square footages range from 5,000 to 5,201 s.f., with no lot sizes below the minimum 5,000 s.f. threshold set by the City. Access, Traffic, and Circulation: The Project proposes 53' right-of-way through the center of the Site, terminating with a hammerhead turnaround. This road will also contain an 8' planter strip and 5' sidewalk on both sides. Frontage improvements will be installed within the existing right of way on Monroe Avenue NE. A modification has been included with this submittal for the frontage improvements on Monroe Ave. NE. RMC allows for hammerhead turnarounds on roads between 150 and 300 feet in length. The proposed roadway is just under 500 feet in length and will therefore require a modification from the City of Renton. Also, rear lot access is required in the R8 zone. Lots 5 and 6 will have side/rear access via a shared driveway. A shared driveway is now allowed for subdivisions of ten or more lots; therefore, a modification has been included with this submittal for the shared driveway. Proposed Site and Offsite Improvements: Half street improvements along Monroe Ave NE will consist of a 5.7' R.Q.W. dedication providing for a 5' sidewalk and 8' planter strip. The Site will develop a new Street, Road A, with hammerhead turnaround. Road A will consist of a 53' R.O.W. dedication, providing 26' of pavement, curb and gutter, 8' planter strip and 5' sidewalks. The hammerhead turnaround will consist of 20' of pavement, curb and gutter. Sanitary sewer and water mains will extend along Road A and tap into the existing mains located in Monroe Ave NE. Stormwater runoff from the Site and upstream tributary area will be conveyed to a new combined detention/wet-vault in Tract D. The Project will meet the drainage requirements of the 2009 King County Surface Water Design Manual and City Amendments per the City of Renton Municipal Code (Manual), as adopted by the City. A restricted footprint BMP will be utilized to provide the cumulative 10% BMP requirement per lot. A portion of the Site, Tract A, shall remain undisturbed providing tree retention. 0 9 Page ; of The project will locate a job shack on the Site as prescribed by the contractor during construction. Model homes will be built, however, the lots on which these homes will be built has not been determined at this time. Cut Materials: Cut and fill volumes are expected to balance. Approximately 1,226 c.y. of cut and 2,207 c.y. of fill is computed for the Project. The net volume is approximately 981 c.y. of fill. Tree Inventory: Tree retention shall comply with a minimum of at least thirty (30%) of significant tress retained according to priority established in RMC 4-4-930. If 30% tree retention cannot be met, additional trees will be planted to meet the City's tree retention requirements per Renton Municipal Code section 4-4-130 Tree Retention and Land Clearing Regulations. 9 of the existing 57 significant trees will be retained onsite. 15 trees are within proposed right of way and 17 trees are dead, diseased or dying. This equates to 36% retained; see tree retention spreadsheet. Estimated Construction Cost & Proposed Market Value: The approximate construction cost is typical of a subdivision of this size and nature totaling approximately $600,000.00. The estimated fair market value of the proposed project is approximately $3,360,000.00. The Pines Construction Mitigation Description The following narrative is provided to describe the proposed construction mitigation measures that Harbour Homes, LLC "Harbour Homes" and the to be named general contractor "Contractor" for The Pines will implement throughout the duration of the site development and infrastructure period as well as during building construction. Proposed Construction DatesSite Work : JuI 2017-Februar 2018 Harbour Homes anticipates on beginning clearing and site development work in the mid- summer of 2017 depending on the timing of approvals. Harbour Homes anticipates roughly a 180 day schedule to finalize all grading, storm, sewer, water and first lift of asphalt on the site. The goal will be to have the site completely stabilized by November 1" 2017 before the fall. Proposed Construction Dates (Building Construction): Harbour Homes plans on beginning construction of a model home in April of 2018 and anticipates starting two homes per month thereafter with an average construction timeline of seven months to complete. Hours & Days of Operation Normal site hours of operation will be in compliance with the allowable working hours in the City of Renton which are as follows: For new single-family residences and non-residential construction, the permitted work hours are 7:00am-8:00pm Monday through Friday, 9:00am-8:00pm Saturday, and no work sholl be permitted on Sunday. Proposed HaulinalTransportation Routes The Pines site is located on Monroe Avenue NE just south of 9th Street. The Contractor anticipates utilizing one haul route to and from SR -900 (See attached Exhibit "A" for location). Heading north on Monroe Ave NE, head west on NE 101h St to SR -900 then heading east or west depending on the type of material import/export. Measures to Minimize Impacts Harbour Homes and the Contractor will make every effort to minimize the impacts from this project on the surrounding neighbors, the environment and traffic circulation for the immediate area. The Contractor and Harbour Homes' contact information will be clearly posted at the site and the job trailer to ensure communication and immediate responses to any questions or inquiries from the community. Dust/Mud/Erosion Impacts- The Contractor will implement and maintain the TESC measures approved for The Pines project at all times. Measures such has water trucks, street sweepers and maintaining perimeter erosion fencing help to mitigate impacts. In addition, regular inspections by the City of Renton and the project's certified erosion control and sediment lead (Earth Solutions Northwest), as well as regular meetings between Harbour Homes and the Contractor to ensure compliance. Traffic/Transportation Impacts- Harbour Homes and the Contractor will secure all necessary Right -of -Way use permits including providing traffic control measures to minimize the impact of the frontage improvements associated with the project. Haul routes and hours will be adhered o and Harbour Homes is attempting to minimize the amount of import/export needed on the project through careful design of the finishing grade within the site. Utilizing the on-site material and repurposing wood chips and top soil from the clearing activities minimize the need for ongoing truck and trailer loads. Noise- The Contractor will comply with the allowable working hours in the City of Renton (see above) to minimize the impact to neighbors during the site construction and building construction. Exhibit "A" DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT R'ntonQ DENSITY WORKSHEET Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 1 www.rentonwa.gov 1. Gross area of property 107,969 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* 27,023 square feet Private access easements* Critical Areas" Total excluded area: square feet square feet 27,023 square feet 3. Subtract line 2 (total excluded area) from line 1 for net area 80,946 square feet 4. Divide line 3 by 43,560 for net acreage S. Number of dwelling units or lots planned 6. Divide line S by line 4 for net density *Alleys (public or private) do not have to be excluded. 1.86 acres 14 units/lots 7.53 = 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. 1 R_\2016\0\16007\3\Documents\ReportsNPreliminary\Density Worksheet.doc Rev, 08/2015 • DEPARTMENT OF COMMUNITY ciTv aF AND ECONOMIC DEVELOPMENT Renton TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way -Renton, WA 98057 Phone: 425-430-7200 1 www.rentonwa.Rov 1. Total number of trees over 6" diameter', or alder or cottonwood trees at least 8" in diameter on project site 57 trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous2 17 trees Trees in proposed public streets 15 trees Trees in proposed private access easements/tracts trees Trees in critical area s3 and buffers trees Total number of excluded trees: 32 trees 3. Subtract line 2 from line 1: 25 trees 4. Next, to determine the number of trees that must be retained", multiply line 3 by: 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 7.5 trees 5. List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposings to retain: 9 trees 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) 0 trees 7. Multiply line 6 by 12" for number of required replacement inches: inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) inches per tree 9. Divide line T 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, Ina 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. ° 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 4-4-1301-17a. 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 R:X2016\0\16007\3\Documeots\ReportsXPreli mi nary\TreeRetenti on Worksheet. doc Rei: 06/2015 0 July 19, 2016 Matthew Herrera City of Renton 1055 S Grady Way Renton, Washington 98057 Re: The Pines Preliminary Plat, PRE16-000049 Dear Mr. Herrera: Project No. 16007 This letter is provided to formally request modifications from RMC 4-6-060(F)(2), RMC 4-6- 060(H)(2), and RMC 4-6-060(J)(1). Specifically, the modification from RMC 4-6-060(F)(2) is the request to allow for the reduction in pavement width and sidewalk width for Monroe Avenue NE (minor arterial). Specifically, the modification from RMC 4-6-060(H)(2) is the request to allow use of a hammerhead turnaround, in lieu of a cul-de-sac, on a dead end street that is greater than 300 feet in length. Finally, the modification from RMC 4-6-060(J)(1) is the request to allow the use of a shared driveway in a subdivision with more than ten lots. RMC 4-6-060(E)(2) Background Monroe Avenue NE is currently developed with approximately 44 -feet of pavement and curb and gutter on both sides. Modification Reguested RMC 4-6-060, Street Standards, F. Public Street Right -Of -Way Design Standards: A minor arterial requires 91 -feet of right-of-way, 54 -feet of pavement width, 8 -feet of planter strip, and sidewalk on both sides. The applicant is proposing to hold the existing curb line (approximately 44 -feet of pavement width) and provide an 8 -foot planter strip and a 5 -foot sidewalk. Per the City of Renton Modification Submittal Requirements, in order to approve a modification request, the following six conditions must exist: 1. 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 policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. 4. Conforms to the intent and purpose of the Code. 620 7th Ave Kirkland, WA 98033-5565 Phoney (425) 827-3063 Fax: (425) 827-2423 Toll Free: (800) 962-1402 wwwArstrong.corr Engineers Surveyors j Planners 0 Matthew Herrera July 19, 2016 Page 2 of 6 0 5. Can be shown to be justified and required for the use and situation intended. 6. Will not create adverse impacts to other property(ies) in the vicinity. Justification 1. The City's goal is to maintain the existing curb and gutter location and maintain the bicycle corridor along Monroe Avenue NE. Maintaining the existing curb will provide approximately 22 -feet from the existing centerline to the curb line. The intent of the 8 -foot sidewalk is to allow for the bicycle lane to be transferred to the sidewalk area to create a multi- use path. As stated above, Monroe Avenue NE is a dedicated bicycle corridor, therefore, an additional bicycle lane or multi -use path is not necessary. Please see attached email from Clark Close. 2. The modification will meet the objectives and safety, function, appearance, environmental protection and maintainability by the Code. 3. Approval of the modification request would allow for development of this plat to maintain the existing curb line and would avoid the removal of neighboring properties curbldriveways. 4. As discussed above, the modification conforms to the intent and purpose of the Code. 5. The City has determined, per the pre -application notes, that there is no intent to widen the Monroe Avenue NE corridor. Thus, it is not practical to widen such a minor portion of the corridor. 6. Approval of the modification request would allow for development of this plat to maintain the existing curb line and would avoid the removal of neighboring properties curbldriveways. Cl Matthew Herrera July 19, 2016 Page 3 of 6 RMC 4-6-060(H)(2) Background 0 The Project is proposing a dead end street less than 540 feet in length from Monroe Avenue N E, east. Modification Requested RMC 4-6-060, Street Standards, H. Dead End Streets: For dead end streets from 300' to 500' in length, a cul-de-sac is required. The applicant is proposing use of a hammerhead turn around on a road that is 375 feet from the proposed curb line in Monroe Ave NE to the centerline of the proposed hammerhead.. Per the City of Renton Modification Submittal Requirements, in order to approve a modification request, the following six conditions must exist: 1. 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 policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. 4. Conforms to the intent and purpose of the Code. 5. Can be shown to be justified and required for the use and situation intended. 6. Will not create adverse impacts to other property(ies) in the vicinity. Justification 1. Providing a cul-de-sac turnaround with a right of way diameter of 110 feet is more than 50% of the total property width (property width is 216 feet) and greatly encumbers usable space. The application of a cul-de-sac would better serve properties with greater dimensions that allow for lot access around the circumference of the cul-de-sac and allow it be utilized to its full potential. Approval of the modification request is the minimum modification to accomplish the desired purpose. 2. The project proposes to terminate the proposed roadway with a hammerhead which is an acceptable emergency vehicle turnaround. Additionally, the future homes in the entire plat shall be required to be fire sprinklered. 3. Approval of the modification request would allow for development of this plat which would be in line with the neighboring developments in size, magnitude and density. Granting of this variance would not constitute special privilege inconsistent with projects in the vicinity given that the cul-de-sac turnarounds in the immediate vicinity of the project are between 80 and 90 feet in diameter. The requirement for 110 feet in diameter encumbers the property more significantly than any developments in the vicinity. 4. As discussed above, the modification conforms to the intent and purpose of the Code 9 Matthew Herrera July 19, 2016 Page 4 of 6 C� 5. As discussed above, the required diameter size of the cul-de-sac is more than 50% of the total property width. Therefore, it greatly encumbers the usable space. The hammerhead still provides the necessary turnaround for fire. 6. Approval of the modification would not create adverse impacts to the adjacent properties. In addition, please see the attached letter and correspondence with Corey Thomas. Matthew Herrera July 19, 2016 Page 5 of 6 RMC 4-6-060(J)(1) Background The Project is proposing a shared driveway to allow for rear access on two of the proposed lots_ Modification Requested RMC 4-6-060, Street Standards, J. Shared Driveway Standards: Shared driveways may be allowed for access to four (4) or fewer residential lots, provided the subject lois are not created by a subdivision of ten (10) or more lots. The applicant is proposing a shared driveway for two of the proposed lots in order to allow for those lots to have rear access. Per the City of Renton Modification Submittal Requirements, in order to approve a modification request, the following six conditions must exist: 1. 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 policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. 4. Conforms to the intent and purpose of the Code. 5. Can be shown to be justified and required for the use and situation intended. 6. Will not create adverse impacts to other property(ies) in the vicinity. Justification 1. The City's goal is for subdivisions within the RS zone to have alley load/rear access lots. However, an alley is not feasible on this Project due to the width of the property. A shared driveway will be utilized by two of the proposed lots in order to provide rear access. This will be provided to meet the objectives/policies of the zoning. 2. The modification will meet the objectives and safety, function, appearance, environmental protection and maintainability by the Code. 3. Approval of the modification request would not affect the surrounding properties. 4. As discussed above, the modification conforms to the intent and purpose of the Code. 5. The two proposed lots that will utilize the shared driveway have at least 50 linear feet of public right-of-way. The shared driveway will be less than 200 feet in length. In addition, the shared driveway is strictly provided for rear lot access on the lots. As discussed above, there is no other way to provide rear access while still maintaining the number of lots. Thus, a shared driveway has been chosen to provide the rear access. 6. Approval of the modification would not create adverse impacts to the adjacent properties. 9 Matthew Herrera July 19, 2016 Page 6 of 6 Thank you for your time and consideration in this matter. Should you have any questions or request any clarifications, please do not hesitate to contact me. Sincerely yours, D. R. STRONG Consulting Engineers Inc. Yoshio L. Piediscalzi, P.E. Project Engineer YLPllcs R W16101160071CorrespondencelLetters%out1L16007_160606_Matthew Herrera.docx Sharedlnformation From: Clark Close <CClose@Rentonwa.gov> Sent: Thursday, February 11, 2016 1;40 PM To: Maher Joudi Subject: PRE16-000049 Stinde Preliminary Plat Preapp Attachments: 16-000049 (R-8 Stinde Pre Plat) Meeting Summary.pdf Maher, Here is some follow-up information from your plan reviewer regarding moving the curb rather than maintaining the curb at its current location. Given the corridor is a dedicated bicycle corridor, transportation is not willing to allow relocation of the curb. However, they would support a modification to reduce the sidewalk from 8 -ft to 5 -ft, which would only require 3.5 feet of dedication in lieu of 6.5 feet. Thanks, Clark H. Close City of Renton — Current Planning Senior Planner Tel: 425-430-7289 0 March 22, 2016 Project No. 16007 Corey Thomas City of Renton 1055 S Grady Way Renton, Washington 98057 Re: Stinde Preliminary Plat, PRE16-000049 Dear Mr. Thomas: This letter is provided to formally request modification from RMC 4-6-060(H)(2). Specifically, the request to allow use of a hammerhead turnaround, in lieu of a cul-de-sac, on a dead end street that is greater than 300 feet in length. Background The Project is proposing a dead end street less than 500 feet in length from Monroe Avenue South, east. Variance Requested RMC 4-6-060, Street Standards, H. Dead End Streets: For dead end streets from 300' to 500' in length, a cul-de-sac is required. The applicant is proposing use of a hammerhead turn around on a road that is 385 feet from the proposed curb line in Monroe Ave NE to the centerline of the proposed hammerhead. Per the City of Renton Variance Submittal Requirements, in order to approve a variance request, the following four conditions must exist: 1. The applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to the subject property, including size, shape, topography, and location or surroundings of the subject property; and the strict application of the Building and Zoning code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical classification. 2. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. 3. Approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. 4. The approval, as determined the Reviewing Official, is the minimum variance that will accomplish the desired purpose. 624 7th Ave Kirkland, WA 98033-5565 Phone: (425) 827-3063 Fax, (425) 827-2423 TDI€ Free (800) 962-1402 www.drslrorig.com Engineers Surveyors i I Planners Corey Thomas March 22, 2016 Page 2 of 2 Justification 1. Providing a cul-de-sac turnaround with a right of way diameter of 110 feet is more than 50% of the total property width (property width is 216 feet) and greatly encumbers usable space. The application of a cul-de-sac would better serve properties with greater dimensions that allow for lot access around the circumference of the cul-de-sac and allow it be utilized to its full potential. 2. The project proposes to terminate the proposed roadway with a hammerhead which is an acceptable emergency vehicle turnaround. Additionally, the hammerhead will meet the required dimensional standards and be adequately signed, -No Parking).! 3. Approval of the variance request would allow for development of this plat which would be in line with the neighboring developments in size, magnitude and density. Granting of this variance would not constitute special privilege inconsistent with projects in the vicinity given that the cul-de-sac turnarounds in the immediate vicinity of the project are between 80 and 90 feet in diameter. The requirement for 110 feet in diameter encumbers the property more significantly than any developments in the vicinity. 4. Approval of the variance request is the minimum variance to accomplish the desired purpose. Thank you for your time and consideration in this matter. Should you have any questions or request any clarifications, please do not hesitate to contact me. Sincerely yours, D. R. STRONG Consulting Engineers Inc. MqKek A..to di, P.E. P nci , r. Vice President Director of Engineering R:%2016%01160071Correspondence%Letters%out1L16007_160322_CoryThomas.doex 9 SharedInformation From: Corey W Thomas <CThomas@Rentonwa_gov> Sent: Wednesday, April 06, 2016 4:18 PM To: Maher Joudi Cc: Jamie Waltier, Chris Burrus (CBurrus@harbourhomes.com); Clark Close Subject: RE: Stinde Preliminary Plat Hammerhead Variance Request PRE16-000049 Attachments: turnaround.pdf Maher, The fire chief has approved your variance request with the condition that all future homes in the entire plat shall require an approved residential fire sprinkler system. The placement and configuration of the hammerhead turnaround shall be a mutually agreed upon location to be determined by the planning and fire department. The hammerhead shall meet all fire department specifications, see attached above. Contact Clark Close for exact placement of the hammerhead. Corey Thomas Fire Plans Reviewer/ Inspector III City of Renton Fire & Emergency Services Department COMMUNITY RISK REDUCTION Phone: 425-430-7024 Fax: 425-430-7022 Email: cthomas aDrentonwa.aov 1055 South Grady Way Renton, WA 98057-3232 Professionalism • Integrity- Leadership • Accountability • Respect From: Maher Joudi[mai Ito: maher,joudi@drstrong.com] Sent: Tuesday, March 22, 2016 18:33 To: Corey W Thomas Cc: Jamie Waltier; Chris Burrus (CBurrus@harbourhomes.com) Subject: Stinde Preliminary Plat Hammerhead Variance Request PRE16-000049 Hi Corey, We are moving forward on this project and per your comments at the pre app, I am emailing a letter requesting allowance of a hammerhead on a dead end road longer than 300'. Please see attached. Thanks Corey. D.R. STRONG Consulting Engineers Inc. CIVIL ENGINEERS PLANNERS Maher A. Joudi, P.E. Principal, Sr. Vice President Director of Engineering 620 7th Avenue Kirkland, WA 98033 Office: (425) 827-3063 0 0 GTC- Gibson Traffic Consultants, Inc. ., MEMO ANDUM This memorandum summarizes the trip generation calculations for the Stinde Development. The development is located on the east side of Monroe Avenue NE, south of NE l0th Street. The development is proposed to replace two existing single-family residential units with 14 single-family residential units, a net increase of 12 single-family residential units. A site vicinity map in included in Figure 1. Figure 1: Site Vicinity 2802 Wetmore Avenue • Suite 220 • Everett WA, 98201 TO: 425-339-8266 • Fax: 425-258-2922 • E-mail: info@gibsontraffic.com i p,MES , � �pf WAS&�� 0 To: Chris Burrus, Harbour Homes, LLC From: Brad Lincoln, PE Project: Stinde Development ? J GTC #16-073 4zso-1 Subject: Traffic Analysis Date: July 14, 2016 This memorandum summarizes the trip generation calculations for the Stinde Development. The development is located on the east side of Monroe Avenue NE, south of NE l0th Street. The development is proposed to replace two existing single-family residential units with 14 single-family residential units, a net increase of 12 single-family residential units. A site vicinity map in included in Figure 1. Figure 1: Site Vicinity 2802 Wetmore Avenue • Suite 220 • Everett WA, 98201 TO: 425-339-8266 • Fax: 425-258-2922 • E-mail: info@gibsontraffic.com Stinde Development Trip Generation Memo Trip Generation Calculations The trip generation calculations for the Stinde Development arc based on data contained in the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 91' Edition Volume 2: Data (2012). The average trip generation rates for ITE Land Use Code 210, Single -Family Detached Housing, have been used for the trip generation calculations for the proposed 14 -unit development. Table 1 summarizes the trip generation calculations. Table 1: Trip Generation Calculations 12 New Single -Family Average Daily Trips AM Peak -Hour Trips PM Peak -Hour Trips Units Inbound Outbound Total Inbound Outbound Total Inbound Outbound Total Generation Rate 9.52 trips per unit 0.75 trips per unit 1.00 trips per unit Splits 50% 501/16 100% 1 25% 75% 100% 1 63% 37% 100% Trips 57 57 114 1 2 7 9 1 8 4 12 The Stinde Development is expected to generate 114 new average daily trips with 9 new AM peak - hour trips and 12 new PM peak -hour trips. The ITE data for Land Use Code 210 is included in the attachments. Trip Distribution and Impacts It is anticipated that trips generated by the Stinde Development will split 60% traveling to and from the north and 40% traveling to and from the south along Monroe Avenue. The development will impact off-site City of Renton intersections with less than 10 peak -hour. Additional analysis of impacts to surrounding intersections should therefore not be required based on City of Renton threshold requirements. Gibson Traffic Consultants, Inc. July 2016 info@gibsontraffic.com 2 GTC #16-088 11 ITE Trip Generation Data Agle-Family Detached using (210) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday Number of Studies: 355 Avg, Number of Dwelling Units: 198 Directional Distribution: 50% entering, 50% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 9.52 4.31 - 21.85 3.70 Data Plot and Equation 30,000 20,000 10,000 0 0 1000 X = Number of Dwelling Units X Actual Data Points Fitted Curve Fitted Curve Equation: Ln(T) = 0.92 Ln(X) + 2.72 296 Trip Generedon, 9th Edition • institute of Transportation Engineers 2000 3000 ------ Average Rate R2 = 0.95 A -] X yf i r . - - . - - - - . - X / f X ; X , ---- -- ---- -- -- -•- - ;----------- ...... X X X ; X 0 1000 X = Number of Dwelling Units X Actual Data Points Fitted Curve Fitted Curve Equation: Ln(T) = 0.92 Ln(X) + 2.72 296 Trip Generedon, 9th Edition • institute of Transportation Engineers 2000 3000 ------ Average Rate R2 = 0.95 A -] f Single -Family Detached Housing (210) Average Vehicle Trip Ends vs. Dwelling Units On a. Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. r Number of Studies: 292 Avg. Number of Dwelling Units: 194 Directional Distribution: 25% entering, 75% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.75 0.33 - 2.27 0.90 Data Plot and Equation 3,000 2,000 1,000 0 0 1000 2000 3000 X = Number of Dwelling Units X Actual Data Paints Fitted Curve ------ Average Rate Fitted Curve Equation: T = 0.70(X) + 9.74 R2 = 0.89 A-2 Trip Generation, 9th Edition 4 Institute of Transportation Engineers 297 Agle-Family Detached 06using (21 D} Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 321 Avg. Number of Dwelling Units: 207 Directional Distribution: 63% entering, 37% exiting -rip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 1.00 0.42 - 2.98 1.05 usita Piot ana 3,000 2,000 1,000 0 1000zaoo3000 X = Number of Dwelling Units X Actual Data Points Fitted Curve ------ Average Rate Fitted Curve Equation: Ln(T) = 0.90 Ln(X) + 0.51 R2 = 0.91 298 Trip Generation, 9th Edhion o Institute of Transportation Engineers A-3 0 9 ( rs rllrve lcqnrj"(�'-)e 1 550 S,. 870 V—)rr)e rive:: bJE Renityn July 17, 2016 Jamie Waltier Chris Burrus Harbour Homes 1441 N. 34th Street, Suite 200 Seattle, WA 98103 Site: 850 & 870 Monroe Ave NE Renton, Ave TPN: 0923059117 & 0923059116 Square feet: 107,157 Dear Jamie: Thank you for requesting my services. On April 26th, 2016, I visited the site located above in Renton, WA to perform a Visual Risk Assessment (VRA) for all significant trees onsite as well as, those offsite trees with driplines that might extend over the site. The information gathered is included in this report and is a necessary part to be included with the proposal to short plat. In summary: Tree Calculations Total number of trees 57 Trees Total number of exempt trees ROW + Non-viable 32 Trees Total number of viable trees 25 Trees Total number of trees removed for construction 16 Trees Total number of retained trees 9 Trees Required 30% retention 25 X 30%= 7.5 Trees I have included a detailed report of my findings. If you have any questions please call me. I can be reached on my cell phone: 425.890.3808 or by email: sprince202@aol.com. Warm regards, Susan Prince Creative Landscape Solutions ISA Certified Arborist: PN #1418A TRACE Certified Arborist: #418 17518 NE 119th Way Redmond, WA 98052 * Per city of Renton Municipal Code, a significant tree is one whose Diameter at Breast Height (DBH) is 6" or greater Ll EA atIVe 2 850 �, S 7 ', ,Ioin, o e AV,, NF, i:entc Personal qualifications, scope of work and methodology My examination was limited to a visual one, and did not involve any root excavation, trunk or limb coring, or any soil testing. To evaluate the trees and prepare the report, I drew on my formal college education in botany, preparation and training used to obtain my ISA certification in addition to my certification as a Tree Risk Assessor. I have been an ISA Certified Arborist for over fifteen years and have been TRACE/TRAQ certified for four years. I followed protocol delineated by the International Society of Arboriculture (ISA) for Visual Risk Assessment (VRA). By doing so, I am examining each tree independently as well as collectively as groups or stands of trees provide stability and can lower risk of independent tree failure. This scientific process examines tree health (e.g. size, vigor, insect and disease process) as well as site conditions (soil moisture and composition, amount of impervious surfaces surrounding the tree etc.) Introduction: Identifying and managing the risks associated with trees is still largely a subjective process. Since the exact nature of tree failures remains largely unknown, our ability as scientists and arborists to predict which trees will fail and in what fashion remains limited. As currently practiced, the science of hazard tree evaluation involves examining a tree for structural defects, including genetic problems, those caused by the local environmental that the tree grows in and those attributed to man (pruning etc.), The assessment process involves evaluating three components: 1) a tree with the potential to fail, 2) an environment that may contribute to that failure, and 3) a person or object that would be injured or damaged (the target), By definition a defective tree cannot be considered hazardous without the presence of a target. All trees have a finite life -span though it is not pre-programmed internally in the same manner as annual plantings. As trees age they are less able to compartmentalize structural damage following injury from insects, disease or pruning. Trees in urban settings have a shorter life span than trees grown in an undisturbed habitat. Different species of trees grow differently. Evergreen trees have a "reputation" of growing slowly and defensively. These trees allocate a high proportion of their resources to defending themselves from pathogens, parasites and wounds. As a rule, trees with this type of growth tend to be long lived. Though like all other living things, they have a fairly predictable life span. Examples of this type of tree include the northwest Pseudotsuga menziesd - Douglas fir, and Thuja plicata - Western red cedar. Deciduous trees are trees that annually shed leaves or needles. These trees have a tendency to grow quickly and try to "outgrow" problems associated with insects, disease and wounds. They allocate a relatively small portion of their internal resources to defense and rely instead upon an ability to grow more quickly than the pathogens which infect them. However, as these trees age, their growth rate declines and the normal problems associated with decay begins to catch up and compromise the tree's structural integrity. Examples of this type of tree include Salix, Populus and Alnus. Knowledge of the growth and failure patterns of individual tree species is critical to effective hazard analysis. Species vary widely in their rates of failure. The hazard tree evaluation rating system used by most arborists was developed by the Colorado Urban Forest Council and recognizes this variation in species failure and includes a species component as part of the overall hazard evaluation. Site Observations: The site is located South of NE 14th Street immediately off Monroe Ave NE Method's used to determine tree location and tree health: Trees were identified previously by numbered aluminum tags attached to the western side of the tree. All of the trees on site were examined using the Matheny and Clark' criteria for determining the potential hazard of trees in an urban environment as well as the Tree Risk Assessment in Urban Areas and The Urban/Rural Interface by Julian Dunsterz. Tree diameters were measured at DSH (diameter standard height — 4.5' above ground) using a logger's tape. Tree dripiines were measured using a PRO Laser RangefinderTm- 9 C reg 7itivc• I ;° nrisrape Solt ;t: 3, s 3 850 & h7G I,',.;nm . Avc `VES, Spreadsheet Legend: 1. Tree tag #: Numbered aluminum tags attached to the trees in the field*' 2. Species: The Latin and common name five a tree 3. Species: Species ID: Spreadsheet contains common names of trees which correspond to scientific names as follows: • Apple: Malus sp. • American sycamore: Plantanus occidentalis • Austrian pine: Pinus nigra • Bigleaf maple: Acer macrophyllum • Birch: Betula nigra • Bitter Cherry: Prunus emarginata • Blue atlas cedar: Cedrus atlantica 'Glauca' • Cedar: Thuja plicata • Cherry: Prunus sp. • Dawn redwood: Chamaecyparis nootkatensis • Deodora cedar: Cedrus deodare • Colorado blue spruce: Picea pungens • Cottonwood: Populus trichocarpa • Dogwood: Comus nuttallii • Douglas fir: Pseudotsuga menriesii • English laurel: Prunus laurocerasus • Filbert: Corylus avellana var. • Grand fir: Abies grandis • Hemlock: Tsuga hetmphylla • Holly: Ilex aquifolium • Japanese maple: Acer palmatum • Leylandii cypress: Cupressocyparis leylandii • Lodgepole pine: Pinus contorta • Mountain ash: Sorbus americana • Nobel fir: Abies procera • Pear: Pyrus sp. • Plum: Prunus • Red Alder: Alnus rubra • Red maple: Acer rubrum • Walnut: Juglans sp. • Western red cedar: Thuja plicata • Weeping Alaska cedar: Metasequoia glyptostrobides • White fir: Abies concolor • White pine: Pinus strobes 4. DBH: Diameter of the tree measured at 42" above grade 5. Adjusted Diameter of the tree: Calculated equivalent for multi -stemmed tree 6. Dripline Radius: Measurement in feet of the tree canopy from tree trunk to outermost branch tip 7. Health: A measurement of overall tree vigor and vitality rated as excellent, good, and fair or poor based on an assessment of crown density, leaf color and size, active callusing, shoot growth rate, extent of crown dieback, cambium layer health, and tree age • Excellent: Tree is an ideal specimen for the species with no obvious flaws • Good: Tree has minimal structural or situational defects • OK: Tree has minimal structural defects AND minimal environmental concerns • Fair: Tree has structural or health issues that predispose it to failure if further stressed • Poor: Tree has significant structural and/or health issues. It is exempt from total tree count. S. Defects/Concerns: A measure of the tree's structural stability and failure potential and rated as good, fair or poor based on assessment of specific structural features, eg., decay, conks, co- dominant trunks, included bark, abnormal lean, one-sided canopy, history of failure, prior construction impact, pruning history, etc.. 9. Proposed action: • Retain • Remove due to viability • Remove due to planned development (tree is otherwise healthy) 10. Limits of disturbance: The area surrounding the tree that defines the area that surrounds the trunk that cannot be encroached upon during construction. This may be a multiple of the trunk diameter (1 -1.5 times the trunk diameter converted to feet.) or it may be related to the width of the canopy. It is always determined by tree species and environment and is up to the discretion of the ISA Certified Arborist to determine 11. Value. The value the municipality assigns a tree with the specific DBH, species or location of the assessed tree [J Specific Tree Observations: 9 Creotive Lands- pe Soli -Lion; 4 850 & 870 Monroe lode NE, Renton 1 2 I 3 4 5 6 7 8 9 10 CRZtTPZILOD Proposed Action Radius In feet 4P _ Tag Species ID Dpi inches 1 DBH Drip - line Radius:4 Health Defects/Comments = a A E $ a # Incises feet v F N W E 5 ow z a: Co -dominant leaders with 9 5 included bark x4 @ 3', 1 913 Cherry S b 13.5 7 OK typical of species, column of 1 7 7 7 7 decay, cavity @ root crown to 3' on north Typical of species, column of decay 4' to 10' on west, dead 2 914 Madrona 12 12 19 OK wood, leaf blight, typical of 1 19 19 19 19 species, non self -corrected lean to west Typical of species, dead 3 915 Douglas fir 17 17 10 Goad wood, dead twigs, moss and 1 10 10 10 10 lichen, crack @ Yon east Elongated branches, previous top loss, red ring rot, abnormal bark, shedding 4 916 Douglas fir 38.5 36.5 25 OK bark, carpenter ants, dead 1 25 25 25 25 wood, exposed roots, huge wound @b 6' to 14' on west, epicormic branch formation Dead spur @ root crown, Bigleaf typical of species, column of 5 917 maple 9 9 10 Poor decay @ 2' to 10' on east, 1 10 10 10 10 column of decay @ 15' to 18' on east Creative Landscape Solutions 850 & 870 Monroe Ave NE, Rertarl. 1 2 3 4 5 6 7 8 9 , 10 Proposed Action CR2jrPZ/LPD Radius In feet Tree Adj Drip- u # T# Species ID nch I Radius Health DefecWComments r_ p n Inches feet g EF X N IN E S " o z Previous top loss, suppressed 6 918 Douglas fir 13 13 8 Fair canopy, no taper, slight self- 1 8 8 8 8 corrected lean to south Exposed roots, typical of species, serpentine trunk, 7 919 Cottonwood 21 21 15 Fair dead wood, broken branches, 1 15 15 15 15 moss and lichen, cavity root crown to 2' on south, girdled root Co -dominant leaders with 8 920 Douglas fir 14,9 16.5 13 Fair included bark x2 @ 1', 1 13 13 13 13 asymmetric canopy to east & west, OK in grave Suppressed canopy, co- dominant leaders with 9 921 Douglas fir 11 11 12 Fair included bark x2 0 30', dead 1 12 12 12 12 wood, broken branches, thin canopy, OK in grove 10 922 Bigieaf 10 10 1D OK Exposed roots, typical of 1 10 10 10 SO maple species 11 923 Douglas fir 17 17 15 Good Typical of species 1 15 15 15 15 Co -dominant leaders with included bark x3 @ 2', 1 i6 dead, cavity on south @ root 12 924 TI alplef 6 15 15 OK crown to 7', dead woad, 1 15 15 15 15 broken branches, low live crown ratio, hanger, typical of species, OK In grove 13 925 Filbert 10 10 15 Fair Failing to north, typical of 1 15 15 15 iS species r Creative landscape Solutions 850 & 870 Monroe Ave NE, Renton 1 2 3 4 5 6 7 B 9 10 Proposed Action CRZfrPZ/LOD Radius In feet Tree Dches 1 Dip- ne m # Tag Species ID Id DBH Rai us Health Defecl*Comments f Inches feet y v F N w E S cc c Z w Broken branches, dead twigs, some sap, moss and 14 926 Douglas fir is 15 t0 OK lichen, low live crown ratio - 1 10 10 10 10 20%, OK in grove, free flowing sap, crack @ 6' Bigleaf Suppressed canopy, low live 15 927 maple 8 8 12 OK crown ratio - 15%, typical of 1 12 12 12 12 species Bigleaf Suppressed canopy, low live 16 928 maple 9 9 12 OK crown ratio - 15%, typical of 1 12 12 12 12 species Ivy to 15', elongated branches, asymmetric 17 929 Douglas fir 15 15 15 Fair canopy to south, dead twigs, 1 15 15 15 15 previous top loss, OK in grove Typical of species, 1 leader failing to north, co -dominant leaders with included bark x2 18 930 Cottonwood 40 40 22 Fair @ 6', carpenter ants, decay 1 22 22 22 22 @ root crown to 6' on west with carpenter ants, woodpecker activity, fallen onto Douglas fir #929 Co -dominant leaders with Bigleaf included bark x5 @ 6', 19 931 maple 37 37 20 OK exposed roots, dead wood, 1 20 20 20 20 dead scaffold, typical of species 0 0 Creative Lardscape Solutiors 7 850 & 870 Monroe Ave NE, Renton 1 2 3 4 5 6 7 8 9 10 Proposed Action CRZ/TPZ/LOD Radius in feet Tree Tag Tag Species ID DBH 1 D8H rip Drip- line Health Defects/Comments inches Rad # Inches feet ' N W E S z Exposed roots to south, 20 934 f Cottonwood 22 22 22 OK decay on east @ root crown, 1 22 22 22 22 typical of species 21 935 I Cottonwood 10 10 14 OK Typical of species 1 14 14 14 14 Typical of species, trunk growing to tree @ 1', co - 22 936 Cottonwood 30 30 15 OK dominant leaders with 1 15 15 15 15 included bark x2 @ 15', dead spur @ 15' Spur @ 3' on east, column of decay @ root crown to 9' on 23 937 Cottonwood 40 40 20 Fair east, carpenter ants, 1 20 20 20 20 woodpecker activity, typical of species, previous top loss Self -corrected lean, 24 943 Cottonwood 18 18 8 Good serpentine trunk, asymmetric 1 8 8 8 B canopy to north, typical of species 25 944 Cottonwood 20 20 10 Good Typical of species 1 10 10 10 16 Bulge @ 4' on south, free flowing sap, vertical crack on 26 945 Douglas fir 36 36 12 Fair west, decay, carpenter ants, 1 12 12 12 12 abnormal bark, popping baric, hanger 0 0 Cfeative Landscape Solutions 850 & 870 Monroe Ave NE, Renton 1 2 3 4 5 6 7 8 9 10 Proposed Action CR7-/TPVLOD Radius In feet # Tree TagSpedes ID DBH 1 DBH Drip- line Health Defects/Comments a '8 Inches Radius c A a Inches feet y a y E N W E 5 eC�u x Free flowing sap, vertical crack on south @ 6', dead 27 946 Douglas fir 19 19 12 Fair wood, broken branches, 1 12 12 12 12 through and through crack, previous top loss, branch dieback Poor pruning with decay, 28 947 Douglas fir 11 it 11 OK suppressed canopy, freeflowing 1 11 11 11 11 sap, previous top loss, dead wood, OK I grove Broken branches, dead twigs, low live crown ratio - 15%, asymmetric canopy to 29 948 Douglas fir 14 14 6 OK west, previous top loss, dead 1 6 6 6 6 wood, healed wound @ 1' to 3' on south, carpenter ants bark only, OK In grove Abnormal bark, shedding bark, asymmetric canopy to west, previous top loss, dead 30 949 Douglas fir 37 37 11 Fair/OK wood, dead twigs, broken 1 11 11 11 11 branches, column of decay on west @ root crown to 9', OK in grove Abnormal bark, shedding 31 950 Douglas fir 9 9 6 Fair bark, popping bark, previous 1 6 6 6 6 top loss, asymmetric canopy to south, bulge @ 3' • Creative Ld:idscape Soljtions 850 & 870 Morroe Ave NE, Perror I 2 3 4 5 6 7 $ 9 i 10 CRZ/TPZ/LOD Proposed Action Radius In feet Tree D Adj. Dnp ine u I 41 Tag Species ID Inches DD5H Radius Health Defects/Comments Inches feet ' F H W E 5 z � Previous top loss, low live ! crown ratio - 10%, dead 32 951 Douglas fir 9 9 I 4 Fair woad, broken branches, 1 4 4 4 4 stress blisters, healed wound @ Ton north, OK in grove Co -dominant leaders with included bark x2 @ root crown, previous top loss, low 33 952 Douglas fir 19, 22.5 8 Fair live crown ratio - 15%, 1 8 8 8 8 12 asymmetric canopy to west & east, free flowing sap, carpenter ants bark only, OK in grove Free Flowing sap, typical of species, poor pruning with 34 953 Douglas fir 34 34 16 Fair/OK decay, asymmetric canopy to 1 16 16 16 16 east, crack on west @ 9', ivy to 6', carpenter ants Co -dominant leaders with included bark x2 reduced to 1 @ 3', large column of 35 954 Douglas fir 24 24 13 Fair decay to west, carpenter 1 13 13 13 13 ants, woodpecker activity, asymmetric canopy to south, some stress coning, OK in grove 11 Cl Creative Landscape Solutions 10 850 & 870 Monroe Ave NF, Renton 1 2 j 3 4 5 6 7 8 9 10 Proposed Action CRZn?7/LOD Radius in feet Tree DBH 1 Drip - line # # Tag Species TO Inches DBH Radius Health Defects/Comments m a # Inches feet a y E N W E 5 z Ca -dominant leaders with included bark x2 @ 9', 36 955 Douglas fir 36 36 9 OK woodpecker activity, 1 9 9 9 9 carpenter ants, abnormal bark, shedding bark, typical Of species, OK in grove Dead wood, broken 37 956 Douglas fir 27 27 11 Fair branches, thin canopy, 1 11 ii 11 11 declining, previous top loss, dead twigs Typical of species, broken 38 958 Douglas fir 33 33 8 OK branches, dead wood, crack 1 6 8 8 8 @ 9' on east, free flowing sap Non self -corrected lean to north, vertical cracks, low 39 959 Douglas fir 14 14 7 Fair live crown ratio - 20%, 1 7 7 7 7 suppressed canopy, dead wood, healed wound @ Yon south Typical of species, epicormic 40 960 Douglas fir 29 29 12 OK branch formation 9 18', 1 12 12 12 12 carpenter ants, abnormal bark, shedding bark 41 961 Douglas Fr 28 2$ 10 OK Limbed for power lines on 1 iD 14 10 10 west typical of species 9 Creative La"dscape 11 850 & 870 Monroe Ave NE, Renton 1 2 3 4 5 6 7 8 9 10 Proposed Action CRZ/TPZ/LOD Radius In feet # T g ' Spedes ID DBH Inches DBF1 gyp- Iln Radus I Health Defects/Comments v a E # Inches feet y a E N W E S Z Broken branches, dead twigs, abnormal bark, 42 962 Douglas fir 23 23 9 OK shedding bark, Carpenter 1 9 9 9 9 ants, typical of species, previous top loss, Ok in grove Typical of species, co - 43 963 Holly 7, 5 I 8.5 6 OK dominant leaders with 1 6 6 6 6 included bark x2 @ root crown 44 965 Cherry 8 8 12 OK Typical of species 1 12 12 12 12 Typical of species, previous 45 966 Douglas fir 33 33 12 OK top loss, dead wood, dead 1 12 12 12 12 twigs Typical of species, dead wood, broken branches, 46 967 Douglas fir 25 25 10 Fair abnormal bark, popping 1 10 10 10 10 bark, carpenter ants, woodpecker activity, horizontal crack @ 6' on east Shedding bark, carpenter ants, exposed roots, abnormal bark, broken 47 968 Douglas fir 34 34 13 Fair branches, sap, blisters, 1 13 13 13 13 wound @ 15' on north, woodpecker activity, elongated branches Cc -dominant leaders with 48 969 Beech 9,9 12.5 9 Fair included bark x2 @ root 1 9 9 9 9 crown, topped multi times @ 2', weak laterals, 2 pictures s • Creative Landscape Sol,,tions 12 650 & 876 Munroe Ave NE. Rentor 1 z 3 4 5 6 7 e 9 is CRZ/TPZ/LOD Proposed Action Radius In feet AtTag Species 19 DBFE 1 D5H Drip- line Health pefects/Gomments Inches Radius e R g79 # Inches feet y v E N W E 5 L '6 z Decay throughout, 49 970 Apple 16 16 11 12 Poor sapsucker, ants, poor 1 12 12 'I 12 12 pruning with decay i I 1 picture, co -dominant Italian 28, I leaders with included bark x5 50 975 plum? 32 42.5 11 Fair C 6', dead wood, typical of 1 11 11 11 11 species, vertical crack on east, twisted trunk 51 976 Cottonwood 21 21 11 OK $elf -corrected lean to west, 1 11 11 11 11 typical of species One side failed, co -dominant leaders with included bark x3 52 977 Cottonwood 21 21 14 Poor C root crown reduced to 2, 1 14 14 14 14 large lateral branch V 12' with decay Omamental Co -dominant leaders with 53 978 plum 7,4 8 12 OK included bark x2 0 2', 1 12 12 12 12 typical of species Multi failures, co -dominant 54 979 Beech 35 35 14 Poor leaders with included bark x6 1 14 14 14 14 @ 6' Co -dominant leaders with 55 980 Cottonwood 15 15 8 Poor included bark x2 reduced to 1 8 8 8 8 1, failing on north 56 981 Sigleaf 9 9 9 Ok Typical of species 1 9 9 9 9 maple 57 983 Maple 13 13 15 OK Tey to 25', "heavy", OK if ivy 1 15 15 15 15 removed 57 9 17 15 16 E Offsite Potentially Impacted trees: 1J Creative Landscape Solutions 13 850 & 870 Monroe Ave NE, Rentor 1 2 3 4 1 5 6 7 6 9 10 Proposed CRZfrPZ/LOD Action Radius feet # Tree Tag Species ID DBH inches DSI Drip -line Radius feet Health Defects/Comments n a 7 # inches N W E 5 x Co -dominant leaders with included bark x6 @ root crown reduced to 11, 2, scaffolds dead, 1 901 Dogwood 7' 6, 20.5 24 OK shedding bark, 1 I 24 24 24 24 9, 7, abnormal bark, decay, 9 carpenter ants, topped for power lines, moss and lichen, typical of species Western 2 902 red 10 10 14 Good Typical of species 1 14 14 14 14 cedar Douglas Previous top loss, tip 3 903 fir 13 13 14 OK dieback, typical of 1 14 14 14 14 species Western Co -dominant leaders 4 904 red 9,9 12.5 14 OK with included bark x2 1 14 14 14 14 cedar root crown, typical of species 5 905 Holly 8 8 6 OK Poor pruning with 1 6 6 6 6 decay, ical of species Co -dominant leaders 6 906 maple i0' 7 14.5 18 OK with included bark x3 @ 1 18 18 18 18 3', typical of species Douglas Vertical crack on east @ 7 907 fir 17 17 14 OK 22', moss and lichen, 1 14 14 14 14 dead wood, dead twigs 0 9 Creative Landscape Snlutinns 14 850 & 370 Monroe Ave NE. Renton 1 2 3 4 5 6 7 1 8 4 10 Proposed CRZf PZ/LOD Action Radius feet # Tree Tag SpeGes DBHAdj' DBH Drip -line Health Defects/Comments # ID Inches inches Radius feet y n o m } E N w E 5 7 G C Z Topped, decay in one Western leader, carpenter ants, 8 908 red 13 13 A OK woodpecker activity, co- 1 10 10 10 10 cedar dominant leaders with included bark x3 @ 18' Western Previous top loss, 9 909 red 12 12 9 Good typical of species 1 9 9 9 9 cedar Co -dominant leaders with included bark x2 @ Douglas 20' reduced to 1, low 10 910 fir 16 16 12 Fair live crown ratio, free 1 12 12 12 12 flowing sap, dead wood, dead twigs, horizontal crack @ 6' Broken branches, dead twigs, suppressed 11 911 Douglas 13 13 8 Fair canopy, low live crown 1 6 8 8 8 fir ratio - 20%, dead wood, previous top loss, wound @ Von north Typical of species, dead wood, co -dominant Douglas leaders with included 12 912 flr 17 17 10 OK bark x2 reduced to 1 @ 1 10 10 10 10 18', hanger, wound healed @ root crown on north Western Typical of species, 13 932 red 58 58 13 Good woodpecker activity, 1 13 13 13 13 cedar carpenter ants 0 0 CreaLive Lardscape Sclutior, 1s 850 & 870 Monroe Ave NE, Renton 1 2 3 4 5 6 7 8 9 10 Proposed cRzrmz/LGD Action Radius feet # Tree Tag Species ID DBH Inches Adj. D8H Drip -line Radius feet Health Defects/Comments a T a # inches A y $ E N W E 5 Asymmetric canopy to 14 933 Spruce 11 11 1' over OK south, dead wood, dead 1 1 1 1 1 fence twigs, lean to south, non -self -corrected lean Douglas Typical of species, 15 938 fir 38 38 16 Good wound @ 6'to Won 1 16 16 16 16 south Failing to west, typical 16 939 Filbert 13 13 12 Fair of species, OK in grove, 1 12 12 12 12 fence line @ 2' on east Cavity on west, co - 17 940 Beech 8' 9, 15.5 12 Poor dominant leaders with 1 12 12 12 12 to included bark x3 @ root crown 18 941 1 Slack locust 28 28 18 Good Typical of species 1 18 18 18 18 Poor pruning with Douglas decay, previous top 19 942 fir 10 10 7 OK loss, dead wood, broken 1 7 7 7 7 branches, typical of species 20 957 Madrona 18 18 6 Excellent Typical of species 1 6 6 6 6 (Within Existing ROW) Douglas Crack @ 9' on south, 21 964 fir 30 30 12 OK free flowing sap, typical 1 12 12 12 12 of species 22 971 Norway 14 14 14 OK Asymmetric canopy to 1 14 14 14 14 maple west typical of species Il Creative Landscape Solutions 16 650 & 870 Monroe Ave NE, Renton 1 2 3 4 5 6 7 8 9 10 Proposed CP2/TP2/LOD Action Radius feet # Tree Tag Species DOH Adj, DSH Drip -line Health DefecWCommentsa m . u # 1D Inches inches Radius feet 9 'o ? E N W E 5 a 2 Co -dominant leaders 23 472 Japanese 14, 20 7 Fair with included bark x2 i 1 7 7 7 7 maple 14 5', multi toppings @ 7' to 12' Norway Poor pruning with 24 973 maple 20 20 1s OK decay, cavity on east @ i i5 i5 1s is 12', typical of species Self -corrected lean to 25 974 Norway 24 24 16OK east, poor pruning with I 16 16 16 16 maple decay, dead wood, broken branches Co -dominant leaders 26 982 Bigleaf 12, 18.5 12 OK with included bark x2 @ 1 12 12 12 12 maple 14 4', ivy to 25', dead wood, broken branches Western Co -dominant leaders 27 984 red 28 28 12 OK with Included bark x2 @ 1 12 12 12 12 cedar 6', typical of species Western 18 Co -dominant leaders 28 985 red 12 21.5 12 OK with included bark x2 @ 1 12 12 12 12 cedar 2', typical of species western Co -dominant leaders 29 986 red 22 22 12 OK with included bark x2 @ 1 12 12 12 12 cedar T, pical of species Western Co -dominant leaders 30 [987 red i�' 20 12 OK with Included bark x3 @ 1 12 12 12 12 cedar I 1 1 6', typical of species C:reaI,IVe La I(j ; rip- ol,!tiors 17 37,0 &_ s, 0 vor:r,,.. r.v4 r'�I Fenton Site map (See also architect or civil plans): Discussion/Calculations/Conclusion: This two parcel site has two homes that appear to be circa 1940's and several sheds and out- buildings. A grove of older Douglas fir trees is growing on the northwest portion of the lots. The healthiest of these trees will be retained as a grove and is identified as "TRACT A" on the tree preservation plan. The southwestern part of the grove will be removed to allow for site access by a public street. Based on the relative youth of the pioneer species of trees (Red alders and Cottonwood's) that now inhabit the eastern side of the sites, it appears that this area was cleared of trees except for a small orchard of fruit trees; these trees are proposed to be removed for eventual building sites. Tree Calculations Total number of trees 57 Trees Total number of exempt trees ROW + Non-viable 32 Trees Total number of viable trees 25 Trees Total number of trees removed for construction 16 Trees Total number of retained trees 9 Trees Re uired 30% retention 25 X 30%= 7.5 1 Trees Currently, there on a total of 57 onsite trees. There are seventeen (17) non-viable trees and fifteen (15) exempt trees. Of the twenty five (25) viable trees remaining in the tree count, sixteen (16) are proposed to be removed for overall site improvements. Nine (9) trees are proposed for retention, located in two areas. The first is a grove located on the northwest portion of the sites and referred to as "TRACT A," and contains eight trees. Also located in this tract, though not healthy enough to be counted as retained is tree #959, a Douglas fir failing to the north. It is recommended that the tree be retained in the grove, though cut to habitat height. Tree number 978 will be retained on the east side of the property with a connecting canopy to offsite trees. 0 Cre:itivc: S�;Litiora 18 850 �, X 7 0 °,]or!oc Ave NE. Ler-tor: Renton municipal code requires a tree density for properties zoned as R-8 of 2 trees/5000 square feet. If the site doesn't contain that number of trees, they are required to be mitigated. The two lots are a total of 107,969 square feet; 107,969/5000 = 22 X 2 (the number of required retained trees) = 44. The site is required to contain a minimum total number of forty-four (44) trees. Proposed improvements retain nine (9) trees, therefore 44 —9= 35. Thirty-five (35) trees with a minimum caliper of two (2") trees need to be replanted; or the equivalent number of caliper inches can be replanted 32 trees X 2" = 64 equivalent inches. The species and location of the replacement trees are shown on the Landscape Plans. 0 C`eaiiv- Solt ons 19 'n0 K 877 1 iC: lri.rC Avu JE, Denlor� Tree Protection Fencing: Tree Protection fencing should be erected prior to any site grading First, protect roots that lie in the path of construction. Approximately 90 to 95 percent of a tree's root system is in the top three feet of soil, and more than half is in the top one foot. Construction activities should be avoided in this area. Protect as much of the area beyond the tree's dripline as possible. Some healthy trees survive after losing half of their roots. However, other species are extremely sensitive to root damage even outside the dripline. Do not disturb the Critical Root Zone (CRZ). The CRZ is defined by its "critical root radius." It is more accurate than the dripline for determining the CRZ of trees growing in forests or that have narrow growth habits. To calculate critical root radius, measure the tree's diameter (DBH) in inches, 4.5 feet above the ground. For each inch, allow for 1 to 1.5 feet of critical root radius. If a tree's DBH is ten inches, its critical root radius is 10 to 15 feet. In addition to the CRZ, it is important to determine the Limits of Disturbance (LOD) for preserved trees. Generally this is approximates the CRZ however in previously excavated areas around the dripline the LOD may be smaller, or in the case of a tree situated on a slope the LOD may be larger. The determination of LOD is also subject to the particular tree species. Some tree species do better than others after root disturbance. Tree protection is advised throughout the duration of any construction activities whenever the critical root zone or leaf canopy many be encroached upon by such activities. The Critical Root Zone (CRZ) or LOD should be protected with fencing adequate to hinder access to people vehicles and equipment. Fencing detail is provided. It should consist of continuous 4 ft. high temporary chain-link fencing with posts sec at 14' on center or polyethylene laminar safety fencing or similar. The fencing must Contain fencing signage detailing that the tree protection area cannot be trespassed on. Soil compaction is one of the most common killers of urban trees. Stockpiled materials, heavy machinery and excessive foot traffic damage soil structure and reduce soil pore space. The effected tree roots suffocate. When construction takes place close to the protected CRZ, cover the site with 4 inches of bark to reduce soil compaction Tree Protection fencing must be erected prior to soil excavation, boring, grading or fill operations. It is erected at the LOD. If it is necessary to run utilities within the LOD, the utilities should be combined into one cut, as practical. Trenching is not allowed in the LOD. In these areas boring or tunneling techniques should be used. In the event that roots greater than 1" diameter near the LOD are damaged or tom, it is necessary to hand trim them to a clean cut. Any roots that are exposed during construction should be covered with soil as soon as possible. During drought conditions, trees must be adequately watered. Site should be visited regularly by a qualified ISA Certified Arborist to ensure the health of the trees. Tree protection fencing is the last item to be removed from the site after construction is completed. After construction has been completed, evaluate the remaining trees. Look for signs and symptoms of damage or stress. It may take several years for severe problems to appear. In the event that fencing around portions of the CRZ of a tree to be retained are not practical to erect due to construction or obstacles, tree protection fencing should be placed three feet laterally from the obstruction (ex. three feet back of a curb, building, or other existing or planned permanent infrastructure. Tree trunk protection is required where CRZ fencing is not practical. Tree trunks should be wrapped in pine 2X4`s and accessible critical structural root zones covered with wooden pallets. Ci(-cA'1vc LDnc;sr,,jpc SoIL11ons 20 85, & 870 N:onroc Av(2 NE, RcrAui Glossary: ANSI A300: American National Standards Institute (ANSI) standards for tree care Chlorotic: discoloration caused by lack of chlorophyll in the foliage Conifer: A tree that bears cones and has evergreen needles or scales Crown: the above ground portion of the tree comprised of branches and their foliage Crown raise pruning: a pruning technique where the lower branches are removed, thus raising the overall height of the crown from the ground DBH or DSH: diameter at breast or standard height; the diameter of the trunk measured 54 inches (4.5 feet) above grade Deciduous: tree or other plant that loses its leaves annually and remains leafless generally during the cold season Epicormic: arising from latent or adventitious buds Evergreen: tree or plant that keeps its needles or leaves year round; this means for more than one growing season Increment: the amount of new wood fiber added to a tree in a given period, normally one year. ISA: International Society of Arboriculture Landscape function: the environmental, aesthetic, or architectural functions that a plant can have Lateral: secondary or subordinate branch Limits of disturbance: The boundary of minimum protection around a tree, the area that cannot be encroached upon without possible permanent damage to the tree. It is a distance determined by a qualified professional and is based on the age of the tree, its health, the tree species tolerance to disruption and the type of disturbance. It also considers soil and environmental condition and previous impacts. It is unique to each tree in its location. Limited visual assessment: a visual assessment from a specified perspective such as foot, vehicle, or aerial (airborne) patrol of an individual tree or a population of trees near specified targets to identify specified conditions or obvious defects (ISA 2013) Live crown ratio: the percentage of living tissue in the canopy versus the tree's height. It is a good indicator of overall tree health and the trees growing conditions. Trees with less than a 30% Crown ratio often lack the necessary quantity of photosynthetic material necessary to sustain the roots; consequently, the tree may exhibit low vigor and poor health. Monitoring: keeping a close watch; performing regular checks or inspections Owner/manager: the person or entity responsible for tree management or the controlling authority that regulates tree management 0 0 ( reati.e Landccorr' `.�r,l!itin 7` 21 Pathogen: causal agent of disease Phototropic growth: growth toward light source or stimulant ROW: Right-of-way; generally referring to a tree that is located offsite on a city easement Reaction wood: Specialized secondary xylem which develops in response to a lean or similar mechanical stress, it serves to help restore the stem to a vertical position Self -corrected lean: a tree whose trunk is at an angle to the grade but whose trunk and canopy changes to become upright/vertical Significant tree: a tree measuring a specific diameter determined by the municipality the tree grows in. Some municipalities deem that only healthy trees can be significant, other municipalities consider both healthy and unhealthy trees of a determined diameter to be significant Snag: a tree left partially standing for the primary purpose of providing habitat for wildlife Soil structure: the size of particles and their arrangement; considers the soil, water, and air space Sounding: process of striking a tree with a mallet or other appropriate tool and listening for tones that indicate dead bark, a thin layer of wood outside a cavity, or cracks in wood Structural defects: flaws, decay, or other faults in the trunk, branches, or root collar of a tree, which may lead to failure; may be genetic, or environmental Tree credit: A number assigned to a tree by a municipality that may be equal to the diameter of the tree or a numerical count of the tree, or related to diameter by a factor conveyed in a table of the municipal code Trunk area: the cross-sectional area of the trunk based upon measurement at 54 inches (4.5 ft.) above grade Visual Tree Assessment (VTA): method of evaluating structural defects and stability in trees by noting the pattern of growth. Developed by Claus Mattheck (Harris, et al 1999) detailed visual inspection of a tree and surrounding site that may include the use of simple tools. It requires that a tree risk assessor walk completely around the tree trunk looking at the site, aboveground roots, trunk, and branches (ISA 2013) 0 References 0 Crrativc L�:ndscr,pe SNUZion� 22 �s`.;., t� iIr} I�'r�r..r�� F,t,r=• f':F, Renton Dirr, Michael A. Manual of Woody Landscape Plants, Their Identification, Ornamental Characteristics, Culture, Propagation, and Uses. Champaign: Stipes Publishing Company, 1990. Dunster & Associates Environmental Consultants Ltd. Assessing Trees in Urban Areas and the Urban -Rural Interface. US Release 1.0. Silverton: Pacific Northwest Chapter ISA, 2006. Dunster, J. A. 2003. Preliminary $pecies Profiles for Tree Failure Assessment. Bowen Island: Dunster & Associates Environmental Consultants Ltd. Dunster, Julian A., E. Thomas Smiley, Nelda Matheny and Sharon Lilly. Tree Risk Assessment Manual. Champaign, Illinois: International Society of Arboriculture 2013. Harris, Richard W, James Clark, and Nelda Matheny. Arboriculture. Integrated Management of Landscape Trees, Shrubs, and Vines. 4th ed. Upper Saddle River: Prentice Hall, 2004. Lilly, Sharon. Arborists' Certification Study Guide. Champaign, IL: The International Society of Arboriculture, 2001. Matheny, Nelda and Clark, James R. A Photographic Guide to the Evaluation of Hazard Trees in Urban Areas. Second Edition. Champaign, IL: The International Society of Arboriculture, 1994. Matheny, Nelda and Clark, James R. Trees and Development: A Technical Guide to Preservation of Trees During Land Development. Champaign, IL: The International Society of Arboriculture, 1998. Mattheck, Claus and Breloer, Helge. The Body Language of Trees: A Handbook for Failure Analysis. London: HMSO, 1994 Schwarze, Francis W.M.R. Diagnosis and Prognosis of the Development of Wood Decay in Urban Trees, Australia: ENSPEC Pty Ltd. 2008 Sinclair, Wayne A., Lyon, Howard H., and Johnson, Warren T. Diseases of Trees and Shrubs. Ithaca, New York: Cornell University Press, 1987. Smiley, E. Thomas, Nelda Matheny, and Sharon Lilly, Tree Risk Assessment Best Management Practices, ANSI A300 Part 9: Tree, Shrub, and Other Woody Plant Management—Standard Practices (Tree Risk Assessment: Tree Structure Assessment), The International Society of Arboriculture Press. Champaign. IL. 2011. Thies, Walter G. and Sturrock, Rona N. Laminated root rot in Western North American. United States Department of Agriculture. Pacific Northwest. Resource Bulletin PNW- GTR-349. April 1995. 0 a Assumptions and Limiting Conditions Cr� itivt. I ;�ndscgl;-e �;;)lutwns 23 ,t) z�87") Niorru _ f,.. Nd , k��n n 1. Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownerships to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised or evaluated as thou free and clear, under responsible ownership and competent management. 2. It is assumed that any property is not in violation of any applicable codes, ordinances, statutes or other governmental regulations. 3. Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can neither guarantee nor be responsible for the accuracy of information provided by others. 4. The consultant/appraiser shall not be required to give testimony or to attend court by reason of the report unless subsequent contractual arrangements are made including payment of an additional fee for such services as described in the fee schedule and contract of engagement. 5. Loss or alteration of any part of this report invalidates the entire report. 6. Possession of this report or a copy thereof does not imply right of publication or use for any purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser. 7. Neither all nor any part of the contents of the report, nor copy thereof, shall be conveyed by anyone, including the client to the public through advertising, public relations, news, sales or other media, without the prior expressed written or verbal consent of the consultant/appraiser - particularly as to value conclusions, identity of the consultantlappraiser, or any reference to any professional society or instate or to any initialed designation conferred upon the consultant/appraiser as stated in her qualification. 8. The report and any values expressed herein represent the opinion of the consultant/appraiser, and the consultant's/appraiser's fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of subsequent event, nor upon any finding to be reported. 9. Sketches, diagrams, graphs and photographs in this report, being intended as visual aid, are not necessarily to scale and should not be construed as engineering or architectural reports or survey. 10. Unless expressed otherwise: 1) information contained in this report covers only those items that were examined and reflects the condition of those items at the time of inspection; and 2: the inspection is limited to visual examination of accessible items without dissection, excavation, probing or coring. There is not warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future. 0 0 Re -Align Environmental ,April 21, 2016 Mr. Jamie Waltier Harbour Homes, LLC 400 N 34th Street, Suite 300 Seattle, WA 98103 Re: Wetland Evaluation — Monroe Avenue Assemblage, Renton, WA Dear Jamie: This correspondence follows your request that I conduct a preliminary wetland reconnaissance on the parcels of land (Parcel Nos. 0923059116 and 0923059117), located at 850 Monroe Ave NE in Renton, Washington The property under investigation includes two residential parcels. (See Attached Location and Site Maps). Data Callection Prior to visiting the site, online information was obtained using the Ding County iMap system, the US Fish and Wildlife Service online National Wetlands Inventory (NWI), and the Natural Resource Conservation Service (NRCS) online soil mapping utility. As shown in the Attached illlap photos, no mapped streams or wetlands are shown on the site. Similarly, these maps show no streams or wetlands within 500 feet of the site, indicating that no buffers from off-site critical areas would affect this parcel. The attached NWI map also depicts no streams or wetlands on, or near the site. Also attached is the NRCS soil report for the site. As described in the soil report, the parcels appear to be underlain by Arents, Aldetwood material, 6 to 15 percent slopes. This moderately well drained soil is commonly found on till plains such as the Renton Highlands in which the site lies. This soil exhibits a crater table depth of 16 -- 30 inches below the soil surface. This map unit is not typically known to include hydric inclusions, w=hich indicates that wetlands are not typically present within the map unit. Fieldwork Fieldwork was conducted on March 2, 2016 using the three -parameter approach identified in the IVashhigton State 1Vetlands Identification and Delineation Manual (Washington Manual) (WDOE 1997) and the Regional Sapplerreent to the Corps of 'I'nSineers Vetland Delineation Manual: IFestern Mountains, I'alleys and Coast Region (Regional Supplement) (USA CF, 2010), which arc consistent with the _Army Corps of Engineers IVetlands Delineation Manual (ACOP. Manual) (Ftivironmental Laboratory 1987) and other pertinent federal and local guidance (33 CFR 3283 [a][1-5]). During a review of the parcel boundary, I walked the perimeter of the property and found no visible indication of drainage onto, or leaving the site. I observed that the site contains one small, very slight, depressional area within a driveway that is approximately 30 feet wide and 30 feet long. The depression does not drain off of the site and it appears to exist due to compaction from vehicle Bill Granger 14056180th Ave SF. Renton, WA 90859 (206) 790-6132 Bill@re-olignenucom 0 traffic over die driveway. One soil pit was excavated in the depression, showing a silty gravelly loam material with a Munsell color of 10YR 4/3 in the upper 0 — 8 inches and 10YR 4/4 in the lover 8 — 16 inches. No groundwater was encountered in the soil pit and the soil does not exhibit any indicators of wetland hydrology. Vegetation across the site has been heavily disturbed by residential activity. The eastern — 1 /3 of the site is heavily infested with Himalayan blackberry, as shown on the attached photos. In addition the southeast portion of the site appears to have been the site of a building or carport, as evidenced by an old concrete pad and numerous salvaged automobile parts. Based upon this preliminary assessment, this site does not appear to contain any streams or wetlands_ The site also does not appear to be included writhin any Critical Area Buffer. Sincerely, Re -Align Environmental -2�>W -.0' Bill Granger - Owner Attachments Bill Granger 14056180rhAve 5E Renton, WA 90859 2 (206) 790.6132 Bill@re-olignenv.com •yam_ 4 " rt yy r% lY L � � iA om JL • *mac - -� � :.' ,a - ;,,� _'" �. A 4.; 11• - _ - r '3 9 i € , i m IAt �i�:• 3 Meir - rte'' lop d: F F 116 4 do -� IAC 70. 141. 7 - - ., a..+� n � 'Fid �' _ __ ., � 't '�► � - , R j i •s . xF_ � m N to � G? N Ln T6 ti E 0 Q w 1L a f1 CC i6 as � YY Ql � � d7 C] QD AF a` w�W ,�cu a� a 11 II11 0 1 42 0 A� cu USDA United States Department of Agriculture N RCS Natural Resources Conservation Service A product of the National Cooperative Soil Survey, a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local participants Custom Soil Resource Report for King County Area, Washington Renton Monroe Ave. Assemblage April 21, 2016 Preface Soil surveys contain information that affects land use planning in survey areas. They highlight soil limitations that affect various land uses and provide information about the properties of the soils in the survey areas. Soil surveys are designed for many different users, including farmers, ranchers, foresters, agronomists, urban planners, community officials, engineers, developers, builders, and home buyers. Also, conservationists, teachers, students, and specialists in recreation, waste disposal, and pollution control can use the surveys to help them understand, protect, orenhance the environment. Various land use regulations of Federal, State, and local governments may impose special restrictions on land use or land treatment. Soil surveys identify soil properties that are used in making various land use or land treatment decisions. The information is intended to help the land users identify and reduce the effects of soil limitations on various land uses. The landowner or user is responsible for identifying and complying with existing laws and regulations. Although soil survey information can be used for general farm, local, and wider area planning, onsite investigation is needed to supplement this information in some cases. Examples include soil quality assessments (htfp://www.nres.usda.gov/wps/portal/ nres/main/soils/health!) and certain conservation and engineering applications. For more detailed information, contact your local USDA Service Center (http:// offices.sc.egov.usda.gov/locator/app?agency=nres) or your NRCS State Soil Scientist (http://www.nres.usda.gov/ups/portal/nres/detail/soils/contactus/? cid=nres142p2_053951). Great differences in soil properties can occur within short distances. Some soils are seasonally wet or subject to flooding. Some are too unstable to be used as a foundation for buildings or roads. Clayey or wet soils are poorly suited to use as septic tank absorption fields. A high water table makes a soil poorly suited to basements or underground installations. The National Cooperative Soil Survey is a joint effort of the United States Department of Agriculture and other Federal agencies, State agencies including the Agricultural Experiment Stations, and local agencies. The Natural Resources Conservation Service (NRCS) has leadership for the Federal part of the National Cooperative Soil Survey. Information about soils is updated periodically. Updated information is available through the NRCS Web Soil Survey, the site for official soil survey information. The U.S. Department of Agriculture (USDA) prohibits discrimination in all its programs and activities on the basis of race, color, national origin, age, disability, and where applicable, sex, marital status, familial status, parental status, religion, sexual orientation, genetic information, political beliefs, reprisal, or because all or a part of an individual's income is derived from any public assistance program. (Not all prohibited bases apply to all programs.) Persons with disabilities who require alternative means 0 9 for communication of program information (Braille, large print, audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice and TDD). To file a complaint of discrimination, write to USDA, Director, Office of Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C_ 20250-9410 or call (800) 795-3272 (voice) or (202) 720-8382 (TDD). USDA is an equal opportunity provider and employer. 3 0 Contents Preface................................................................. . ..................................................2 SoilMap..................................................................................................................5 SoilMap. ............................................................................................................... 6 Legend..................................................................................................................7 MapUnit Legend..................................................................................................8 MapUnit Descriptions..........................................................................................8 King County Area, Washington.......................................................................10 AmC—Arents, Alderwood material, 6 to 15 percent slopes ........................ 10 References........................................................... ........................... ......................11 4 0 Sail Map LJ The soil map section includes the soil map for the defined area of interest, a list of soil map units on the map and extent of each reap unit, and cartographic symbols displayed on the map. Also presented are various metadata about data used to produce the map, and a description of each soil map unit. 5 ff,lW,f4FAIP441 0 Q 43 f.) :3 Q O f0 N w � O O U) 0 E O U M.JX AT oZZT 2 0080925 06L09ZS 0 MOWS OZZ0 N 09109N DSLd9ZS 04L09Z5 0CL09Z5 0aUJE 01[0925 WL092S 0 a- a) x N u a U) (D `0n VJ E O 0 0 r- C5 tm v `o as m o w o o a N N N y ` N U m c6 0 'C7 dl L $ " N Q7 O U_ m Gi "10 r C O [Gy. 0 0 l6 R 16U 'O 0 V y O C N U m O y N G7 a co E '� 'C U N �_ N U CL OS O p} 7 G 3 m� N C O If1 d — O 0 Z m Eai C U 0- CL m� � O �LL7 @cM m� Na a0 U cm c4 E � c �a O a>�va nen F, v+ E rn ja 2 � N �a o w� a Z m N A_- E 'n o m Q 3 a �E o urE a c Uyw am o y a• Or ¢ v L 3� p m m n W m E o Om n n L t/J ami n o m @ c 4f U� c m oE ¢ Q OOA N m U m m 13 - Sm LN OO � CL C E E 43 O 0 0- CD a � 0� 2 0 Vca .En a 2O m -0 a[G)u E aa j� OUO a N L0 a IT u E � ay m a m- U'¢ c c 41 Y� a � y m c O O ry O [9 S E L Z a O IL .U .@„ m N Q1 m N .N O 67 0 y g •G a b y. .. d L C �y d� m a» m as m E o:5 a -0 3� G ._-• 0 �o 0 ul W cA a>�, coi ?E v) s — m E mac N O and m om N� N 3 O Uf c .gym• i`c c°3 N m m S a o a -W N V 407 7 N E _ m y W n 07 t0 � m c .0 m 'p Lu E Q 4r N 4) a E O m b ( U m 0 4) � m n n o Q v L 0) F- O U) Cl) O U) `o m p ❑ c� L p F- o n N N m a ti Aco c L) N r n m N d =O O J y d} O O CLL aC A o y N 'l.1 d L Q m N C N rm Cn '(G 0 al vs in 7 A cn ; cn o a s � r 0 3 Z LL a Ar M 0 m W J IL Qo Qm c 0 as o a o c o N a a n Q m > > a a u (q m m m a : o o d �- a o — 3 m O c p R W m C n a o n n W i m 6 a O in Q R 2 LL 3 � O b T N 7 LL S v m 0 W U C Y G -0 d y m O d Q 'Q 'Q .O 5 Ul U] UJ 'p _2 �5 CO m m O N U U CJ N m N m 0 J J c '" y O CL Of s m LO U) d c N U) O U) UJ r. Sd c m W Q y r- 0 Custom Soil Resource Report* Map Unit Legend King County Area, Washington (WA633) Map Unit Symbol Map Unit Name Acres in AOI Percent of AOt AmC Arents, Alderwood material, 6 to 15 percent slopes 2.6 100.0% Totals for Area of Interest 2.6 100.0% Map Unit Descriptions The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit. A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits forthe properties of the soils. On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils. Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that itwas impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape. The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, onsite investigation is needed to define and locate the soils and miscellaneous areas. I:l Custom Soil Resource Report* An identifying symbol precedes the map unit name in the map unit descriptions. Each description includes general facts about the unit and gives important soil properties and qualities. Soils that have profiles that are almost alike make up a soil series. Except for differences in texture of the surface layer, all the soils of a series have major horizons that are similar in composition, thickness, and arrangement. Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to Z percent slopes, is a phase of the Alpha series. Some map units are made up of two or more major soils or miscellaneous areas. These map units are complexes, associations, or undifferentiated groups. A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps. The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha -Beta complex, 0 to 6 percent slopes, is an example. An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha - Beta association, 0 to 2 percent slopes, is an example. An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform. An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example. Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation_ Rock outcrop is an example. 0 Custom Soil Resource Report* King County Area, Washington AmC---Arents, Alderwood material, S to 15 percent slopes Map Unit Setting National map unit symbol. 1 hmsq Mean annual precipitation: 35 to 60 inches Mean annual air temperature: 50 degrees F Frost -free period: 150 to 200 days Farmland classification: Not prime farmland Map Unit Composition Arents, alderwood material, and similar soils: 100 percent Estimates are based on observations, descriptions, and transects of the mapunit. Description of Arents, Alderwood Material Setting Landform: Till plains Parent material: Basal till Typical profile HI - 0 to 26 inches: gravelly sandy loam H2 - 26 to 60 inches: very gravelly sandy loam Properties and qualities Slope: 6 to 15 percent Depth to restrictive feature: 20 to 40 inches to densic material Natural drainage class: Moderately well drained Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately low (0.00 to 0.06 in/hr) Depth to water table: About 16 to 36 inches Frequency of flooding: None Frequency of ponding: None Available water storage in profile: Very low (about 2.3 inches) Interpretive groups Land capability classification (irrigated): None specified Land capability classification (nonirrigated): 4s Hydrologic Soil Group: BID 10 0 0 References American Association of State Highway and Transportation Officials (AASHTO). 2004. Standard specifications for transportation materials and methods of sampling and testing. 24th edition. American Society for Testing and Materials (ASTM)_ 2005. Standard classification of soils for engineering purposes. ASTM Standard D2487-00. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of wetlands and deep -water habitats of the United States. U.S. Fish and Wildlife Service FWSIOBS-79131. Federal Register. July 13, 1994. Changes in hydric soils of the United States. Federal Register. September 18, 2002. Hydric soils of the United States. Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils in the United States. National Research Council. 1995. Wetlands: Characteristics and boundaries. Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S_ Department of Agriculture Handbook 18. http://www.nres.usda.govtwps/portal/nres/ detail/national/soils/?cid=nresl42p2_054262 Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service, U.S_ Department of Agriculture Handbook 436. http:ltwww.nres.usda.gov/wps/portal/ nres/detail/national/soils/?cid=nresl42p2_053577 Soil Survey Staff. 2010. Keys to soil taxonomy. 11 th edition. U.S. Department of Agriculture, Natural Resources Conservation Service. http://www.nres.usda.gov/wps/ portallnres/detail/nationallsoils/?cid=nresl42p2_053580 Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and Delaware Department of Natural Resources and Environmental Control, Wetlands Section_ United States Army Corps of Engineers, Environmental Laboratory_ 1987. Corps of Engineers wetlands delineation manual. Waterways Experiment Station Technical Report Y-87-1, United States Department of Agriculture, Natural Resources Conservation Service. National forestry manual. http://www.nres.usda.govtwps/portal/nres/detail/soils/ home/?cid=nresl 42p2_053374 United States Department of Agriculture, Natural Resources Conservation Service. National range and pasture handbook. http://www.nres.usda.gov/wps/portal/nres/ detaillnational/landuselrangepasturel?cid=stelprdb1043084 11 0 Custom Soil Resource Report* United States Department of Agriculture, Natural Resources Conservation Service. National soil survey handbook, title 430 -VI. http://www.nres.usda.gov/wps/portal/ nres/deta il/soils/scientists/?cid=nres142p2_054242 United States Department of Agriculture, Natural Resources Conservation Service. 2006. Land resource regions and major land resource areas of the United States, the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook 296. http:Uwww.nres.usda.gov/wps/portal/nres/detail/national/soils/? cid=nres 142 p2_053624 United States Department of Agriculture, Soil Conservation Service. 1961. Land capability classification. U.S. Department of Agriculture Handbook 210. http:// www.nres.usda.gov/Internet/FSE_DOCUMENTS/nresl42p2_052290_pdf 12 . GEOTECHNICAL ENGINEERING STUC STINDE 13 LOT RESIDENTIAL PLAT 850 & 870 MONROE AVENUE NORTHEAST RENTON, WASHINGTON i ES -4427 -, "l . IS (l5 = k44 Earth Geotechnical Engineering Geology Environmental Scientists Construction Monitoring . GEOTECHNICAL ENGINEERING STUC STINDE 13 LOT RESIDENTIAL PLAT 850 & 870 MONROE AVENUE NORTHEAST RENTON, WASHINGTON i ES -4427 -, "l . IS (l5 = k44 PREPARED FOR Harbour Homes, LLC April 27, 2016 Brett J. Priebe, E.I.T. Staff Engineer Stephen H. Aril Staff fieolgg1st ly-11o'. GEOTECHNICAL ENGINEERING STUDY STINDE 13 LOT RESIDENTIAL PLAT 850 & 870 MONROE AVENUE NORTHEAST RENTON, WASHINGTON ES -4427 Earth Solutions NW, LLC 1805 —136th Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 426-449-4711 Toll Free: 866-336-8710 9 0 Geotechnical Engineering Report ,, Geotechnical Services Are Performed for Specific Purposes, Persons, and Projects Geotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solely for the client No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one — not even you —should apply the report for any purpose or project except the one originally contemplated. Read the Fofl Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotechnical Engineering Report Is Based on A Unique Set of Project -Specific Factors Geotechnical engineers consider a number of unique, project -specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure invoived, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, • not prepared for your project, • not prepared for the specific site explored, or • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as when it's changed from a parking garage to an office building, or from a light industrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed structure, • composition of the design team, or • project ownership. As a general rule, always inform your geotechnical engineer of project changes—even minor ones --and request an assessment of their impact. Geotechnical engineers cannot accept responsibility or liability for problems that occur because their reports do not consider developments of which they were not informed Subsurface Conditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was performed. Do not rely on a geotechnical engineer- ing report whose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluclua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major probiems. Most Geotechnical Findings Are Professional Opinions Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their processional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ—sometimes significantly --- from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. A Report's Recommendations Are Nat Final Do not overrely an the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual subsurface conditions revealed during construction. The geotechnical engineer who developed your report cannot assume responsibility or liability for the report's recommendations if that engineer does not perform construction observation. A Geotechnical Engineering Report Is Subject to Misinterpretation Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing construction observation. Be Not Redraw the Engtineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn for inclusion in architectural or other design drawings_ Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report, butpreface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of information they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient time to perform additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read Responsibility Provisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disappointments, claims, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations" many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenviponmental Concerns Are Not Covered The equipment, techniques, and personnel used to perform a geoenviron- mental study differ significantly from those used to perform a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your awn geoen- vironmental information, ask your geotechnical consultant far risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Professional Assistance To Deal with Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surfaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in -this report, the geotechnica[ engineer in charge of this project is not a mold prevention consultant; none of the services per- formed in connection with the geotechnical engineer's study were designed or conducted for the purpose of mold preven- tion. Proper implementation of the recommendations conveyed in this report will not of itself be sufficient to prevent mold from growing in or on the structure involved. Relyy. on Your ASFE-Member Geotechncial EnSineer for Additional Assistance Membership in ASFEfThe Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Confer with you ASFE-member geotechnical engineer for more information. ASFE Ths last Paoli[@ as Earth 8811 Colesville Road/Suite G106, Silver Sgring, MD 20910 Telephone: 3011565-2733 Facsimile: 3011589-2017 e-mail: info@asfe,org www.askorg Copyright 2004 by ASFE, 0c Duplication, reproduction, or copying of this document, in whole or in part by any means whatsoever, is strictly prohibited, except with ASFE's specific written permission. Excerpting, quoting, or otherwise extracting wording from this document is permitted only with the express written permission of ASFE, and only for purposes of scholarly research or book review. Only members of ASFE may use this document as a complement to or as an element of a geotechnical engineering report. Any other firm, individual, or other entity that so uses this document without being an ASFE member could be committing negfigent or intentional (fraudulent) misrepresentation. I1GER06G4EGV CEJ April 27, 2016 ES -4427 Harbour Homes, LLC 400 North 34" Street, Suite 300 Seattle, Washington 98103 Attention; Mr. Chris Burrus Dear Mr. Burrus: Earth it Solutions N W «C _ r Earth Solutions NW Lac • Geotechnical Engineering • Construction Monitoring • Environmental Sciences Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Stinde 13 Lot Residential Plat, 850 & 870 Monroe Avenue Northeast, Renton, Washington". Based on the results of our investigation, the proposed residential development is feasible from a geotechnical standpoint. our study indicates the site is underlain primarily by Vashon glacial till with areas of Vashon recessional outwash deposits. During our subsurface exploration completed on March 18, 2016, light to moderate perched groundwater seepage was observed in four of the seven test pit locations at various depths from one and one-half to five feet below existing grades. In our opinion, perched groundwater seepage should be anticipated during construction. In our opinion, the proposed residential structures may be constructed on conventional continuous and spread footing foundations bearing upon competent native soil, recompacted native soil, or new structural fill. In general, competent native soil suitable for support of foundations will likely be encountered within the upper one to three and one-half feet of existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of soils to the specifications of structural fill, or overexcavation and replacement with a suitable structural fill material, will be necessary. Construction of the proposed vault within the southwestern portion of the site is feasible from a geotechnical standpoint. We anticipate competent, dense to very dense, undisturbed Vashon till will be encountered within excavations at depth for the vault foundation subgrade elevation. With respect to infiltration, it is our opinion native soils will not accommodate large-scale or full infiltration facility design. Recommendations for foundation design, site preparation, drainage, and other pertinent development aspects are provided in this study. We appreciate the opportunity to be of service to you on this project. If you have questions regarding the content of this geotechnical engineering study, please call. Sincerely, EARTH SOLUTIONS NW, LLC Brett J. Priebe, E.I.T. Staff Engineer 1805 - 136th Place N.E,, Suite 201 0 Bellevue, WA 98005 1 (425) 449-4704 • FAX (425) 449-4711 0 0 Table of Contents ES -4427 PAGE INTRODUCTION................................................................................. General..................................................................................... Project Description................................................................ SITE CONDITIONS ...... ............................................................ I........... 2 Surface..................................................................................... 2 Subsurface.................................,............................................. 2 Topsoil and Fill............................................................. 2 NativeSoil..................................................................... 3 Geologic Setting........................................................... 3 Groundwater............................................................................ 3 CriticalAreas.......................................................................... 4 DISCUSSION AND RECOMMENDATIONS.................................I...... 4 General.................................................................................... 4 Site Preparation and Earthwork ............................................. 4 Temporary Erosion Control ......................................... 4 Stripping........................................................................ 5 In-situ and Imported Soils ............................................ 5 Subgrade Preparation ................................................. 5 StructuralFill................................................................ 6 Foundations............................................................................. 6 Utility Support and Trench Backfill ........................................ 7 SeismicDesign ........................................................................ 7 Slab -on -Grade Floors............................................................. 7 Retaining. Walls ........................................................................ 8 Dra. inauee................................................................................... 9 Infiltration Feasibility.................................................... 9 Preliminary Detention Vault Design ............................ 9 Excavations and Slopes............. ............................................ 10 Preliminary Pavement Sections ............................................. 11 LIMITATIONS............................................................I........................ 12 Additional Services................................................................. 12 Earth Solutions NW, LLC Table of Contents Cont'd ES -4427 GRAPHICS Plate 1 Vicinity Map Plate 2 Test Pit Location Plan Plate 3 Retaining Wall Drainage Detail Plate 4 Footing Drain Detail APPENDICES Appendix A Subsurface Exploration Test Pit Logs Appendix B Laboratory Test Results Earth Solutions NW, LLC 0 GEOTECHNICAL ENGINEERING STUDY STINDE 13 LOT RESIDENTIAL PLAT 850 & 870 MONROE AVENUE NORTHEAST RENTON, WASHINGTON ES -4427 INTRODUCTION General This geotechnical engineering study (study) was prepared for the proposed residential plat to be constructed at 850 & 870 Monroe Avenue Northeast in Renton, Washington. The purpose of this study was to provide geotechnical recommendations for the currently proposed development plans. Our scope of services for completing this study included the following: • Observation of test pits for purposes of characterizing site soils; • Laboratory analysis of representative soil samples collected at the test pit locations; • Conducting engineering analyses, and • Preparation of this report. The following documents and maps were reviewed as part of our study preparation: Online Web Soil Survey (WSS) resource, maintained by the Natural Resources Conservation Service under the United States Department of Agriculture; • Liquefaction Susceptibility for King County (Map 11-5), incorporating data from the Washington State Department of Natural Resources, dated May 2010, and; • Geologic Map of King County, by Derek B. Booth, Kathy G. Troost, and Aaron P. Wisher, March 2007. • Sensitive Areas maps for the City of Renton. Proiect Description We understand the site will be redeveloped with a residential plat comprised of 13 single-family lots, utility upgrades, and related infrastructure improvements. A stormwater detention tract will be located in the southwest corner of the site. Two single-family residences and several outbuildings currently occupy the subject site and will be removed in preparation for the proposed redevelopment. Earth Solutions NW, LLC Harbour Homes, LLC April 27, 2016 ES -4427 Page 2 At the time of this report production, specific grading and building load plans were not available for review; however, based on our experience with similar developments, the proposed residential structures will likely be on the order of two to three stories in height and constructed using relatively lightly loaded wood framing supported on conventional foundations. Perimeter footing loads will likely be on the order of 1 to 2 kips per lineal foot (klf). Slab -on -grade loading is anticipated to be approximately 150 pounds per square foot (psf). If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review final designs to confirm that our geotechnical recommendations have been incorporated into the plans. SITE CONDITIONS Surface The subject site is located approximately 115 feet south of the intersection between Monroe Avenue Northeast and Northeast 91h Street, on the east side of Monroe Avenue Northeast, in Renton, Washington. The subject site is comprised of two adjoining tax parcels (King County Parcel Nos. 092305-9116 and -9117) totaling approximately 2.46 acres. The site is bordered to the north, east, and south by single-family residential homes and associated open space and to the west by Monroe Avenue Northeast. Two single-family residences and several outbuildings currently occupy the subject site and will be removed in accordance with project redevelopment plans. A tree retention area is located in the northwest corner of the site. The site topography is relatively flat. Existing vegetation consists primarily of grass with moderately dense tree cover and overgrown blackberry bushes to the east of the existing residences. Subsurface An ESNW representative observed, logged, and sampled seven test pits, excavated at accessible locations within the property boundaries, on March 18, 2016 using a client -provided mini trackhoe and operator. The test pits were completed for purposes of assessment and classification of site soils as well as characterization of groundwater conditions within areas proposed for new development. The approximate locations of the test pits are depicted on Plate 2 (Test Pit Location Plan). Please refer to the test pit logs provided in Appendix A for a more detailed description of subsurface conditions. Selected soil samples collected at the test pit locations were classified in accordance with both Unified Soil Classification System (USCS) and United States Department of Agriculture (USDA) methods. Topsoil and Fill Topsoil was encountered generally within the upper 4 to 24 inches of existing grades at the test pit locations. The topsoil was characterized by dark brown color, the presence of fine organic material, and small root intrusions. Based on our field observations, we estimate topsoil will be encountered with an average thickness of 12 inches across the site. Earth Solutions NW, LLC Harbour Homes, LLC ES -4427 April 27, 2016 Page 3 Fill was encountered at one test pit location (TP -3) to a depth of approximately two feet below existing surface elevation. The fill was classified primarily as loose to medium dense, silty sand with gravel (USCS: SM). Fill is likely present to some degree around existing structures and road alignments. Fill soil may be used as structural fill material, but must be evaluated by ESNW prior to use. Native Soil Underlying topsoil and fill, native soils were encountered primarily as medium dense to very dense, silty sand with gravel (USCS: SM), with areas of poorly graded sand and well graded sand with silt (USCS: SP -SM and SW -SM, respectively). Please refer to the attached test pit logs for a more detailed description of subsurface conditions. The native soils encountered are consistent with the typical composition of Vashon glacial till and Vashon recessional outwash deposits. The upper, loose to medium dense deposits are characterized as "weathered", and the deeper, dense deposits are characterized as "unweathered". The in-situ cementation within the unweathered Vashon glacial till is characterized primarily as moderate. Native soils were observed primarily in a moist condition, and extended to the maximum exploration depth of eight and one-half feet below existing grades. Geologic Setting The referenced geologic map resource identifies Vashon till (Qvt) across the site with Vashon recessional outwash (Qvr) mapped to the west of the subject site. As reported on the geologic map resource, Vashon till typically consists of a nonsorted mixture of variable amounts of clay, silt, sand, pebbles, cobbles, and boulders, and is commonly referred to as "hardpan". The glacial till was deposited directly from the ice as it advanced over bedrock and older Quaternary sediment. Vashon recessional outwash consists of well -drained, stratified outwash sand and gravel, with some silt and clay. In addition, the referenced WSS resource identifies arents of Alderwood material (Map Unit: AmC) across the site and surrounding areas. Alderwood series soils were formed in terraces and glacial till plains. Arents refers to soils that lack distinct, diagnostic horizons, primarily due to mixing or moving by humans. Based on our field observations, native soils on the subject site are consistent primarily with the Vashon till and Vashon recessional outwash geologic setting outlined in this section. Groundwater During our subsurface exploration completed on March 18, 2016, light to moderate groundwater seepage was encountered in four of the seven tests at approximately one and one-half to five feet below existing grades. Our interpretation of the observed groundwater seepage is that of a perched condition atop the relatively impermeable Vashon glacial till. Groundwater seepage is common within Vashon glacial till, and is typically observed at the contact with the dense to very dense, unweathered deposits. Seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater seepage flow rates are higher during the wetter, winter months. Therefore, groundwater seepage should be expected in site excavations, particularly in the winter and spring months. Earth Solutions NW, LLC Harbour Homes, LLC April 27, 2016 Critical Areas ES -4427 Page 4 After review of the referenced sensitive areas maps published by the City of Renton, a portion of the subject site is mapped as a moderate landslide hazard area. Based on our review of the site topography, the lack of steep slopes, and the conditions observed while on site, in our opinion the potential for a landslide should be characterized as very low. DISCUSSION AND RECOMMENDATIONS General Based on the results of our investigation, construction of the proposed residential development is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include foundation support, slab -on -grade subgrade support, the suitability of using on-site soils as structural fill, and construction of the vault (where applicable). In our opinion, the proposed residential structures may be constructed on conventional continuous and spread footing foundations bearing upon competent native soil, recompacted native soil, or new structural fill. In general, competent native soil suitable for support of foundations will likely be encountered within the upper one to three and one-half feet of existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of soils to the specifications of structural fill, or overexcavation and replacement with a suitable structural fill material, will be necessary. This study has been prepared for the exclusive use of Harbour Homes, LLC and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork Initial site preparation activities will consist of installing temporary erosion control measures, establishing grading limits, performing clearing and site stripping (as necessary), and removing existing structural elements. Subsequent earthwork activities will involve mass site grading and related infrastructure improvements. Temporary Erosion Control Temporary construction entrances and drive lanes, consisting of at least 12 inches of quarry spalls, should be considered in order to minimize off-site soil tracking and to provide a stable access entrance surface. Geotextile fabric may also be considered underlying the quarry spalls for greater stability of the temporary construction entrance. Erosion control measures should consist of silt fencing placed around down -gradient margins of the site. Soil stockpiles should be covered or otherwise protected to reduce soil erosion. Temporary approaches for controlling surface water runoff should be established prior to beginning earthwork activities. Additional Best Management Practices (BMPs), as specified by the project civil engineer and indicated on the plans, should be incorporated into construction activities. Earth Solutions NW, LLC Harbour Homes, LLC 49 April 27, 2416 Stripping ES -4427 Page 5 Topsoil was encountered generally within the upper 4 to 24 inches of existing grades at the test pit locations. We estimate topsoil will be encountered with an average thickness of 12 inches: however, ESNW should be retained to observe site stripping activities at the time of construction so as to thoroughly assess the degree of required stripping. Over -stripping should be avoided as it is unnecessary and may result in increased project development costs. Topsoil and organic -rich soil is neither suitable for foundation support nor for use as structural fill. Topsoil and organic -rich soil may be used in non-structural areas if desired. In-situ and Imported Soils The moisture sensitivity of the on-site soils is characterized as moderate to high. Successful use of native soils as structural fill will largely be dictated by in-situ moisture contents at the time of placement and compaction. In general, soil that is at (or slightly above) the optimum moisture content at the time of placement and compaction may be used as structural fill. Conversely, soil that is found to be dry at the time of installation will likely require moisture conditioning (typically achieved through the application of water) prior to soil compaction. Soil encountered during site excavations that is excessively over the optimum moisture content will likewise require moisture conditioning (typically achieved through soil aeration) prior to placement and compaction. It should be emphasized native material should never be placed and compacted dry of the optimum moisture content, especially in site utility trench applications. If the on-site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well -graded granular soil with a moisture content that is at or slightly above the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well -graded granular soil with a fines content of 5 percent or less (where the fines content is defined as the percent passing the Number 200 sieve, based on the minus three -quarter -inch fraction). Subgrade Preparation Following site stripping and removal of existing structures, cuts and fills will be completed to establish proposed subgrade elevations across the site. ESNW should observe the subgrades during initial site preparation activities to confirm soil conditions are as anticipated and to provide supplementary recommendations for subgrade preparation, as necessary. The process of removing existing structures may produce voids where old foundations and/or crawl space areas may have been present. Complete restoration of voids as a result of demolition activities must be executed as part of overall subgrade and building pad preparation activities. The following guidelines for preparing building subgrade areas should be incorporated into the final design: Earth Solutions NW, LLC Harbour Homes, LLC April 27, 2016 ES -4427 Page 6 Where voids and related demolition disturbances extend below planned subgrade elevations, restoration of these areas should be completed. Structural fill should be used to restore voids or unstable areas resulting from the removal of existing structural elements. • Compact in place, or overexcavate and replace, areas of existing fill, if present, exposed at building subgrade elevations. Overexcavations should extend into competent native soils and structural fill should be utilized to restore subgrade elevations as necessary. • ESNW should confirm subgrade conditions, as well as the required level of recompaction and/or overexcavation and replacement, during site preparation activities. ESNW should also evaluate the overall suitability of prepared subgrade areas following site preparation activities. Structural Fill Structural fill is defined as compacted soil placed in foundation, slab -on -grade, and roadway areas. Fill placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas is also considered structural fill. Soils placed in structural areas should be placed in loose lifts of 12 inches or less and compacted to a relative compaction of 90 percent, based on the laboratory maximum dry density as determined by the Modified Proctor Method (ASTM D1557). Soil placed in the upper 12 inches of slab -on -grade, utility trench, and pavement areas should be compacted to a relative compaction of at least 95 percent. Additionally, more stringent compaction specifications may be required for utility trench backfill zones depending on the responsible utility district or jurisdiction. Foundations In our opinion, the proposed residential structures may be constructed on conventional continuous and spread footing foundations bearing upon competent native soil, recompacted native soil, or new structural fill. In general, competent native soil suitable for support of foundations will likely be encountered within the upper one to three and one-half feet of existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of soils to the specifications of structural fill, or overexcavation and replacement with a suitable structural fill material, will be necessary. Provided the foundations will be supported as described above, the following parameters may be used for design. Allowable soil bearing capacity 2,500 psf Passive earth pressure 300 pcf (equivalent fluid) • Coefficient of friction 0.40 Earth Solutions NW, LLC Harbour Homes, LLC ES -4427 April 27, 2016 Page 7 A one-third increase in the allowable soil bearing capacity may be assumed for short-term wind and seismic loading conditions. The above passive pressure and friction values include a factor -of -safety of at least 1.5. With structural loading as expected, total settlement in the range of one inch and differential settlement of about one-half inch is anticipated. The majority of the settlements should occur during construction as dead loads are applied. Utility Support and Trench Backfill In our opinion, on-site soils will generally be suitable for support of utilities. Remedial measures may be necessary in some areas in order to provide support for utilities, such as overexcavation and replacement with structural fill, or placement of geotextile fabric. Groundwater seepage may be encountered within utility excavations and caving of trench walls may occur where groundwater is encountered. Depending on the time of year and conditions encountered, dewatering, as well as temporary trench shoring, may be necessary during utility excavation and installation. In general, on-site soils will likely be suitable for use as structural backfill throughout utility trench excavations, provided the soil is at (or slightly above) the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Each section of the utility lines must be adequately supported in the bedding material. Utility trench backfill should be placed and compacted to the specifications of structural fill as previously detailed in this report, or to the applicable specifications of the City of Renton or other responsible jurisdiction or agency. Seismic Design The 2012 International Building Code recognizes the American Society of Civil Engineers (ASCE) for seismic site class definitions. In accordance with Table 20.3-1 of the ASCE Minimum Design Loads for Buildings and Other Structures manual, Site Class D should be used for design. The referenced liquefaction susceptibility map indicates the native soils on site maintain very low liquefaction susceptibility. Liquefaction is a phenomenon where saturated or loose soils suddenly lose internal strength and behave as a fluid. This behavior is in response to increased pore water pressures resulting from an earthquake or other intense ground shaking. In our opinion, site susceptibility to liquefaction is low. The relative density of the native soils and the absence of a uniformly established, shallow groundwater table were the primary bases for this interpretation. Slab -on -Grade Floors Slab -on -grade floors for the proposed residential structures should be supported on a well - compacted, firm and unyielding subgrade. Where feasible, native soils exposed at the slab -on - grade subgrade level can likely be compacted in situ to the specifications of structural fill. Unstable or yielding areas of the subgrade should be recompacted, or overexcavated and replaced with suitable structural fill, prior to construction of the slab. Earth Solutions NW, LLC Harbour Homes, LLC April 27, 2016 ES -4427 Page 8 A capillary break consisting of a minimum of four inches of free -draining crushed rock or gravel should be placed below the slab. The free -draining material should have a fines content of 5 percent or less (where the fines content is defined as the percent passing the Number 200 sieve, based on the minus three -quarter -inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a vapor barrier is to be utilized, it should be a material specifically designed for use as a vapor barrier and should be installed in accordance with the specifications of the manufacturer. Retalnina Walls Retaining walls must be designed to resist earth pressures and applicable surcharge loads. The following parameters may be used for design: Active earth pressure (yielding condition) e At -rest earth pressure (restrained condition) Traffic surcharge (passenger vehicles) • Passive earth pressure Coefficient of friction Seismic surcharge • Where applicable 35 pcf (equivalent fluid) 50 pcf 70 psf (rectangular distribution)* 300 pcf (equivalent fluid) 0.40 6H* The above design parameters are based on a level backfill condition and level grade at the wall toe. Revised design values will be necessary if sloping grades are to be used above or below retaining walls. Additional surcharge loading from adjacent foundations, sloped backfill, or other relevant loads should be included in the retaining wall design. Retaining walls should be backfilled with free -draining material that extends along the height of the wall and a distance of at least 18 inches behind the wall. The upper 12 inches of the wall backfill may consist of a fess permeable soil, if desired. A perforated drain pipe should be placed along the base of the wall and connected to an approved discharge location. A typical retaining wall drainage detail is provided on Plate 3. if drainage is not provided, hydrostatic pressures should be included in the wall design. Earth Solutions NW, LLC Harbour Homes, LLC April 27, 2016 Drainage ' ES -4427 Page 9 Based on our field observations, discrete zones of perched groundwater seepage should be anticipated within site excavations, especially within those excavations for utilities. Perched groundwater seepage should also be expected within shallower site excavations depending on the time of year grading operations take place. Temporary measures to control surface water runoff and groundwater seepage during construction would likely involve interceptor trenches and sumps. ESNW should be consulted during preliminary grading to identify areas of seepage and provide recommendations to reduce the potential for instability related to seepage effects. Permanent interceptor drains may be necessary in some areas. Finish grades must be designed to direct surface drain water away from structures and slopes. Water must not be allowed to pond adjacent to structures or slopes. In our opinion, foundation drains should be installed along building perimeter footings. A typical foundation drain detail is provided on Plate 4. Infiltration Feasibility As indicated in the Subsurface section of this report, native soils encountered during our fieldwork were characterized primarily as Vashon till. Subsequent to USDA textural analyses, the Vashon glacial till was further classified as gravelly loamy sand. From a geotechnical standpoint, the Vashon glacial till should not be considered an ideal geologic feature to accommodate infiltration, especially when encountered in a dense, compact state. In general, the infiltration capacity of the Vashon glacial till should be considered extremely minimal. ESNW can provide further evaluation of, and recommendations for, stormwater flow control BMPs upon request. Preliminary Detention Vault Design We anticipate stormwater will be managed likely by a below -grade detention vault which is proposed for construction within the southwestern portion of the site. Specific grading plans for the vault were not available for review at the time of report preparation; however, we anticipate grade cuts on the order of 10 to 15 feet will be necessary to achieve the vault foundation subgrade elevation. Based on our field observations, grade cuts for the vault are likely to expose very dense, undisturbed Vashon glacial till. The vault foundation should be supported on competent native soil or crushed rock placed atop competent native soil. The final vault design must incorporate adequate buffer space from property boundaries such that temporary excavations to construct the vault structure may be successfully completed. Perimeter drains should be installed around the vault and conveyed to an approved discharge point. Perched groundwater seepage should be anticipated within excavations for the vault. Earth Solutions Nw, LLC Harbour Homes, LLC April 27, 2016 The following preliminary design parameters may be used for the vault: « Allowable soil bearing capacity (dense Vashon till) Active earth pressure (unrestrained) + Active earth pressure (unrestrained, hydrostatic) At -rest earth pressure (restrained) At -rest earth pressure (restrained, hydrostatic) • Coefficient of friction • Passive earth pressure 5,000 psf 35 pcf 80 pcf 50 pcf 95 pcf 0.40 300 pcf ES -4427 Page 10 Retaining walls should be backfilled with free -draining material or suitable sheet drainage that extends along the height of the walls. The upper one foot of the wall backfill may consist of a less permeable soil, if desired. A perforated drain pipe should be placed along the base of the wall and connected to an approved discharge location. If the elevation of the vault bottom is such that gravity flow to an outlet is not possible, the portion of the vault below the drain should be designed to include hydrostatic pressure. ESNW should observe grading operations for the vault and subgrade conditions prior to concrete forming and pouring. If the soil conditions encountered during construction differ from those anticipated, supplementary recommendations may be provided. ESNW should be contacted to review final vault designs to confirm appropriate geotechnical parameters have been incorporated, as necessary. Excavations and Slopes The Federal Occupation Safety and Health Administration (OSHA) and the Washington Industrial Safety and Health Act (WISHA) provide soil classification in terms of temporary slope inclinations. Soils that exhibit higher strength parameters are allowed steeper temporary slope inclinations than are soils that exhibit lower strength parameters. Based on the soil conditions encountered at the test pit locations, weathered Vashon till, areas of fill, and any area where groundwater seepage are exposed are classified as Type C by OSHA and WISHA. Temporary slopes over four feet in height in Type C soils must be sloped no steeper than one -and -one half horizontal to one vertical (1.51HAV). Very dense, cemented, undisturbed Vashon till encountered without the presence of groundwater may be classified as Type A by OSHA and WISHA. Temporary slopes over four feet in height in Type A soils must be sloped no steeper than 0.75H:1V. Type A soils that are fissured, subjected to vibrations from heavy traffic, or have been otherwise previously disturbed must be classified as Type B by OSHA and WISHA. Temporary slopes over four feet in height in Type B soils must be sloped no steeper than 1 HAV. Earth Sdutions NW, LLC Harbour Homes, LLC April 27, 2016 40 ES -4427 Page 11 Where encountered, the presence of perched groundwater may cause caving of temporary slopes due to hydrostatic pressure. ESNW should observe site excavations to confirm soil types and allowable slope inclinations. If the recommended temporary slope inclinations cannot be achieved, temporary shoring may be necessary to support excavations. Permanent slopes should be planted with vegetation to enhance stability and to minimize erosion and should maintain a gradient of 2H:1 V or flatter. An ESNW representative should observe temporary and permanent slopes to confirm the slope inclinations are suitable for the exposed soil conditions. Supplementary recommendations with respect to excavations and slopes may be provided as conditions warrant. Preliminary Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications previously detailed in this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions will require remedial measures, such as overexcavation and replacement with crushed rock or structural fill, prior to pavement. We anticipate new pavement sections will be subjected primarily to passenger vehicle traffic. For lightly loaded pavement areas subjected primarily to passenger vehicles, the following preliminary pavement sections may be considered: • A minimum of two inches of hot mix asphalt (HMA) placed over four inches of crushed rock base (CRB), or; • A minimum of two inches of HMA placed over three inches of asphalt treated base (ATB). Final pavement design parameters, including recommendations for heavy traffic areas or main access roads, may be provided once final traffic loading has been determined. The HMA, ATB and CRIB materials should conform to WSDQT specifications. All soil base material should be compacted to a relative compaction of 95 percent, based on the laboratory maximum dry density as determined by ASTM D1557. Pavement subgrade areas must be firm and unyielding prior to placement of CRB or ATB. Road standards utilized by the City of Renton may supersede the recommendations provided in this report. Earth Solutions NW, LLC Harbour Homes, LLC i ES -4427 April 27, 2016 Page 12 LIMITATIONS The recommendations and conclusions provided in this study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test pit locations may exist and may not become evident until construction. ESNW should reevaluate the conclusions in this study if variations are encountered. Additional Services ESNW should have an opportunity to review final project plans with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. 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I]il• :7 'i....S.r Reference: NORTH >r � d� t King County, Washington 9 Map 626 -z By The Thomas Guide Rand McNally 32nd Edition Vicinity Map Stinde 13 Lot Residential Plat Renton, Washington NOTE: This plate may contain areas of color. ESNW cannot be Drwn. MRS Date 04/11/2016 Praj. No. 4427 responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. Checked BJP Date April 2016 Plate 1 LEGEND TP -1 I Approximate Location of — ■ — ESNW Test Pit, Proj. No. ES -4427, Mar. 2016 I Subject Site I I Proposed Lot Number NOTE: The graphics shown on this plate are not intended for design purposes or precise scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and ! or proposed site features, The information illustrated is largely based on data provided by the client at the time of our study. ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. NOT - TO - SCALE A Test Pit Location Plan Stinde 13 Lot Residential Plat Renton, Washington Drwn. MRS I NT. W' 11 1 4427 Checked BJP I I I I I I I i I I ! f I I I I , i I I ! I I I I I II II A 5 I TP -5 1 TP -2... TP-6� r — f ■ i 12 I I TP -1,' '' TP -3 w_ _ li �■— 1 I 7 I Storm Drainage — . .L _ ........... ... - _.. . _.................... _._ � I LEGEND TP -1 I Approximate Location of — ■ — ESNW Test Pit, Proj. No. ES -4427, Mar. 2016 I Subject Site I I Proposed Lot Number NOTE: The graphics shown on this plate are not intended for design purposes or precise scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and ! or proposed site features, The information illustrated is largely based on data provided by the client at the time of our study. ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. NOT - TO - SCALE A Test Pit Location Plan Stinde 13 Lot Residential Plat Renton, Washington Drwn. MRS Date 04/11/2016 Proj. No. 4427 Checked BJP Date April 2016 Plate 2 18" Min. p o 0 0 0 0 0 00 0 oa ° O c o °pap d o� 0 o° o0 00().0. p 0 O O oa 000 °d oDo/�yyop o O /� ° ° 0 q0 V o O O O OG 0 0 0 00 D ° o n ° o Q o N o c p o oao O 0° o ° °o 0 00 0o 0 0 00 00 0 p O ,.,0 0 0 0 0° do° �bj a 0 00 ap o °o O Oo o o 0 o (} o O o OO ° O 4 0 0 0 0 0 �q O O 0° 0 00 V o0 4a 0 o p °o O o0 0 0 ° °0000 00 00 0 0 8 ° ° o °0 % 0 O 0 o p o p o 0 0 0 o D 0°op oo ° 00 0 0 0 00 (} 0 0 ° pOp o0 0° poo 69e p B o o Do°° O O o 0 p 1 ir, NOTES: • Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1" Drain Rock. LEGEND: Structural Fill Perforated Drain Pipe (Surround In Drain Rock) SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING aoo p Free Draining Structural Backfills ti•ti•ti•ti '.{:ti:ti:ti 1 inch Drain Rock RETAINING WALL DRAINAGE DETAIL .r.r.r.r. Stinde 13 Lot Residential Plat Renton, Washington Drwn. MRS Date 04/11/2016 Proj. No. 4427 Checked BJP Date April 2016 Plate 3 Perforated Rigid Drain Pipe (Surround with 1" Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal; native sail or other low permeability material. 4•S.1•S• 1° Drain Rock SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING FOOTING DRAIN DETAIL Stinde 13 Lot Residential Plat Renton, Washington Drwn. MRS Date 04/11/2016 Proj. No. 4427 Checked BJP Date April 2016 Plate 4 E Appendix A Subsurface Exploration Test Pit Logs ES -4427 Subsurface conditions at the subject site were explored on March 18, 2016 by excavating a total of seven test pits using a client -provided mini trackhoe and operator. The approximate locations of the subsurface exploration test pits are illustrated on Plate 2 of this study. The subsurface test pit logs are provided in this Appendix. The test pits were advanced to a maximum depth of eight and one-half feet below existing grades. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC 0 Earth Solutions P#NLLC SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GRAPH LE"T"TER GRAVEL AND CLEAN'. GRAVELS • a Gw WELL -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES ;a° 0 Oo D GP POORLY -GRADED GRAVELS, GRAVEL - SAND MIXTURES, LITTLE OR NO FINES GRAVELLY SOILS (LITTLE OR NO FINES) COARSE GRAINED SOILS MORE THAN 50% OF COARSE GRAVELS WITH FINES ° °� �° a ° o GM SILTY GRAVELS, GRAVEL -SAND - SILT MIXTURES FRACTION RETAINED ON NO. 4 SIEVE (APPRECIABLEGC AMOUNT OF FINES) CLAYEY GRAVELS, GRAVEL - SAND - CLAY MIXTURES SAND AND CLEAN SANDS Cv` WELL -GRADED SANDS GRAVELLY SANDS, LITTLE OR NO FINES MORE THAN 50% OF MATERIAL IS SP SANDS, GRAVELLY SAND, LITTLE OR NO FINES LARGERTHAN NO. 200 SIEVE SIZE SANDY SOILSPOORLY-GRADED (LITTLE OR NO FINES) MORE THAN 50°6 OF COARSE SANDS WITH FINES SM SILT SANDS, SAND - SILT FRACTION +7L• sc CLAYEY SANDS, SAND - CLAY MIXTURES PASSING ON NO. 4 SIEVE (APPRECIABLE AMOUNT OF FINES) INORGANIC SILTS AND VERY FINE ML SANDS, ROCK FLOUR, SILTY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY FINE GRAINED SOILS SILTS AND LIQUID LIMIT CLAYS LESS THAN 50 CL INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY CLAYS, LEAN CLLACLAYS, SILTY OL ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY MORE THAN 50% OF MATERIAL IS MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SAND OR SMALLER THAN SILTY SOILS NO. 200 $1 EVE SIZE SILTS LIQUID LIMIT AND LAYS GREATER THAN 50 CH INORGANIC CLAYS OF HIGH PLASTICITY OH ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS HIGHLY ORGANIC SOILS- _tLl ... 1 11 "-' y y PT PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. Earth Solutiomfivv 40 TEST PIT NUMBER TP -1 1805 - 136thW N.E., Suite 201 MWBellevue, Washington 98005 PAGE 1 OF 1 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Harbour Homes, LLC _ _ PROJECT NAME Stinde 13 Lot Residential Plat PROJECT NUMBER 4427 PROJECT LOCATION Renton, Washington DATE STARTED 3/16116 COMPLETED 3118116 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR Client Provided GROUND WATER LEVELS: EXCAVATION METHOD AT 11ME OF EXCAVATION -- LOGGED BY BJP CHECKED BY BJP AT END OF EXCAVATION — NOTES Depth of Topsoil 8 Sod 18"- 20": grass AFTER EXCAVATION — w IL r1= LU o -I � TESTS °- O MATERIAL DESCRIPTION wW-- a� use ¢z a Dark brown TOPSOIL, loose, moist TPSL' ,+ 9.5 Brown silty SAND with gravel, loose to medium dense, moist (Weathered Till) SM MC = 16.00% 3.5 Gray brown well graded SAND with sift and gravel, medium dense to dense, moist SW- •; 5 SM ,- MC = 12.60°x5 -becomes gray, very dense, moist (unweathered till) Fines =11.50% 6.0 [USDA Classification: gravelly loamy Coarse SAND] moderately cemented Test pit terminated at 6.0 feet below existing grade_ No groundwater encountered during excavation_ Bottom of test pit at 6.0 feet_ Earth Solution W TEST PIT NUMBER TP-2 1805 -136th N.E., Suite 201 PAGE 1 OF 1 Bellevue, Was ton 98005 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Harbour Homes, LLC PROJECT NAME Stinde 13 lot Residential Plat PROJECT NUMBER 4427 PROJECT LOCATION Renton, Washington DATE STARTED 3/18116 COMPLETED 3118116 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR Client Provided GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION LOGGED BY BJP CHECKED BY BJP AT END OF EXCAVATION — NOTES Depth of Topsoil & Sod 4°- 6": long grass AFTER EXCAVATION — w ca s - w a j TESTS MATERIAL DESCRIPTION M 0 Brown silty.SAND with gravel, loose to medium dense, moist (Weathered Till) -becomes medium dense SM . -becomes gray brown, dense, moist MC=13.60°/6 s.s -becomes gray, very dense, moist (unweathered fitly MC = 9.70% -moderately cemented Test pit terminated at 3.5 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 3.5 feet. I 1 1 I I 1 1 1 i i i i Earth Solutio 1805 - 136th N.E,, Suite 201 Bellevue, Washington 98005 Telephone: 425-449-4704 Fax: 425-449-4711 4P TEST PIT NUMBER TP -3 PAGE 1 OF 1 CLIENT Harbour Hames, LLC ,. PROJECT NAME Stinde 13 Lot Residential Plat _ PROJECT NUMBER 4427 PROJECT LOCATION Renton, Washington DATE STARTED 3118116 COMPLETED 3118/16 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR Client Provided GROUND WATER LEVELS: EXCAVATION METHODAT TIME OF EXCAVATION LOGGED BY BJP CHECKED BY _ BJP AT END OF EXCAVATION --- NOTES Depth of Topsoil & Sod 6": grass AFTER EXCAVATION = uJ _ +K �LU LU ESTS MATERIAL DESCRIPTION wV a� a O Ck z c7 D Brown silty SAND with gravel, loose to medium dense, moist (Fill) SM MC = 20.30% 2,0 Light brown silty SAND with gravel, loose to medium dense, moist (Native Weathered Till) MC = 21.50% -light groundwater seepage, piping SM -becomes gray brown, dense 5 MC = 16.10% -becomes gray, very dense, moist (unweathered till) 8 5 -moderately cemented _ Test pit terminated at 6.5 feet below existing grade. Groundwater seepage encountered at 3.5 feet during excavation_ Bottom of test pit at 6.5 feet_ i 1 i 1 7 i i1 S a Earth Solutio 1805 - 136th N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-449-4704 Fax: 425-4494711 CLIENT Harbour Homes, LLC PROJECT NUMBER 4427 DATE STARTED 3118116 COMPLETED 3118116 EXCAVATION CONTRACTOR Client Provided EXCAVATION METHOD LOGGED BY BJP CHECKED BY BJP NOTES Depth of Ta soil & Sod 16"- 18": grass 40 TEST PIT NUMBER TP -4 PAGE 1 OF 1 PROJECT NAME Stinde 13 Lot Residential Plat PROJECT LOCATION Renton Washington GROUND ELEVATION GROUND WATER LEVELS - AT TIME OF EXCAVATION AT END OF EXCAVATION --- AFTER EXCAVATION — TEST PIT SIZE uu IL WW TO . , U TESTS U a. O MATERIAL DESCRIPTION O g Z r3 Q rn 0 Dark grown TOPSOIL TP5 L' y5 r yt 1.5 Brown silty SAND with gravel, loose to medium dense, moist SM MC = 18.20°% 3.4 Brown gray well graded SAND with silt and gravel, medium dense, moist -moderate groundwater seepage 3'- 5' (piping) 6 MC =18.40% SW - SM .' Fines = 8.94% [USDA Classification: gravelly SAND] -becomes gray, medium dense to dense, moist MC = 16.80% 7.0 Test pit terminated at 7.4 feet below existing grade. Groundwater seepage encountered at 3' to 5' feet during excavation. Bottom of test pit at 7.0 feet. } 'f J i rJ f J 3 L C 0 u u Earth Soluti w TEST PIT NUMBER TP -5 1805 - 136thWe N.E., Suite 201 PAGE 1 OF 1 Bellevue, Was ington 98005 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Harbour Homes LLC PROJECT NAME Stinde 13 Lot Residential Plat PROJECT NUMBER 4427 PROJECT LOCATION Renton, Washington DATE STARTED 3118116 COMPLETED 3119116 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR Client Provided GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION — LOGGED BY BJP CHECKED BY BJP AT END OF EXCAVATION -- NOTES Depth of Topsoil & Sod 6": sticker bushes dense AFTER EXCAVATION — W wv pG W � TESTS U 1: O MATERIAL DESCRIPTION az rn 0 Brown silty SAND with gravel, loose to medium dense, moist (Weathered Till) SM s -oxide staining Cray brown poorly graded SAND with silt and gravel, medium dense, moist moderate groundwater seepage 1.5'- 2' = MC 14.10°% SP_ SM -becomes gray, very dense (unweathered till) -moderately cemented MC = 15.20% 4.5 Test pit terminated at 4.5 feet below existing grade. Groundwater seepage encountered at 1.5'- 2' feet during excavation. Bottom of test pit at 4.5 feet. Earth Solutiojmw IS TEST PIT NUMBER TP -6 1805 - 136t N.E., Suite 201 PAGE 1 OF 1 Bellevue, Was ington 98005 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Harbour Hames LLC PROJECT NAME Stinde 13 Lot Residential Plat _ PROJECT NUMBER 4427 PROJECT LOCATION Renton, Washington DATE STARTED 3118/16 COMPLETED 3/18116 GROUND ELEVATION EXCAVATION CONTRACTOR Client Provided GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION = LOGGED BY BJP CHECKED BY BJP AT END OF EXCAVATION NOTES nth of Topsoil & Sod 20"- 24": sticker bushes dense other debris AFTER EXCAVATION — TEST PIT SIZE w (_ � Uj m TESTS U o p MATERIAL DESCRIPTION Lu q U) D Dark brown TOPSOIL, loose, moist " -metal debris PSL �. 20 _ Brown si@y SAND with gravel, loose to medium dense, moist (Weathered Till) MC = 19.801A Fines =12.40% [USDA Classification: gravelly loamy SAND] SM moderate groundwater seepage at 3', becomes gray brown, medium dense 5 s.s -becomes gray, dense to very dense (urTweathered till) MC =11.50% \ moderately cemented Test pit terminated at 5.5 feet below existing grade. Groundwater seepage encountered at 3.0 feet during excavation. Bottom of test pit at 5.5 feet. I 4 I i f I i 1 i J 1 7 Earth Solutio TEST PIT NUMBER TP -7 1805 - 136th N.E., Suite 201 PAGE 1 OF 7 r Bellevue, Washington 98005 Telephone: 425-449-4704 Fax: 425494711 CLIENT Harbour Hames LLC PROJECT NAME Stinde 13 Lot Residential Plat — PROJECT NUMBER 4427 PROJECT LOCATION Rentonl ashington DATE STARTED 3118116 COMPLETED 3118116 GROUND ELEVATION TEST PIT 512E EXCAVATION CONTRACTOR Client Provided GROUND WATER LEVELS: EXCAVATION METHOD ATTIME OF EXCAVATION — LOGGED BY BJP CHECKED BY BJP AT END OF EXCAVATION — NOTES Depth of Topsoil & Sod 10"- 12": grass AFTER EXCAVATION – w o. 0 W TESTS `n z O MATERIAL DESCRIPTION Uj _ja to0_ 2 z C7 0 Brown silty SAND with gravel, loose, moist (Weathered Till) SM MC = 12.00% 1,8 MC = 13.30% Brown poorly graded SAND with silt and gravel, loose to medium dense, moist Fines = 11.80% [USDA Classification_ very gravelly loamy SAND] -becomes brown gray, medium dense -becomes gray, dense to very dense, moist (unweathered Till) 5 -moderately cemented = MG 9.10% SM -cobbles MC = 9.40% es Test pit terminated at 8.5 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 8.5 feet. i i 1 a 7 i i f 7 1 i 0 0 Appendix B Laboratory Test Results ES -4427 Earth Solutions NW, LLC Earth Solutiow GRAIN SIZE DISTRIBUTION 1805 - 136th N.i<., Suite 201 Bellevue, WA 98005 Telephone: 425-284-3300 CLIENT Harbour Homes LLC PROJECT NAME Stinde 13 Lot Residential Plat PROJECT NUMBER ES -1427 PROJECT LOCATION Renton NEW O1111l1IH im, INNEII-11111 INN In in Ell 01111111 UNION III liiiinmiiiiii so Hill ME I1111111I1II I IN lllismillillowillill immi-luillomill 1111 liiiismiiii ONE"" In lllismillillimmi I!!% �n I �Y� ■I� 0 ■IIII� Hillis iiiiiinmiiiiiilm INEIIHIIINE INS � I I film��' BoH11101 0 a Report Distribution ES -4427 EMAIL ONLY Harbour Homes, LLC 1441 North 341h Street, Suite 200 Seattle, Washington 98903 Attention: Mr. Chris Burrus Earth Solutions NW, LLC 0 0 July 19, 2016 Project No. 16007 Matthew Herrera City of Renton 1055 S Grady Way Renton, Washington 98057 Re: The Pines Preliminary Plat, PRE16-000049 Dear Mr. Herrera: This letter is provided to formally request modifications from RMC 4-6-060(F)(2), RMC 4-6- 060(H)(2), and RMC 4-6-060(J)(1). Specifically, the modification from RMC 4-6-060(F)(2) is the request to allow for the reduction in pavement width and sidewalk width for Monroe Avenue NE (minor arterial). Specifically, the modification from RMC 4-6-060(H)(2) is the request to allow use of a hammerhead turnaround, in lieu of a cul-de-sac, on a dead end street that is greater than 300 feet in length. Finally, the modification from RMC 4-6-060(J)(1) is the request to allow the use of a shared driveway in a subdivision with more than ten lots. RMC 4-6-060(F)(2) Background Monroe Avenue NE is currently developed with approximately 44 -feet of pavement and curb and gutter on both sides. Modification Requested RMC 4-6-060, Street Standards, F. Public Street Right -Of -Way Design Standards: A minor arterial requires 91 -feet of right-of-way, 54 -feet of pavement width, 8 -feet of planter strip, and sidewalk on both sides. The applicant is proposing to hold the existing curb line (approximately 44 -feet of pavement width) and provide an 8 -foot planter strip and a 5 -foot sidewalk. Per the City of Renton Modification Submittal Requirements, in order to approve a modification request, the following six conditions must exist: 1. 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 policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. 4. Conforms to the intent and purpose of the Code. 620 71h Ave Kirkland, WA 96033-5565 Phone: (425) 827-3063 Fax, (425) 827-2423 Toll Free: (800) 962-1402 www drslrong.corn Engineers Surveyors Planners 0 Matthew Herrera July 19, 2016 Page 2 of 6 0 5. Can be shown to be justified and required for the use and situation intended. 6. Will not create adverse impacts to other property(ies) in the vicinity. Justification 1. The City's goal is to maintain the existing curb and gutter location and maintain the bicycle corridor along Monroe Avenue NE. Maintaining the existing curb will provide approximately 22 -feet from the existing centerline to the curb line. The intent of the 8 -foot sidewalk is to allow for the bicycle lane to be transferred to the sidewalk area to create a multi- use path. As stated above, Monroe Avenue NE is a dedicated bicycle corridor, therefore, an additional bicycle lane or multi -use path is not necessary. Please see attached email from Clark Close. 2. The modification will meet the objectives and safety, function, appearance, environmental protection and maintainability by the Code. 3. Approval of the modification request would allow for development of this plat to maintain the existing curb line and would avoid the removal of neighboring properties curbldriveways. 4. As discussed above, the modification conforms to the intent and purpose of the Code. 5, The City has determined, per the pre -application notes, that there is no intent to widen the Monroe Avenue NE corridor. Thus, it is not practical to widen such a minor portion of the corridor. 6. Approval of the modification request would allow for development of this plat to maintain the existing curb line and would avoid the removal of neighboring properties curb/driveways. 0 Matthew Herrera July 19, 2016 Page 3 of 6 RMC 4-6-060(H)(2) Background The Project is proposing a dead end street less than 500 feet in length from Monroe Avenue NE, east. Modification Requested RMC 4-6-060, Street Standards, H. Dead End Streets: For dead end streets from 300' to 500' in length, a cul-de-sac is required. The applicant is proposing use of a hammerhead turn around on a road that is 375 feet from the proposed curb line in Monroe Ave NE to the centerline of the proposed hammerhead.. Per the City of Renton Modification Submittal Requirements, in order to approve a modification request, the following six conditions must exist: 1. 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 policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. 4. Conforms to the intent and purpose of the Code. 5. Can be shown to be justified and required for the use and situation intended. 6. Will not create adverse impacts to other property(ies) in the vicinity. Justification 1. Providing a cul-de-sac turnaround with a right of way diameter of 110 feet is more than 50% of the total property width (property width is 216 feet) and greatly encumbers usable space. The application of a cul-de-sac would better serve properties with greater dimensions that allow for lot access around the circumference of the cul-de-sac and allow it be utilized to its full potential. Approval of the modification request is the minimum modification to accomplish the desired purpose. 2. The project proposes to terminate the proposed roadway with a hammerhead which is an acceptable emergency vehicle turnaround. Additionally, the future homes in the entire plat shall be required to be fire sprinklered_ 3. Approval of the modification request would allow for development of this plat which would be in line with the neighboring developments in size, magnitude and density. Granting of this variance would not constitute special privilege inconsistent with projects in the vicinity given that the cul-de-sac turnarounds in the immediate vicinity of the project are between 80 and 90 feet in diameter. The requirement for 110 feet in diameter encumbers the property more significantly than any developments in the vicinity. 4. As discussed above, the modification conforms to the intent and purpose of the Code. 0 Matthew Herrera July 19, 2016 Page 4 of 6 0 5. As discussed above, the required diameter size of the cul-de-sac is more than 50% of the total property width. Therefore, it greatly encumbers the usable space. The hammerhead still provides the necessary turnaround for fire. 6. Approval of the modification would not create adverse impacts to the adjacent properties. In addition, please see the attached letter and correspondence with Corey Thomas. .0 0 Matthew Herrera July 19, 2016 Page 5 of 6 RMC 4-6-0600)(1) Background The Project is proposing a shared driveway to allow for rear access on two of the proposed lots. Modification Requested RMC 4-6-060, Street Standards, J. Shared Driveway Standards: Shared driveways may be allowed for access to four (4) or fewer residential lots, provided the subject lots are not created by a subdivision of ten (10) or more lots. The applicant is proposing a shared driveway for two of the proposed lots in order to allow for those lots to have rear access. Per the City of Renton Modification Submittal Requirements, in order to approve a modification request, the following six conditions must exist: 1. 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 policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. 4. Conforms to the intent and purpose of the Code. 5. Can be shown to be justified and required for the use and situation intended. 6. Will not create adverse impacts to other property(ies) in the vicinity. Justification 1. The City's goal is for subdivisions within the R8 zone to have alley loadirear access lots. However, an alley is not feasible on this Project due to the width of the property. A shared driveway will be utilized by two of the proposed lots in order to provide rear access. This will be provided to meet the objectives/policies of the zoning. 2. The modification will meet the objectives and safety, function, appearance, environmental protection and maintainability by the Code. 3. Approval of the modification request would not affect the surrounding properties. 4. As discussed above, the modification conforms to the intent and purpose of the Code. 5. The two proposed lots that will utilize the shared driveway have at least 50 linear feet of public right-of-way. The shared driveway will be less than 200 feet in length. In addition, the shared driveway is strictly provided for rear lot access on the lots. As discussed above, there is no other way to provide rear access while still maintaining the number of lots. Thus, a shared driveway has been chosen to provide the rear access. 6. Approval of the modification would not create adverse impacts to the adjacent properties. 0 0 Matthew Herrera July 19, 2016 Page 6 of 6 Thank you for your time and consideration in this matter. Should you have any questions or request any clarifications, please do not hesitate to contact me. Sincerely yours, D. R. STRONG Consulting Engineers Inc. Yoshio L. Piediscalzi, P.E. Project Engineer YLP/Ics R:120161U1160071CorrespondencelLetterslout1L16007_16O6D6_Matlhew Herrera.dou P Sharedtnformation From: Clark Close <CClose@Rentonwa.gov> Sent: Thursday, February 11, 2016 1.40 PM To: Maher Joudi Subject: PRE16-000049 Stinde Preliminary Plat Preapp Attachments: 16-000049 (R-8 5tinde Pre Plat) Meeting Summary_pdf Maher, Here is some follow-up information from your plan reviewer regarding moving the curb rather than maintaining the curb at its current location. Given the corridor is a dedicated bicycle corridor, transportation is not willing to allow relocation of the curb. However, they would support a modification to reduce the sidewalk from 8 -ft to 5 -ft, which would only require 3.S feet of dedication in lieu of 6.S feet. Thanks, Clark H. Close City of Renton — Current Planning Senior Planner Tel: 425-430-7289 0 0 March 22, 2016 Project No. 16007 Corey Thomas City of Renton 1065 S Grady Way Renton, Washington 98057 Re: Stinde Preliminary Plat, PRE16-000049 Dear Mr. Thomas: This letter is provided to formally request modification from RMC 4-6-060(H)(2). Specifically, the request to allow use of a hammerhead turnaround, in lieu of a cul-de-sac, on a dead end street that is greater than 300 feet in length. Background The Project is proposing a dead end street less than 500 feet in length from Monroe Avenue South, east. Variance Requested RMC 4-6-060, Street Standards, H. Dead End Streets: For dead end streets from 300' to 500' in length, a cul-de-sac is required. The applicant is proposing use of a hammerhead turn around on a road that is 385 feet from the proposed curb line in Monroe Ave NE to the centerline of the proposed hammerhead. Per the City of Renton Variance Submittal Requirements, in order to approve a variance request, the following four conditions must exist: 1. The applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to the subject property, including size, shape, topography, and location or surroundings of the subject property; and the strict application of the Building and Zoning code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical classification. 2. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. 3. Approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. 4. The approval, as determined the Reviewing Official, is the minimum variance that will accomplish the desired purpose. 620 7th Ave Kirkland, WA 98033-5565 Phone: (425) 827-3063 Fax (425) 827-2423 Toll Free (800) 962-1402 www _d rstrong.ccrn Engineers f SurveyorsI Planners Corey Thomas March 22, 2046 Page 2 of 2 Justification 1. Providing a cul-de-sac turnaround with a right of way diameter of 110 feet is more than 50% of the total property width (property width is 210 feet) and greatly encumbers usable space. The application of a cul-de-sac would better serve properties with greater dimensions that allow for lot access around the circumference of the cul-de-sac and allow it be utilized to its full potential. 2. The project proposes to terminate the proposed roadway with a hammerhead which is an acceptable emergency vehicle turnaround. Additionally, the hammerhead will meet the required dimensional standards and be adequately signed, rNo Parking' -.i 3. Approval of the variance request would allow for development of this plat which would be in line with the neighboring developments in size, magnitude and density. Granting of this variance would not constitute special privilege inconsistent with projects in the vicinity given that the cul-de-sac turnarounds in the immediate vicinity of the project are between 80 and 90 feet in diameter. The requirement for 110 feet in diameter encumbers the property more significantly than any developments in the vicinity. 4. Approval of the variance request is the minimum variance to accomplish the desired purpose. Thank you for your time and consideration in this matter. Should you have any questions or request any clarifications, please do not hesitate to contact me. Sincerely yours, D. R. STRQNG Consulting Engineers Inc. Pknd A. 5, P.E. P nci r.r. Vice President Director of Engineering MAJllcs RM1601 60071CorrespondencelLetterslout1L16007_160322_Coryihomas.dou 110 SharedInformation From: Corey W Thomas <CThomas@Rentonwa.gov> Sent: Wednesday, April 06, 2016 4:18 PM To: Maher Joudi Cc: Jamie Waltier; Chris Burrus �CBurrus@harbourhomes.com); Clark Close Subject: RE: Stinde Preliminary Plat Hammerhead Variance Request PRE16-000049 Attachments: turnaround_pdf Maher, The fire chief has approved your variance request with the condition that all future homes in the entire plat shall require an approved residential fire sprinkler system. The placement and configuration of the hammerhead turnaround shall be a mutually agreed upon location to be determined by the planning and fire department. The hammerhead shall meet all fire department specifications, see attached above. Contact Clark Close for exact placement of the hammerhead. #�wro Corey Thomas Fire Plans Reviewer/Inspector III Olt City of Renton Fire & Emergency Services Department COMMUNITY RISK REDUCTION Phone: 425-430-7024 Fax: 425-430-7022 Email: cthomas(5rentonwa.gov 1055 South Grady Way Renton, WA 98057-3232 Professionalism • Integrity • Leadership • Accountability • Respect From: Maher Joudi[ mai Ito: maher.joudi@d rstrong.com] Sent: Tuesday, March 22, 2016 18:33 To: Corey W Thomas Cc: Jamie Walter; Chris Burrus (CBurrus@harbourhomes.com) Subject: Stinde Preliminary Plat Hammerhead Variance Request PRE16-000049 Hi Corey, We are moving forward on this project and per your comments at the pre app, I am emailing a letter requesting allowance of a hammerhead on a dead end road longer than 300'. Please see attached. Thanks Corey. D.R. STRONG Consulting Engineers Inc. CIVIL ENGINEERS PLANNERS Maher A. Joudi, P.E. Principal, Sr. Vice President Director of Engineering 620 7th Avenue Kirkland, WA 98033 Office: (425) 827-3063 0 0 TECHNICAL INFORMATION REPORT for THE PINES PRELIMINARY PLAT 850 & 870 Monroe Avenue NE, Renton, Washington DRS Project No. 16007 Renton File No. LUA16-000413 Owner/Applicant Harbour Homes, LLC 400 North 34th Street, Suite 300 Seattle, Washington 98103 Report Prepared by .DD JJ D. R. STRONG Consulting Engineers, Inc. 620 7"' Avenue Kirkland, WA 98033 (425) 827-3063 Report Issue Date July 19, 2016 42016 D. R. STRONG consulting Engineers Inc. The Pines Technical Information Report Renton, Washington TECHNICAL INFORMATION REPORT THE PINES PRELIMINARY PLAT TABLE OF CONTENTS SECTIONI ...................................................................................................................... 1 ProjectOverview ....................................................... ...... .......................................... J Predeveloped Site Conditions ..................................................................................... 1 Developed Site Conditions .......................................................................................... 1 SECTION11 ............................................................ ...................................................... 11 Conditions and Requirements Summary ................................................................... 11 Conditionsof Approval ............................................................................................... 13 SECTIONIII .................................................................................................................. 14 Off -Site Analysis ................................................................. — .................................... 14 Task 1: Define and Map Study Area ............ ...................... .................................. 15 Task 2: Resource Review ...................................................................................... 16 Task 3: Field Inspection ...................................................................... .................. 25 Task 4: Drainage System Description and Problem Descriptions .......................... 26 Task 5: Mitigation of Existing or Potential Problems .............................................. 29 SECTIONIV .................................................................................................................. 35 Flow Control Analysis and Water Quality Design ...................................................... 35 ExistingSite Hydrology .......................................................................................... 35 Developed Site Hydrology ...................................................................................... 37 Performance Standards ............................................................................................. 40 FlowControl System ................................................... .............................................. 41 Water Quality Treatment System ............................................................................... 47 SECTIONV ................................................................................................................... 49 Conveyance System Analysis and Design ................................................................ 49 SECTIONVI .................................................................................................................. 50 Special Reports and Studies ..................................................................................... 5C SECTIONVII................................................................................................................. 51 Other Permits, Variances and Adjustments ............................................................... 51 SECTIONVill ................................................................................................................ 52 CSW PPP Analysis and Design (Part A) .................................................................... 52 SWPPP Plan Design (Part B) .................................................................................... 52 SECTIONIX .................................................................................................................. 54 Bond Quantifies, Facility Summaries, and Declaration of Covenant .......................... 54 Stormwater Facility Summary Sheet .......................................................................... 55 02016 D. R. STRONG Consulting Engineers Inc. The Pines Technical Information Report Renton, Washington i 0 SECTIONX................................................................................................................... 57 Operations and Maintenance Manual ........................ .... 57 APPENDICES............................................................................................................... 58 Appendix .,A„ Legal Description................................................................................. 59 List of Figures Figure1 TIR Worksheet.................................................................................................. 2 Figure2 Vicinity Map....................................................................................................... 7 Figure 3 Drainage Basins, Subbasins, and Site Characteristics ..................................... 8 Figure4 Soils.................................................................................................................. 9 Figure 5 City of Renton Topography Map.....................................................................17 Figure 6 City of Renton Coal Mine Hazard Areas Map .................................................. 18 Figure 7 City of Renton Flood Hazards Map.................................................................19 Figure 8 City of Renton Streams and Wetlands Map .................................................... 20 Figure 9 City of Renton Landslide Hazards Map........................................................... 21 Figure 10 City of Renton Seismic Hazard Areas Map ................................................... 22 Figure 11 FEMA Map................................................................23 Figure 12 King County iMap Drainage Complaints Map ................................................ 24 Figure 13 Offsite Analysis Downstream Map................................................................ 30 Figure 14 Offsite Analysis Downstream Table.............................................................. 31 Figure 15 Predeveloped Area Map................................................................................ 36 Figure 16 Developed Area Map.................................................................................... 39 Figure 17 Detention & Water Quality Facility Details ..................................................... 48 ©2016 D. R. STRONG Consulting Engineers Inc. The Pines Technical Information Report Renton, Washington 0 SECTION I PROJECT OVERVIEW 0 The Project is the proposed subdivision of two parcels into 14 single-family residential lots, per the City of Renton's (City) subdivision process. The Project is located at 850 & 870 Monroe Avenue NE, Renton, Washington (Site) also known as Tax Parcel Numbers 092305-9116, & -9117. The Project will meet the drainage requirements of the 2009 King County Surface Water Design Manual (Manual), as adopted by the City. PREDEVELOPED SITE CONDITIONS The total existing Site area is approximately 107,969 s.f. (2.48 acres). The Site is currently developed with two single family homes, gravel driveways, one detached garage, two sheds, a barn, and landscaping. The south-eastern portion of the Site appears to be undisturbed and in a forested condition with light underbrush. A high point exists at the eastern property line of the Site creating a shallow grade west maintaining one Threshold Discharge Areas (TDA). Runoff generated by the TDA gradually sheet flows east to west towards Monroe Avenue NE. The Natiral Discarge Area (NDA) of the Site is runoff sheet flow over the west property line. Sheet flow is captured by the curb and gutter located on the east side of Monroe Ave NE where runoff then enters one of two, type 1 catch basins creating two downstream paths. Runoff collected by the two catch basins is conveyed to a 24" diameter pipe where the two downstream paths converge and flow south through the existing stormwater system. DEVELOPED SITE CONDITIONS The applicant is seeking approval to subdivide 2.48 acres into 14 single—family residential lots (Project), with lot sizes ranging from approximately 5,000 s.f. to 5,201 s.f. All existing improvements located on the Site will be demolished or removed during plat construction. The project is required to provide level 2 flow control and basic water quality treatment. The Site falls within the Peak Rate Flow Control Stadard area matching existing Site conditions. The proposed impervious surface areas are as follows: frontage improvements consisting of a 5' sidwalk along Monroe Ave NE, Road A, the 14 new single-family residences and their driveways, Tract B, and Tract D, the detention facility, will generate approximately 64,927 s.f. of impervious area (1.49 acres). This impervious area includes the bypass area, but excludes 2,914 s.f. of upstream tributary area. The remainder of the developed Site will be modeled as till grass 41,487 s.f. (0.95 acre). A small portion of ROW frontage on Monroe Ave NE, along the north half of the Site will be bypass. Bypass runoff will continue along its current flow path and converge with the Site runoff after detention, flowing south within the Monroe Ave NE conveyance system. (See Section IV). @2016 D_ R. STRONG consulting Engineers Inc. Page 1 The Pines Technical Information Report Renton, Washington 0 0 FIGURE 1 TIR WORKSHEET TECHNICAL INFORMATION REPORT (TIR) WORKSHEET Part 1 PROJECT OWNER AND PROJECT ENGINEER Project Owner: Harbour Homes, LLC Phone: (206) 315-8130 Address: 400 North 341h St, Suite 300 FEMA Floodplain Seattle, WA 98103 Project Engineer: Yoshio L. Piediscalzi, P.E. Company: D. R. STRONG Consulting dates): Engineers Inc. Phone: 425 827-3063 Part 3 TYPE OF PERMIT APPLICATION ® Landuse Services Subdivision 1 Short Subdivision ! UPD ❑ Building Services: M!F I Commercial I SFR ® Clearing and Grading ❑ Right -of -Way ❑ Other: Part 2 PROJECT LOCATION AND DESCRIPTION Project Name: The Pines City Permit#: U 2016-OXXXX Location: Township: 23 North Range: 05 East Section: 09 Site Address: 850 & 870 Monroe Avenue NE Renton, WA Part4 OTHER REVIEWS AND PERMITS ❑ DFW HPA ❑ COE 404 ❑ DOE Dam Safety ❑ FEMA Floodplain ❑ COE Wetlands ❑ Other: ❑ Shoreline Mngmt ® Structural Type of Drainage Review Full 1 Targeted I Rockery/Vault ❑ ESA Section 7 Part 5 PLAN AND REPORT INFORMATION Technical Information Report Site Improvement Plan (Engr. Plans) Type of Drainage Review Full 1 Targeted I Type (circle one): Full I Modified 1 (circle): Large Site Small Site Date (include revision July 19th, 2016 Date (include revision dates): dates): Date of Final: Date of Final: Part 6 ADJUSTMENT APPROVALS Type (circle one): Standard ! Complex ! Preapplication ! Experimental 1 Blanket Description: (include conditions in TIR Section 2) Date of Approval: @2016 D_ R. STRONG Consulting Engineers Inc. Page 2 The Pines Technical Information Report Renton, Washington 0 0 Part 7 MONITORING REQUIREMENTS Monitoring Required: Yes / No Start Date: Completion Date TBD Describe: Monitor_ dischargelocation during construction. Part 8 SITE COMMUNITY AND DRAINAGE BASIN Community Plan: Highlands Special District Overlays: N/A Drainage Basin: East Lake Washin_ tctoon - Renton_ Stormwater Requirements: Level 2 Flow Control and Basic WQ treatment Part 9 ONSITE AND ADJACENT SENSITIVE AREAS ❑ River! Stream ❑ Steep Slope ❑ Lake ❑ Erosion Hazard ❑ Wetlands ❑ Landslide Hazard ❑ Closed Depression ❑ Coal Mine Hazard ❑ Floodplain ❑ Seismic Hazard ❑ Other ❑ Habitat Protection Part 10 SOILS Soil Type Slopes Erosion Potential AmC 6-15% Moderate to Severe ❑ High Groundwater Table ❑ other ❑ Additional Sheets Attached ❑ Sole Source Aquifer ❑ Seeps/Springs t�)2016 D. R. STRONG Consulting Engineers Inc. Page 3 The Pines Technical Information Report Renton, Washington Part 11 DRAINAGE DESIGN LIMITATIONS REFERENCE ® Core Requirement #2 — Offsite Analysis ® SEPA „ LIMITATION / SITE CONSTRAINT of one TDA El Core Requirements (all 8 apply) El Number of Natural Discharge Locations: I Additional Sheet Attached Level: 1 / 213 dated: 03121/16 Part 12 TIR SUMMARY SHEET Threshold Discharge Area: Site comprised of one TDA (name or description) Core Requirements (all 8 apply) Discharge of Natural Location y2s Number of Natural Discharge Locations: I Offsite Analysis Level: 1 / 213 dated: 03121/16 Flow Control Level: 1/213 or Exemption Number (incl. facility summary sheet Small Site BMPS NIA Conveyance System Spill containment located at: TBD Erosion and Sediment Control ESC Site Supervisor: T/B/D Contact Phone: TIB1D After Hours Phone: T/BID Maintenance and Operation Responsibility: Private / Public If Private, Maintenance Log Required: Yes ! No Financial Guarantees and Provided: Yes/ No Liability Water Quality Type: Basic / Sens Lake / Enhanced Basic ! Bog (include facility summary sheet) or exemption No. Landscape Management Plan: Yes / No Special Requirements (as applicable) Area Specific Drainage Type: CDA 1 SDO 1 MDP 1 BP / LMP / Shared 1 None Requirements Name: Floodplain/Floodway Delineation Type: Major / Minor / Exemption / None 100 -year Base Flood Elevation (or range): Datum: Flood Protection Facilities Describe: N/A Source Control Describe Landuse: (comm. / industrial landuse) Describe any structural controls: Oil Control High -use Site: Yes 1 No Treatment BMP: Maintenance Agreement: Yes / No with whom? ©2016 D. R. STRONG Consulting Engineers Inc. Page 4 The Pines Technical Information Report Renton, Washington 011 0 Other Drainage Structures Describe: Runoff will be collected and conveyed to the wet -vault detention facility located in Tract D. Part 13 EROSION AND SEDIMENT CONTROL REQUIREMENTS MINIMUM ESC REQUIREMENTS Type/Description MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION T e/Descrlition AFTER CONSTRUCTION ® Clearing Limits ® Stabilize Exposed Surfaces ® Remove and Restore Temporary ESC ® Cover Measures Facilities ® Perimeter Protection ® Clean and Remove All Silt and ® Traffic Area Stabilization Debris, Ensure Operations of Permanent Facilities ® Sediment Retention ® Flag Limits of SAO and open space ® Surface Water Collection Preservation areas ❑ Other ❑ Dewatering Control ® Dust control ® Flow Control Part 14 STORMWATER FACILITY DESCRIPTIONS (Note; Include Facility Summary and Sketch Flow Control Type/Description Water Quality T e/Descrlition ® Detention ❑ Infiltration ❑ Regional Facility ❑ Shared Facility ❑ Flow Control BMPs ❑ Other Vault ❑ Biofiltration ® Wetpool ❑ Media Filtration ❑ Oil Control ❑ Spill Control ❑ Flow Control BMPs ❑ Other Wet -vault 02016 D. R. STRONG Consulting Engineers Inc. Page 5 The Pines Technical Information Report menton, Washington Part 15 EASEMENTS/TRACTS ❑ Drainage Easement ❑ Covenant ❑ Native Growth Protection Covenant ® Tract ❑ Other: Part 16 STRUCTURAL ANALYSIS ® Cast in Place Vault ❑ Retaining Wall ❑ Rockery > 4' High ❑ Structural on Steep Slope ❑ Other: Part 17 SIGNATURE OF PROFESSIONAL ENGINEER I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed were Incorporated Into this worksheet and the attached Technical Information Report. To the best of my knowledge the information provided here is accurate. V./e 6�'q ?-Iq-l� ned/Date 02016 D. R. STRONG consulting Engineers Inc. Page 6 The Pines Technical Information Report Renton, Washington FIGURE 2 VICINITY MAP King County Wap I The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental. or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. CJ2016 D. R. STRONG Consulting Engineers Inc. Page 7 The Pines Technical Information Report Renton, Washington .t�... lilt 1 j'.��I -�1� ►!'ll4f �. Ii'l tnT ff l�L*er-:-4�r LSI. - 1 . '�� tet" ' ` • Iyf' � t. j �.. ___L' I -'-� � I..:.- I I hl it 4S *`= I -, ��e flt;tilt� •_[�. I i I. on 'I `; ':J.�_ i ,j" r;u i j- ', ,' -•.1. Yr ~.� > i_i•`1 i' .' NF. "iL�rt1 11 -f 1 t At A. f '4.+ I' - -S ...... �'-- 1 E)! i t r� fry_ Ct - to un .e . L_ '- a13� %?�St . no.' M x S.L Cnr: -E.n'C T�Q7A'a S wrrA sheaf �t1ec � � �"V ax x�1:r'4YYt�l a'1`MM 4.OYY�'s Aao�u-'.aMvw "l orJ►�i+0: n[OF b sea G, Ghon, Sli=.�:, avib Gl 'aoa6Y, 6fYY bl:i NK^. MOYa,b a orWas �_nrt x' mac'. F+ka' cT.'C.eA.e s: Srs Ta_[� a »+ QSCEWM 44+Vv GGRI Vv ��a�.�. P'YYvf�so-r�s c®oob a, ale' p -.e crY R.9 DAM 321201C The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. King County makes no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County shall not be liable for any general, special, indirect, incidental. or consequential damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King County. CJ2016 D. R. STRONG Consulting Engineers Inc. Page 7 The Pines Technical Information Report Renton, Washington FIGURE 3 DRAINAGE BASINS, SUBBASINS, AND SITE CHARACTERISTICS ©2416 D. R. STRONG Consulting Engineers Inc. Page 8 The Pines Technical Information Report Renton, Washington 3 x Or r, �cl - .nisA9alwrurrr�r VALALTAYLET q fura,Ruorsuaaue.�x sarMWIEMPRWERTYOW — Aysa®r2aaAC) DNA - O NA +xxr OPNQRTH oeene sc.uc 0 b W r7:I,.p16�U11tiU0J1!IUchlnpstF"ofal/.ipwerlFfW3A 51N rtep (�,'Ki,�C161-,R]-$3Pll cwweii �Fl lwF. a.e Fwa.F <_�w rvr, rxeusn M .r CS -Sl M MRM d1 0 FIGURE 4 SOILS � Y 00809'5 MWS MOWS Of M MM MOWS CHOWS WDWS Wim Mow's 00109S 02016 D. R. STRONG Consulting Engineers Inc. Page 9 The Pines Technical Information Report Renton, Washington 0 King County Area, Washington 11 AmC—Arents, Alderwood material, 6 to 75 percent slopes Map Unit Setting • National map unit symbol: 9hmsq • Mean annual precipitation: 35 to 60 inches • Mean annual air temperature: 50 degrees F Frost -free period: 950 to 200 days • Farmland classification: Not prime farmland Map Unit Composition • Arents, alderwood material, and similar sails: 100 percent • Estimates are based on observations, descriptions, and transects of the map unit. Description of Arents, Alderwood Material Setting • Landform: Till plains • Parent material: Basal till Typical profile • H1 - 0 to 26 inches: gravelly sandy loam • H2 - 26 to 60 inches: very gravelly sandy loam Properties and qualities • Slope: 6 to 15 percent • Depth to restrictive feature: 20 to 40 inches to densic material • Natural drainage class: Moderately well drained • Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately low (0.00 to 0.06 inlhr) • Depth to water table: About 16 to 36 inches • Frequency of flooding: None • Frequency of ponding: None • Available water storage in profile: Very low (about 2.3 inches) Interpretive groups • Land capability classification (irrigated): None specified • Land capability classification (nonirrigated): 4s • Hydrologic Soil Group: BID See Appendix B for Geotechnical Engineering Study 02016 D. R. STRONG Consulting Engineers Inc. Page 10 The Pines Technical Information Report Renton, Washington SECTION II CONDITIONS AND REQUIREMENTS SUMMARY The Project must comply with the following Core and Special Requirements: • C.R. #1 — Discharge at the Natural Location: Existing drainage discharges the Site at one location, maintaining one TDA. The topography indicates that all stormwater runoff leaves the Site as sheet flow across the west property line. Runoff is collected by the curb and gutter on the east side of Monroe Avenue NE. • C.R. #2 — Offsite Analysis: Analysis is included in Section III. The Analysis describes the Site's runoff patterns in detail. C.R. #3 — Flow Control: The Project is required to adhere to Level 2 Flow Control Standards. One detention/wetvault will provide flow control as required for the new and replaced impervious and pervious surfaces. The Site is required to "match developed discharge durations to existing conditions durations for the range of predeveloped discharge rates from 50% of the two-year peak flow up to the full 50 - year peak flow. Also match developed peak discharge rates to predeveloped peak discharge rates for the 2 and the 10 year return periods," (City of Renton 2009 Surface Water Design Manual Amendment, Sec. 1.2.3.1). A detention vault will accommodate this requirement. • C.R. #4 — Conveyance System: New pipe systems are required to be designed with sufficient capacity to convey and contain (at minimum) the 25 -year peak flow, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. Pipe system structures may overtop for runoff events that exceed the 25 -year design capacity, provided the overflow from a 100 -year runoff event does not create or aggravate a "severe flooding problem" or "severe erosion problem" as defined in C.R. #2. Any overflow occurring onsite for runoff events up to and including the 100 -year event must discharge at the natural location for the project site. In residential subdivisions, such overflow must be contained within an onsite drainage easement, tract, covenant or public right-of-way. This analysis will be performed at time of construction plan preparation. • C.R. #5 — Erosion and Sediment Control: The Project will provide the seven minimum ESC measures. A temporary erosion and sedimentation control plan will be prepared at the time construction plan preparation. • C.R. #6 — Maintenance and Operations: Maintenance of the proposed storm drainage facilities will be the responsibility of the City. An Operation and Maintenance Manual will be included in Section X at the time of construction plan preparation. C.R. #T — Financial Guarantees: Prior to commencing construction, the Applicant must post a drainage facilities restoration and site stabilization financial guarantee. For any constructed or modified drainage facilities to be maintained and operated by the City, the Applicant must: 1) Post a drainage defect and maintenance financial guarantee for a period of two years, and 2) Maintain the drainage facilities during the (02016 D. R. STRONG Consulting Engineers Inc. Page 11 The Pines Technical Information Report Renton, Washington two-year period following posting of the drainage defect and maintenance financial guarantee. • C.R. #8 — Water Quality: The Project is required to provide basic water quality treatment. A wetvault will accommodate this requirement. • S.R. #1 — Other Adopted Area-Specific Requirements: Not applicable for this Project. • S.R. #2 — Floodplain/Floodway Delineation: Not applicable for this Project. • S.R. #3 — Flood Protection Facilities: Not applicable for this Project. • S.R. #4 — Source Control: Not applicable for this Project. • S.R. #5 — Oil Control: Not applicable for this Project. • S.R. #6 — Aquifer Protection Area: Site not located within zones 1 and 2, therefore not applicable for this Project. 02016 D. R. STRONG Consulting Engineers Inc. Page 12 The Pines Technical Information Report Renton, Washington 0 CONDITIONS OF APPROVAL The Pines U 2018-OXXXX kj :39] (D2016 D. R. STRONG Consulting Engineers Inc. Page 13 The Pines Technical Information Report Renton, Washington SECTION III OFF-SITE ANALYSIS An offsite Level One Downstream Analysis was prepared by D.R. STRONG Consulting Engineers Inc. and is included in this section. 02016 D. R. STRONG Consulting Engineers Inc. Page 14 The Pines Technical Information Report Renton, Washington 011 0 LEVEL ONE DOWNSTREAM ANALYSIS DISCLAIMER: This report was prepared at the request of HARBOUR HOMES, Ilc for the 2.8 acre parcel known as a portion of the SOUTHWEST Quarter of Section 09, Township 23 North, Range 5 East, W.M., in King County, Tax Parcel Numbers 092305-9916, & -9117 (Site). D. R. STRONG Consulting Engineers Inc. (DRS) has prepared this report for the exclusive use of DRS, the owner, and their agents, for specific application to the development project as described herein. Use or reliance on this report, or any of its contents for any revisions of this project, or any other project, or by others not described above, is forbidden without the expressed permission by DRS. TASK 1: DEFINE AND MAP STUDY AREA This Offsite Analysis was prepared in accordance with Core Requirement #2, Section 1.2.2 of the 2009 King County Surface Water Design Manual and City Amendments as adopted by the City of Renton (Manual). The Site is located at 850 & 870 Monroe Avenue NE, Renton, Washington. The Project is the subdivision of three parcels into 14 single-family lots. See Figures 1, 2, 3, and 5 for maps of the study area. 02016 D. R. STRONG Consulting Engineers Inc. Page 15 The Pines Level One Downstream Analysis Renton, Washington 0 0 TASK 2: RESOURCE REVIEW • Adopted Basin Plans: The City of Renton and King County Department of Development and Environmental Services (DDES) and Department of Natural Resources and Parks (DNRP) do not have a specific plan for the East Lake Washington Drainage Basin. • Finalized Drainage Studies: No available applicable drainage studies at this time. • Basin Reconnaissance Summary Reports: None available. • Comprehensive Plans: Renton's Comprehensive Plan, adopted on June 22, 2015, effective July 1, 2015. • Floodplain/Floodway (FEMA) Map: No floodplains exist on site, See Figure 10. • Other Offsite Analysis Reports: Albert Balch's President Park No. 7 & No. 8 and Skyland Heights No. 2. • Sensitive Areas Map Folios: See Figures 6-9. • DNRP Drainage Complaints and Studies: Per King County Water and Land Resources Division, there were no complaints within the downstream paths, within approximately one mile from the Site within the last 10 years. See figure 11. • USDA King County Soils Survey: See Figure 4 • Wetlands Inventory: Vol. 2 East (1990) — No wetlands identified along the downstream paths in the KC Wetlands Inventory. The City of Renton Mapping Applications indicates there are also no wetlands along the downstream path. See Figure 8. • Migrating River Studies: The Site is not located near the channel migration zones of Cedar River, Tolt River, Raging River, Snoqualmie River, or Green River. • King County Designated Water Quality Problems: Per the Washington State Water Quality Assessment 303(d)1305(b) Integrated Report current as of 2012, there are no water quality problems within 1 mile downstream of the Site. 02016 D. R. STRONG Consulting Engineers Inc. Page 16 The Pines Level One Downstream Analysis Renton, Washington FIGURE 5 CITY OF RENTON TOPOGRAPHY MAP 11otes r apsgra>trr 5a 0 129 2F$ Fer rG,_tg=s_We6_µefC-V r Atiz'lar} 9pr.rre City OLReff foh.il Finance & I'I' Division Legend Cry iced county s«,ndary G* C Na tv Parctk 10p' Pnm.�ry 10V 1W*Trr0d13te 20' Pnrna+y 20' 1nterrnedlaoe t Prirrary R' Inf.mrimt. WpfibW Towww* yy • Gt6 -x a v r. y-t-a:r::•rc � +:- a r.. _. _ ._ _.. 1ZYr:+a, -» a: a. ,w cr Y,: -'!r-1 Is. 1. go. S n i a THIS VAC 1.". NOT TO 6E U-�EO FOR NAWGATH 0)2016 D. R. STRONG Consulting Engineers Inc. Page 17 The Pines Level One Downstream Analysis Renton, Washington FIGURE 6 CITY OF RENTON COAL MINE HAZARD AREAS MAP Notes Lege n0 Coa M ne Ka:7rN wap Cry and Canty Boundary Cee. w r.*rftr MGM i. e►oCEPa�'E Oa3 0 !�12 1_023�� 4G9_ 1 riSi_V1ec_Yeralor_A�aA:ary_6MNt Cit)' u[ Olf'1 Finance & ET Diviskin k*Wmadon Twwbobm • = —a:. _ ;.:r -tart= ac : x'r.• �,� Y .�•e•.r —acs^t -'r s-+' Re�1�riliapit{�On$1{N dOP1Y1QOY '';�^".3 Y O T : ^.].- ",T, 321,':016 TM9'5 uAD L� NOT TO 5E USED FOR 4W ; *N 02016 D. R. STRONG Consulting Engineers Inc. Page 18 The Pines Level One Downstream Analysis Renton, Washington FIGURE 7 CITY OF RENTON FLOOD HAZARDS MAP Site Nous Legend F*ao r "rx ua,^ cry 3na C—Ity @otntda7 ore. "' a"W x ?aroe+s Fkoeway Smoal Mood Hazard Areas 1100 year flood) 12 0 256 S • 2 Bret 00w Flood Areas iZone X - 5W year flood I vG'_t4l.+ viceo_wercasx_a.wJ;ary_�yrere FinamC&.II DIN- un %*XT d0M TKNbftg - GLS = -a; : a F- 7re•Y!^.:�: ,�.:.: ^-•- r ',r,• -•-r ^',accr; :^.e a•.: ��,�� : •r r+�r.+:r �.:; �.v�,a�- ra: aa:-� v � : -x ra xis R.Y r. a:=tat cr--.c �• x� _-i.x _ 3'21:20 id TMI1� UAP r,, NOT TO B'. JGE0 FOR NAVlGAMON 72016 D. R. STRONG Consulting Engineers Inc, Page 19 The Pines Level One Downstream Analysis Renton, Washington 0 0 FIGURE 8 CITY OF RENTON STREAMS AND WETLANDS MAP Notes -ems and %*U- as va; EA 12 0 254 512 °M JG�_fk7.t_V1eG_Mlres� Autl;;arp_��r City Reirro—h I-inancc S- I I Dwlm4m Site Legend Cry and Garrty sou-dary c- Cri a• Rem Parcets Svevns iCLUSdirdJ 'yu E �IR r wedantls W W WOM T$dVK M - CIS --r r-r-xr: Vs : �r_� *: — r .•err ^�cr,- • •. a1 3r2177D1 a THiy WP sr NOT TO BE vGED FOR xAv1GAT*N C,2016 D. R. STRONG Consulting Engineers Inc. Page 20 The Pines Level One Downstream Analysis Renton, Washington 0 0 FIGURE 9 CITY OF RENTON LANDSLIDE HAZARDS MAP Site N01e5 Legend La,061*e -IIZJfW vap Cry arra County Boundary eve. L GG �' Rirrcr Parcels LsndsisGde ■ lifer E) "elm -e 4:a WeD Merc-�Aw:iaq_Sp-rwt :F+:L/1CtAED City of 111!1 finance & IT Division ■wwrosom T*Mno pQy -GIS x : e _•.r �r-ra�r. .•r. _r_-: r .r-�r -.�:r ::r s .. ..4•T'..' ! . �d� .3f�'= fid'. A::Rd' Y -, : ' S: "]„w,. ]i ';:.:.. xrxxAlavSLippa�.QRenida'a.ga 112,M If T.H[S MAP M HOT TO el! UZED FOR 144VIGATIOM 2016 D. R. STRONG Consulting Engineers Inc. Page 21 The Pines Level One Downstream Analysis Renton, Washington FIGURE 14 CITY OF RENTON SEISMIC HAZARD AREAS MAP Nous , e&mc Ksays Arem Wap [A] 12 4 25E 512 peer *55_131J Vie4�Mer,:abr A�n1;:ny_Spt*m City On Financ[ & 11 Dir6iun Site Legend Cn dnd Covrty Bou-dary Ce ' cerr�r-eer ParoeNs Faufts r seism Hazard Areas Wknoo m Ted"w"-GIs = s_ : �•r G^^ry ��e:.v_,.---::-.�-e -aces; s:e me 4erAxNf�D'-><QpORQRI�'3'Y'r7.97v-_"• �"",-' v s :,r� er^� -r. area � r, : -�. -�: n tea, -x :< 3,21:2018 T?4� MAP * NOT TO BE LF.'ED FOR KAWGAT*N X2016 D. R. STRONG Consulting Engineers Inc, Page 22 The Pines Level One Downstream Analysis Renton, Washington FIGURE 11 FEMA MAP .*W PANG OW ltANK us 1169111M mom �FIRRMyyry�/,�,�i�y��1r� ee,, y�� 8.{111 INSI INU ME W KING COMM, WASHMGMN AND I[NCOP"RATED AREAS IAM M W M5 44E — -N. roll -W 's —1 iw nN Qt1filk- n"M "OKM MNL 1L" rY. fPd• rl�•ry, Pp RM {Yw Ili • Wp 53DUM F MAF KIM 11111IT Is, T" 02096 D. R. STRONG Consulting Engineers Inc. Page 23 The Pines Level One Downstream Analysis Renton, Washington LEGEND Lura IMttlR NNiarrwLn ®ncvi R Ia..gM[ ROI9 ii1� • � W +.w �rrt a• ! +r alp. w . rLr Nr •hw. r �� RamLr+r � ti xis .r Rrm rw OuLMi r ►mow w Y.n M IR•Y iY OWPO Wb IRS i SIM M1 • r �Y 02096 D. R. STRONG Consulting Engineers Inc. Page 23 The Pines Level One Downstream Analysis Renton, Washington 9 0 FIGURE 12 KING COUNTY IMAP DRAINAGE COMPLAINTS MAP Property Layers Parcels $tormwater Services Drainage complaints 42016 D. R. STRONG Consulting Engineers Inc. Page 24 The Pines Level One Downstream Analysis Renton, Washington King County Nap .NE::1Lb - Nt 1411 y -, .. g - 16 - i E 1 i � 11 l .+ n i 1-� �, :. _ - 1 __ __.�._ •.. Wim__ � - NL "Lb t NE nh M t NF MT1 .map xa.r��,.*-aat ar«r+r✓�i'..ci+•... •wa�%m.. osmtr..«'a`..c•x�ev .cx.�,a�.aeK a_«.. ..z r�•rsaa~rr�i.. r.r«. -.aa -x r..:.q ai. .- N I_. kgK1.gCvsfty e'.-or'«r.�..a..a�.��<•x«�r�«�,,.�.ex,��ra<e ar;«,t«a �.ao� •�.v; b-r.yr-i«r:Y rtrr[-m'�ar�[o'r Ch. r.Y.k C'xq�rp�c-"4-b4 Jy �,J�(�TPFJt Pars 92:. 2�1[ Para.a Pamorara Property Layers Parcels $tormwater Services Drainage complaints 42016 D. R. STRONG Consulting Engineers Inc. Page 24 The Pines Level One Downstream Analysis Renton, Washington 0 0 UPSTREAM TRIBUTARYAREA Upon evaluation of the upstream area through examining COR topographic map (see Figure 5) and by conducting field reconnaissance on March 21s' 2016, the upstream tributary area for the Site is considered negligible. Runoff from the north and east is captured by the developed single-family lots and conveyed to the existing conveyance systems located in NE 91h St and Olympia Ave NE, respectively. Runoff from the south is also collected by the developed single-family lots and conveyed to Monroe Ave NE and south away from the Site. GENERAL ONSITE AND OFFSITE DRAINAGE DESCRIPTIONS The Site is contained within one Threshold Discharge Area (TDA). Runoff from the Site sheet flows over the west property line to the vertical curb and gutter located on the east side of Monroe Avenue NE. Runoff then flows north via curb and gutter before being collected by one of two catch basins. Runoff from each catch basin is conveyed to the 24" diameter pipe and catch basin conveyance system within Monroe Avenue NE, which flows south towards NE 7th St. The conveyance system then turns west at NE 7th St. and continues to flow that direction for over a quarter -mile downstream of the Site. ©2016 D. R. STRONG consulting Engineers Inc. Page 25 The Pines Level One Downstream Analysis Renton, Washington 9 • TASK 4: DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS DRAINAGE SYSTEM DESCRIPTION The downstream analysis is further illustrated and detailed in the Downstream Map Figure 12 and Downstream Table Figure 13. The drainage area is located within the East Lake Washington - Renton Drainage Basin. The drainage area was evaluated by reviewing available resources described in task 2, and by conducting a field reconnaissance on March 2151, 2016 under rainy conditions. DOWNSTREAM PATH 1 "A1" is the Natural Discharge Area (NDA) for path 1 from the TDA of the Site. It is located along the western property line (±0). From Point "Al" to Point "B1", runoff continues to flow west as sheet flow over approximately 7.5 feet of till grass and a 6 -inch concrete curb. No concentrated flow was observed (±0'-8'). Point "Bl", runoff is collected by the concrete gutter located along the east side of Monroe Avenue NE (±8'). From Point "B1" to Point "Cl", runoff flows north as channel flow via vertical curb and gutter. Light flow was observed (±8'-140'). Point "Cl", runoff enters a Type 1 CB, Facility ID No. 136224 (±140'). From Point "Cl" to Point "D1", runoff flows northwest as pipe flow via 8" PVC. Trickle flow was observed (±140'-154'). Point "D1", runoff enters a Type 2 CB, Facility ID No. 136225 (±154'). From Point "D1" to Point "E1", runoff flows west as pipe flow via 12" CPEPILCPE. Moderate flow observed (±154'-182'). Point "E1", runoff enters a Type 2 CB, Facility ID No. 135946 (±182'). From Point "E1" to Point "71", runoff flows south as pipe flow via 24" CPEPILCPE. Moderate flow was observed (±182'-403'). Point "F1", runoff enters a Type 2 CB, Facility ID No 135945 (±403'). From Point "F1" to Point "G1", runoff flows south as pipe flow via 24" CPEPILCPE. Moderate flow was observed (±403'-553'). Point "G1", runoff enters a Type 2 CB, Facility ID No 135942 (±553'). From Point "G1" to Point "H1", runoff flows south as pipe flow via 24" CPEPILCPE. Moderate flow was observed (±553'-695'). Point "H1", runoff enters a Type 2 CB, Facility ID No 136001 (±695'). From Point "H1" to Point "11", runoff flows south as pipe flow via 24" CPEPILCPE. Moderate flow was observed (±695'-824'). Point "ll", runoff enters a Type 2 CB, Facility ID No 135998 (±824'). 02016 D. R. STRONG Consulting Engineers Inc. Page 26 The Pines Level One Downstream Analysis Renton, Washington 9 0 From Point "11" to Point "J1", runoff flows south as pipe flow via 24" CPEP/LOPE. Moderate flow was observed (±824'-958'). Point "J1", runoff enters a Type 2 CB, Facility ID No 135996 (±958'). From Point "J1" to Point "K1", runoff flows south as pipe flow via 24" CPEPILCPE. Moderate flow was observed (±958'-1,093'). Point "K1", runoff enters a Type 2 CB, Facility ID No 135994. COR Maps incorrectly identifies the structure as a type 1 (±1,093'). From Point "K1" to Point °L1", runoff flows southwest as pipe flow via 24" CPEPILCPE. Moderate flow was observed (±1,093'-1,124'). Point "L1", runoff enters a Type 2 CB, Facility ID No 135993 (±1,124'). From Point "L1" to Point "M1", runoff flows westerly as pipe flow via 24" CPEP. Moderate flow was observed (±1,124'-1,238'). Point "M1", runoff enters a Type 2 CB, Facility ID No 134697 (±1,238'). From Point "M1" to Point "N1", runoff flows westerly as pipe flow via 24" CPEP. Moderate flow was observed (±1,238'-1,300'). Point "N1", runoff enters a Type 2 CB, Facility ID No 134696 (±1,300'). From Point "N1" to Point "01", runoff flows westerly as pipe flow via 24" CPEP. Moderate flow was observed (±1,300'-1,444'). Point "01 ", runoff enters a Type 2 CB, Facility ID No 134695 (±1,444'). From Point "01" to Point "P1", runoff flows southwesterly as pipe flow via 24" CPEP. Moderate flow was observed (±1,444'-1,562'). Point "P1", runoff enters a Type 2 CB, Facility ID No 134693 (±1,562'). From Point "P1" to Point "Q1", runoff flows southwesterly as pipe flow via 24" CPEP. Moderate flow was observed (±1,562'-1,625'). Point "Q1", runoff enters a Type 2 CB, Facility ID No 127707 located in the sidewalk (±1,625'). From Point "W" to Point "R1", runoff flows southwest as pipe flow via 24" CPEP. Moderate flow was observed (±1,625'-1,678'). Point "R1", runoff enters a Type 2 CB, Facility ID No 134691 (±1,678'). From Point "R1" to Point °S1", runoff flows westerly as pipe flow via 24" CPEP. Moderate flow was observed (±1,678'-1,806'). Point "Sl", runoff enters a Type 2 CB, Facility ID No 134688. This concluded the quarter -mile downstream reconnaissance (±1,806'). DOWNSTREAM PATH 2 "A2" is the Natural Discharge Area (NDA) for path 2 from the TDA of the Site. It is located along the west property line of parcel 092305-9116 (±0'). ©2016 D. R. STRONG Consulting Engineers Inc. Page 27 The Pines Level One Downstream Analysis Renton, Washington From Point "A2" to Point "1132", runoff continues to flow west as sheet flow over approximately 7.5 feet of till grass and a 6 -inch concrete curb. No concentrated flow was observed (±0'-8'). Point "1132", runoff is collected by the concrete gutter located along the east side of Monroe Avenue NE (±8'). Point "1132" to Point °C2", runoff flows north as channel flow via vertical curb and gutter. Light flow was observed (±8'-108'). Point "C2", runoff enters a Type 1 CB, Facility ID No. 135944 (±108'). From Point "C2" to Point "F1", runoff flows west as pipe flow via 8" PVC. Light flow was observed (±108'-134'). Point "F1 ", runoff enters a Type 2 CB, Facility ID No. 135945 where runoff from downstream path 2 converges with runoff downstream path 1 (±134'). ©2016 D. R. STRONG Consulting Engineers Inc. Page 28 The Pines Level One Downstream Analysis Renton, Washington 0 TASK 5: MITIGATION OF EXISTING OR POTENTIAL PROBLEMS A review of the King County Water and Land Resources Division — Drainage Services Section Documented Drainage Complaints within one mile of the downstream flow paths revealed no complaints within the last ten years. The project should not create any problems as specified in Section 1.2.2.1 of the Manual and therefore is not required to provide Drainage Problem impact Mitigation subject to the requirements of Section 1.2.2.2. A wetvault will provide flow control and basic water quality requirements for the entire Site. During construction, standard sediment and erosion control methods will be utilized. This will include the use of a stabilized construction entrance, perimeter_ silt fencing, and other necessary measures to minimize soil erosion during construction. 02016 D. R. STRONG Consulting Engineers Inc. Page 29 The Pines Level one Downstream Analysis Renton, Washington FIGURE 13 OFFSITE ANALYSIS DOWNSTREAM MAP (b2016 D. R. STRONG Consulting Engineers Inc_ Page 30 The Pines Leel One Downstream Analysis Renton, Washington VE fl 70 140 210 �__ 1 INCH = 140 FT. .Yaf�4�rnd4lpe.dwa 5/]9�"1iJ16 7.42-27 P mr�ew-- — — �v�v._ usaw,_ _ 9 0 FIGURE 14 OFFSITE ANALYSIS DOWNSTREAM TABLE DOWNSTREAM PATH 1 Symbol Drainage Component Type, Name and Size Drainage Component Description Slope Dlstanoe From site Discharge Existing Problems Potential Problems Observations of field inspector resource reviewer, or resident See map Type: sheat flow, swale. Stream, channel, pipe, Pond; Size: diameter Surface area drainage basin, vegetation, cover, depth, type of sensitive area, volume % 1/4 mile = 1,320 feet Constrictions, under capacity, ponding, overtopping, flooding, habitat or organism destruction, scouring, bank sloughing, sedimentation. incision, other erosion Tri6u1 dY ansa, fikeihood of problem, overflow pathways, potential Impacts. Al Natural discharge area RunoFf exits at the NDA along the western property line of the Site. .*.0' None Observed None Anticipated No concentrated flaw observed Al -81 West sheet flow Sheet flow over till grass and 6" curb None Observed None AMidpated No concentrated flow observed B1 6" Vertical curb and gutter East side of Monroe Avenue NE f8' None Observed Nate Anticipated Light flow, observed 131-G1 North channel flow 6" concrete vertical curb and gutter None Observed Noir Anticipated Light flow observed C1 Type 1 CS Renton Facility No. 136224 3140' None Observed None Anticipated Light flaw observed C1-01 Northwest pipe flow 8-O PVC None Observed None Anticipated Lightflow observed D1 Type 2 CB Renton Facility No. 136225 3154' None Observed Norio Anticipated Light flow observed D1 -E1 West pipe now 12" 0 CPEPILCPE None Observed None Arttiaipated Moderate flow observed El Type 2 CB Renton Facility No. 135976 1187 None Observed None Anticipated Moderate flaw observed E1 -F1 South pipe flow 24"0 CPEPILCPE None Observed None Anticipated Moderate flow observed F1 Type 2 CB ReMon Facility No, 135945 3403' None Observed None Anticipated Moderate flow observed F1-131 South pipe flow 24'0 CPEPILCPE None Observed None Anticipated Moderate flow observed 02015 D. R. STRONG Consulting Engineers Inc. Page 31 The Pines Level One Downstrearn Analysis Renton, Washington 11 0 G1 Type 2 CB Renton Facility No. 135942 1553' None Observed None Antiripated Moderate flow observed G1-1-11 South pipe flow 24'0 CPEPlLCPE None Observed None Anticipated Moderate flow observed H1 Type 2 CB Renton Facility No. 136001 *695, None Observed None Anticipated Moderate flow observed 1-11-11 South pipe flow 24'0 CPEPlLCPE None Observed None Anticipated Moderate flow observed 11 Type 2 CB Renton Fatuity No. 135996 ±624' None Observed None Anticipated Moderate flow observed 11 -ii South pipe now 24'0 CPEPlLCPE None Observed None Anticipated Moderate flow observed 11 Type 2 CB Renton Facility No. 135996 ±9581 None Observed None Anticipated Moderate flow observed J1 -K1 South pipe now 24'0 CPEPlLCPE None Observed None Anticipated Moderate flow observed Ki Type 2 CB Renton Facility No. 135994 11,093' None Observed None Anticipaled Modarate flow observed K1-1-1 Southwest pipe flow 24'0 CPEPILCPE None Observed Nate Anticipated Moderate flow observed L1 Type 2 CB Renton Facility No 135993 t1, 124' None Observed None Anticipated Moderate flow observed L 1 -Mi Westerly pipe now 24'0 CPEP None Observed None Anticipated Moderate flow observed Mi Type 2 CB Renton Facility No. 134697 11,236' None Observed None Anticdpated Moderate flow observed M1 -N1 Weatedy pipe now 24'0 CPEP None Observed None Anticipated Moderate now observed N1 Type 2 CB Renton Facility No. 134696 ±1,300' None Observed None Anticipated Moderate now observed N1-01 We_ body pipe How 24"0 CPEP None Observed None Anticipated Moderate flow observed 01 Type 2 CB Renton FacilityNo. 134695 ±1,444' None Observed None Anticipated Moderate flow observed O1 -P1 Southwesterly pipe flaw 24'0 CPEP None Observed None AnticipatedModerate flow observed 22016 D. R. STRONG Consulting Engineers Inc. Page 32 The Pines Level One Downstream Analysis Renton, Washington LJ 0 P1 Type 2 CB Renton Facility No. 134693 Slope t1,562 None Observed None Anticipated Moderate flow observed P1-01 Southwesterly pipe flow 24.0 CPEP From site None Observed None Anticipated Moderate flow observed 01 Type 2 CB Renton Facility No. 134692 located in the sidewalk :1.626 None Observed None Anticipated Moderale flow observed 01-R1 Southwesterly pipe flow 24' 0 CPEP None Observed None Anticipated Moderate flow observed Rt Type 2 CB Renton Facility No. 134691 174 ad -1,320 31,678' None Observed None Anticipated Moderate flow observed R1 -S1 Westerly pipe Raw 24" O CPEP organism destnrctton, scouring, bank None Observed None Anticipated Moderate flow observed L Type 2 CB Renin Facility No. 134686_ This was the end d the field reoonnaissanoe at over V. rtrle downstream from the Site. ±1,806' None Observed None Anticipated Moderate flow observed DOWNSTREAM PATH 2 Symbol Drainage Drainage Component Slope Distance Existing Potential Observations of field inspector Component Type, Description From site Problems Problems resouree reviewer, or resident Name and Size Dische e Type sheet flow. swore, Conshiotions, under capacity, ponding, Tributary area, likelihood of pmUern, See trap Shawn, channel, pipe, drainage basin, vegetation, carer, % 174 ad -1,320 overt kipping, ftWing, habitat or overRow pall1tways, pctentiat knpaels. Pond: Slag: diameter depth. type of sensitive area. wdurne ft organism destnrctton, scouring, bank Surtaoe area sloughing, sedimentation, incision, corer erosion Al Natural discharge area Runoff exits at NIDA along the western ±0' None Observed None Anticipated No concentrated flow observed fined rcei992305-116. Al -81 West sheet flow Sheet Row over till grass and 6" curb None Observed None Anticipated No concentrated flow observed B1 6' VeMcal curb and East side of Monroe Avenue NE ±61 None Observed None Anticipated Light flaw observed gutter B1 -C1 Nath channel flow 6' concrata vertical curb and gutter None Observed None Anticipated Light Row observed C1 Type i CB Renton Facility No. 135944 ±108' None Observed None Anticipated Light flaw observed V2016 D, R- STRONG Consulting Engineers Inc. Page 33 The Pines Level One Downstream Analysis Renton, Washington C1 -F1 West pipe now 8"0 PVC None Observed None Anticipated Light flow observed F1 Type 2 CB Renton Facility No, 135945, Downstream path 2 combine, with downstream path. +134' None Observed None Anticipated No concentrated flaw observed (02016 D. R. STRONG Consulting Engineers Inc. Page 34 The Pines Leval One Downstream Analysis Renton, Washington 9 s SECTION IV FLOW CONTROL ANALYSIS AND WATER QUALITY DESIGN EXISTING SITE HYDROLOGY KCRTS was used to model runoff from the Site. The Site falls within the Peak Rate Flow Control Stadard area matching existing Site conditions. The Site was modeled with existing forested, pasture and impervious surfaces (see figure 15). Results of the KCRTS analysis are included in this section. Modeling Input for the TDA 0 Land Uw Summary outwash Pasture; 0.00 acres. Outwash Grass 0.00 acres; Wetland' 0.00 acres Impervious' 0.09 arres Total 2.51 acres! Scale Factor: 1.00 Hourly Reduced Time Series: JPREDFV )� Compute Time Series I Modify User Input File for computed Time Series [.TSFI Pre -Developed KCRTS Modeling Input Modeling Results Flow Frequency Analysis Time Series File:predev.tsf Project Location:Sea-Tac ---Annual Area Till Forest 0.46 acres' Till Pasture 1.97 acres Till Grassi 0.00 acres Outwash Forest 0.00 acres: outwash Pasture; 0.00 acres. Outwash Grass 0.00 acres; Wetland' 0.00 acres Impervious' 0.09 arres Total 2.51 acres! Scale Factor: 1.00 Hourly Reduced Time Series: JPREDFV )� Compute Time Series I Modify User Input File for computed Time Series [.TSFI Pre -Developed KCRTS Modeling Input Modeling Results Flow Frequency Analysis Time Series File:predev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis ------- Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.181 2 2/09/01 18:00 0.310 1 100.00 0.990 0.077 7 1/05/02 16:00 0.181 2 25.00 0.960 0.170 3 2/28/03 3:00 0.170 3 10.00 0.900 0.030 8 8/26/04 2:00 0.160 4 5.00 0.800 0.097 6 1/05/05 8:00 0.153 5 3.00 0.667 0.160 4 1/18/06 16:00 0.097 6 2.00 0.500 0.153 5 11/24/06 4:00 0.077 7 1.30 0.231 0.310 1 1/09/08 6:00 0.030 8 1.10 0.091 Computed Peaks 0.267 50.00 0.980 82016 D. R. STRONG Consulting Engineers inc, Page 35 The Pines Technical Information Report Renton, Washinglon 9 FIGURE '15 PREDEVELOPED AREA MAP ©2016 D. R. STRONG Consulting Engineers Inc. Page 36 The Pines Technical Information Report Renton, Washington 0 0 2 n,fL. gyp£ :n' FAe£ REA I 1 AREA BREAKDOWN TOTAL PP?VXC7 AREA 113.047 ST (2595 ACRES) TOTAL S'T£ AREA: IP?,9f8 SF. (2479 ACRES) NAY TARGET ROW IWEgVIXl;& 291- S.F. {O 067 ACRES) KCR 1S INPUT NLK'-EFFfCi!'T£iWilM IWS AREA (1.E., TOW w ER0005 AREA LESS EIA) 15 ASSUUEf Tp 4AVE 7NE SAVE H No—WCIC Re5RAY5E A5 Tl1E iAHME0 ,,Y ..PrPKuOS AREA_ Fry! EXAUPI,E, FCi EXISTINC RMDENRAL AREAS KiH POCYTA'S OR —W ' TO SPLASP FAVY iA^5 GP LAn'OSCAPINO, THE NLN-£FFfCPA POR R'1N OF R4£ ROOF AREAS 6Mw p91 TR£A TE? A5 PASPURE FOR PREDE.11PPWN7 COoanp s AN'0 CRA 55 FCrR FtlS r-D£YE'L6PM£wT CONOrRONS. S' E. FORE57G0' iP, 463 SF (11.156 ALR£5) PAST FF 85']3 SF (i. 909 Al,EAS'WO PASTURE AREA 725)'9 S.F. (1.666 AE F S) NAY-EFF<CRV£!M✓£NOWS' SURFACES 1.3,194 SF (0 JL13 ACRES) WPERNOUS- 3,6F7 SF (0.065 ACRES) EFFEC'y£ imPEFN0U5 SURFACE 778 S.F. (00TH 4CR£5) UF57REAU TPI uwr AREA „a+4 SF (11067 ACRES) LEGEND - - - - - - - 11 1111ARY PROrC16WNOARr �'..'. -5111 PASNRf AREA 7 111 SF (1,666 ACkfS) ®J f"SuNr jwPr NNIS s Fac I'.w , 977 SrSF (G. S7! ACFEE) nL 0.�4a4�LL}4 N(N-£f1fCRlE iJ.]91 SF (0303 ACRES) , EFFEC;7 ?78 SF (0.018 ACRES) ' x E,Y1571n'c raREST 14.86.! S.F. (R+5E ACF.£5J _.-•.� NPV TARG[T ROW MPERNpJS -P.- 5F, rC 067 ACRS" TREE WTENTIOn' INA[,' A 3.719 5 F_ (O 0195 ACRES) VyWNX�ys�lN�RBEC AREA O'7'7E0 F UW DRARlAGF CALCS NORTH 16007+SSOro.�A 5l P'oislF; res SPREpE4: dr ./19/7P16 7. 14,55 PM AO's' IS DEVELOPED SITE HYDROLOGY Soil Type The soil types are unchanged from predeveloped conditions. Land covers KCRTS was used to model the developed peak runoff from the Site. The portions of the Site within the developable area tributary to the proposed detention facility were modeled as "Till Grass", and Impervious as appropriate. Results of the KCRTS analysis are included in this section. Modeling Input for DEV Site of the TDA 0 Land Use Summary Area Till Forest 0.00 8CMW. Till Pasture' 0.00 acres:! Till Grass0.94 acres; Outwash Forest 0.00 aaese Outwash Pasture] 0.00 acres! 3 OuMash Grass! 0.00 acres] Wetland' 0.00 acres! 23 Impervious. 1.55 acres: Total 2.49 acres! Scale Factor, 1.00 Houry Reduced Time Series: DELI >) Compute Time Series Modfly User Input I File for computed Time Series J.TSFJ Developed KCRTS Modeling Input Modeling Results Flow Frequency Analysis Time Series File:dev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis ------- Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.459 6 2/09/01 2:00 0.930 1 100.00 0.990 0,373 8 1/05/02 16:00 0.586 2 25.00 0.960 0.552 3 2/27/03 7:00 0.552 3 10.00 0.900 0.403 7 8/26/04 2:00 0.487 4 5.00 0.800 0.485 5 10/28/04 16:00 0.485 5 3.00 0.667 0.487 4 1/18/06 16:00 0.459 6 2.00 0.500 0.586 2 10/26/06 0:00 0.403 7 1.30 0.231 0.930 1 1/09/08 6:00 0,373 8 1.10 0.091 Computed Peaks 0.815 50.00 0.980 P2016 D. R. STRONG Consulting Engineers Inc. Page 37 The Pines Technical Information Report Renton, Washington i 10 Modeling Input for the Bypass of the TDA 0 Land use Sumnnar} — Area ?I Till Forest 0.130 acres Till Paslure 0.00 acres Till Grass 0.01 acres Outwash Forest 0.00 aces Outwash Pasture 0.00 ages Outwash Grass 0.00 acres Welland 0.00 aces Impervious 0.01 acres Total 0.02 acres Scale Factor : 1.00 Hourly Reduced Time Series: JBYPASS » Compute Time Series Modify User Input l File for computed Time Series I.TSF] Developed KCRTS Modeling Input Modeling Results Flow Frequency Analysis Time Series File:bypass.tsf Project Location:Sea-Tac _---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) (CFS) Period 0.004 4 2/09/01 2:00 0.003 7 1/05/02 16:00 0.005 2 2/27/03 7:00 0.003 8 8/26/04 2:00 0.004 5 10/28/04 16:00 0.004 6 1/18/06 16:00 0.004 3 10/26/06 0:00 0.008 1 1/09/08 6:00 Computed Peaks 0.007 -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob (CFS) Period 0.008 1 100.00 0.990 0.005 2 25.00 0.960 0.004 3 10.00 0.900 0.004 4 5.00 0.600 0.004 5 3.00 0.667 0.004 6 2.00 0.500 0.003 7 1.30 0.231 0.003 8 1.10 0.091 0.007 50.00 0.980 02016 D. R. STRONG Consulting Engineers Inc. Page 38 The Pines Technical Information Report Renton, Washington 0 FIGURE 16 DEVELOPED AREA MAP 02016 D. R. STRONG Consulting Engineers Inc. Page 39 The Pines Technical Information Report Renton, Washington 0 B1P/, i$ AREA /770,' ['�Y.LEC7E01: 951 SF /d 022 AC) IU-TRNp)5 501 S F, (0.017 AC ) R 1-1 KCRTSUT AREA BREAKDOWN ffL IN, IM TRNOUS- 6/,340 S.F. (1546 A;, mrAL PROJECT AREA: 7;3,G47 SF (2 5.q5 ACRES, WPCPNWS ROA AREA 107A, 91C AREA_ 107,969 SF. (7.479 ACRES) CPi AR A; 70.474 SF, (1.616 ACJ ,V,W rAR^..ti R,O. N. 1MPERNJUS ,.PERw1xs. 3E'. 700 5r (0.689 ACJ 41.037 SF, (0 942 ACJ 71f. GRASS' Jf,?oA SF (0.7:6 A!'.1 TL1 ;BASS PCW AREA R— ARIA 28, 2.715E (0.648 ALJ WPEPNOUS 22,557 5,F. 16.578 AC) BYPASS, 7MP[R NWS: TIiL CRASS 5.57+ SF 10, IJP ACJ 450 5F (0 010 AO) 1.RFF RFiFN1ICW. 7RAC7 A- 3.719 5F (0.095 AC) JNO1571/RyEd AREA 00, r FROM ORA'NAGC CALLS sTaeM 17RAfVAGE. ]PACT d: 5,277 5F. iO 120 Art ® rMPER1AO✓S r 509 5 F (0.000 ACJ mL GFAss ,.608 S)l. (0.060 AC) NLiY IRACFI k U W IMPJ.RVIOLIS- :, 9!A SF. (0.067 AC) [[--^^ I'.. ,mss Illi ..�D�-p'''. 7RA C' 6 IMPEF.✓d,,5: _160 S.r (001.1 ACJ Q6 t_If ,5�ICCLliI�tut:'5. 1.020 S.F. ?0.02J aC) B1P/, i$ AREA /770,' ['�Y.LEC7E01: 951 SF /d 022 AC) IU-TRNp)5 501 S F, (0.017 AC ) R 1-1 KCRTSUT ffL IN, IM TRNOUS- 6/,340 S.F. (1546 A;, iWEXPOUS �U! AREA WPCPNWS ROA AREA &PERV1{!ill_ Ir" ORA7NAGE, 7NACr G lNPCRPOL!S SHAREG ORAYWAI, 7R'ACT E ,V,W rAR^..ti R,O. N. 1MPERNJUS FIRvws 41.037 SF, (0 942 ACJ rL4 CRASS LO'AREA TL1 ;BASS PCW AREA RLL CRASS S1LRN OFAWAGE, RAG7 P 7111 Wo.55 I ANOSCAPM16. 7RACiC BYPASS, 7MP[R NWS: 507 SF (0..712 AL') PERNAvS- 450 5F (0 010 AO) h10R'TH � �W 6 fir t11A.lt wr1 11 � 0 0 PERFORMANCE STANDARDS The Site is required to adhere to Level 2 Flow Control Standards of the existing site conditions (reference 11-A of COR 2009 Surface Water Design Manual Amendment). A wet -vault will provide flow control and basic water quality treatment. The Project is required to "match developed discharge durations to predeveloped durations for the range of predeveloped discharge rates from 50% of the 2 -year peak flow up to the full 50 -year peak flow. Also match developed peak discharge rates to predeveloped peak discharge rates for the 2- and 10 -year return periods. Assume existing site conditions as the predeveloped condition" (2009 Surface Water Design Manual Amendment, Sec. 1.2.3.1). D2016 D. R. STRONG Consulting Engineers Inc. Page 40 The Pines Technical Information Report Renton, Washington 011 0 FLOW CONTROL SYSTEM The Project will utilize an detention facility designed to control site runoff. The King County Runoff Time Series (KCRTS) software was used to size the facility. The detention pond design information is included in this section. Retention/Detention Faeili7:V Type of Facility Facility Length: Facility Width: Facility Area: Effective Storage Depth: Stage 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Vault 56.06 ft 56.06 ft 3143. sq. ft 7.50 ft 383.00 ft 23570. cu. ft 7.50 ft 18.00 inches 3 The Pines Renton, Washington Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 0.93 0.064 2 4.30 1.24 0.075 4.0 3 6.00 1.10 0.040 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac -ft) (cf5) (cfs) 0.00 383.00 O. 0.000 0.000 0.00 0.01 383.01 31. 0.001 0.002 0.00 0.02 383.02 63. 0.001 0.003 0.00 0.03 383.03 94. 0.002 0.009 0.00 0.04 383.04 126. 0.003 0.005 0.00 0.05 383.05 157. 0.004 0.005 0.00 0.06 383.06 189. 0.004 0.006 0.00 0.07 383.07 220. 0.005 0.006 0.00 0.08 383.08 251. 0.006 0.006 0.00 0.22 383.22 691. 0.016 0.011 0.00 0.37 383.37 1163. 0.027 0.014 0.00 0.52 383.52 1634. 0.038 0.017 0.00 0.67 383.67 2106. 0.048 0.019 0.00 0.81 383.81 2546. 4.058 0.021 0.00 0.96 383.96 3017. 0.069 0.023 0.00 1.11 384.11 3488, 0.080 0.025 0.00 1.25 384.25 3928. 0.090 4.026 0.00 1.40 389.40 4400. 0.101 0.028 0.00 1.55 384.55 4871. 0.112 0.029 0.00 1.69 384.69 5311. 0.122 0.030 0.00 1.64 384.84 5783. 0.133 0.032 0.00 1.99 384.99 6254. 0.144 0.033 0.00 2.14 385.14 6725. 0.154 0.034 0.00 2.28 385.28 7165. 0.169 0.035 0.00 2.43 365.43 7637. 0.175 0.036 0.00 2.58 385.58 8108, 0.186 0.038 0.00 2.72 385.72 8548. 0.196 0.039 0.00 2.8`7 385.87 9020. 0.207 0.040 0.00 3.02 386.02 9491, 0.218 0.041 0.00 3.17 386.17 9962. 0.229 0.042 0.00 3.31 386.31 10402. 0.239 0.043 0.00 02016 D. 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Page 41 Technical Information Report The Pines Renton, Washington 46 46 lu8?4. 25u 0.�4� 7 6 61 1 345. 260 0. 99 .00 1 785. 0.2, 0.95 OD 3.90 386.90 12257. 0.2B_ 0.046 G.00 4.05 387.5 12728, 0.292 0.G4? 0.H 4.19 38:1..9 13168_ 0.302 0.048 u.00 4.30 387.30 13514. 0.31: 0.048 O.H 4.31 387.31 13545. 0.311 0.049 0.00 4.33 387.33 13608. 0.312 0.050 0.00 4.34 387.34 13639. 0.313 0.051 0.00 4.35 387.35 13671. 0.314 0.054 0.00 4.36 387.;x6 13702. 0.315 0.057 0.00 4.38 387.38 13765. 0.316 0.060 0.00 4.39 387.39 13797. 0.317 0.061 0.Oa 4.40 387.40 13828, 0.317 0.062 0.00 4.42 387.42 13891. 0.319 0.063 0.00 4.56 387.56 14331. 0.329 0.071 0.00 4.71 387."11 14892. 0.340 0.077 0.00 4.86 387.86 15274. 0.351 0.083 0.00 5.00 388.00 15714. 0.361 0.087 0.00 5.15 388.15 16185. 0.3`72 0.092 0.00 5.30 388.30 16656. 0.382 0.095 0.00 5.45 388.45 1.7128. 0.393 0.099 0.00 5.59 388.59 17568. 0.403 0.103 0.00 5.74 388.74 18039. 0.414 0.106 0.00 5.89 388.89 18511. 0.425 0.109 0.00 6.00 389.00 18856. 0.433 0.112 0.00 6.01 389.01 18888. 0.434 0.112 0.00 6.02 389.02 18919. 0.434 0.113 0.00 6.03 389.03 18951. 0.435 0.115 0.00 15.05 389.05 19013. 0.436 0.116 0.00 6.06 389.06 19095. 0.437 0.119 0.00 15.97 389.07 19076. 0.438 0.122 0.00 6.08 389.08 19108. 0.439 9.123 0.00 6.09 389.09 19139. 0.439 0.123 0.00 6.24 389.24 19611. 0.450 0.132 0.00 6.39 389.39 20082. 0.461 0.140 0.00 6.53 389.53 20522. 0.471 0.146 0.00 6.68 389.68 20993. 0.982 0.152 0.00 6.83 389.83 21465. 0.493 0.157 0.00 6.97 389.97 21905. 0.503 0.162 0.00 7.12 390.12 22376. 0.514 0.167 0.00 7.27 390.27 22846. 0.525 0.172 0.00 7.42 390.92 23319. 0.535 0.176 0.00 7.50 390.50 23570. 0.541 0.179 0.00 7.60 390.60 23885. 0.548 0.644 0.00 7.70 390.70 24199. 0.556 1.490 0.00 7.80 390.80 24513. 0.563 2.590 0.00 7.90 390.90 24828. 0.570 3.890 0.90 8.00 391.00 25142. 0.577 5.360 0.00 8.10 391.10 25456. 0.564 6.799 0.00 8.20 391.20 25770. 0.592 7.320 o.a0 8.30 391.30 26085. 0.599 7.810 0.00 8.40 391.40 26399. 0.606 8.280 0.00 8.50 391.50 26713. 0.613 8.710 0.00 8.60 391.60 27027. 0.620 9.130 0.00 8.70 391.70 27342. 0.628 9.530 0.00 8.80 391.80 27656. 0.635 9.920 0.00 8.90 391.90 27970. 0.642 10.280 0.00 9.00 392.00 28285. 0.649 10.640 0.00 9.10 392.10 28599. 0.657 10.980 0.00 9.20 392.20 28913. 0.664 11.320 0.00 9.30 392.30 29227, 0.671 11.640 0.00 02016 D. R. STRONG Consulting Engineers Inc. Page 42 Technical Information Report The Pines Renton, Washington 0 '.}. v 392.40 }i "y'cl li:f 10:43 �'lltf1J4�' 1 0.93 0.78 2 C.46 „_19 3 0.46 0.15 4 0.49 0.11 5 0.55 C,.11 6 0.29 0.07 7 0.3`1 0.04 8 0.40 0.04 Hyd R/D Facility Outflow 1 0.78 2 0.19 3 0.15 4 0.11 5 0.11 6 0.07 7 0.04 8 0.04 0 29'-42. Inflow ().Cl C)_00 Pe=k 0.18 atora0e Stacie E1ev (Cu -Ft) (Ac -Ft) 7.62 390.62 23936. 0.549 7.50 390.50 23578. 0•.541 6.71 389.71 21077. 0.484 5.92 388.92 18607. 0.427 5.83 388.83 18330_ 0.421 4.55 387.55 14299. 0.328 3.67 386.67 11528. 0.265 2.87 385.67 9034, 0.207 Tributary Reservoir Inflow Inflow ().Cl W WWkk WkW 0.79 0.18 0.00 ***k**** 0.00 *****+*+ 0.00 Wkkkkkk+ 0.00 WkkkWWkk 0.07 **W**YrW 0.00 *k*<**** ---------------------------------- Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout POC Time Series File:dsout POC Outflow Target Calc *Ww+k*+ 0.79 0.18 0.19 ******* 0.15 ******* 0.11 ***k+*k 0.11 IrWkkk** 0.07 **W**YrW 0.04 18:00 0.108 Inflow/Outflow Analysis Peak Inflow Discharge: 0.930 CFS at Peak Outflow Discharge: 0.779 CES at Peak Reservoir Stage: 7.62 Ft Peak Reservoir Elev: 390.62 Ft Peak Reservoir Storage: 23936. Cu -Ft 0.549 Ac -Ft Add Time Series:bypass.tsf 6:00 on Jan 9 in Year 8 9:00 on Jan 9 in Year 8 Peak Summed Discharge: 0.785 CES at 9:00 on Jan 9 in Year 8 Point of Compliance File:dsout.tsf Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak (CFS) 0.190 2 2/09/01 20:00 0.044 7 12/28/01 18:00 0.108 5 3/06/03 22:00 0.040 8 8/26/04 7:00 0.070 6 1/05/05 16:00 0.110 4 1/18/06 23:00 0.153 3 11/24/06 7:00 0.779 1 1/09/08 9:00 Computed Peaks Flow Frequency Analysis Time Series File:dsout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates --- Flow Rate Rank Time of Peak -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob (CFS) (ft) Period 0.779 7.62 1 100.00 0.990 0.190 7.50 2 25.00 0.960 0.153 6.71 3 10.00 0.900 0.110 5.92 4 5.00 0.800 0.108 5.83 5 3.00 0.667 0.070 4.55 6 2.00 0.500 0.044 3.67 7 1.30 0.231 0.040 2.87 8 1.10 0.091 0.583 7.59 50.00 0.980 -----Flow Frequency Analysis------- - - Peaks - - Rank Return Prob 02016 D. 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Page 43 The Pines Technical Information Report Renton, Washington 0 0 The Pines Renton, Washington Pcricd 0.191 2 21 9/07 20:00 0..65 7 100.00 C!.9S^5 _2/20/07 '7:00 0.191 20.960 O.7D9 5 3/06/03 22:00 0.379 3 l0.cc 0.900 0.0?0 8 &/26/04 4:00 0.110 4 5.00 0.819 071 6 7;"5/05 16:00 0.109 5 3.00 0.66+ 0.110 4 1/18/0E 22:00 0.071 6 2.00 0.500 0.154 3 11/24/06 7:00 0.045 7 1.30 0.231 0.785 1 1/09/08 9:00 0.040 8 1.10 0.091 Computed Peaks 0.587 50.00 0.990 Flow Duration from Time Series File:rdout.tsf Cutoff Count Freauency CDP Exceedence_Probability CFS -. 7b 9 0.003 36907 60.188 60.189 39.812 0.398E+00 0.008 5849 9.538 69.726 30.274 0.303E+00 0.013 4941 8.058 77.784 22.216 0.222E+00 D.019 97.47 6.763 84.547 15.453 0.155E+00 0.024 3386 5.522 90.068 9.932 0.993E-01 0.029 2465 4.020 94.088 5.912 0.591E-01 0.035 1399 2.281 96.370 3.630 0.363E-01 0.040 848 1.383 97.753 2,247 0.225E-01 0.045 723 1.179 98.932 1.068 0.107E-01 0.051 349 0.569 99.501 0.499 0.499E-02 0.056 16 0.026 99.527 0.473 0.473E-02 0.061 25 0.041 99.568 0,432 0,432E-02 0.067 34 0.055 99.623 0.377 0.377E-02 0.072 27 0.044 99.667 0.333 0.333E-02 0.077 19 0.031 99.698 0.302 0.302E-02 0.083 16 0.026 99.724 0.276 0.276E-02 0.088 18 0.029 99.754 0.246 0.246E-02 0.093 21 0.034 99.788 0.212 0,212E-02 0.099 23 0.038 99.826 0.174 0.174E-02 0.104 26 0.042 99.868 0.132 0.132E-02 0.109 30 0.049 99.917 0.083 0.832E--03 0.115 10 0.016 99.933 0.067 0,669E-03 0.120 1 0.002 99.935 0.065 0.652E-03 0.125 5 0.006 99.943 0.057 0.571E-03 0.131 4 0.007 99.949 0.051 0.506E-03 0.136 3 0.005 99.954 0.046 0.457E-03 0.141 3 0.005 99.959 0.041 0.408E-03 0.147 3 0.005 99.964 0.036 0.359E-03 0.152 5 0.008 99.972 0.028 0.277E-03 0.157 5 0.008 99.980 0.020 0.196E-03 0.163 2 0.003 99.984 0.016 0.163E-03 0.168 2 0.003 99.987 0.013 0.130E-03 0.173 3 0.005 99.992 0.008 0.815E-04 0.179 4 0.007 99.998 0.002 0.163E-04 0.184 0 0.000 99.998 0.002 0.163E-09 0.189 0 0.000 99.996 0.002 0.163E-04 Flow Duration from Time Series File:dsout.tsf Cutoff Count Frequency CDF Exceedence_Probability CFS % % $ 0.003 36925 60.217 60.217 39.783 0.398E+00 0.008 5859 9.555 69.772 30.228 0.302E+00 0.013 4974 8.112 77.883 22.117 0.221E+00 0.019 4001 6.525 84.408 15.592 0.156E+00 0.024 3417 5.572 89.980 10.020 0.100E+00 0.030 2495 4.069 94.049 5.951 0.595E-01 0.035 1411 2.341 96.350 3.650 0.365E-01 0.090 654 1.393 97.743 2.257 0.226E-01 0.046 717 1.169 98.912 1.088 0.109E-01 G{2016 D. 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Page 44 Technical Information Report The Pines Renton, Washington 0 0 0.0 5 O 99.9°3 5C 5ij7--:.2 0.05E 21 0.034 99.527 3 4%? 47.3,- 2 0.062 29 0.039 99.566 0.434 4.34:-;2 0.067 34 0.055 99.622 0.378 .378E-02 6.072 30 0.049 99.571 0 329 .,.329E -C2 0.078 15 0.Ci24 99.695 0.305 C.30oF--C2 0.083 19 0.031 99.726 0.274 CC' .274E-02 0.088 15 0.024 99.750 0.250 0.250E -C2 0.094 20 0.033 99.783 0.217 0.217E-02 0.099 25 0.041 99.824 0.176 0.176E-02 0.104 27 0.044 99.868 0.132 0.132E-02 0.110 28 0.046 99.914 O.H6 0.864E-03 0.115 12 0.020 99.933 0.067 0.669E-03 0.121 1 0.002 99.935 0.065 0.652E-03 0.126 4 0.007 99.941 0.059 0.587E-03 0.131 5 0.008 99.949 0.051 0.506E-03 0.137 2 0.003 99.953 0.047 0.473E-03 0.142 3 0.005 99.958 0.042 0.424E -C3 0.147 4 0.007 99.964 0.036 0.359E -C3 0.153 5 0.008 99.972 0.028 0.277E-03 0.158 5 0.008 99.980 0.020 0.196E-03 0.163 2 0.003 99.984 0.015 0.163E-03 0.169 1 0.002 99.985 4.015 0.147E-03 0.174 4 0.007 99.992 0.008 0.815E-04 0.179 3 0.005 99.997 0.003 0.326E-04 0.185 1 0.002 99.998 0.002 0.163E-04 0.190 0 0.000 99.998 0.002 0.163E-04 Duration Comparison Anaylsis Base File: predev.tsf New File: dsout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time ----- ---------Check of Tolerance ------- Cutoff Base New °sChange Probability Base New %Change 0.048 0.77E-02 0.62E-02 -18.9 1 4.77E-02 0.048 0.048 -1.1 0.059 1 0.57E-02 0.46E-02 -18.7 1 0.57E-02 0.059 4.049 -16.6 0.059 1 0.45E-02 0.36E-02 -18.6 1 0.45E-02 0.069 4.060 -12.2 0.079 1 0.33E-02 0.30E-02 -9.0 1 C.33F-02 0.079 0.073 -7.2 0.089 1 0.25E-02 0.24E-02 -0.7 1 0.25E-02 0.089 0.089 -0.1 0.099 1 0.18E-02 0.18E-02 -1.8 1 0.18E-02 4.099 0.099 -0.4 0.109 I 0.13E-02 0.86E-03 -32.9 1 0.13E-02 0.109 0.105 -4.1 4.120 I 0.95E-03 0.65E-03 -31.0 1 0.95E-03 0.120 0.109 -8.9 0.130 1 0.65E-03 0.51E -D3 -22.5 0.65E-03 0.130 0.122 -6.1 0.140 1 0.46E-03 0.42E-03 -7.1 1 0.46E-03 0.140 0.139 -0.7 0.150 1 0.23E-03 0.31E-03 35.7 1 0.23E-03 0.150 0.155 3.0 0.160 1 0.16E-03 0.20E-03 20.0 1 0.16E-03 0.160 0.165 3.0 0.170 1 0.49E-04 0.11E-03 133.3 1 0.49E-04 0.170 0.178 4.5 0.181 1 0.16E-04 0.16E-04 0.0 1 0.16E-04 0.181 0.191 5.8 Maximum positive excursion = 0.010 cfs ( 6.7%) occurring at 0.153 cfs on the Base Data:predev.tsf and at 0.163 cfs on the New Data:dsout.tsf Maximum negative excursion = 0.013 cfs (-19.9) occurring at 0.063 cfs on the Base Data:predev.tsf and at 0.050 cfs on the New Data:dsout.tsf 02016 D. R. STRONG Consulting Engineers Inc. Page 45 The Pines Technical Information Report Renton, Washington 0 0 Flow Frequency Return Pe rix 2 5 10 20 It 100 1 2 5 10 20 30 40 50 60 70 80 90 95 96 99 Ct1nW O-00 Plobablmy I Duration Analysis 0 w 0 c l in n1 LL iU c i m ado n d ,r dsou[ Dur 1 k3.CEi d, 00o N•q b 00 L` o ti 10 s 10, 1v - 10 PlobebWy FXCP6d@MQ 100 Q2016 Q. R- STRONG Consulting Engineers Inc. Page 46 The Pines Technical Information Report Renton, Washington WATER QUALITY TREATMENT SYSTEM The Project is required to adhere to the City of Renton's Basic Water Quality treatment criteria. A combined detention/water quality vault located within Tract D is proposed to accommodate this requirement. Preliminary sizing for a wetvault was calculated from the formula provided by Section 6.4.1.1 Methods of Analysis of the Manual. The minimum wetpool volume required is 8,327 cubic feet. The Project will provide 15,785 cubic feet of dead storage. t2016 D. R. STRONG Consulting Engineers Inc. Page 47 The Pines Technical Information Report Renton, Washington 0 11 FIGURE 17 DETENTION & WATER QUALITY FACILITY DETAILS (To be completed at time of final engineering) 02016 D. R. STRONG Consulting Engineers Inc. Page 48 The Pines Technical Information Report Renton, Washington 11 SECTION V CONVEYANCE SYSTEM ANALYSIS AND DESIGN Per Core Requirement #4 of the KCSW DM, the conveyance system must be analyzed and designed for the existing tributary and developed onsite runoff. Pipe systems shall be designed to convey the 100 -year design storm. The Rational Method will be used to calculate the Q -Ratio for each pipe node. A conveyance system consisting primarily of pipes and catch basins will be designed for the Project. Onsite runoff will be collected by the multiple catch basins. Pipes are typically eight -inch to twelve -inch diameter LCPE material. A backwater analysis will be provided at time of final engineering. ©2016 D. R. STRONG Consulting Engineers Inc. Page 49 The Pines Technical Information Report Renton, Washington SECTION VI SPECIAL REPORTS AND STUDIES The following report and studies have been provided with this submittal. Wetland Memo: Re -Align Environmental — April 215t, 2016 Geotechnical Engineering Study: Earth Solutions NW, LLC —April 27, 2016 Traffic Memorandum: Gibson Traffic Consultants, Inc. — May 9, 2016 Arborist Report: Creative Landscape Solutions — July 17, 2016 0=16 D. R. STRONG Consulting Engineers Inc. Page 50 The Pines Technical Information Report Renton, Washington 0 0 SECTION VII OTHER PERMITS, VARIANCES AND ADJUSTMENTS • Hammerhead turnaround approval at the end of internal Road A, by Carey Thomas, dated April 6, 2016. D2016 D. R. STRONG Consulting Engineers Inc. Page 51 The Pines Technical Information Report Renton, Washington SECTION VIII CSWPPP ANALYSIS AND DESIGN (PART A) The Erosion and Sedimentation Control Design will meet the seven minimum King County requirements: 1. Areas to remain undisturbed shall be delineated with a high visibility plastic fence prior to any site clearing or grading. 2. Site disturbed areas shall be covered with mulch and seeded, as appropriate, for temporary or permanent measures. 3. Perimeter protection shall consist of a silt fence down slope of any disturbed areas or stockpiles. 4. A stabilized construction entrance will be located at the point of ingresslegress (i.e. onsite access road). 5. The detention pond will act as a sediment pond for sediment retention. Perimeter silt fences will provide sediment retention within the bypass areas. 6. Surface water from disturbed areas will sheet flow to the sediment pond for treatment. 7. Dust control shall be provided by spraying exposed soils with water until wet. This is required when exposed soils are dry to the point that wind transport is possible which would impact roadways, drainage ways, surface waters, or neighboring residences. SWPPP PLAN DESIGN (PART B) Construction activities that could contribute pollutants to surface and storm water include the following, with applicable BMP's listed for each item: 1. Storage and use of chemicals: Utilize source control, and soil erosion and sedimentation control practices, such as using only recommended amounts of chemical materials applied in the proper manner; neutralizing concrete wash water, and disposing of excess concrete material only in areas prepared for concrete placement, or return to batch plant; disposing of wash-up waters from water-based paints in sanitary sewer; disposing of wastes from oil-based paints, solvents, thinners, and mineral spirits only through a licensed waste management firm, or treatment, storage, and disposal (TSD) facility. 2. Material delivery and storage: Locate temporary storage areas away from vehicular traffic, near the construction entrance, and away from storm drains. Material Safety Data Sheets (MSDS) should be supplied for all materials stored, and chemicals kept in their original labeled containers. Maintenance, fueling, and repair of heavy equipment and vehicles shall be conducted using spill prevention and control measures. Contaminated surfaces shall be cleaned immediately following any spill incident. Provide cover, containment, and protection from vandalism for all chemicals, liquid products, petroleum products, and other potentially hazardous materials. 02016 D. R. STRONG Consulting Engineers Inc. Page 52 The Pines Technical Information Report Renton, Washington 0 0 3. Building demolition: Protect stormwater drainage system from sediment -laden runoff and loose particles. To the extent possible, use dikes, berms, or other methods to protect overland discharge paths from runoff. Street gutter, sidewalks, driveways, and other paved surfaces in the immediate area of demolition must be swept daily to collect and properly dispose of loose debris and garbage. Spray the minimum amount of water to help control windblown fine particles such as concrete, dust, and paint chips. Avoid excessive spraying so that runoff from the site does not occur, yet dust control is achieved. Oils must never be used for dust control. 4. Sawcutting: Slurry and cuttings shall be vacuumed during the activity to prevent migration offsite and must not remain on permanent concrete or asphalt paving overnight. Collected slurry and cuttings shall be disposed of in a manner that does not violate ground water or surface water quality standards. The complete CSWPPP will be completed and submitted at time of final of engineering 02016 D. R. STRONG Consulting Engineers Inc. Page 53 The Pines Technical information Report Renton, Washington SECTION IX BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT 1. Bond Quantity Worksheet —will be submitted at final engineering 2. The Stormwater Facility Summary Sheet is included in this section U016 D. R. STRONG Consulting Engineers Inc. Page 54 The Pines Technical Information Report Renton, Washington STORMWATER FACILITY SUMMARY SHEET Development The Pines Date July 19 2016 Location: 850 & 870 Monroe Ave NE, Renton, Washington 98056 ENGINEER DEVELOPER Name Yoshio L Piediscalzi, P.E. Name Jamie Waltier Firm D. R. STRONG Consulting Engineers, Inc. Firm Harbour Homes, LLC Address 620 7 Avenue Address 400 North 3e St, Suite 300 Kirkland, WA 98033 Seattle, WA 98103 Phone (425) 8273063 Phone (206) 315-8130 Developed Site: 2.509 acres Number of lots: 14 Number of detention facilities on site: Number of infiltration facilities on site: 1 vaults vaults pond ponds tanks tanks Flow control provided in regional facility (give location) No flow control required Exemption number uownstream uraina a tsasins Immediate Major Basin Basin Renton East Lake Washington Number & type of water quality facilities on site: biofiltration swale (regular/wet/ or continuous inflow?) sand filter (basic or large?) sand filter, linear (basic or large?) CONTECH Stormfilter 1 combined detentionJWQ vault sand filter vault (basic or large?) combined detentionlwetpond stormwater wetland compost filter wetvault (basic or large?) filter strip Wetvault flow dispersion pre -settling pond farm management plan flow -splitter catchbasin landscape management plan oil/water separator (baffle or coalescing plate?) catch basin inserts: Manufacturer pre -settling structure: Manufacturer Cc2DI8 17. R. STRONG Consulting Engineers Inc. Page 55 The Pines Technical Information Report Renton, Washington 0 0 DESIGN INFORMATION INDIVIDUAL BASIN Water Quality design flow Water Quality treated volume -Drainage basins 1 Onsite area includes frontage) 2.4424 Offsite area 0.0668 Type of Storage Facility Detention Vault Live Storage Volume (required) 23,570 Predev Runoff Rate 2 -year 0.097 10- ear 0.170 1 00 - ear 0.310 -Developed Runoff Rate 2 -year 0.071 includes bypass) 10 -year 0.154 1 00 - ear 0.785 Type of Restrictor Size of orifice/restriction No. 1 0.93" 0 0.00' No. 2 1.24" 0 4.30' No. 3 1.10" 0 6.00' ©2016 Q. R. STRONG Consulting Engineers Inc. Page 56 The Pines Technical Information Report Renton, Washington • SECTION X OPERATIONS AND MAINTENANCE MANUAL Excerpts from the 2009 KCSW DM will be provided at final engineering. ©2016 D. R. STRONG Consulting Engineers Inc. Page 57 The Pines Technical Information Report Renton, Washington 0 APPENDICES ©2096 D. R. STRONG Consulting Engineers Inc. Page 58 The Pines Technical Information Report Renton, Washington APPENDIX "A" LEGAL DESCRIPTION THE SOUTH 2 ACRES OF THE NORTH 4 ACRES OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 130 FEET THEREOF; AND EXCEPT THE WEST 30 FEET FOR MONROE AVENUE N.E.; ALSO THE NORTH 2 ACRES OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 9, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 30 FEET FOR COUNTY ROAD; EXCEPT THE EAST 130 FEET THEREOF; AND EXCEPT THE NORTH 48 FEET. 072016 D, R. STRONG Consulting Engineers Inc_ Page 59 The Pines Technical Information Report Renton, Washington 9 0 DRS Project No. 16007 CITY OF RENTON ENVIRONMENTAL CHECKLIST THE PINES PURPOSE OF CHECKLIST: Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not 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. ® 2416 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 1 of 24 Renton, Washington A. 0 BACKGROUND Name of proposed project, if applicable: The Pines 2. Name of applicant: Harbour Homes, LLC 0 3. Address and phone number of applicant and contact person: Applicant: Jamie Waltier 400 North 34th Street, Suite 300 Seattle, WA 98103 (206) 315-8130 Contact Person: Yoshio L. Piediscalzi, P.E. D. R. STRONG Consulting Engineers Inc. 620 7th Avenue Kirkland, WA 98033 425 827-3063 4. Date checklist prepared: July 19, 2015 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Construction will start upon the receipt of all required building and construction permits. This is estimated to occur in the Fall, 2017. 7. Do you have any pians for future additions, expansion, or further activity related to or connected with this Proposal? If yes, explain. Construct 14 single-family residences. 0 2416 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 2 of 24 Renton, Washington 0 9 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this Proposal. Arborist Report: Creative Landscape Solutions Geotechnical Report: Earth Solutions NW Wetland Evaluation: Re -Align Environmental Level One Downstream Analysis: D. R. STRONG Consulting Engineers Inc. Traffic Memorandum: Gibson Traffic Consultants, Inc. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your Proposal? If yes, explain. None to our knowledge. 10. List any government approvals or permits that Will be needed for your Proposal, if known. SEPA Determination City of Renton Preliminary Subdivision Approval City of Renton Grading Permit City of Renton Final Subdivision Approval City of Renton Building Permit City of Renton Other Customary Construction Related Permits City of Renton Construction General Stormwater Permit Department of Ecology Forest Practice Permit Department of Natural Resources 11. Give brief, complete description of your Proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your Proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.). Subdivide approximately 2.48 acres into 14 single-family residential lots, one internal local access street with hammerhead turnaround, and one drainage tract. Access to the subdivision will be from Monroe Avenue NE. @ 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA checklist Page 3 or 24 Renton, Washington 0 0 12. Location of the Proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a Proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The Project is located in the SW 1/4 of Section 09, Township 23 North, Range 5 East. The Site is located at 850 & 870 Monroe Avenue NE, Renton, Washington. 4 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 4 of 24 Renton, Washington B. ENVIRONMENTAL ELEMENTS EARTH a. General -description of the site (circle one . Flat,)oIling, steep slopes, mown alnous other. In general, the majority of the property has slopes of less than 15%. The Site slopes west towards Monroe Avenue NE. A high point is located at the eastern property line. b. What is the steepest slope on the site (approximate percent slope)? There are two isolated areas where the slope is approximately 15% over a span of 15-20 ft. One is located along the northern property line and the other is located along the southern property line. C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you Know the classifi- cation of agricultural soils, specify them and note any prime farmland. The soils on the Site are mapped in the Soil Survey of King County, Washington, prepared by the U.S. Department of Agriculture, Soil Conservation Service and has classified the Site as Arents, Alderwood material, slopes 6-15% (AmC). Additionally, see attached Geotechnical Report dated April 27, 2016. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Per the City of Renton's Landslide Hazard Areas Map, a portion of land located towards the center of the Site is considered to be a moderate landslide hazard. Topography and ® 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 5 of 24 Renton, Washington the geotechnical report suggest the potential for a landslide should be characterized as very low. e. Describe the purpose, type, and approximate quantities and total affected area of any filling or grading proposed. Indicate source of fill. The purpose of the site grading will be to construct the utilities, local access streets, finished grade pad elevations and drainage tract. Approximately 1,226 c.y. of cut and 2,207 c.y. of fill is computed for the Project. The net volume is approximately 981 c.y. off ill. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. There could be a short-term increase in the potential for on-site erosion where soils are exposed during site preparation and construction; however, the Project will comply with all applicable erosion control measures, short term and long term. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 60% of the Site will be covered by impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. A temporary erosion control plan will be implemented at the appropriate time. Erosion control measures may include the following: hay bales, siltation fences, temporary siltation ponds, controlled surface grading, stabilized construction entrance, and other measures, which may be used 2016 C. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 6 of 24 Renton, Washington 0 0 in accordance with requirements of the City of Renton. 2. AIR a. What types of emissions to the air would result from the Proposal during con- struction, operation and maintenance when the project is completed? (i.e., dust, automobile odors, industrial wood smoke.) If any, generally describe and give approximate quantities if known. Short-term emissions will be typical of those associated with construction and site development activities. These may include dust and emissions from construction equipment. Long-term impacts will result from increased vehicle traffic. b. Are there any off-site sources of emissions or odor that may affect your Proposal? If so, generally describe. Off-site sources of emissions or odors are those that are typical of residential neighborhoods. These will include automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. C. Proposed measures to reduce or control emissions or other impacts to air, if any. The Washington Clean Air Act requires the use of all known, available, and reasonable means of controlling air pollution, including dust. Construction impacts will not be significant and could be controlled by measures such as washing truck wheels before exiting the site and maintaining gravel construction entrances. In addition, dirt -driving surfaces will be watered during extended dry periods to control dust. @ 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 7 of 24 Renton, Washington 3. WATER a. Surface. i. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. None. ii. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? No, there will not be work within or adjacent to any surface water body. iii. Estimate the amount of fill and dredge material that would be placed in or removed from sur- face water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. iv. Will the Proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No, there will be no surface water withdrawals or diversions. V. Does the Proposal lie within a 100 -year floodplain? If so, note location on the site plan. Not to our knowledge. © 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 8 of 24 Renton, Washington 0 0 vi. Does the Proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, a public sanitary sewer system will be installed to serve the residential units. There will be no discharge of waste materials to surface waters. b. Ground. Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well? Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn. Public water mains will be installed to serve the development. No water will be discharged to the groundwater. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemi- cals; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of an- imals or humans the system(s) are expected to serve. No waste material will be discharged into the ground. 0 2016 Q. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 9 of 24 Renton, Washington 0 0 The Site will be served by public sanitary sewer system. C. Water Runoff (including storm water). Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quanti- ties, if known). Where will this water flow? Will this water flaw into other waters? If so, describe. See D.R. Strong Consulting Engineers, Inc. Level One Downstream Analysis Report. ii. Could waste materials enter ground or surface waters? If so, generally describe. The proposed stormwater system will be designed to minimize or eliminate entry of waste materials or pollutants to ground water resources and/or surface waters. Oils, grease, and other pollutants from the addition of paved areas could potentially enter the groundwater or downstream surface water runoff. iii. Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. The proposal will not affect the drainage patterns in the vicinity of the site. The new development will discharge water into a detention wetvault and discharge at the site's natural location. @ 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 10 of 24 Renton, Washington P F- 1 LJ d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. A City approved drainage system will be designed and constructed to mitigate any adverse impacts from storm water runoff. Temporary and permanent drainage facilities will be used to control quality and quantity of surface runoff during construction and after development. 4. PLANTS a. Check or circle types of vegetation found on the site: x deciduous tree: alder, maple, aspen, vine maple, cottonwood other: apple, cherry, beech, dogwood, filbert, holly, Italian plum, ornamental plum, x evergreen tree: fir, cedar, spruce, pine, other: black locust, madrona, x shrubs grass (orchard grass) x pasture crop or grain wet soil plants: cattail, buttercup, bulrush, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation (Deer fern, blackberry, holly, scotch broom) b. What kind and amount of vegetation will be removed or altered? Nearly all vegetation will be removed or altered during construction. Trees within the tree retention tract shall be saved. C. List threatened or endangered species known to be on or near the site. None to our knowledge. 0 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 11 of 24 Renton, Washington d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. If necessary, replacement trees will be planted to mitigate for significant trees removed. Landscaping will be installed in accordance with the provisions of the City of Renton's Zoning Code. e. List all noxious weeds and invasive species known to be on or near the site. None to our knowledge. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site. birds: hawk heron, eagle, ongbir s other: mammals: deer ear, elk, beaver, small rodents accoon, other: fish: bass, salmon, trout, herring, shellfish other: b. List any threatened or endangered species known to be on or near the site. None to our knowledge. C. Is the site part of a migration route? If so, explain. Western Washington is in the migration path of a wide variety of non -tropical songbirds, and waterfowl, including many species of geese. d. Proposed measures to preserve or enhance wildlife, if any. None at this time. 072016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 12 of 24 Renton, Washington e. List any invasive animal species known to be on or near the site. None to our knowledge. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/or natural gas will serve as the primary energy source for residential heating and cooking within the development. Any wood stoves incorporated into the new residential units will comply with all local and State regulations. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. C. What kinds of energy conservation features are included in the plans of this Proposal? List other proposed measures to reduce or control energy impacts, if any. The required measures of the Washington State Energy Code and the Uniform Building Code will be incorporated in the construction of the residential units. Energy conservation fixtures and materials are encouraged in all new construction. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could @ 2016 D, R. STRONG Consulting Engineers Inc. The Pines sEPA Checklist Page 13 of 24 Renton, Washington 0 0 occur as a result of this Proposal? If so, describe. There are no known on-site environmental health hazards known to exist today and none will be generated as a direct result of this proposal. Describe any known or possible contamination at the site from present or past uses. None to our knowledge. ii. Describe any 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. No hazardous chemicals or conditions exist to our knowledge. iii. 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 operation of the life of the project. No toxic or hazardous chemicals will be stored on the site. iv. Describe special emergency services that might be required. No special emergency services will be required. V. Proposed measures to reduce or control environmental health hazards, if any. Special measures are not anticipated. (�) 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 14 of 24 Renton, Washington b. Noise i. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The primary source of off-site noise in the area originates from vehicular traffic present on adjacent streets. What types and levels of noise would be created by or as- sociated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term impacts will result from the use of construction equipment during site develop- ment and residential construction. Construction will occur during the day -light hours, and in compliance with all noise ordinances. Construction noise is generated by heavy equipment, hand tools and the transporting of construction materials and equipment. Long-term impacts will be those associated with the increased use of the property by homeowners. iii. Proposed measures to reduce or control noise impacts, if any. Construction will be performed during normal daylight hours. Construction equipment will be equipped with noise mufflers. ® 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 15 of 24 Renton, Washington 0 0 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposed affect current land uses of nearby or adjacent properties? If so, describe. The current use of the site is two single-family residences on 2.48 acres. The current use of adjacent properties is listed as follows: North: Single Family Residential South: Single Family Residential East: Single Family Residential West: Single Family Residential 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 non-farm or non -forest use? Not to our knowledge. Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how; Not to our knowledge. C. Describe any structures on the site. The Site is currently developed with two single family residences, associated driveways, one detached garage, two sheds, and a barn. ©2018 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 16 of 24 Renton, Washington LJ d. Will any structures be demolished? If so, what? Yes, all existing structures will be demolished. e. What is the current zoning classification of the site? The current zoning classification is Residential, R-8. f. What is the current comprehensive plan designation of the site? Residential Medium Density (RMD). g. If applicable, what is the current shoreline master program designation of the site? NIA h. Has any part of the site been classified critical area by the city or the county? If so, specify. Not to our knowledge. Approximately how many people would reside or work in the completed project? Approximately 32 individuals will reside in the completed residential development (14 units x 2.3 persons per household = 32.2 individuals). Approximately how many people would the completed project displace? Approximately five people will be displaced as a result of demolishing two (2) existing structures. k. Proposed measures to avoid or reduce displacement impacts, if any. None at this time. 1. Proposed measures to ensure the Proposal is compatible with existing and projected land uses and plans, if any. The proposed development is compatible with the prescribed land C 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 17 of 24 Renton, Washington 0 0 use codes and designations for this site. Per the City Zoning Code, the development is consistent with the density requirements and land use of this property. M. Proposed measures to ensure the Proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any. None are proposed. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. The completed project will provide 14 detached single-family residential homes. Homes will be priced with a market orientation to the middle to high-income level homebuyer. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Two middle-income residences will be eliminated. C. Proposed measures to reduce or control housing impacts, if any. None. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The maximum building height will conform to City of Renton's Standards. @2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 18 of 24 Renton, Washington Ll 0 b. What view in the immediate vicinity would be altered or obstructed? Views in the vicinity are not likely to be enhanced, extended or obstructed by development of this project. C. Proposed measures to reduce or control aesthetic impacts, if any? The location of the buildings adheres to or exceeds the minimum setback requirements of the zoning district. The landscaping will be installed at the completion of building and paving construction. A Homeowners Association will maintain the landscaping and common elements. 11. LIGHT AND GLARE a. What type of light or glare will the Proposal produce? What time of day would it mainly occur? Light and glare will be produced from building lighting. Light will also be produced from vehicles using the site. The light and glare will occur primarily in the evening and before dawn. b. Could light or glare from the finished project be a safety hazard or interfere with views? Light and glare from the project will not cause hazards or interfere with views. c_ What existing off-site sources of light or glare may affect your Proposal? The primary off-site source of light and glare will be from vehicles traveling along the area roadways. Also, the adjacent residential uses and streetlights may create light and glare. Q 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 19 of 24 Renton, Washington :7 E d. Proposed measures to reduce or control light and glare impacts, if any. Street lighting will be installed in a manner that directs the light downward. The proposed perimeter landscaping will create a partial visual buffer between the proposed units and the surrounding neighborhood areas. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Kiwanis Park (At the east end of NE 9th St.) Honey Dew Athletic Fields (Just east of Kiwanis Park) Highlands Elementary School (intersection of Harrington Ave NE and NE 7th St.) 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. None. 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. According to the Washington Information System for Architectural and Archaeological Records Data (WISAARD) the properties of 850 & © 2016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 20 of 24 Renton, Washington 0 0 870 Monroe Avenue NE are not houses or historic property recorded in the inventory at this time. b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. None known. 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. The King County GIS data and Washington Information System for Architectural and Archaeological Records Data (WISAARD) was used to assess the potential impacts to cultural and historic resources on and near the project. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that map be required. No measures are anticipated. If an archeological site is found during the course of construction, the State Historic Preservation Officer will be notified. 14. TRANSPORTATION a. Identify public streets and highways serving the site or the geographic area, and describe proposed access to the C 2018 D. R. STRONG Consulting Engineers Inc_ The Pines SEPA Checklist Page 21 of 24 Renton, Washington 0 9 existing street system. Show on site plans, if any. Access to the proposed project will be from Monroe Avenue NE. L 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? The nearest public transit stop is approximately 0.1 miles northwest of the Site at the intersection of NE 10th St & Monroe Avenue NE. For Seattle transit, 0.4 miles northwest of the Site at the intersection of NE Sunset Blvd and NE 10th St. C. How many additional parking spaces would the completed project or non - project proposal have? How many would the project or proposal eliminate? The completed project will have garage and driveway parking spaces. Each home will have a minimum of two -parking spaces per lot. The project will eliminate all parking spaces associated with the structures being removed. d. Will the Proposal require any new improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). The proposal will improve the frontage of Monroe Avenue NE, add one internal road, and hammerhead turnaround. All are public rights of way. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. 02016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 22 of 24 Renton, Washington 0 0 How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial or nonpassenger vehicles). What data or transportation models were used to make these estimates? The project proposes 14 single-family homes. Assuming 9.52 vehicular trips per net unit per day, a total of 133.28 additional vehicle trips will be generated. Peak hours will generally be 7 AM — 9 AM and 4 PM — 8 PM. g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. Not to our knowledge. h. Proposed measures to reduce or control transportation impacts, if any. None. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes, the proposal will result in an increase for those services typical of a residential development of this size and nature. The need for public services such as fire and police protection will be typical for a residential development of the size. School age children generated by this development will attend schools in Renton #403 School District. C 2016 D. R, STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 23 of 24 Renton, Washington • i b. Proposed measures to reduce or control direct impacts on public services, if any. In addition to payment of annual property taxes by homeowners, the proponent will mitigate the direct impacts of the proposal through the City's traffic and school mitigation programs, if required. 16. UTILITIES a. Circle utilities currently available at the site: Fic =other. system, b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Puget Sound Energy Natural Gas: Puget Sound Energy Water & Sewer: City of Renton Telephone: Century Link C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand the lead agency is re- lying on them to make its decision. Signature: ql�xy 4�7_ Name of sign e: 4/0shio L. Piediscalzi, P.E. Position and Agency/Organization: Project Engineer, D.R. Strong Consulting Engineers, Inc. DATE SUBMITTED: I. 1q,16 02016 D. R. STRONG Consulting Engineers Inc. The Pines SEPA Checklist Page 24 or 24 Renton, Washington LQ King County Records and Electlons Division Recorder's Office Ikpanment of Fkmulive smites Kbit Cb nly A4minislralx111 BUdding 3W I „urh A,c,uc, Room 430 Sca¢k, WA99'(M „337 (206) 477fi620 (206) 29"109 TDD (206) 2"396 FAX Plat and Condominium Name Reservation Request 'lease NOTE: There is a $50.00 fee for this transaction Reservation Tyne: o PLAT a CONDOMINIUM Name Reserved Reserved by: Contact: Telephone: Address: City, State, Zip: The Pines Harbour Homes, LLC Ja:r,ie Wal tier (206) 31.5-8130 400 N. 39th 5t., STE 300 Seattle, WA 98103 Section: C9 Township: 23N Range:______ 05E _ Quarter. NE/9 Quarter: 5W/4 Tax Parcel Number -092305-9116,-9117 Comments: This name reservation will ire one year from the date this request is filed with the KINC COUNTY RECORDERS OFFICE, If the condominium ur plat has ool been declared within this time, and reservation of Ibis name is still desired, a new NAME RESERVATION REQUEST must be filed. The fee for Plat and Condo Name Reservations is 5511.04 per KCO 2.12.120.D FOR RECORDERS USE ONLY: Approved: _ Date Filed: _ Date Reservation Expires: Sent to Assessor's: (Records) (Assessor) HARB0UR HOW S,L,LC 400 N 34THST SPE 300 S44771& WA 48103 (206) 31-5-4130 US BANK 1470 5T H AVE seA'rn.t; WA461A2 ay DATE CHeCK NO. AMOUhrr Aptil 25, 2M 66468 $""**"*'60.00 Pay, Mi�R4*tR`*M►F�r4Rk�ff"aksr*�rttrira�rFAkAkriFliiy dollars and Ao Cents PAY IONG COUNTY TREASURY TOHE 500 4TH AVE #600 SEATTLE, WA 98104-2387 0 0 7011 1570 ODD3 1609 J;7 0876 0 1J DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -- `nton AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 1 www.rentonwa.gov STATE OF WASHINGTON j j SS COUNTY OF KING } 501260M. $ 11M being first duly sworn on oath, deposes and says: 1. On the _ ?q day of _ Af V --"-L , 2016�;p , I installed J public information sign(s) and plastic flyer box on the property located at S J-41 M =- j -1196G g.IJ for the following project: $7 `r t r -A o Z-1 Project Name lev ECA '" n e caner Name 2. 1 have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public Information Signs Installation" handout package. Installer Signature SUBSCRIBED AND SWORN to before me this a44" day of _-_ Apr, k --,20 Ito - �0%" :y ' V ,+�i rh1401 I 14 hn NOTARY PUBLid in and for the StafeJof Washington, ! r 0 Mresidin a{oCIOs My commission expires on AH►N -�' H:\CED\Data\Forms-Templates\5elf-Help Hano'outs\Planning\pubsign.00c Rev: 08/2015 • CHICAGO TITLE C ri.iP.Ar\S' fl} WASH[NGTON C:, Order No.: 0059582-06 Property. 850 & 870 Monroe Avenue NE Renton, WA 98056 SELLER(S) Beverly Stinde BUYERIBOR Harbour Homes, LLC ESCROW Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Phone: (425)455-4995 Fax: (425)646-9154 BUILDER Harbour Homes LLC 1441 North 34th Street, Suite 200 Seattle, WA 98103 Phone: (206)315-8130 Fax: (206)315-8131 BUILDER Geomerco Management, LLC 1441 North 34th St Suite 200 Seattle, WA 98103 Phone: Fax: 701 5th Avenue, Suite 2300 SeEttle, WA 98104 Phone: (206)626.5610lFax: (296)62$.9717 Escrow Officer. Sherrill McCullough Phone: 425-646-9887 Fax. 425-646-9154 Email: Sherrill.MCCullough@CTT.COM Main Contact: Jamie Watller Phone: (206)315-8130 Emafl: jwaltierc@harbourhomes.com Main Contact: John Baringer Phone: (208)352-2020 Cell: (206)3966687 Emafl: jbaringerfgeonerco.com Thank You for specifying Chicago Title Company of Washington Your transaction is important to us. Cunmknew D&Nx lion Leper WA0000924,pac 1 u�deled: 03 26.14 P**W: 02-3.16 6 02:11 PM by KM Page 14 WA-CT-FN5EA2154.624641-0059582-06 ALTA COhRfli irEN1- FOR TITLE INSURANCE Issued By agent: CHICAGO TITLE COMPANY OF WASHINGTON S Commitment Number: 0059582-06 CHICAGO TITLE INSURANCE COMPANY, a Nebraska corporation ('Company"), for a valuable consideration, commits to issue its policy or policies of litle Insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements, all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company_ All liability and obligation under this Commitment shall Cease and terminate six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. This Commitment shall not be valid or binding until countersigned by a validating off3oer or authorized signatory, IN WITNESS WHEREOF, CHICAGO TITLE INSURANCE COMPANY has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. Chicago Tide Insurance Company By. �WNQA� 4-1 President Countersigned By: ON Attest: *we Authorized Officer or Agent Secretary Copyright American Land Tide Association. All rights reserved, u+EJC urn tlnr TheauaclarM• use of This Form Is restricted to ALTA Ilrerwees and ALTA members N good standing as of the dale of use. AA other uses are prohibfled. Regrir►tad under license hom the American Land InUe Association. ALTA Gommftmnnl fRdopsed 06.17.2b(l8j Printed: 02.03.16 CY 42:11 FW Per 1 WA-CT-FHSt:.02150.OM7&SMJ.1$4059W.06 CHICAGO TITLE COMPANY OF WASHINGTON -- COh'IMITfAENY' NQ. 0059582-0B ISSUJNG OFFICE: FOR SET', LEMENT iNIQUIRIES, CONTACT: Title Officer; Cammerdi 1 Unit fi Chicago Tige Company of Washington Escrov� Officer, 5herrili Nir,Cullnugh �� 701 51h Avenue, Suite 2300 Chicago Title Company of Washington Seattle, WA 96104 10500 FTE 6Lh St., suite 600 Main Phone: (206)628-5610 I 13011evue, 4A'A 3$004 PhonE: 425-646-9887 Fax: 425-646-9154; Emall; CTIStaTitieUnit6@ctt.wm Main Phone; (425)455.4995 Email: Sher6ll,MCCUIIOugh@CTT.com SCHEDULE A ORDER NO. 0059592-06 I. Effective Date: January 29, 2016 at 06:00 AM 2. Policy or (Policies) to be issued.- ALTA ssued: ALTA Owner's Policy 2006 Proposed Insured: Harbour Homes, LLC , a Washington limited liabiility company Policy Amount: $1,715,000.00 Premium: $ 4,362.00 Tax: $ 414.39 Rate: Extended Discount(s): Combination Total: $ 4,776.39 3. The estate or interest In the land described or referred to in this Commitment is: Fee Simple 4. Tiffs to the estate or Interest in the land is at the Effective Date vested in: Beverly D. Stinde, as her separate estate S. The land referred to in this Commitment is described as follows: SEE EXHIBIT "A' ATTACHED HERETO AND MADE A PART HEREOF END OF SCHEDULE A Copyright American Land TIHa Assoclatiam All rights nmmwvad. �m ,wrl�Ieui luta TITLI The Lisa of this Form is restricted to ALTA licensees and ALTA members In good standing as of the date of use. .I,><W An other uses are prohibited. Reprinted under ikmnse from the American Land Title Association, IF ALTA Camrnitmen7 (Adopted. 06.17.2006) Filmed: 02.02.15 G- 02:11 PN POW 2 WA-CT-FNSE-021S4,8224ye SPS-1.1&oDD59%2.M 11 EXHIBIT "A" Legal Description 11 The South 2 acres of the North 4 acres of the Southwest quarter of the Southwest quarter of the Northeast quarter of Section 9, Township 23 worth, Range 5 East, W.M„ in King County, Washington; Except the East 130 feet thereof; And Except the West 30 feet for Monroe Avenue N.E.; Also The North 2 acres of the Southwest quarter of the Southwest quarter of the Northeast quarter of Section 9, Township 23 North, Range 5 East, WM- in King County, Washington; Except the West 30 feet for County Road; Except the East 130 feet thereof; And Except the North 48 feet. Copyright American Land Title Association. All rights reserrgd. A •— 14 MC 7in? The use Of this Form Is restricted to ALTA iicansms and ALTA members In good standing as of the deka of use. xuecum. AD other uses are prohibited. Reprinted under license from the American Land Title Association, ALTA Commitment (Adopted_ D6.17.2M) Pf{t�led; 02.03.16 C Dt11 PM Pape 3 WA-CT-FNSE-0216o.M476-5P5.1•160pS W—M nlf 'IY SE C , 0 0 CHICAGO TITLE COMPANY OF WASH114G1 ON -- COMMITMENT MO.0059582-0G SCHEDULES Schedule B of the policy or policies to be issued gill contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land_ C. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter fumished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connecBon, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other ublides, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto. H_ Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof, I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims or title to water. K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. Copyright A"wrtcan Land Tltlt Aeaodetion. All rights re"m d. kwr� R u nTM The use of this Form is restricted to ALTA licensees and ALTA members in Goad standing ss of the dale of use. 11w One All other uses are prohibited. Reprinted under Ikerlse from the American Land Title Association , Iffit ALTA Ccrnmitmenl (Adopted: 06 17-7m91 Printed; czo3,1E @ 1722:11 TJ f Pepe 4 VVA-CT-FNSE-o215o,622476-SPS-1-16406Vju.M 0 0 CHICAGO I'll LE COMPANY OF WASHINGTON COMMJTMEaNT NO, 04595132-06 SCHEDULE 8 (continued) SPECIAL EXCEPTIONS Reservations and exceptions contained in the deed Grantor: Northern Pacific Railroad Company Recording No,: 4450143 Reserving and excepting from said lands so much or such portions thereof as are or may be mineral lands or contain coal or iron, and also the use and the right and title to the use of such surface ground as may be necessary for ground operations and the right of access to such reserved and excepted mineral lands, including lands containing coal or iron, for the purpose of exploring, developing and working the land. The Company makes no representations about the present ownership of these reserved and excepted interests. Said instrument amends instrument recorded under recording no, 51717. zzz Payment of the real estate excise tax, if required. ,�?4 The Land is situated within the boundaries of local taxing authority of City of Renton. Present rate of real estate excise tax as of the date herein is 1.78 percent, Any conveyance document must be accompanied by the official Washington State Excise Tax Affidavit. The applicable excise tax must be paid and the affidavit approved at the Ume of the recording of the conveyance documents, (NOTE: Real Estate Excise Tax Affidavits must be printed as legal size forms). An additional $5.00 Electronic Technology Fee must be included in all excise tax payments. if the transaction €s exempt, an additional $5.00 Affidavit Processing Fee is required. General and special taxes and charges, payable February 15, delinquent If first half unpaid on May f, second half deflnquent if unpaid on November 1 of the tax year (amounts do not include Interest and penalties): % Year: 2015 Tax Account No.: 092305-9116 Levy Code: 2100 Assessed Value -Land: $323,400.00 Assessed Value -improvements: $108,000.00 General and Special Taxes: Billed: $5,457.91 Paid: $5,457.91 Unpaid: $0.00 Affects: South 2 acres Copyright American Land TMIe Associetton. All rights reserved. •H�c� LLMP hili The use of this Form is resticted to ALTA licens:aes end ALTA members in gow stondiry as of A U other uses are prohVied. Reprinted under license from the American Land Title Association the date of use. ALTA Go nmirmeni (Adopted: 06,17.2ppE) POW: 02-OZ.16 U 02;11 p44 paw 5 WA-CT-FWA-02150.6224765PS.1-I&WSM2-M • 0 CHICAGO I'll LE C:Gi►&ANY OF WASH114GTONC1JI�;lti,1Tt►�Ef<rT NO. 0059582-06 SCFEDULS U (continued) i !. General and specied tuxes and charges, payable February 15, delinquent it first half unpaid or, 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.: 092305-9117 64, Levy Code: 2100 Assessed Value -Land: $245,0O0,DD Assessed Value -Improvements: $33,000.00 General and Special Taxes: Billed' $3,524.88 Paid; $3,524.88 Unpaid: $0.00 Affects: North 2 acres i" , Property taxes, which are a lien not t due and k�� levied for the fiscal � PaYabla,rnciuding any assessments collected with taxes to be year 2016. 6. Please be advised that our search did not disclose any open mortgages of record. If you should have knowledge of any outstanding obligation, please contact the Tittle Department immediately for further review prior to closing. 7, In the event that the Land is occupied or intended to be occupied by the owner and a spouse or registered domestic partner as a homestead, ale conveyance or encumbrance of the Land must be executed and acknowledged by both spouses or both registered domestic partners, pursuant to RCW 6.13 which now provides for an automatic homestead on such Land. r in the event title to said Land Is acquired by the party(les) named below, the policy(s), when issued, will show the following additional €tem(s) in Schedule B, unless disposed of to the satisfaction of the Company. Ptarty(les): Harbour Homes LLC Item(s): at paragraph 9 J copyright American Land Title Aasocietlon. All rights reserved. AMIRICAN lAYO TIM The Aub� use of ehla Form Is restricted I4 ALTA licensees and ALTA members in good sl8ndira8 as of the dots of use. All olhar usss are prohibited. Reprinted under Ik*nnse from the American Land Title Association. ALTA Commrtmeni IAdopteC: 06 17.2f10('j Primed: DZ.O3.16 g02;i i pm Page 0i WA-CT-FNSE-OT159.G2247B SM -1-1 600595$2-08 • 0 CIAICAGO UTILE COMPANY OF WASHINGTON CO1�iMiTMiEh1T htQ. 0059562-06 SCHEDULE B (continued) The Company will require the following documents for review prior to the issuance of any title insurance predicated upon a conveyance or encumbrance from the entity named below_ Limited Liability Company: Harbour Homes LLC a. A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member. b. if a domestic Limited Liability Company, a copy of its Articles of Organization and all amendment thereto with the appropriate filing stamps. c. If the Limited Liability Company is member -managed a full and complete current list of members certified by the appropriate manager or member. d. if the Limited Liability Company was formed in a foreign jurisdiction, evidence, satisfactory to the Company that it was validly formed, is in good standing and authorized to do business in the state of origin. e. If less than elf members, or managers, as appropriate, will be executing Oe closing documents, furnish evidence of the authority of those signing. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 10. To provide an extended coverage owner's policy, general exceptions A through A may be eliminated or limited after an inspection of the Land and/or review of the survey, if required, is completed. General exceptions E through J will remain In the owner's policy to be issued. If the anticipated closing date is less than 4 weeks from the date of this commitment, please contact your title officer immediately. 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 parcels) 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 pollcy. There will be no coverage for loss arising by reason of the matters listed below because these matter; are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Copyright American Land TFtle Assaclatlon. All lights reserved, .wnic,.H ieKo rini The use or this Form Is restricted to ALTA licensees and ALTA rnernbets In Ail other uses are prohibited. Reprinted under license from the American Land /ass ps�� the date of use, ALT! Cornmi',mpnt (hdoplcd D6, 7.2ppF; - -� Rirgad: U2-03,16 0 02:i7 PA! Page 7 WA4'-T.F►iSE.02160.=476-5pS-1-164pp �M CHICAGO III LE C:OMiPANY OF WASHING1014 COh(AStTNEt11 NO, 0059562-€I6 SCHEDULE E (continued) Note A- Mote: In the event the owner's policy coverage is changed from extended to standard coverage a charge of $200.00, plus $17.60 sates tax, will be added to cover the costs relating to the extended coverage inspection. Note B: NOTE: The premium for the Extended Coverage Owner's Policy is itemized as follows: Standard Coverage: $3,231.00 Sales tax: $306.93 Extended coverage surcharge: $1,131.00 Sales tax on surcharge: $107.46 TOTAL PREMIUM, INCLUDING TAX: $4,776.39 Your Invoice to follow, will include Inspection charge: $230.00 Sales tax: $21.85 TOTAL CHARGES, INCLUDING TAX: $5,026.24 Note C: Note. FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal descrlptlon is not a substitute for a complete legal description within the body of the document., pin north 4 acres swq neq sn 9-23-05 Tax/Map ID(s): Tax Account No.: 092305-9116 and 092305-9117 Mote D. Note: Any map furnished with this Commitment is for convenience In locating the land indicated herein with reference to streets and odher land. No liability is assumed by reason of reliance thereon. END OF NOTES END OF SCHEDULE B Copyright American Land Tape Aseociatlon. All rights reserved. The use of this Form Is restricted to ALTA licensees and ALTA members in good stsnding as of the date of use, AU other uses are prohibited. Reprinted under baensa from the American Land True Association, 41-7 Ai.4fi717iflmrni fArinntr ri' (IF; 77 7f}f7F\ Noted, 02.03 W A -CT -FRS E-02150.W4?6.$PS-1 = rr r.wexrcr Lura rn tt .�roruno� X2:11 PM i 0 geoAdvantage: King County of Washington State (App3) Page i of 1 http://geo-sentrydynamics.net/WA—King/default.aspx 212/2016 I IS l 14 http://geo-sentrydynamics.net/WA—King/default.aspx 212/2016 0 CHICAGO TITLE COMPANY 01 1iASITYNG1 ON Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 SUPPLEMENT 7 Title Officer: Commercial ! Unit 6 Esc. Officer: Sherrill McCullough Property: 850 8 870 Monroe Avenue NE Renton, WA 98056 Sorrower(s): Harbour Homes, LLC Seller(s): Beverly Stlnde Order No.: 0059582-06 The above numbered report with an Effective Date of January 29, 2016 Including any supplements or amendments thereto, is hereby modified and/or supplemented In order to reflect the following: The following items/notes have been changed on your report: ITEMS. 10. To provide an Extended Coverage Owner's Policy, General Exception A is hereby deleted. Please see Special Exception 12 related to General Exceptions B and C. General Exceptions E through H will remain in the owner's policy to be issued. General Exception D. Our Inspection of said premises on 211212016 disclosed no apparent lien rights. " Please notify your title officer, Mike Harris at 206-628-5623, if work is started or materials delivered prior to closing. `" The following Items/notes have been added to your report: ITEMS: 12. Due to fences and lack of comer monuments, the following matters will show on the Extended Coverage Owner's Policy to issue: A. Any loss or damage resulting from the encroachment of perimeter fences, perimeter walls and plantings of any nature onto or off from the subject property. This paragraph may be amended or deleted upon the submission and review of an ALTA survey certified to this company. Supplemental Printed: 03.03.15 0 1209 PM by KR SSCORPID5190,Am I Updated: 19.30,14 pica 1 WA -C7 •F NSE-02160LE2A 641-d05s587- M SUPPLEMENTAL (continued) 13. 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 lax year (amounts do not include interest and penalties): Year: 2016 Tax Account No.: 092305-9116 Levy Code: 2100 Assessed Value -Land: $344,000.00 Assessed Value -Improvements: $115,000.00 General and Special Taxes: Billed: $6,080.86 Paid: $0.00 Unpaid: $6,080.86 Affects: South 2 acres 14. General and special lazes 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: 2016 Tax Account No.: 092305-9117 Levy Code: 2100 Assessed Value -land: $267,000.00 Assessed Value -Improvements: $35,000.00 General and Special Taxes: Billed: $3,925.90 Paid. $0.00 Unpaid: $3,925,90 Affects: North 2 acres The following Items/notes have bsen intentionally deleted from your report: ITEMS: 3., 4., 5., 8. and 9. For He inquiries, please contact the issuing offrce: Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 For settlement Inquiries, please contact the settlement office: Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Phone: (206)628-5610 Fax: (206)628-9717 Email: CTISEA7illeUnft6@cti.com Phone: (425)4554995 Fax: (425)646-9154 Email: CTIBellevueEscrow@fnf.com Supplamantal SSCQRPD5190.doc I Updated; i0,30 14Primed: 03.03,16 @ 12:09 PM by KR Pogo 2 WA-CT-FNSF-02150.624541•D M9582-06 SUPPLEMEhi AL (coniinued) Supplemental Date: March 3, 2016 Countersigned By: Authorized Officer or Agent 0 Supplemenkal NMWd: 03.43.16 9, 12:49 PIA Gy KR 55CbRPD518D.doe 1 Updated: 10 3Q.1< Page, 3 WA -CI -FNSF•0215U,624r,4 1-005958 2-05 nn CHICAGO TITLE CR) Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 • SUPPLEMENT 2 Title Officer: Commercial / Unit 6 Esc. Officer: Sherrill McCullough Property: 850 & 870 Monroe Avenue NE Renton, WA 98056 Borrower(s): Harbour domes, LLC Seller(s): Beverly Stinde Order No.: 0059582-06 The above numbered report with an Effective Date of April 13, 2016 including any supplements or amendments thereto, is hereby modified and/or supplemented in order to reflect the following: The effective date is amended as follows: The Effective Date of January 29, 2016 is hereby amended to be: April 13, 2016 at 08:00 AM The following items/notes have been changed on your report: ITEMS: 13. 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: 2016 Tax Account No.: 092305-9116 Levy Code: 2100 Assessed Value -Land: $344,000.00 Assessed Value -Improvements: $115,000.00 General and Special Taxes. Billed: Paid: Unpaid: Affects: $6,080.86 $3,040.42 $3.04D.42 South 2 acres Supplemental Printed: 04.21.16 @ 64.11 PM by KR SSCORPD5190.doc ! Updated: 10 30 14 Page 1 WA-CT-FNSF-02150 624641-6059582-66 SUPPLEMENTAL (continued) 14. 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: 2016 Tax Account No.: 092305-9117 Levy Code: 2100 Assessed Value -Land: $261,000.00 Assessed Value -Improvements: $35,000.00 General and Special Taxes: Billed: $3,925.90 Paid: $1,962.95 Unpaid: $1,962.95 Affects: North 2 acres For title inquiries, please contact the issuing office: Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 For settlement inquiries, please contact the settlement office: Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Supplemental Date: April 21, 2016 Countersigned By: Authorized Officer or Agent Phone: (206)628-5610 Fax: (206)628-9717 Email: CTISEATitleUnit6@ctt.com Phone: (425)455-4995 Fax: (425)646-9154 Email: CTIBellevueEscrow@fnf.com Supplemental Printed: 04.21.16 @ 04:11 PM by KR SSCORPD5190 doc 1 Updated 1030.14 Page 2 WA-CT-FNSE-02150.624641-0059582-06 • CHICAGO TITLE ("O1\IPANY ())' 117151IIN6 J ON Harbour Homes, LLC 1441 North 34th Street, Suite 200 Seattle, WA 98103 n SUPPLEMENT 3 Title Officer: Commercial /Unit 6 Esc. Officer: Sherrill McCullough Property: 850 & 870 Monroe Avenue NE Renton, WA 98056 Borrower(s): Harbour Homes, LLC Seller(s): Beverly Stinde Order No.: 0059582-06 The above numbered report with an Effective Date of May 4, 2016 including any supplements or amendments thereto, is hereby modified and/or supplemented in order to reflect the following: The effective date is amended as follows: The Effective Date of January 29, 2016 is hereby amended to be: May 4, 2016 at 08:00 AM The following items/notes have been changed on your report: ITEMS: 13. 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: 2016 Tax Account No.: 092305-9116 Levy Code: 2100 Assessed Value -Land: $344,000.00 Assessed Value -Improvements: $115,000.00 General and Special Taxes: Billed. Paid: Unpaid: Affects: $6,080.86 $3,040.42 $3.040.42 South 2 acres Supplemental Printed: 05.11.16 @ 04:27 PM by MH SSC0RPD5190 tlac I Updated: 03.22.16 Page 1 WA-CT-FNSE-02150 624641-0053582-D6 SUPPLEMENTAL (continued) 14. 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: 2016 Tax Account No.: 092305-9117 Levy Code: 2100 Assessed Value -Land: $261,000.00 Assessed Value -Improvements. $35,000.00 General and Special Taxes: Billed: $3,925.90 Paid: $1,962.95 Unpaid: $1,962,95 Affects: North 2 acres For title inquiries, please contact the issuing office: Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 For settlement inquiries, please contact the settlement office: Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Supplemental Date: May 11, 2016 Countersigned By: Authorizers Officer or Agent Phone: (206)628-5610 Fax_ (206)628-9717 Email: CTISEATitleUnit6@ctt.com Phone: (425)455-4995 Fax: (425)646-9154 Email: CTIBellevueEscrow@fnf.com Supplemental Punted: 05.11.16 @ 04:27 PM by MH SSCORPD5190 doc r Updated: 0322 16 Page 2 HVA-CT-FNSE-02150,624641-0059582-06 0 Atter Recording Return to: Harbour Homes, LLC Attn: John Baringer 400 North 34'x' Street, Suite 300 Seattle, WA 98103 0 DOCUMENT TITLE: DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS FOR THE PLAT OF GRANTOR: HARBOUR HOMES, LLC GRANTEE: HOMEOWNERS ASSOCIATION AND THE PUBLIC LEGAL DESCRIPTION: PARCEL NUMBERS: 0923059116 and 0923059117 h After Recording Return to: Harbour Homes, LLC Attn: John Baringer 400 North 34"' Street, Suite 300 Seattle. WA 98103 DECLARATION OF 0 COVENANTS, CONDITIONS, AND RESTRICTIONS FOR THE PLAT OF 2 0 9 DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR THE PLAT OF THIS DECLARATION is made on the date set forth below by Harbour Homes, LLC, Washington limited liability company ("Declarant'). RECITALS A. Declarant is the owner of that certain real property located in the City of Renton, County of Washington, and more particularly described in Article 2 of this Declaration. B. Declarant desires to subject the real property described in Article 2 hereof to the provisions of this Declaration to create a residential community of single-family housing (as "single family" is defined below) and related uses as set forth in Section 6.2 hereof. NOW, THEREFORE, Declarant hereby declares that the real property described in Article 2 of this Declaration, including the improvements constructed or to be constructed thereon, is hereby subjected to the provisions of this Declaration and shall be held, sold, transferred, conveyed, used, occupied, and mortgaged or otherwise encumbered subject to the covenants, conditions, restrictions, easements, assessments, and liens, hereinafter set forth, which are for the purpose of protecting the value and desirability of, and which shall run with the title to, the real property hereby or hereafter made subject hereto, and shall be binding on all persons having any right, title, or interest in all or any portion of the real property now or hereafter made subject hereto, their respective heirs, legal representatives, successors, successors -in -title, and assigns and shall inure to the benefit of each and every owner of all or any portion thereof. ARTICLE I DEFINITIONS 1.1 Words Defined. The following words, when used in this Declaration or in any Supplementary Declaration (unless the context shall prohibit), shall have the following meanings: 1.1.1 "Association" shall mean Homeowners Association, a Washington nonprofit corporation, its successors and assigns. 1.1.2 "Board of Directors" or "Board of the Association shall be the appointed or elected body, as applicable, having its normal meaning under Washington law. 3 1.1.3 "Bvla�vs shall refer to the Bvlm� s ol'the Homeowners Association. L I A "Common Areas" shall paean any and all real and personal property and easements and other interests therein, together with the facilities and improvements located thereon as designated on the final plat of the Community or as otherwise conveyed to the Association for the common use and enjoyment of the Owners_ 1.1.5 "Community" shall mean and refer to that certain real property and interest therein described in Article 2, and such additions thereto as may be made by Declarant by Supplementary Declaration. 1.1.6 "Community -Wide Standard" shall mean the standard of conduct, maintenance, or other activity generally prevailing in the Community. Such standard may be more specifically detennined by the Board of Directors_ Such determination, however, shall generally be made with reference to the standards originally established by the Declarant. 1.1.7 "Declarant" shall mean and refer to Harbour Homes, LLC and its successors -in -title and assigns, provided any such successor -in -title or assign shall acquire for the purpose of development or sale all or any portion of the remaining undeveloped or unsold portions of the real property described in Article 2, and provided further, in the instrument of conveyance to any such successor -in -title or assign, such successor -in -title or assign is designated as the "Declarant" hereunder by the grantor of such conveyance, which grantor shall be the "Declarant" hereunder at the time of such conveyance; provided, further, upon such designation of such successor Declarant, all rights of the former Declarant in and to such status as "Declarant" hereunder shall cease, it being understood that as to all of the property described in Article 2, which is now subjected to this Declaration, there shall be only one "Declarant' hereunder at any one point in time. 1.1.8 "Development Period" shall mean that period of time beginning on the date this Declaration is recorded in the records of King County and ending on the date Declarant holds a special meeting of the Association, in accordance with the Bylaws, for the purpose of transitioning the management of the Association from the Declarant to the Owners. 1.1.9 "Governing Documents" shall mean and refer to this Declaration, the Articles of Incorporation (if any) and Bylaws of the Association, and rules and regulations (if any) of the Community adopted by the Board, as any of the foregoing may be amended from time to time. 1.1.10 "Lot" shall mean any plot of land within the Community, whether or not improvements are constructed thereon, which constitutes or will constitute, after the construction of improvements, a residential dwelling site as shown on a plat recorded in the records of King County. 4 1.1.1 1 '"Mort -a4 -c" means anv mortgage, deed of trust. and any and all other similar instruments used for the purpose of encumbering real property in the Community as security for the payment or satisfaction of an obli�(Tation_ 1.1.1? ..Mortgagee" shall mean the holder of a Mortgage. 1.1.1 3 "Occupant" shall mean any Person occupying all or any portion of a residence or other property located within the Community for any period of time, regardless of whether such Person is a tenant or the Owner of such property. 1.1.14 "Owner" shall mean and refer to the record owner_ whether one or more Persons, of the fee simple title to any Lot located within the Community, excluding, however, any Person holding such interest merely as security for the payment or satisfaction of an obligation. 1.1.15 "Person" means any natural person, as well as a corporation, joint venture, partnership (general or limited), association, trust, or other legal entity. 1.1.16 "Single Family"shall mean a single housekeeping unit, without regard to the construction type or ownership of such unit, that includes not more than four (4) adults who are legally unrelated. 1.1.17 "Supplementary Declaration" means an amendment or supplement to this Declaration which subjects additional property to this Declaration or that imposes, expressly or by reference, additional or modified restrictions and obligations on the land described therein. 1.1.18 "Total Association Vote" means all of the votes attributable to members of the Association (including votes of Declarant). ARTICLE Z PROPERTY SUBJECT TO THIS DECLARATION The real property which is, by the recording of this Declaration, subject to the covenants and restrictions hereafter set forth and which, by virtue of the recording of this Declaration, shall be held, transferred, sold, conveyed, used, occupied, and mortgaged or otherwise encumbered subject to this Declaration is the real property described as: LOTS — THROUGH _, INCLUSIVE, OF , ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME OF PLATS AT PAGES AND _ RECORDS OF COUNTY, WASHINGTON RECORDED UNDER RECORDING NUMBER SITUATE IN THE COUNTY OF 5 STATE OF WASHINGTON L 0 Private Tracts: List Tracts and part? responsible fnr ownership and maintenance Common Areas: List Common areas acrd party re5lyonslhle for ownership and maintenance ARTICLE 3 HOMEOWNERS ASSOCIATION 3.1 Description of Association. The Association may, at the election of the Declarant or the Association, be incorporated as a non-profit corporation organized and existing under the laws of the State of Washington. The Association shall be charged with the duties and vested with the powers prescribed by law and set forth in the Governing Documents; provided, however, that no such Governing Documents, other than the Declaration, shall for any reason be amended or otherwise interpreted so as to be inconsistent with this Declaration. 3.2 Board of Directors. Declarant shall have the right to appoint or remove any member or members of the Board of Directors or any officer or officers of the Association until termination of the Development Period. Each Owner, by acceptance of a deed to or other conveyance of a Lot, vests in Declarant the authority to appoint and remove directors and officers of the Association during the Development Period. The directors selected by the Declarant need not be Owners. The number of directors shall be as set forth in the Bylaws. Following termination of the Development Period, the Board of Directors shall be elected by the Owners in accordance with the Bylaws. 3.3 Membership. Every Owner of a fee interest in any Lot that is subject to this Declaration shall be deemed to have a membership in the Association and membership in the Association shall consist exclusively of such owners. The foregoing is not intended to include Persons who hold an interest merely as security for the performance of an obligation, and the giving of a security interest shall not tenninate the Owner's membership. No Owner, whether one or more Persons, shall have more than one (1) membership per Lot. Membership shall be appurtenant to and may not be separated from ownership of any Lot. The rights and privileges of membership, including the right to vote and to hold office, may be exercised by a member or the member's spouse, but in no event shall more than one (1) vote be cast nor office held for each Lot owned. 3.4 Voting. Members shall be entitled to one (1) vote for each Lot owned. When more than one (1) Person holds an ownership interest in any Lot, the vote for such Lot shall be exercised as those Owners themselves determine and advise the Secretary prior to any meeting. In the absence of such advice, the Lot's vote shall be suspended in the event more than one (1) Person seeks to exercise it. 3.5 Architectural Control Committee. No construction, alteration, addition, refurbishing, or erection of any structure or any nature whatsoever shall be commenced or 0 9 placed upon any part of the Community, except that which is installed by the Declarant, or is approved in accordance with this Section, or as is otherwise expressly permitted herein. Any such construction. alteration.. addition, refurbishing, or erection shall not be made unless and until plans and specifications showing the nature, kind, shape, size and height, architectural design and detail, materials, workmanship, colors, location on site, improvement and site grade elevations, and site landscaping, shall have been submitted in writing to and approved by the Architectural Control Committee (the "ACC") established pursuant to this Section 3.5. The Board may employ architects, engineers, or other Persons as it deems necessary to enable the ACC to perform its review. Written design guidelines and procedures ("Design Guidelines") may be established by the Board for the exercise of this review, which Design Guidelines may provide for a review fee. Copies of the Design Guidelines shall be available to all Owners upon request for a reasonable fee. 3.5.1 The ACC shall consist of not less than one (1) nor more than five (5) members, who need not be Owners. So long as the Declarant owns any property for development and/or sale in the Community, the Declarant shall have the right to appoint or remove any or all members of the ACC. Upon the expiration or earlier surrender in writing of such right, the Board shall appoint the members of the ACC, however the ACC shall include two members of the Board. 3.5.2 Members of the ACC shall not be entitled to compensation for services performed pursuant to this Section 3.5. The Association shall defend, indemnify, and hold each members of the ACC harmless for any liability incurred while serving as a member of the ACC. 3.5.3 The ACC shall be the sole arbiter of plans submitted to it and may withhold approval for any reason, including aesthetic considerations, and it shall be entitled to stop any construction in violation of approved plans or this Declaration. 3.5.4 PLANS AND SPECIFICATIONS ARE NOT APPROVED FOR ENGINEERING OR STRUCTURAL DESIGN OR QUALITY OF MATERIALS, AND BY APPROVING SUCH PLANS AND SPECIFICATIONS NEITHER THE ACC. THE MEMBERS THEREOF, NOR THE ASSOCIATION ASSUMES LIABILITY OR RESPONSIBILITY THEREFOR, NOR FOR ANY DEFECT IN ANY STRUCTURE CONSTRUCTED FROM SUCH PLANS AND SPECIFICATIONS. NEITHER DECLARANT, THE ASSOCIATION, THE ACC, THE BOARD, NOR THE OFFICERS, DIRECTORS, MEMBERS, EMPLOYEES, AND AGENTS OF ANY OF THEM SHALL BE LIABLE IN DAMAGES TO ANYONE SUBMITTING PLANS AND SPECIFICATIONS TO ANY OF THEM FOR APPROVAL, OR TO ANY OWNER OF PROPERTY AFFECTED BY THESE RESTRICTIONS BY REASON OF MISTAKE IN JUDGMENT, NEGLIGENCE, OR NONFEASANCE ARISING OUT OF OR IN CONNECTION WITH THE APPROVAL OR DISAPPROVAL OR FAILURE TO APPROVE OR DISAPPROVE ANY SUCH PLANS OR SPECIFICATIONS. EVERY PERSON WHO SUBMITS PLANS OR SPECIFICATIONS AND EVERY OWNER AGREES THAT SUCH PERSON OR OWNER WILL NOT BRING ANY ACTION OR SUIT AGAINST DECLARANT, THE ASSOCIATION, THE ACC, THE BOARD, OR THE OFFICERS, DIRECTORS, 7 0 0 MEMBERS, EMPLOYEES, AND AGENTS OF ANY OF THEM TO RECOVER ANY DAMAGES AND HEREBY RELEASES, REMISES, QUITCLAIMS, AND COVENANTS NOT TO SUE FOR ALL CLAIMS, DEMANDS, AND CAUSES OF ACTION ARISING OUT OF OR IN CONNECTION WITH ANY JUDGMENT, NEGLIGENCE, OR NONFEASANCE AND HEREBY WAIVES THE PROVISIONS OF ANY LAW WHICH PROVIDES THAT A GENERAL RELEASE DOES NOT EXTEND THE CLAIMS, DEMANDS, AND CAUSES OF ACTION NOT KNOWN AT THE TIME THE RELEASE IS GIVEN. 3.6 Bylaws, Rules and Regulations. The Board on behalf of the Association shall have the power to adopt, modify, and amend bylaws, rules and regulations governing the Community, provided that such bylaws, rules and regulations shall not be inconsistent with this Declaration and shall apply uniformly to all Owners, except as specifically provided herein. The Board shall have the power to enforce the rules and regulations on behalf of the Association and may prescribe penalties or fines for their violation. Any such bylaws, rules and regulations shall become effective thirty (30) days after promulgation and shall be mailed to all Owners prior to their effective date. A copy of the bylaws, rules and regulations then in force shall be retained by the secretary of the Association. The Declarant on behalf of the Board may adopt the initial bylaws, rules and regulations. ARTICLE 4 ASSESSMENTS 4.1 Purpose of Assessment. The assessments provided for herein shall be used for the general purposes of promoting the recreation, health, safety, welfare, common benefit, and enjoyment of the Owners and occupants of Lots, including the maintenance of real and personal property, all as may be more specifically authorized from time to time by the Board of Directors. 4.2 Creation of the Lien and Personal Oblization for Assessments. Each Owner of any Lot, by acceptance of a deed therefor, whether or not it shall be so expressed in such deed, covenants and agrees to pay to the Association: (i) annual assessments or charges; (ii) special assessments, such assessments to be established and collected as hereinafter provided; and (iii) specific assessments established pursuant to the terms of this Declaration, including, but not limited to, reasonable fines imposed in accordance with the terms of this Declaration. 4.2.1 All such assessments, together with (i) late charges, (ii) interest set by the Board, not to exceed the maximum rate permitted by law (but not to exceed eighteen percent (18%) per annum), and (iii) costs, including, without limitation, reasonable attorneys' fees actually incurred, shall be a charge on the land and shall be a continuing lien upon the Lot against which each assessment is made. 4.2.2 Each such assessment, together with late charges, interest, costs, including, without limitation, reasonable attorneys' fees actually incurred, shall also be the 8 0 i personal obligation of the person who was the Owner of such Lot at the time the asscssrncnt 1'ell due. Each Owner shall be personally liable for the portion of each assessment coming due while the Owner of a Lot, and each grantee of an Owner shall be jointly and severally liable for such portion thereof as may be due and payable at the tintc of conveyance; provided, however, the liability of a grantee for the unpaid assessments of its grantor shall not apply to any first Mortgagee taking, title through foreclosure proceedings or deed in lieu of foreclosure. 4.2.3 The Association shall, within five (5) days after receiving a written request therefor and for a reasonable charge, furnish a certificate signed by an officer of the Association setting forth whether the assessments on a specified Lot have been paid. Such certificate shall be binding upon the Association as of the date of issuance. 4.2.4 Annual assessments shall be levied equally on all Lots. Assessments shall be paid in such manner and on such dates as may be fixed by the Board. Unless otherwise provided by the Board, the assessment shall be paid in annual installments. 4.3 _Adoption of Budget. It shall be the duty of the Board to prepare and adopt a budget covering the estimated costs of operating the Association during the coming year and the assessments to be levied against each Lot, which may include an amount for capital reserves in accordance with a capital budget separately prepared. The Board shall cause a summary of the proposed operating and capital budgets and the proposed assessments against each Lot for the following year to be mailed to each Owner. The Board shall set a date for a special meeting of the Owners to consider ratification of the budget within thirty (30) days after adoption by the Board and not less that fourteen (14) nor more than sixty (60) days after the mailing of the proposed budgets and assessments. Unless at such meeting the budget is rejected by at least seventy-five percent (75%) of the Total Association Vote, in person or by proxy, the budget shall be ratified, whether or not a quorum is present. In the event the proposed budget is rejected or the required notice is not given, the budget in effect for the then current year shall continue in effect until the Owners ratify a subsequent budget. 4.4 Revised Budget. If the financial circumstances or needs of the Association materially change during any year, the Board may prepare and adopt a revised budget and assessments for the balance of the year. The Board shall cause a summary of the proposed revised budget and assessments to be mailed to each Owner and shall set a date for a meeting of the Owners to consider ratification of the revised budget and assessments in the same manner as the regular annual budget as set forth in Section 4.3 above. 4.5 Special Assessments. in addition to the other assessments authorized herein, the Association may levy special assessments for expenses such as, but not limited to, capital improvements from time to time if approved at a meeting by two-thirds (213) of the Total Association Vote. Special assessments shall be paid as determined by the Board, and the Board may permit special assessments to be paid in installments extending beyond the fiscal year in which the special assessment is imposed. 4.6 Lien for Assessments. All sums assessed against any Lot pursuant to this Declaration, together with late charges, interest, costs, including, without limitation, 9 reasonable attorneys- fees actually incurred. as provided herein. shall be secured by a lien on such Lot in favor of the Association. Such lien shall be superior to all other liens and encumbrances on such Lot, except for (a) liens for ad valorem taxes, or (b) liens fin- all sums unpaid on a first Mortgage or on any Mortgage to Declarant duly recorded in the records of King County and all amounts advanced pursuant to such Mortgage and secured thereby in accordance with the terms of such instrument. All other Persons acquiring liens or encumbrances on any Lot after the recording of this Declaration shall be deemed to consent that such liens or encumbrances shall be inferior to future liens for assessments, as provided herein, whether or not prior consent is specifically set forth in the instruments creating such liens or encumbrances. 4.7 Effect of Nonpayment of Assessments, Remedies of the Association. Any assessment or installment thereof delinquent for a period of more than ten (10) days shall incur a late charge in an amount as the Board may from time to time determine. The Association shall cause a notice of delinquency to be given to any member who has not paid within ten (10) days following the due date. If the assessment is not paid within thirty (30) days, a lien, as herein provided, shall attach and, in addition, the lien shall include interest set by the Board from time to time, on the principal amount due, late charges, costs of collection, including, without limitation, reasonable attorneys' fees actually incurred, and any other amounts provided or permitted by law. 4.7.1 In the event that the assessment remains unpaid after sixty (60) days, the Association may, as the Board shall determine, institute suit to collect such amounts and/or to foreclose its lien. Each Owner, by acceptance of a deed or as a party to any other type of conveyance, vests in the Association or its agents the right and power to bring all actions against such Owner personally, for the collection of such charges as a debt or to foreclose the aforesaid lien in the same manner as other liens for the improvement of real property. 4.7.2 The lien provided for in this Article shall be in favor of the Association and shall be for the benefit of all other Owners. The Association, acting on behalf of the Owners, shall have the power to bid on the Lot at any foreclosure sale or to acquire, hold, lease, mortgage, or convey the same. 4.7.3 No Owner may waive or otherwise exempt himself from liability for the assessments provided for herein, including, by way of illustration, but not limitation, abandonment of the Lot. 4.7.4 All payments shall be applied first to costs, then to late charges, then to interest and then to delinquent assessments. 4.8 Suspension for Nonpayment of Assessment. If an Owner shall be in arrears in the payment of any assessment due, or shall otherwise be in default of the performance of any terns of the Governing Documents of the Association for a period of thirty (30) days, said Owner's voting rights shall, without the necessity ofany further action by the Association, be 10 0 9 suspended (except as against foreclosing secured parties) and shall remain suspended until all payments, including interest thereon, are brought current and any other default is remedied. No Owner is relieved of liability for assessments by non-use of the Common Areas or by abandonment of a Lot. 4.9 Date of Commencement of Assessments. The assessments provided for herein shall commence as to a Lot subject to this Declaration on the first day of the month following conveyance of such Lot to a Person other than Declarant. 4.10 Specific Assessments. In addition to the general and special assessments outlined above, the Board shall have the power to levy such specific assessments pursuant to this Section 4.10 as, in its discretion, it shall deem appropriate. All other terms and conditions of this Article 4 relating to general and special assessments shall apply to the levy and collection of the specific assessments covered hereby and the Association shall have all powers and remedies for collection and enforcement of such assessments as are applicable to the general and special assessments set forth above. Fines levied pursuant to Section 11.1 of this Declaration and the costs of maintenance performed by the Association for which the Owner is responsible under Sections 5.3 and 5.4 of this Declaration shall be specific assessments. 4.11 Common Areas Exempt. The Common Areas shall be exempt fi-om assessments by the Association. 4.12 Capitalization of Association. Upon acquisition of record title to a Lot by the first Owner thereof other than Declarant, a contribution shall be made by the first Owner to the working capital of the Association in an amount equal to Dollars (S ). This amount shall be in addition to, not in lieu of, the annual assessment and shall not be considered advance payment of such assessment. This amount shall be deposited into the purchase and sales escrow and disbursed therefrom to the Association for use in covering operating expenses and other expenses incurred by the Association pursuant to this Declaration and the Bylaws. ARTICLE 5 MAINTENANCE• CONVEYANCE OF COMMON AREAS TO ASSOCIATION 5.1 Association's Responsibility. The Association shall maintain and keep in good repair the Common Areas described in Article 2 herein and any Common Areas acquired by the Association in the future. If the streetlights are installed and there is no procedure for billing individual lot owners then the Association shall pay the bills for the streetlights. The Association shall also maintain all other facilities serving the Community not dedicated to or maintained by a public entity. The foregoing maintenance shall be performed consistent with the Community -Wide Standard. 5.2 Property Not Owned by Association. The Association shall have the right, but not the obligation, to maintain other property, whether or not owned by the Association It and whether within or N ithout the Community_ where the Board has determined that such maintenance would benefit all Owners. lInseri sliecial maintenance requirement such as: Tract R is a Private Access Tract owncd and marrnturnect by the Oi� per's of Lots 17, 18, 19 uric! 0, Tract C is a Private Access Tract oirne(l unit n wiwainnetl hi! the Owners of Lots 14, 15 uncl 16. In the event Tracts B and C erre not nutintained by such Lot Owners, the Association shall have the right, but not the obligation, to maintain Tracts B and C at .such Lot Owners exj)ense 1mr'strcnrt to the procedure in Section 5.4 halo► J Without limitation of the foregoing, the Association may enter into a joint maintenance agreement with adjoining property owners or associations for the repair, maintenance and replacement of any shared facilities or other property. 5.3 Damage Caused by Owner. In the event that the Association determines that the need for maintenance, repair, or replacement, which is the responsibility of the Association hereunder, is caused through the willful or negligent act of an Owner, or the family, guests, lessees, or invitees of any Owner, the Association may perform such maintenance, repair or replacement at such Owner's sole cost and expense, and all costs thereof shall be added to and become a part of the assessment to which such Owner is subject and shall become a lien against the Lot of such Owner. 5.4 Owner's Responsibility. Except as provided in Sections 5.1, 5.2 and 5.3 above, all maintenance of any Lot and all structures, parking areas, landscaping, and other improvements thereon together with the landscaping and trees on any parking strip fronting any such Lot, shall be the sole responsibility of the Owner thereof, who shall provide maintenance consistent with the Community -Wide Standard and this Declaration. The perimeter fencing, if any, shall be maintained and repaired, in uniform appearance, by the abutting lot owners. In the event that the Board of Directors of the Association determines that any Owner has failed or refused to discharge properly any of such Owner's obligations with regard to the maintenance, repair, or replacement of items for which such Owner is responsible hereunder, the Association shall, except in an emergency situation, give the Owner written notice of the Association's intent to provide such necessary maintenance, repair, or replacement at the Owner's sole cost and expense. The notice shall set forth with reasonable particularity the maintenance, repairs, or replacement deemed necessary. The Owner shall have ten (10) days after receipt of such notice within which to complete such maintenance, repair, or replacement, or, in the event that such maintenance, repair, or replacement is not capable of completion within a ten (10) day period, to commence such work which shall be completed within a reasonable time. If any Owner does not comply with the provisions hereof, the Association may provide any such maintenance, repair, or replacement at such Owner's sole cost and expense, and all costs shall be added to and become a part of the assessment to which such Owner is subject and shall become a lien against the Lot. 5.5 Conveyance_ of Common Areas by Declarant to Association. During the Development Period, the Declarant may transfer or convey the Common ^Areas to the Association, including any personal property and any improved or unimproved real property, leasehold, casement, or other property interest. Such conveyance shall be accepted by the Association, and the property shall thereafter be Common Areas to be maintained by the 12 9 Association. The Common Areas are subject to an casement of common use and enjoyment in favor of the Association and every ONvner. their heirs, successors and assigns in accordance with the terms and conditions of the Governing Documents. Such rights to use the Common Areas are appurtenant to and shall not be separated from ownership of any Lot and shall not be assigned or conveyed by any Lot Owner in any way except upon the transfer of title to such Lot, and then only to the transferee of such title and shall be deemed so conveyed whether or not it shall be so expressed in the deed or other instrument conveying title. Certain rights of use, ingress, egress, occupation, and management authority in the Common Areas set forth elsewhere in this Declaration shall be reserved to Declarant for the duration of the Development Period. Declarant shall not be required to make any improvements whatsoever to property to be conveyed and accepted pursuant to this Section. 5.6 Further Restrictions on Common Areas. If any Common Area is currently owned or is acquired in the future which is designated as a steep slope, as a wetland, as a buffer, as a native growth protection area or as any other type of sensitive area, then use of such Common Area shall be limited to activities approved by the municipality which designated such Common Area as sensitive. Notwithstanding the provisions in this Article 5, or in Section 10.1 below, or in any other provision of this Declaration, there shall be no right or casement of ingress and egress, use and enjoyment in or to such Common Area. Access shall be limited to maintenance activities approved by the municipality. ARTICLE 6 USE RESTRICTIONS AND RULES 6.1. General/Rules and Regulations. This Article, beginning at Section 6.2, sets out certain use restrictions which must be complied with by all Owners and Occupants. These use restrictions may only be amended in the manner provided in Section 11.3 hereof regarding amendment of this Declaration. In addition, the Board may, from time to time, without consent of the Owners, promulgate, modify, or delete other use restrictions and rules and regulations applicable to the Community. Such use restrictions and rules shall be distributed to all Owners and Occupants prior to the date that they are to become effective and shall thereafter be binding upon all Owners and Occupants until and unless overruled, canceled, or modified in a regular or special meeting by a majority of the Total Association Vote and the consent of Declarant during the Development Period. 6.2 Residential Use. Except as provided in this Section, all Lots shall be used for single-family residential purposes exclusively with the exception that certain home occupations may be permitted, subject to the guidelines and rules established by the Board, if any, and subject to approval by the Board. Such home occupations may be limited to certain business uses, shall not create any disturbance, noise, or unsightliness, shall not unduly increase traffic flow or parking congestion, and shall not be in violation of any of the provisions of the Governing Documents. Use of the Lots shall in all cases be in compliance with all applicable laws, ordinances, rules and regulations. 13 0 9 6.3 Buildin14 and Landscaping Requirements and Restrictions. Except as provided in Section 6.4 heloN.v, all residences constructed vothin the Community by any Person shall be subject to design review, and approval by the ACC \which may cover the minimum size, architectural style, height, scope of improvements, quality of design, materials, workmanship, and siting standards. Without restricting or limiting the authority of the ACC pursuant to Section 3.5 in approving or disapproving of any specific proposal, the following restrictions shall apply to the Community in general: 6.3.1 Only one Single Family home shall be permitted on each Lot. Two story or split level homes shall include no less than 1,300 gross square feet of living space, exclusive of one-story open porches and garages. One story homes shall include no less than 1,000 gross square feet of living space, exclusive of one-story open porches and garages. 6.3.2 After Declarant has completed construction of all houses in the Community, any remodeling or exterior addition to any residence or other structure erected or placed on any Lot shall be completed as to external appearance, including finished painting, within six (6) months after the date of commencement of construction. All front, side and rear yard landscaping must be completed within six (6) months from the date of closing of the purchase of the residence by the Owner from the Declarant. In the event that strict enforcement of this provision would cause undue hardship due to weather conditions, this provision may be extended for a reasonable length of time when approved by the ACC. 6.3.3 All homes within the Community shall contain a garage; carports shall not be permitted. Unless otherwise approved by the ACC, all garages must be attached to, or incorporated in and made a part of, the residence constructed upon a Lot. In granting waivers to this requirement, the ACC will consider functional necessity and architectural desirability. 6.3.4 All driveways and parking areas shall be paved with material approved by the ACC. 6.3.5 No fence, fencing -type barrier, or hedge of any kind in excess of six (6) feet high or extending into the front yard of any residence shall be erected, allowed or maintained upon any Lot, without the prior written consent of the ACC. All fences shall be constructed of wood material unless approved by the ACC. Any such fence, barrier, row of trees, or hedge shall be strictly in compliance with Design Guidelines, if any, established by the ACC, which standards may provide for limited acceptable styles and/or specifications. 6.3.6 Each home constructed on a Lot shall be built of new materials except, with approval of the ACC, decorative items such as used brick, weathered planking, and similar items. All visible masonry shall be native stone, brick or stucco. Types and colors of exterior paint and stain must be submitted to the committee for approval. Any change to the exterior color of any improvement located on a Lot, including, without limitation, the dwelling, must be approved by the ACC. 6.3.7 All roofs on dwellings and garages shall be of composite, tile or cedar shake and shall have a minimum pitch of four/twelve. 14 0 0 6.3.8 No owner shall grade, fill or otherwise alter the slope or contour of any Lot, construct or alter the drainage patterns initially installed and constructed by Declarant or a Residential Developer, or as established by the grading and natural course of surface and subsurface water run-off without first obtaining i) recommendations from a soils engineer or civil engineer, as appropriate, duly licensed by the State of Washington, ii) any and all necessary governmental approvals and pen -nits and iii) written approval of the ACC, if any. No Owner shall perform any such work except in conformance with the recommendations, plans and specifications of such engineer. 6.4 Existing Residence. Intentionally omitted. 6.5 Signs. No sign of any kind shall be erected by an Owner or Occupant within the Community without the prior written consent of the ACC. Notwithstanding the foregoing, the Board and the Declarant shall have the right to erect reasonable and appropriate signs including, without limitation, signs related to Declarant's development and marketing of residences within the Community. In addition, "For Sale" signs and security signs consistent with the Community -Wide Standard and any signs required by legal proceedings may be erected upon any Lot. 6.6 Vehicles. The term "vehicles" as used herein shall include, without limitation, automobiles; vans, campers, trucks, buses, motor homes, mobile homes, boats, jet skis, trailers, portable aircraft, motorcycles, snowmobiles, mini -bikes, scooters, go-carts, dune buggies and any other towed or self propelled transportation type vehicle. The teen '.passenger vehicles" as used herein shall include passenger automobiles, vans, small trucks, motorcycles, and similar type vehicles used regularly and primarily as transportation for the Occupants of the Lot. Vehicles used for commercial and recreational purposes are not considered passenger vehicles. "Parking areas" shall refer to the number of garage parking spaces and driveway areas in front of garages. However, driveway areas shall be considered "parking areas"' for passenger vehicles only. 6.6.1 No vehicles other than passenger vehicles in regular use may be parked on any Lot or portion of the Community, except in parking areas on Lots, or in a screened area on a Lot, if such screened area is approved by the ACC. Any vehicle regularly parked in an unapproved area or for longer than twenty-four (24) consecutive hours shall be considered a nuisance and may be removed from the Community. 6.6.2 No passenger vehicles may be parked on any Lot or portion of the Community except in "parking areas" as defined in this Section. 6.6.3 Any passenger vehicle which is inoperable or unlicensed and not capable of use on the public highways and which is parked on any parking area for a period of more than forty-eight (48) hours shall be treated the same as a non -passenger vehicle and shall be considered a nuisance and may be removed from the Community. 15 6.6.4 The Board may adopt and maintain current rules and regulations concerning the parking an(] storage of vehicles on any Lot or any portion of the Community. Said rules are to protect the Community from the potentially adverse impacts of vehicles on the Community environment and to accommodate the evolvino. nature and use of such vehicles. Such rules and regulations may provide for exceptions and/or modifications to the conditions of this Section as determined in the sole discretion of the Board. The Board shall rule on any dispute as to the interpretation or application of this Section and all rules and regulations established by the Board with respect to vehicles. 6.6.5 Off-street parking for at least three (3) passenger vehicles shall be provided on each Lot. Covered enclosed parking shall be provided for one (1) or more passenger vehicles, plus a driveway for at least two (2) additional passenger vehicles, unless approved by the ACC. 6.7 Vehicles on Common Areas. No motorized vehicles shall be permitted on pathways or unpaved Common Areas except vehicles being used for the limited purpose of operating and maintaining utilities. 6.8 Leasinu. Lots may be leased for residential purposes. All leases shall have a minimum term of at least three (3) months. All leases shall require, without limitation, that the tenant acknowledge receipt of a copy of the Declaration, Bylaws, and rules and regulations of the Association. 6.9 Occupants_ Bound. All provisions of the Declaration, Bylaws, and of any rules and regulations, which govern the conduct of Owners and which provide for sanctions against Owners shall also apply to all Occupants. Pines may be levied against Owners or Occupants. If a fine is first levied against an Occupant and is not paid timely, the fine may then be levied against the Owner. 6.10 Animals. No animals, livestock or poultry of any kind shall be raised, bred or kept in the Community; provided, however, that conventional household pets may be kept on a Lot subject to the following restrictions: Pets shall not be kept, bred or maintained for any commercial purposes. Owners shall be responsible for the immediate clean up and removal of all fecal matter deposited by pets on any property other than the Lot of the Owner of the pet. Pets shall be confined in the Owner's Lot unless on a leash and accompanied by a responsible person. No domestic pet may be kept if it is a source of annoyance or a nuisance. The Board shall have the authority to determine whether a particular pet is a nuisance or a source of annoyance, and such determination shall be final and conclusive. Pets shall be attended at all times and shall be registered, licensed and inoculated from time to time as required by law. 6.11 Mining Prohibited. No portion of the Community shall be used for the purpose of boring, mining, quarrying, or exploring for or removing oil or other hydrocarbons, minerals, gravel, or earth. 6.12 Nuisance. Each Owner and Occupant shall prevent the development of any unclean, unhealthy, unsightly, or unkempt condition on his or her Lot. No Lot shall be used, 16 0 0 in whole or in part, for the storage of any property or thing that will cause such Lot to appear to be in an unclean or untidy condition; nor shall any substance, thing, or material be kept that Will emit find or obnoxious odors or that will cause any noise or other condition that Will or might disturb the peace, quiet. safety, comfort, or serenity of the occupants of surrounding property. No illegal. illicit, noxious or offensive activity shall be carried on within the Community, nor shall anything be done tending to cause embarrassment, discomfort, annoyance, or nuisance to any Person using any property within the Community. Without limiting the generality of the foregoing, no speaker, horn, whistle, siren, bell, amplifier or other sound device, except such devices as may be used exclusively for security purposes, shall be located, installed or maintained upon the exterior of any Lot unless required by law or unless specifically approved by the ACC. 6.13 Unsightly or Unkempt Conditions. The pursuit of hobbies or other activities, including specifically, without limiting the generality of the foregoing, the assembly of and disassembly of motor vehicles and other mechanical devices, which might tend to cause disorderly, unsightly, or unkempt conditions, shall not be undertaken outside of homes or garages. Garage doors shall be kept closed at all times unless they are in use. In addition, the storage of equipment, machinery, construction supplies or any similar material on a Lot outside of the home and garage constructed thereon is strictly prohibited except as required during the remodeling or refurbishing of improvements on such Lot and then for not more than sixty (60) days. 6.14 Antennas. No outside radio antenna, television antenna, microwave or satellite dish, aerial, or other such device (collectively "Antennas") with a diameter or diagonal measurement in excess of one meter shall be erected, constructed or placed on any Lot. Reasonable restrictions which comply with Federal, State and local laws and do not significantly increase the cost of the Antenna system or significantly decrease its efficiency or performance may be imposed by the ACC on Antennas with a diameter or diagonal measurement of one meter or less. 6.15 No Obstruction of Easements. Catch basins and drainage areas are for the purpose of natural flow of water only. No obstructions or debris shall be placed in these areas. No Owner or Occupant may obstruct or re -channel the drainage flows after location and installation of drainage swales, storm sewers or storm drains. Declarant hereby reserves for the benefit of Declarant and the Association and their respective successors and assigns a perpetual easement across all Common Areas and Lots for the purpose of maintaining or altering drainage and water flow. No structure, planting, or other material shall be placed or permitted to remain upon any easement which may damage or interfere with the installation and maintenance of any utilities, unless approved by the Board prior to installation. At no time shall any access easements be blocked. 6.16 Sight Distance at Intersections. All property located at street intersections shall be landscaped so as to permit safe sight across the street corners. No fence, wall, hedge 17 or shrub planting shall be placed or permitted to remain where it would create a traffic or sight problem as determined by the ACC in its sole discretion. 6.17 Garbage Cans Woodpiles, Etc. All garbage cans, woodpiles, air- conditioning compressors, machinery, equipment and other similar items related to the operation of the residence shall be located or screened so as to be concealed from view from the street abutting the Lot on which such items are located. All rubbish, trash, and garbage shall be regularly removed and shall not be allowed to accumulate. Trash, garbage, debris, or other waste matter of any kind may not be burned within the Community. 6.18 Subdivision of Lot. No Lot shall be subdivided or its boundary lines changed except with the prior written approval of the ACC. Declarant, however, hereby expressly reserves the right to re -plat any Lot or Lots owned by Declarant. Any such division, boundary line change, or re -platting shall not be in violation of the applicable subdivision and zoning regulations. 6.14 Guns. The use of firearms in the Community is prohibited. The term "firearms" includes without limitation BB guns, pellet guns, and firearms of all types. 6.20 Utilities. Except as may be permitted by the ACC, no overhead utility lines, including lines for cable television, shall be permitted within the Community, except for temporary lines as required during construction and except as such lines exist upon recording of the plat of the Community or as required by utilities serving the Community. 6.21 Liphtin . No colored lights (except holiday displays and yellow insect type lights) shall be permitted at any location within the Community. All exterior fixtures that are attached to the home shall be of compatible design and materials of the home. Any post mounted exterior fixtures shall be of compatible design and materials as the fixtures attached to the home. No fixtures which illuminate and excessively glare onto any other Lot shall be permitted, and all exterior lights shall be screened to minimize impacts of light and glare. No unshielded spot/floodlight fixtures are permitted. 6.22 Artificial Vegetation, Exterior Sculpture, and Similar Items. No artificial vegetation, exterior sculpture, fountains, and similar items shall be permitted in the front yard of any Lot unless approved by the ACC. 6.23 Mailboxes. All mailboxes located on Lots shall be of a style approved by the ACC. Mailboxes shall be attached only to stands provided and maintained by the Association in designated locations. 6.24 Clotheslines. No exterior clotheslines of any type shall be permitted upon any Lot unless entirely screened from view from other Lots. 6.25 Exterior Security Devices. No exterior security devices, including, without limitation, window bars, shall be permitted on any residence or Lot. Signs placed on the Lot or the exterior of the residence stating that such residence is protected by a security system are permissible. 6.26 Construction and Sale Period. So tong as Declarant owns any property in the Community for development and/or sale, the restrictions set forth in this Article 6 shall not be applied or interpreted so as to prevent, hinder or interfere with development, construction and sales activities of Declarant or any builder or developer approved by Declarant. ARTICLE 7 INSURANCE AND CASUALTY LOSSES 7.1 Insurance Coverage. The Board of Directors or the duly authorized agent of the Association shall have the authority to and shall obtain or cause to be obtained insurance as follows: 7.1.1 The Board shall obtain insurance on all insurable buildings and, where the Board deems there to be a reasonable risk, other substantial structures whether or not such buildings or structures are located on the Common Areas and which the Association is obligated to maintain. Insurance on buildings shall provide, at minimum, fire and extended coverage, including vandalism and malicious mischief; and shall be in an amount sufficient to cover the full replacement cost of any repair or reconstruction in the event of damage or destruction from any such hazard. Insurance on other substantial structures shall cover those risks deemed advisable by the Board and shall be in such amounts as are deemed advisable by the Board. The Board may insure other types of improvements, including entry monuments, landscaping, and the like, as it deerns advisable. With respect to such other improvements, the Board shall determine the risks to be insured and the amounts of insurance to be carried. 7.1.2 The Board shall obtain a public liability policy applicable to the Common Areas covering the Association and its members for all damage or injury caused by the negligence of the Association or any of its members or agents, and, if reasonably available, directors' and officers' liability insurance. The public liability policy shall have a combined single limit of at least One Million Dollars ($1,000,000.00) unless otherwise determined by the Board. 7.1.3 The Board is hereby authorized to contract with or otherwise arrange to obtain the insurance coverage required hereunder through the Declarant and to reimburse Declarant for the cost thereof, and Declarant shall be authorized, but not obligated, to purchase such insurance coverage for the benefit of the Association and the Owners upon Declarant and the Association agreeing upon the terms and conditions applicable to reimbursement by the Association for costs incurred by Declarant in obtaining such coverage. Notwithstanding anything contained in this Declaration to the contrary, the Board shall not be required to comply with the provisions of this Article if the Board has contracted for or otherwise arranged to obtain the required insurance coverage through the Declarant. 19 i 0 7.1.4 Premiums for all insurance shall be common expenses of the Association. The policies may contain a reasonable deductible, and the amount thereof shall not be subtracted from the lace amount of the policy in determining whether the insurance at least equals the full replacement cost. 7.1.5 In the event insurance premiums in connection with the insurance required by this Article 7 become prohibitively expensive, in the judgment of the Board, the Board may with approval of seventy-five percent (75%) of the Total Association Vote reduce the amount of the required insurance, self -insure itself,, or discontinue the insurance all together. 7.2 Policy Requirements. All such insurance coverage obtained by the Board of Directors shall be written in the name of the Association, as trustee for the respective benefited parties. Such insurance shall be governed by the provisions hereinafter set forth: 7.2.1 All policies shall be written with a company authorized to do business in Washington. 7.2.2 Exclusive authority to adjust losses under policies obtained by the Association shall be vested in the Association's Board of Directors; provided, however, no Mortgagee having an interest in such losses may be prohibited from participating in the settlement negotiations, if any, related thereto. 7.2.3 In no event shall the insurance coverage obtained and maintained by the Association's Board of Directors hereunder be brought into contribution with insurance purchased by individual Owners, occupants, or their Mortgagees, and the insurance carried by the Association shall be primary. 7.2.4 All casualty insurance policies shall have an inflation guard endorsement and an agreed amount endorsement if these are reasonably available and all insurance policies shall be reviewed annually by one or more qualified persons, at least one of whom must be in the real estate industry and familiar with construction in the City of Renton. 7.3 Other Insurance. In addition to the other insurance required by this Article 7, the Board shall obtain worker's compensation insurance, if and to the extent necessary to satisfy the requirements of applicable laws. The Board may, in its discretion, obtain a fidelity bond or bonds on directors, officers, employees, and other persons handling or responsible for the Association's funds, if reasonably available. The Association shall obtain additional insurance coverage, if and to the extent necessary to satisfy the requirements of the Federal Home Loan Mortgage Corporation, the Federal National Mortgage Association, the U.S. Department of Veterans Affairs, or the U.S. Department of Housing and Urban Development. 7.4 Individual Insurance. By virtue of taking title to a Lot subject to the terms of this Declaration, each Owner acknowledges that the Association has no obligation to provide any insurance for any portion of individual Lots, and each Owner covenants and agrees with all other Owners and with the Association that each Owner shall at a minimum, carry fire and 20 0 extended coverage casualty insurance on the Lot and all structures constructed thereon in an amount sufficient to cover the full replacement costs of any repair or reconstruction in the event of damage or destruction from any such hazard. 7.5 Damage and Destruction — Insured by Association. 7.5.1 Immediately after damage or destruction by fire or other casualty to all or any portion of any improvement covered by insurance written in the name of the Association, the Board of Directors or its duly authorized agent shall proceed with the filing and adjustment of all claims arising under such insurance and obtain reliable and detailed estimates of the cost of repair or reconstruction of the damaged or destroyed property. Repair or reconstruction, as used in this Section, means repairing or restoring the property to substantially the same condition and location that existed prior to the fire or other casualty, allowing for any changes or improvements necessitated by changes in applicable building codes. The Board of Directors shall have the enforcement powers specified in this Declaration necessary to enforce this provision. 7.5.2 Any damage or destruction to property covered by insurance written in the name of the Association shall be repaired or reconstructed unless, within sixty (60) days after the casualty, at least seventy-five percent (75%) of the Total Association Vote otherwise agree. If for any reason either the amount of the insurance proceeds to be paid as a result of such damage or destruction, or reliable and detailed estimates of the cost of repair or reconstruction, or both, are not made available to the Association within such period, then the period shall be extended until such information shall be made available; provided, however, such extension shall not exceed sixty (60) days. No Mortgagee shall have the right to participate in the determination of whether damage or destruction shall be repaired or reconstructed. 7.5.3 If the damage or destruction for which the insurance proceeds are paid is to be repaired or reconstructed and such proceeds are not sufficient to defray the cost thereof, the Board of Directors shall, without the necessity of a vote of the Association's members, levy a special assessment against all Owners in proportion to the number of Lots owned by such Owners. Additional assessments may be made in like manner at any time during or following the completion of any repair or reconstruction. If the funds available from insurance exceed the costs of repair or reconstruction or if the improvements are not repaired or reconstructed, such excess shall be deposited to the benefit of the Association. 7.5.4 In the event that it should be determined by the Association in the manner described above that the damage or destruction shall not be repaired or reconstructed and no alternative improvements are authorized, then and in that event the property shall be restored to its natural state and maintained as an undeveloped portion of the Community by the Association in a neat and attractive condition. 7.6 Damage and Destruction — Insured by Owners. The damage or destruction by fire or other casualty to all or any portion of any improvement on a Lot shall be repaired by the Owner thereof within seventy-five (75) days after such damage or destruction or, where 21 0 0 repairs cannot be completed within seventy-five (75) clays, they shall be commenced Avithin such period and shall be completed within a reasonable time thereafter. Alternatively, the Owner may elect to demolish all improvements on the Lot and remove all debris therefrom within seventy-five (75) days after such damage or destruction. In the event of noncompliance with this provision. the Board of Directors shall have all enforcement powers specified herein. 7.7 Insurance Deductible. The deductible for any casualty insurance policy carried by the Association shall, in the event of damage or destruction, be allocated among the Persons who are responsible hereunder, or be a common expense of the Association. ARTICLE S CONDEMNATION In the event of a taking by eminent domain of any portion of the Common Areas on which improvements have been constructed, then, unless within sixty (60) days after such taking, at least seventy-five percent (75%) of the Total Association Vote shall otherwise agree, the Association shall restore or replace such improvements so taken on the remaining land included in the Common Areas to the extent lands are available therefor. The provisions of Section 7.5, above, applicable to Common Areas improvements damage, shall govern replacement or restoration and the actions to be taken in the event that the improvements are not restored or replaced. ARTICLE 9 MORTGAGEE PROVISIONS The following provisions are for the benefit of holders of first Mortgages on Lots in the Community. The provisions of this Article apply to both this Declaration and to the Bylaws, notwithstanding any other provisions contained therein. 9.1 Notices of Action. An institutional holder, insurer, or guarantor of a first Mortgage, who provides a written request to the Association (such request to state the name and address of such holder, insurer, or guarantor and the Lot number, therefore becoming an "eligible holder"), will be entitled to timely written report as to the current status of said Lot with respect to the following: 9.1.1 Any condemnation loss or any casualty loss which affects a material portion of the Community or which affects any Lot on which there is a first Mortgage held, insured, or guaranteed by such eligible holder; 9.1.2 Any delinquency in the payment of assessments or charges owed by an Owner of a Lot subject to the Mortgage of such eligible holder. 9.2 No Priority. No provision of this Declaration or the Bylaws gives or shall be construed as giving any Owner or other party priority over any rights of the first Mortgagee of 22 0 any Lot in the case of distribution to such Owner of insurance proceeds or condemnation awards for losses to or a taking of the Common Areas. 9.3 Notice to Association. Upon request, each Lot Owner shall be obligated to furnish to the Association the name and address of the holder of any Mortgage encumbering such Owncr's Lot. 9.4 VA/HUD Approval. As long as the Declarant has the right to appoint and remove the directors of the Association and so long as the project is approved by the U.S. Department of Housing and Urban Development ("HUD") for insuring or the U.S. Department of Veterans Affairs (`VA") for guaranteeing any Mortgage in the Community the following actions shall require the prior approval of the VA and/or HUD as applicable: dedication of Common Areas to any public entity; mergers and consolidations; dissolution of the Association, and material amendment of the Declaration, Bylaws or Articles of Incorporation. 9.5 Applicability of Article 9. Nothing contained in this Article shall be construed to reduce the percentage vote that must otherwise be obtained under the Declaration, Bylaws, or Washington law for any of the acts set out in this Article. 9.6 Amendments by Board. Should the Federal National Mortgage Association, the Federal Home Loan Mortgage Corporation, HUD or VA subsequently delete any of their respective requirements which necessitate the provisions of this Article or make any such requirements less stringent, the Board, without approval of the Owners, may cause an amendment to this Article to be recorded to reflect such changes. ARTICLE 10 EASEMENTS 10.1 Easements for Use and Enjoyment. 10.1.1 Every Owner of a Lot shall have a right and easement of ingress and egress, use and enjoyment in and to the Common Areas which shall be appurtenant to and shall pass with the title to each Lot, subject to the following provisions: 10.1.1.1 the right of the Association to charge reasonable fees for the use of any portion of the Common Areas, to limit the number of guests of Lot Owners and tenants who may use the Common Areas, and to provide for the exclusive use and enjoyment of specific portions thereof at certain designated times by an Owner, his family, tenants, guests, and invitees: 10.1.1.2 the right of the Association to suspend the voting rights of an Owner and the right of an Owner to use certain Common Areas for any period during which any assessment against such Owner's Lot remains unpaid; 23 10.1.1, ; the right of the Association to borrow money for the purpose of improving the Common Areas, or any portion thereof, or for construction. repairing or improving any facilities located or to be located thereon, and to give as security for the payment of any such loan a Mortgage conveying all or any portion of the Common Areas, provided, however, the lien and encumbrance of any such Mortgage given by the Association shall be subject and subordinate to any rights, interests, options, easements and privileges herein reserved or established for the benefit of Declarant, or any Lot or Lot Owner, or the holder of any Mortgage, irrespective of when executed, given by Declarant or any Lot Owner encumbering any Lot or other property located within the Community; and 10.1.1.4 the right of the Association to dedicate or transfer all or any portion of the Cornmon Areas subject to such conditions as may be agreed to by the members of the Association. No such dedication or transfer shall be effective unless an instrument agreeing to such dedication or transfer has been approved by the affinnative vote of at least seventy-five percent (75%) of the Total Association Vote; provided, however, that during the Development Period, Declarant may, on its sole signature, dedicate or transfer portions of the Common Areas, so long as such transfer or dedication does not materially and adversely affect the Association or any Lot Owner. 10.1.2 Any Lot Owner may delegate such Owner's right of use and enjoyment in and to the Common Areas and facilities located thereon to the members of such Owner's family and to such Owner's tenants and guests and shall be deemed to have made a delegation of all such rights to the Occupants of such Owner's Lot, if ]eased. 10.2 Easements for Utilities. There is hereby reserved to the Declarant, the Association and any utility providers designated by either the Declarant or the Association blanket easements upon, across, above and under all property within the Community for access, ingress, egress, installation, repairing, replacing, and maintaining all utilities serving the Community or any portion thereof, including, but not limited to, gas, water, sanitary sewer, storm sewer, cable television, telephone and electricity. It shall be expressly permissible for the Declarant, the Association, or the designee of either, as the case may be, to install, repair, replace, and maintain or to authorize the installation, repairing, replacing, and maintaining of such wires, conduits, cables and other equipment related to the providing of any such utility or service. This easement shall be utilized so as to not unreasonably interfere with improvements constructed upon any Lot and the building envelope for any unimproved Lot. Should any party furnishing any such utility or service request a specific license or easement by separate recordable document, the Board shall have the right to grant such easement. 10.3 Easement for Maintenance. Declarant hereby expressly reserves a perpetual easement for the benefit of the Association across such portions of the Community, determined in the sole discretion of the Association, as are necessary to allow for the maintenance required under Article 5. Such maintenance shall be performed with a minimum of interference to the quiet enjoyment of Owner's property, reasonable steps shall be taken to 24 0 0 protect such property. and damage shall be repaired by the Person causing the damage at its sole expense. 10.4 Easement for Entry Features. If Declarant installs an entry feature. there is hereby reserved to the Declarant and the Association an easement for ingress. egress, installation, construction, landscaping and maintenance of entry features and similar street- scapes for the Community, as more fully described on the recorded subdivision plat for the Community or any other recorded instrument, easement or conveyance. The easement and right herein reserved shall include the right to cut, remove and plant trees, shrubbery, flowers and other vegetation around such entry features and the right to grade the land under and around such entry features. 10.5 Construction and Sale Period Easement. Notwithstanding any provisions contained in this Declaration, the Bylaws, Articles of Incorporation, rules and regulations, design guidelines, and any amendments thereto, so long as Declarant owns any property in the Community for development and/or sale, Declarant reserves an easement across all Community property for Declarant and any builder or developer approved by Declarant to maintain and carry on, upon such portion of the Community as Declarant may reasonably deem necessary, such facilities and activities as in the sole opinion of Declarant may be required, convenient, or incidental to Declarant's and such builder's or developer's development, construction, and sales activities related to property described above, including, but without limitation: the right of access, ingress and egress for vehicular and pedestrian traffic and construction activities over, under, on or in the Community, including, without limitation, any Lot; the right to tie into any portion of the Community with driveways, parking areas and walkways; the right to tie into and/or otherwise connect and use (without a tap -on or any other fee for so doing), replace, relocate, maintain and repair any device which provides utility or similar services including, without limitation, electrical, telephone, natural gas, water, sewer and drainage lines and facilities constructed or installed in, on, under and/or over the Community; the right to carry on sales and promotional activities in the Community; and the right to construct and operate business offices, signs, construction trailers, model residences, and sales offices. Declarant and any such builder or developer may use residences, offices, or other buildings owned or leased by Declarant or such builder or developer as model residences and sales offices. Rights exercised pursuant to such reserved easement shall be exercised with a minimum of interference to the quiet enjoyment of affected property, reasonable steps shall be taken to protect such property, and damage shall be repaired by the Person causing the damage at its sole expense. During the Development Period, this Section shall not be amended without the Declarant's express written consent. 10.6 Easement for Maintenance of Retaininp, Walls. There is hereby reserved to all lot owners within the Community an easement for ingress and egress across the adjoining lots for maintenance of any retaining wall and all structures therein. 25 0 0 ARTICLE 11 GENERAL PROVISIONS 11.1 Enforcement. Each Owner and Occupant shall comply strictly with the Association's Bylaws. rules and regulations. the use restrictions. as they may be lawfully amended or modified from time to time. and with the covenants, conditions, and restrictions set forth in this Declaration and in the deed to such Owner's Lot, if any. After notice and an opportunity to be heard by the Board of Directors or by a representative designated by the Board, and in accordance with rules and regulations adopted by the Board, the Board may levy reasonable fines for violations of the above (in addition to any late charges that may be assessed in connection with the late payment of assessments or other Association charges) in accordance with a previously established schedule adopted by the Board and furnished to the Owners, which fines shall be collected as provided herein for the collection of assessments. Failure to comply with this Declaration, the Bylaws or the rules and regulations shall be grounds for an action to recover sums due for damages or injunctive relief, or both, maintainable by the Board of Directors, on behalf of the Association, or, in a proper case, by an aggrieved Owner. Failure by the Association or any Owner to enforce any of the foregoing shall in no event be deemed a waiver of the right to do so thereafter. 11.2 Duration. This Declaration shall run with and bind the Community, and shall inure to the benefit of and shall be enforceable by the Association or any Owner, their respective legal representatives, heirs, successors, and assigns, perpetually to the extent provided by law; provided, however, so long as and to the extent that Washington law limits the period during which covenants restricting land to certain uses may run, any provisions of this Declaration affected thereby shall run with and bind the land so long as permitted by such law, after which time, any such provision shall be (a) automatically extended (to the extent allowed by applicable law) for successive periods of ten (10) years, unless a written instrument reflecting disapproval signed by the then Owners of at least seventy-five percent (75%) of the Lots and the Declarant (so long as the Declarant owns any property for development and/or sale in the Community) has been recorded within the year immediately preceding the beginning of a ten (10) year renewal period agreeing to change such provisions, in whole or in part, or to tenninate the same, in which case this Declaration shall be modified or terminated to the extent specified therein; or (b) extended as otherwise provided by law. Every purchaser or grantee of any interest (including, without limitation, a security interest) in any real property subject to this Declaration, by acceptance of a deed or other conveyance therefor, thereby agrees that such provisions of this Declaration may be extended and renewed as provided in this Section. 11.3 Amendments. 11.3.1 This Declaration may be amended unilaterally at any time and from time to time by Declarant (i) if such amendment is necessary to bring any provision hereof into compliance with any applicable governmental statute, rule, or regulation or judicial detennination which shall be in conflict therewith; (ii) if such amendment is necessary to enable any title insurance company to issue title insurance coverage with respect to the Lots subject to this Declaration; (iii) if such amendment is required by an institutional or 26 0 0 governmental lender or purchaser of mortgage loans. including. for example, the Federal National Mortgage Association or Federal Home Loan Mortgage Corporation. to enable such lender or purchaser to make or purchase Mortgage loans on the Lots sulliect to this Declaration; or (iv) if such amendment is necessary to enable any governmental agency or private insurance company to insure or guarantee Mortgage loans on the Lots subject to this Declaration; provided, however, any such amendment shall not adversely affect the title to any Owner's Lot unless any such Lot Owner shall consent thereto in writing. Further. so long as Declarant owns any property for development and/or sale in the Community, Declarant may unilaterally amend this Declaration for any other- purpose; provided, however, any such amendment shall not materially adversely affect the substantive rights of any Lot Owners hereunder, nor shall it adversely affect title to any Lot without the consent of the affected Lot Owner. 11.3.2 This Declaration may also be amended upon the affirmative vote or written consent, or any combination thereof, of the Owners of at least seventy-five percent (75%) of the Total Association Vote and the consent of Declarant (so long as the Declarant owns any property for development and/or sale in the Community). Amendments to this Declaration shall becorne effective upon recordation, unless a later effective date is specified therein. 11.4 Partition. The Common Areas shall remain undivided, and no Owner nor any other Person shall bring any action for partition or division of the whole or any part thereof without the written consent of all Owners of all portions of the property located within the Community and without the written consent of all holders of all Mortgages encumbering any portion of the property, including, but not necessarily limited to, the Lots located within the Community. 11.5 Gender and Grammar. The singular, wherever used herein, shall be construed to mean the plural, when applicable, and the use of the masculine pronoun shall include the neuter and feminine. 11.6 Severability. Whenever possible, each provision of this Declaration shall be interpreted in such manner as to be effective and valid, but if the application of any provision of this Declaration to any person or to any property shall be prohibited or held invalid, such prohibition or invalidity shall not affect any other provision or the application of any provision which can be given effect without the invalid provision or application, and, to this end, the provisions of this Declaration are declared to be severable. 11.7 Captions. The captions of each Article and Section hereof, as to the contents of each Article and Section, are inserted only for convenience and are in no way to be construed as defining, limiting, extending, or otherwise modifying or adding to the particular Article or Section to which they refer. 11.8 Perpetuities. If any of the covenants, conditions, restrictions, or other provisions of this Declaration shall be unlawful, void, or voidable for violation of the rule against perpetuities, then such provisions shall continue only until twenty-one (2 1) years after 27 the death of the last survivor of the now-livin- descendants of the individuals signing this Declaration. 11.9 Indemnification. To the fullest extent allowed by applicable Washington lay. the Association shall indemnify every officer and director against any and all expenses, including. without limitation, attorneys' fees, imposed upon or reasonably incurred by any officer or director in connection with any action, suit, or other proceeding (including settlement of any suit or proceeding, if approved by the then Board of Directors) to which such officer or director may be a party by reason of being or having been an officer or director. The officers and directors shall not be liable for any mistake of judgment, negligent or otherwise, except for their own individual willful misfeasance, malfeasance, misconduct, or bad faith. The officers and directors shall have no personal liability with respect to any contract or other commitment made by them, in good faith, on behalf of the Association (except to the extent that such officers or directors may also be members of the Association), and the Association shall indemnify and forever hold each such officer and director free and harmless against any and all liability to others on account of any such contract or commitment. Any right to indemnification provided for herein shall not be exclusive of any other rights to which any officer or director, or former officer or director, may be entitled. The Association may, at the discretion of the Board, maintain adequate general liability and officers' and directors' liability insurance to fund this obligation, if such coverage is reasonably available. 11.10 Books and Records. This Declaration, the Articles of Incorporation, the Bylaws, copies of rules and regulations, Design Guidelines, use restrictions, membership register, books of account, and minutes of meetings of the members of the Board and of committees shall be made available pursuant to reasonable procedures established by the Board for inspection and copying by any member of the Association or by the duly appointed representative of any member and by holders, insurers, or guarantors of any first Mortgage at any reasonable time and for a purpose reasonably related to such Person's interest as a member or holder, insurer, or guarantor of a first Mortgage at the office of the Association or at such other reasonable place as the Board shall prescribe. 11.11 Financial Review. At least annually, the Board of Directors shall prepare, or cause to be prepared, a financial statement of the Association. Upon written request of any institutional holder of a first Mortgage and upon payment of all necessary costs, such holder shall be entitled to receive a copy of such financial statement within ninety (90) days of the date of the request. 11.12 Notice of Sale, Lease or Acquisition. In the event an Owner sells or leases such Owner's Lot, the Owner shall give to the Association, in writing, prior to the effective date of such sale or lease, the name of the purchaser or lessee of the Lot and such other information as the Board may reasonably require. Upon acquisition of a Lot each new Owner shall give the Association, in writing, the name and mailing address of the Owner and such other information as the Board may reasonably require. 11.13 Agreements. Subjeet to the prior approval of Declarant (so long as Declarant owns any property for development and/or sale in the Community or has the right to 28 0 i unilaterally annex additional property to the Community) all agreements and determinations, including settlement agreements regarding litigation involving the Association, la vfutly authorized by the Board of Directors shall be binding upon all Owners, their heirs, legal representatives, successors, assigns, and others having an interest in the Community or the privilege of possession and enjoyment of any part of the Community. 11.14 I_mplied_ Rights. The Association may exercise any right or privilege given to it expressly by this Declaration, the Bylaws, the Articles of Incorporation, any use restriction or rule or regulation, and every other right or privilege reasonably to be implied from the existence of any right or privilege given to it therein or reasonably necessary to effectuate any such right or privilege. 11-15 Variances. Notwithstanding anything to the contrary contained herein, the Board of Directors or its designee shall be authorized to grant individual variances from any of the provisions of this Declaration, the Bylaws and any Design Guideline rule, regulation or use restriction established pursuant thereto if it detennines that waiver of application or enforcement of the provision in a particular case would not be inconsistent with the overall scheme of development for the Community. 11.16 Litigation. No judicial or administrative proceeding shall be commenced or prosecuted by the Association unless approved by at least seventy-five percent (75%) of the Total Association Vote. This Section shall not apply, however, to (i) actions brought by the Association to enforce the provisions of this Declaration (including, without limitation, the foreclosure of liens), (ii) the imposition and collection of assessments as provided in Article 4 hereof, (iii) proceedings involving challenges to ad valorem taxation, or (iv) counterclaims brought by the Association in proceedings instituted against it. This Section shall not be amended unless such amendment is made by the Declarant pursuant to Section 11.3, hereof, or is approved by the percentage votes, and pursuant to the same procedures, necessary to institute proceedings as provided above. EXECUTED this day of , 20_. DECLARANT: Harbour Homes, LLC Justin Harman Vice President 29 9 0 State of Washington ) )ss. County of King ) I certify that I know or have satisfactory evidence that Justin Hannan is the person who appeared before me, and said person acknowledged that lie signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Vice President of Harbour Homes, LLC to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. (Seal Or Stamp) Dated: Notary Public in and for the State of Washington Residing at: Printed Name: My Appointment Expires 30 a ow DEPARTMENT OF I&IMUNITYCITY 0 AND ECONOMIC DEVELOPMENT menton ' AFFIDAVIT OF MAILING FOR A NEIGHBORHOOD MEETING Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 1 www.rentonwa.g STATE OF WASHINGTON SS COUNTY OF KING *ty R .ray _ ----- being first duly sworn on oath, deposes and says: 1. On the �. day of 20 1 L_, I deposited in the mails of the United States, a sealed envelope containing a neighborhood meeting notice, pursuant to Renton Municipal Code section 4-8-090A Neighborhood Meetings to property owners within three hundred feet (300') of the property for the following project: Project Name $eve{lam .�t;��'� l Hnrhe�r 1�0'�,��. �-�-�• Owner Name 2. This notice was sent to the addresses in the attached list, which was created based on the most recent property tax assessment rolls of King County Department of Assessments. Sender Signature SUBSCRIBED AND SWORN to before me this i 1 day of "' , 20 f �" NOTARY PUBLIC in and for the State of Washington, residing at s 5 My commission expires on Notary Public State of Washington ANDREA L. ERICKSON My Appointrnent Expires Jan 21, 2017 I I / DEPARTMENT OF 10WILINITY CITY OF AND ECONOMIC DEVELOPMENT nto6n AFFIDAVIT OF POSTING MEETING LOCATION SIGN FOR A NEIGHBORHOOD MEETING Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 1 www.rentonwa•go� STATE OF WASHINGTON SS COUNTY OF KING ) T being first duly sworn on oath, deposes and says: 1. On the e'� day of 20 i I installed I Meeting location sign(s) on the main entrance of the building located at •,t, ;;. for the following. project: Project Name Owner Name 2. 1 have attached a copy of the meeting location sign(s). 3. This/these meeting location sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 8 Title 4 of Renton Municipal Code. Installer Signature SUBSCRIBED AND SWORN to before me this -7Y� day of rt► ......0...�R '''•.. slow el.. �1OTARr PUBLIC 20 IL NOTARY PUBLIC in and for the State of Washington, residing at Q, J., m My commission expires on