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AxNr, x1r 9ew2 (.zsl asa-S9l0 y IAY <2]-UP-5aS1 SHORT PLAT FOR: BALAKRISHNA THANEOAR 0MN er OATE .loa NO, dRJ 0910arR fe, ]I°07 aari9-0fA-MVA/ VVMG CHI[0. ay ScnLE 5N1=E7 4m r -,.' 2 aE s CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT I �1� [II 7:11ZI Dili6A Date: June 2, 2008 To: City Clerk's Office From: Margarita Flores Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Thanedar Rear Setback Variance LUA (file.) Number: LUA-08-036, V-A Cross -References: WA07-093 AKA's: Thanedar Setback Variance Project Manager: Vanessa Dolbee Acceptance Date: April 21, 2008 Applicant: Balakrishna & Sanjivani Thanedar Owner: Same as Applicant Contact: Hanson Jim PID Number: 3343903401 ERC Decision Date: ERC Appeal Date: Administrative Denial: May 12, 2008 Appeal Period Ends: May 27, 2008 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant has requested a 5ft. variance to the required 20ft. rear yard setback. The requested setback variance would allow for the subdivision of the property as proposed in WA07-093 and the retention of the existing residence with a 15ft. rear yard setback as opposed to the required 20ft. rear yard setback. The subject site is the proposed Lot 1 of the preliminary approved Thanedar Short Plat; that is 5,327 sq. ft. Located in the R-8 zoning district. There is one existing residence that is proposed to stay. A Geotechnical Report was submitted. Location: 1707 NE 14t" Street Comments: PARTIES OF RECORD Thanedar Rear Setback Variance Balakrishna & Sanjivani Thanedar 1707 NE 14th Street Renton, WA 98056 tel: (425) 255-7476 (owner / applicant) LUA08-036, V-A Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 tel: (360) 422-5056 eml: jchanson@verizon.net (contact) Ernie & Leah Davis 1325 Kennewick Avenue NE Renton, WA 98056 tel: (425) 228-7747 (party of record) Updated, 04/29/08 (Page 1 of 1) REPORT �c DECISION City of Renton Department of Community & Economic Development ADMINISTRATIVE VARIANCE LAND USE ACTION DECISION DATE May 12, 2008 Project Name Thanedar Setback Variance Owner/Applicant: Bafakrishna & Sanjivani Thanedar, 1707 NE 14t' St., Renton, WA 98056 File Number LUA08-036, V-A Project Manager Vanessa Dolbee, Associate Planner Project Description The applicant is requesting an Administrative Setback Variance to allow a 15-foot rear yard setback instead of the code required 20-feet for the R-8 zone. The request is to allow for a more reasonable building pad for Lot 2 of the preliminary approved Thanedar Short Plat. The subject site is the 5,327 sq. ft. proposed Lot 1 of the approved (but not yet recorded Thanedar Short Plat. The existing residence is located at 1707 NE 14' Street. A rear yard setback variance would prevent either the demolition of all or part of the existing residence on Lot 1 or moving the property fine between Lots 1 and 2, of the approved Thanedar Short Plat. Project Location 1707 NE 141h Street Bldg. Area gsf 2,183 sq. ft. Proposed Addition Area NIA Site Area 40,208 sq. ft. Total Building Area NIA City of Renton Department of �,_.munity & Economic Development Administrative Variance Staff Report THANEDAR SETBACK VARIANCE LUA-08.036 V-A REPORT AND DECISION OF May 12, 2008 Page 2 of 7 A. Type of Land Use Action Conditional Use Site Plan Review Special Permit for Grade & Fill X Administrative Variance B. Exhibits Binding Site Plan Shoreline Substantial Development Permit Administrative Code Determination The following exhibits were entered into the record: Exhibit 1: Yellow file containing: application, proof of posting and publication, and other documentation pertinent to this request. Exhibit 2: Site Plan Exhibit 3: Neighborhood Map Exhibit 4: Zoning Map Sheet D4 E C. Project Description / Background. The applicants, Balakrishna and Sanjivani Thanedar, are requesting approval of an administrative variance from the required rear yard setback in the R-8 zone (Exhibit 4). The subject site is located at 1707 NE 141h Street (Parcel No. 334390-3401). The applicant requested a variance from Renton Municipal Code 4-2-110A, "Development Standards for Single Family Residential Zoning Designations." The minimum rear yard setback for the Residential-8 (R-8) zone is 20-feet, which is measured from the property line to the footprint of the building. The applicant submitted a site plan illustrating their request for the variance (Exhibit 2). The site plan shows a reduced rear yard setback area of 15-feet for approximately 213 of the existing residence the remaining 1/3 would meet the 20-foot rear setback required by the R-8 zone. The applicants previously requested a variance and it was denied per LUA07-093, Thanedar Short Plat. The variance requested was for a 10-foot rear yard setback for the existing residence instead of the required 20-feet. The previously requested variance for the subject property was denied by the Hearing Examiner on January 3, 2008 due to the lack of an undue hardship, because the two lot short plat could take place regardless of whether the variance was granted or not. The Hearing Examiner approved the Thanedar Short Plat on January 3, 2008 with conditions of approval, one of which stated: "A demolition permit shall be obtained and all required inspections completed prior to the recording of the final short plat for the removal of the shed and a portion of all of the existing single-family residence. If the variance is denied, demolition would not be required, but it would be an alternative to moving the property line between Lots 1 and 2. Moving the property line could impact the building foot print for Lot 2." This variance request is an attempt to fulfill the condition of approval stated above. ADMVAR_08-036 City of Renton Department of �,__munity & Economic Development Administrative Variance Staff Report THANEDAR SETBACK VARIANCE LUA-08-036, V-A REPORT AND DECISION OF May 12, 2008 Page 3 of 7 The preliminary approved Thanedar Short Plat is a two lot short plat, Lot 1 contains an existing residence and Lot 2 provides a 12-foot wide building footprint (without the approval of the subject Variance request). A building pad of 17-feet wide would be allowed with the approved variance. The site contains protected slopes, which have been delineated on the south half of Lot 2. FINDINGS, CONCLUSIONS & DECISION Having reviewed the written record in the matter, the City now makes and enters the following: D. Findings 9) Request: The applicant has requested approval for an administrative variance from the required 20-foot rear yard setback for an existing residence. A 15-foot rear yard setback is proposed for the existing residence in order to allow a 17-foot wide building pad on Lot 2 of the preliminary Thanedar Short Plat. The existing residence would comply with the required 20-foot rear yard setback for the eastern 1/3 of the structure, the remaining 2/3 would require the variance. All other portions of the existing structure would comply with the required setbacks. 2) Administrative Variance: The applicant's administrative variance submittal materials comply with the requirements necessary to process a variance. The applicant's site plan and other project drawings are entered as Exhibits 1 through 4. 3) Existing Land Use: Land uses surrounding the subject site include: North: single- family residential (R-8 zone); South: single-family residential (R-8 zone); East: single- family residential (R-8 zone); and West: single-family residential (R-8 zone) and Interstate 405. 4) Zoning: The site is located in the Residential - 8 (R-8) dwelling units per acre zone. The development standards for the R-8 zone require a 15 foot front yard setback for the primary structure and a 20-foot setback for an attached garage, 20-foot rear yard setback, 5-foot interior side yard setback, and a 15-foot side yard along a street setback for a primary structure and a 20-foot setback for an attached garage accessing off of the side yard street. Maximum lot coverage is 35 percent or 2,500 sq. ft. for lots 5,000 sq. ft. or greater. 5) Topography. The ground surface of the property slopes down from a high elevation of 234 feet in the northeast corner to a low elevation of 152 feet near the southwest corner. The site contains protected slopes that have a gradient of about 70 percent for a height of about 40 feet. Then the gradient changes to a 20 percent down slope to the southwest corner of the property. CONSISTENCY WITH VARIANCE CRITERIA Section 4-9-250B5 Lists 4 criteria that the Decision Maker is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: ADMVAR 08-036 City of Renton Department of 4_...munity & Economic Development Administrative Variance Staff Report THANEDAR SETBACK VARIANCE LUA-08-036, V-A REPORT AND DECISION of May 12, 2008 Page 4 of 7 The Director shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist: a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, Including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant contends that an undue hardship exists and that the setback variance is necessary because of special circumstances due to the size and shape of the existing lot and the location of the existing house. The requirements for a 20-foot rear yard setback would require that a substantial portion of the existing residence be removed to create proposed Lot 2. Due to the limited access and topography, the southern portion of the project site is not developable at this time. The applicant also contends that the strict application of the Zoning Code would deprive the property owner of the rights and privileges enjoyed by other property owners in the vicinity and Under identical classification. The net area of the project site (after the deduction of the protected slopes) is 0.78 acres, which would allow for a maximum of six units on the project site. However, the limited access, topography, and parcel shape would limit the property to only one unit unless the existing residence were removed or altered. The location of 1-405 to the west of the project site prohibits access to the south portion of the project site from the west and south and steep slopes prohibit access from the north and east. The only portion of the site with available access is the north portion of the site abutting NE 14'" Street. Staff has reviewed the variance request and does not concur that an undue hardship exists on the subject property. The subject property could meet the requirements of the preliminary approved Thanedar Short Plat (LUA07-093). Adequate area can be provided for a "reasonable" building footprint on Lot 2, if either the existing residence or a portion of the existing residence were removed. b. That 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: The applicant contends that the granting of the variance would not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity. It's the applicant's belief that adjacent properties will benefit and would not be adversely impacted. The variance would facilitate in permitting the applicant to finalize the preliminarily approved subdivision and bring the property closer to complying with the density that was intended by the City's Comprehensive Plan. Staff has received a comment from a neighbor in the surrounding area stating, if the variance is granted, their view of Lake Washington would be blocked and consequently their property values would decrease. The proposed variance would permit the existing residence to remain 15-feet from the rear property line as opposed to the required 20-foot setback. The Thanedar Short Plat contained a condition of approval requiring that the front yard of Lot 2 be oriented to the west in ADMVAR 08-036 City of Renton Department of l,_...munity & Economic Development Administrative Variance Staff Report THANEDAR SETBACK VARIANCE LUA-08-036, V-A REPORTAND DECISION OF May I 2008 Page 5 of 7 order to have an adequately sized building envelope. This orientation would result in a 5-foot side yard setback from the north property line. The new residence would potentially be located as close as 20-feet from the existing residence, which would limit the view corridor available to surrounding neighbors. If the 20-foot rear yard setback were maintained, the surrounding residences would potentially have a 25-foot view corridor toward Lake Washington, between residences. The comment received from the neighbor also indicated that the height of the new residence would impede the view from their property and requested that the height of the residence be limited to 15 feet if the variance is granted. The applicant has indicated that if the variance were to be approved then the building pad would be large enough to build a two-story residence 20 to 24 feet in height, which would further decrease the view from the neighboring properties. C. That 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: The applicant contends that the requested variance would not constitute a grant of special privilege, as the approval of the variance would permit the finalization of the Thanedar Short Plat into two lots, which would result in a density of 2.5 dwelling units per acres, far below the minimum density required in the R-8 zone of 4 dwelling unit per acres. Staff has reviewed the request, and the variance from the rear yard setback requirements for the existing residence would be a grant of special privilege, that would adversely impact the views and consequently property values of the surrounding residences as expressed by the comments received. d. That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: The applicant contends that the requested 15-foot rear yard setback is the minimum needed for a reasonable building pad on Lot 2 of the preliminary Thanedar Short Plat while retaining the existing residence. The applicant also indicated that the Hearing Examiner denied the previously requested 10-foot rear yard setback variance, because "it is not a small modest reduction in setback but a 50 percent reduction". Staff has reviewed the request and concurs that the proposed variance is the minimum necessary to accomplish the applicants desired purpose to retain the existing residence and have an area available for a 2nd lot. However, finalization of the Thanedar Short Plat could still be accomplished by either altering or removing the existing residence. E. Conclusions 1. The subject site is located 1707 NE 14" Street in the R-8, single-family residential zone. 2. The City of Renton Development Standards, RMC 4-2-110A requires a 20-foot rear yard setback area in the R-8 zone. ADMVAR_0"36 City of Renton Department of—L ...munity & Economic Development Administrative Variance Staff Report THANEDAR SETBACK VARIANCE LUA-08-036 V-A REPORTAND DECISION OF May 1 Z 2008 Page 6 of 7 3. The recommendation of staff is to deny the variance request because it does not . meet three of the four, variance criteria found in RMC 4-9-25485. Specifically, the applicant has not demonstrated that they suffer undue hardship because the two lot short plat could take place regardless of whether the variance was granted or not. Granting the variance would reduce the required and expected separation between homes resulting in a reduction of views to Lake Washington from an abutting residence; reducing their property value; and it is unlikely that an identical variance would be granted under the same conditions. F. Decision The Administrative Variance for the Thanedar Setback Variance File No. LUA08-036, V-A, is denied. SIGNATURE: 5 �Z 0$ Neil Watts, Development Services Division Director date Department of Community & Economic Development TRANSMITTED this le day of May, 2008 to the Applicant/Owner Balakrishna & Sanjivani Thanedar 1707 NE 1411' St. Renton, WA 98056 TRANSMITTED this 12" day of May, 2008 to the Contact: Jim Hanson Hanson Consulting 17446 Mallard Cove Ln. Mt. Vernon, WA 93274 TRANSMITTED this It' day of May, 2008 to the Parties of Record: Ernie & Leah Davis 1325 Kennewick Avenue NE Renton, WA 98055 TRANSMITTED this 12m day of May, 2006 to the following: Lary Meckling, Building official Deputy Fire Chief Neil Watts, Director, Development Services Division Jennifer Henning, Current Planning Manager Gregg Zimmerman, Public Works, Administrator Renton Reporter ADMVAR-08-036 City of Renton Department of L,-.munity & Economic Development Administrative Variance Staff Report THANEDAR SETBACK VARIANCE LUA-08-038, V-A REPORT AND DECISION OF May 12, 2008 Page 7 of 7 Land Use Action Appeals The administrative land use decision will become final if the decision is not appealed within 14 days of the date of approval. An appeal of the decision must be filed within the 14 day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). An appeal to the Hearing Examiner is governed by Title IV, Section 4-8-11.13, which requires that such appeals be filed directly with the Hearing Examiner via the City of Renton City Clerks Office. Appeals must be made in writing on or before 5:00 PM on May 27, 2008. Any appeal must be accompanied by a $75.00 fee and other specific requirements. THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decisionlapproval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. 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Renton IXly ISmits ---Adjacent City Limits RN-F Residential Multi-Famklp ® Commerctal OfMee• i Book Pages Boundary RH-T Residential Multi -Family Traditional 0 Commercial Neighborhood KROLL PAGE RM-U Residential Multi -Family Urban Canter' See Appendix PAGE# INDEX • May include Overlay Districts. maps. For additional regulations in Overlay Districts, please see RMC 4-3, SEcTrrowHiMgeE Printed by Print & Mail Services, City of Renton City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: P000MMENTS DUE: MAY, Zak$ APPLICATION NO: LUA08-036, V-A DATE CIRCULATED: APRIL 21, 2008 APPLICANT: Balakrishna & San'ivani Thanedar PLANNER: Vanessa Dolbee PROJECT TITLE: Thanedar Setback Variance PLAN REVIEWER: Jan Illian SITE AREA: 40,208 square feet EXISTING BLDG AREA (gross): 2,183 square feet LOCATION: PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77892 SUMMARY OF PROPOSAL: The applicant has requested a 5ft. variance to the required 20ft. rear yard setback. The requested setback variance would allow for the subdivision of the property as proposed in LUA07-093 and the retention of the existing residence with a 15ft. rear yard setback as opposed to the required 20ft. rear yard setback. The subject site is the proposed Lot 1 of the preliminary approved Thanedar Short Plat that is 5,327sq. ft., Located in the R-8 zoning district. There is one existing residence that is proposed to stay. A Geotechnical Report was submitted. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Earth Air Water Plants LandlShoreline Use Animals Environmental Health Energyl Natural Resources Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services HistonclCultural Preservation Airport Environment 10, 000 Feet 14.000 Feet %am av- IU3,n� 164,14J, B. POLICY -RELATED COMMENTS f fit► f •� ,-/i ♦ I � � J C. CODE -RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas whey additional informati is needed to p perly assess this proposal Signature of Director or Authorized Representative Date FIRE DEPARTMENT �+} M E M O R A N D U M DATE: 4/30/08 TO: Jan Illian, Plan Reviewer CC: Vanessa Dolbee, Associate Planner ((jj FROM: David Pargas, Assistant Fire Marshal Y' SUBJECT: LUA08-036 THANDER SET -BACK VARIANCE Renton Fire & Emergency Services Comments: 1. On October 30, 2007 then Assistant Fire Marshal Jiro Gray addressed the $488.00 Fire Mitigation fees under environmental impact comments. There were also code related comments made during this same period of time. Both the mitigation fees and the code related comments noted on October 30, 2007 are still applicable to this project. 2. In addition to the code related comments made on 10/30/07, the additional comments are as follows: A) Ladder Access --- Due to a request in change of set backs, I want to assures that there will be sufficient access on all 4 sides of the building if it is going to be 2 feet or greater in height. Code requires that access be provided for setting up a 35-foot ladder at a 70-degree angle on all 4 sides of the building. Please feel free to contact Assistant Fire Marshal, David Pargas at 425-430-7023 if you have any further question or concerns regarding the fire comments made on this request for a variance change on set -backs. iAcity memos108 final & prelim rcv\lua08-036 thander set -back variance.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET _ REVIEWING DEPARTMENT: F—I'm COMMENTS DUE: MAY 5, 2008 -- ----- APPLICATION NO: LUA08-036, V-A DATE CIRCULATED: APRIL 21, 20 8 APPLICANT: Balakrishna & San'ivani Thanedar PLANNER: Vanessa Dolbee PROJECT TITLE: Thanedar Setback Variance PLAN REVIEWER: Jan Illian �--- - SITE AREA: 40,208 square feet EXISTING BLDG AREA ross ; 2,183 square feet, . LOCATION: PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77892 SUMMARY OF PROPOSAL: The applicant has requested a 5ft. variance to the required 20ft. rear yard setback. The requested setback variance would allow for the subdivision of the property as proposed in LUA07-093 and the retention of the existing residence with a 15ft. rear yard setback as opposed to the required 20ft. rear yard setback. The subject site is the proposed Lot 1 of the preliminary approved Thanedar Short Plat that is 5,327sq. ft.. Located in the R-8 zoning district. There is one existing residence that is proposed to stay- A Geotechnical Report was submitted. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Lana%Shoreline Use Animals Environmental l-1 eaith Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet Z We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:4W COMMENTS DUE: MAY 5, 2008 APPLICATION NO: LUA08-036, V-A DATE CIRCULATED: APRIL 21, 2008 APPLICANT: Balakrishna & San'ivani Thanedar PLANNER: Vanessa Dolbee PROJECT TITLE: Thanedar Setback Variance PLAN REVIEWER: Jan Illian SITE AREA: 40,208 square feet EXISTING BLDG AREA (gross): 2,183 s uare feet LOCATION: PROPOSED BLDG AREA(gross) NIA _.oeo. WORK ORDER NO: 77892 7_* PLEASE RETURN TO VANESSA DOLBEE IN CURRENT PLANNING 6T" FLOOR SUMMARY OF PROPOSAL: The applicant has requested a 5ft. variance to the required 20ft. rear yard setback. The requested setback variance would allow for the subdivision of the property as proposed in LUA07-093 and the retention of the existing residence with a 15ft. rear yard setback as opposed to the required 20ft. rear yard setback. The subject site is the proposed Lot 1 of the preliminary approved Thanedar Short Plat that is 5,327sq. ft.. Located in the R-8 zoning district. There is one existing residence that is proposed to stay. A Geotechnical Report was submitted. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shorefine Use Animals Environmental Health €nergyl Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li htlGlare Recreation Utilities Transportation Public Services HistoriclCultural Preservation Airport Environment 10, 000 Feet 14.000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have ntified areas of probable impact or areas where additional' formation is needed to properly assess this proposal [rj� n.� q ,W Signature of Director or Authorized Representative Date To: Vanessa Dolbee, Associate Planner From: Ernie and Leah Davis Date: 4/25/08 Re: Thanedar Setback Variance LUA08-036, V-A We own a home behind the proposed lots and are opposed to any variance whether it be 20 feet or 5 feet that would allow two lots where there is currently one lot. The Thanedar's are requesting a 15 foot rear set back instead of the required 20 foot rear yard set back. This would place a house on the higher land which would block our view of lake Washington and decrease our home's value. Additionally trying to sIueeze two homes in the area above the slope would look bad. The areas of Kennewick Avenue, 14 , and Jones Ave, have many view properties making this a desirable, up and coming area. Poor development of this area would hurt us all. If the variance is approved we request that the home built be restricted to only a one story house with a 15 foot height restriction as this would likely save our view. Thank you for your time and consideration in this matter. Sincerely, � 4 zkio' Ernie and Lea Davis 1325 Kennewick Ave NE Renton WA 98056 425-228-7747 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: aftL4nidboCOMMENTS DUE: MAY 5, 2008 APPLICATION NO: LUA08-036, V-A DATE CIRCULATED: APRIL21, 2008 rITYOFRENruN APPLICANT: Balakrishna & Sanjivani Thanedar PLANNER: Vanessa Dolbee PROJECT TITLE: Thanedar Setback Variance PLAN REVIEWER: Jan Illian APR ? i - SITE AREA: 40,208 square feet EXISTING BLDG AREA (gross): 2,183 s LOCATION: PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77892 SUMMARY OF PROPOSAL: The applicant has requested a 5ft. variance to the required 20ft. rear yard setback. The requested setback variance would allow for the subdivision of the property as proposed in LUA07-093 and the retention of the existing residence with a 15ft. rear yard setback as opposed to the required 20ft. rear yard setback. The subject site is the proposed Lot 1 of the preliminary approved Thanedar Short Plat that is 5,327sq. ft.. Located in the R-8 zoning district. There is one existing residence that is proposed to stay. A Geotechnical Report was submitted. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS /YCJm Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 9bn FAWj COMMENTS DUE: MAY 5, 2008 APPLICATION NO: LUA08-036, V-A DATE CIRCULATED: APRIL 21, 2008 F. of r+ It r. APPLICANT: Balakrishna & San'ivani Thanedar PLANNER: Vanessa Dolbee PROJECT TITLE: Thanedar Setback Variance APR PLAN REVIEWER: Jan Illian�Q SITE AREA: 40,208 square feet EXISTING BLDG AREA (gross): 2,183 square fee8I I IVI LOCATION: PROPOSED BLDG AREA(gross) NIA WORK ORDER NO: 77892 SUMMARY OF PROPOSAL: The applicant has requested a 5ft. variance to the required 20ft. rear yard setback. The requested setback variance would allow for the subdivision of the property as proposed in LUA07-093 and the retention of the existing residence with a 15ft. rear yard setback as opposed to the required 20ft. rear yard setback. The subject site is the proposed Lot 1 of the preliminary approved Thanedar Short Plat that is 5,327sq. ft.. Located in the R-8 zoning district. There is one existing residence that is proposed to stay. A Geotechnical Report was submitted. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Earth Air Water Piants LandfShorefine Use Animais Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS ION Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li ht/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director ar ri epresentativ Da City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: raMYO ft COMMENTS DUE: MAY a, 2008 APPLICATION NO: LUA08-036, V-A OF NENr0N DATE CIRCULATED: APRIL 21, 2008 RE G APPLICANT: Balakrishna & Sanjivani Thanedar PLANNER: Vanessa Dolbee PROJECT TITLE: Thanedar Setback Variance PLAN REVIEWER: Jan Illian SITE AREA: 40,208 square feet EXISTING BLDG AREA (gross): 2,183 s uare'6JNG DIVISION LOCATION: PROPOSED BLDG AREA ross TA WORK ORDER NO: 77892 SUMMARY OF PROPOSAL: The applicant has requested a 5ft. variance to the required 20ft. rear yard setback. The requested setback variance would allow for the subdivision of the property as proposed in LUA07-093 and the retention of the existing residence with a 15ft. rear yard setback as opposed to the required 20ft. rear yard setback. The subject site is the proposed Lot 1 of the preliminary approved Thanedar Short Plat that is 5,327sq. ft. Located in the R-8 zoning district. There is one existing residence that is proposed to stay. A Geotechnical Report was submitted. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Environment Probable Minor impacts Probable Major impacts More lnformafion Necessary Earth Air Water Plants Land/Shorefine Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Minor impacts Probable Major Impacts More Information Necessary Housing Aesthetics Li hrlGlare Recreation Utilities Trans ortation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Ar Signature of �u i NOTICE OF APPLICATION A Master Application has been flied and accepted with the Department of Community & Economic Development (CEb)- Planning Divlslon of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAMEMUMBER: Thanedar Setback Variaice 1 LUA08-036. V-A PROJECT DESCRIPTION: The applicant :ras requested a 511 variance to the required 20R. rear yard setback. The requested setback vanance would allow for the subdrvision of the property as proposed In LUA07-093 and the relention of the existing residence wdh a i411 rear yard sertv-,ck as opposed to the required 20ft. rear yard setback. The subject site is the proposed Lot 1 of the p,eliminarf approved Thanedar Shert plat that is 5,327sq. It . Located in the R-8 zoning district. There is one existing residence that v, proposed to slay. A Geatechnical Report was submitted PROJECT LOCATION: 1-07 NE 14' S reet PUBUe APPROVALS: Admimsl alive Variance Approval APPLICANTIPRDJECT CONTACT PERSON Jim Nanson, Nanson Consulting: Tel (360) 422-5056, Em l:1 c h a n5 c n& a bzc n. n Bt Comments on the above application must be submitted in wrlfirg to Vanessa Dolbes, Associate Planner, Department of Corrununity & Esemornic Development, 1D55 South Grady Way, Renton, WA 98057, by 5:00 PER on May 5, 2009. If you have questlons about this pmcsal, ur wish to be made a parry of record and receive additional notification by mail, contact the Projecl Manager at (425) 430-7314. "one who submits written comments will automatically beoeme a party of record and will be notified of any decision on this project PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: April 17, 2008 NOTICE OF COMPLETE APPLICATION: April 21, 2008 DATE OF NOTICE OF APPLICATION: April 21, 2008 If you would like to be made a party of 1-1d to recalee milormston on this proper ed proji complete this to" and return In. City of Renton, CEO, Pla,ming UA,ian, 1055 South Grady Way. Renton, WA 96057. Fite Name I No.: Thanedar Setback variance l LJA08-0�6, J-A NAME MAILING ADDRESS: TELEPHONE NO CERTIFICATION hereby certify that ii:3 copies of the above were posted by me in conspicuous places or nearby the described vrf6 DATE: _! -- -� o a sr ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of W St on the day of r residing in., 0 s. CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 21 st day of April, 2008, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter & NOA documents. This information was sent to: Name Representing Jim Hanson- Accpt Ltr Contact Balakrishna & Sanjivani Thanedar - Accpt Ltr & NOA Owners/Applicants Surrounding Property Owners µ-�kA See Attached (Signature of Sender)_ STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument_CW Notary public in an Notary (Print): My appointment expires: Project Name: Thanedar Setback Variance Project Number: LUA08-036, V-A the State G�fa jir�gfa� ��-� It, or WAS A 334450004505 AKERS ANNA MARIE 0 12518 SE 216TH ST KENT WA 98031 334390344201 BUCKNER DAVID R 1416 JONES AVE NE RENTON WA 98055 334450005007 ELDERKIN PHILLIP K 1425 JONES AVE NE RENTON WA 98056 334390336108 GERGEN GLENN J 18009 SE 216TH ST RENTON WA 98058 334390335902 IREISEN PROPERTIES INC PO BOX 8004 ST PAUL MN 55108 334390343906 LATHRAP FRANK 1420 ]ONES AVE NE RENTON WA 98055 334390344003 LORRIGAN TRACY 1724 NE 14TH ST RENTON WA 98056 334390336603 MIDDELHOVEN DEREK P 1326 KENNEWICK AVE NE RENTON WA 98056 334393341009 PUGET SOUND ENERGY/ELEC PROPERTY TAX DEPT PO BOX 90868 BELLEVUE WA 98009 334390336405 AUSEN JOANN R 1331 KENNEWICK NE RENTON WA 98056 334390336009 DAVIS ERNEST J+LEAN J 1325 KENNEWICK AVE NE RENTON WA 98056 183950003503 FENNIMORE ALAN 1736 NE 14TH ST RENTON WA 98056 334390336306 GURLEY SCOTT & BARBARA 1301 LINCOLN PL NE RENTON WA 98056 334390344102 KELLER THOMAS L+SARABETH 0 1408 JONES AVE NE RENTON WA 98056 334390340001 LAU LOUIS 1701 NE 14TH ST RENTON WA 98056 334390335803 MCGRAW WILLIAM C III+HANG KIM DO 1319 KENNEWICK AVE NE RENTON WA 98055 334390340506 NGO HA 1713 NE 14TH ST RENTON WA 98056 183950007009 PUHICH JOSEPH M+JOAN M 1402 KENNEWICK AVE NE RENTON WA 98056 183950006506 BREZNIKAR TONY 1416 KENNEWICK AVE NE RENTON WA 98056 334390340209 EDWARDS ROBERT W JR 25 COLUMBIA KEY BELLEVUE WA 98006 334390336207 GARNER GREG 1209 LINCOLN PL NE RENTON WA 98056 183950003008 HANCHETT GEORGE A 1417 KENNEWICK AVE NE RENTON wa 98056 183950002505 KRALL DONALD + NANCY P 0 BOX 1436 WESTPORT WA 98595 334450005205 LONG GARY 1070 CHELAN AVE NE RENTON WA 98059 334390344607 MELTON TERRY L 535 E GORDON ST SAVANNAH GA 31401 334390336504 NGUYEN ANDY HAI+TRAM T 1318 KENNEWICK AVE NE RENTON WA 98056 334390345000 SCHLUTER LARRY R 1702 NE 14TH RENTON WA 98055 334390340100 334450005106 334390344409 THANEDAR BALAKRISHNA+SANJIVANI WILLIAMS MAX R+MICHELE M WNEK ANDRZEJ+ALEKSANDRA J 1707 NE 14TH ST 1409 JONES AVE NE 1432 JONES AVE NE RENTON WA 98056 RENTON WA 98056 RENTON WA 98056 334390335704 ZHANG HENRY 1332 KENNEWICK AVE NE RENTON WA 98056 �L'Y 1% + t n-�,ro NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: Thanedar Setback Variance! LUA08-035, V-A PROJECT DESCRIPTION: The applicant has requested a 5ft, variance to the required 20ft. rear yard setback. The requested setback variance would allow for the subdivision of the property as proposed in LUA07-093 and the retention of the existing residence with a 15ft rear yard setback as opposed to the required 20ft. rear yard setback. The subject site is the proposed Lot 1 of the preliminary approved Thanedar Short Plat that is 5,327sq. ft., Located in the R-8 zoning district. There is one existing residence that is proposed to stay. A Geotechnical Report was submitted. PROJECT LOCATION: 1707 NE 14" Street PUBLIC APPROVALS: Administrative Variance Approval APPLICANTIPROJECT CONTACT PERSON: Jim Hanson, Hanson Consulting; Tel: (360) 422-5056; Eml_ jchanson@verizon.net Comments on the above application must be submitted in writing to Vanessa Dnlbee, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5.00 PM on May 5, 2008. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7314. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: April 17, 2008 NOTICE OF COMPLETE APPLICATION: April 21, 2008 DATE OF NOTICE OF APPLICATION: April 21, 2008 if you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 9805T File Name 1 No.: Thanedar Setback Variance/ LUA08-036, V-A NAME: MAILING ADDRESS: TELEPHONE NO.: CITY OF RENTON department of Community and Economic Development Alex Pietsch, Administrator April 21, 2008 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt Vernon, WA 98274 Subject: Thanedar Setback Variance 'LUA08-036, V-A -Dear Mr. Hanson: The Planning Section of the City of Renton has determined that the subject application is complete according to subm: ittal requirements and, therefore, is accepted`for review. You will be notified if any additional information is required to continue processing your application. Please contact me. at (425) 430=7314 if you have any questions: Sincerely, Vanessa Dolbee Associate Planner CC Balakrishna &. Sanjivani Thanedar i Owner(s) :1055 South Grady.Way - Renton, Washington 98057 E. l ON ' ` 1 _ AHEAD OF -THECURVE �,Thispaper contains 50%recycledmat eria1,30°%posicpnsumer - - - City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: Balakrishna & Sanjivani Thanedar ADDRESS: 1707 NE 14'' ST CITY: Renton ZIP:98056 WA TELEPHONE NUMBER: 425-255-7476 APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS. CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON NAME: Jim Hanson COMPANY (if applicable): Hanson Consulting ADDRESS: 17446 Mallard Cove Ln CITY: Mt Vernon 98274 WA TELEPHONE NUMBER AND E-MAIL ADDRESS: 360-422- 5056, jchanson@verizon.net VVY PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: Thanedar Setback Variance PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 1707 NE I ST, Renton WA KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 334390-3401-00 EXISTING LAND USE(S): Single family residence PROPOSED LAND USE(S): Same EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Single Family PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): NA EXISTING ZONING: R-8 PROPOSED ZONING (if applicable): NA SITE AREA (in square feet): 40,208 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: NA SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: NA PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 2.5 NUMBER OF PROPOSED LOTS (if applicable): NA NUMBER OF NEW DWELLING UNITS (if applicable): NA Q:web/pw/devscrv/fomWpiaminglmastmW.doc I W07/08 P JECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): 1 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 2183 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable):NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable):NA TION cont ed PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFER PROTECTION AREA ONE ❑ AQUIFER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD 5982 sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS AND LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY Attach legal description on separate sheet with the following information included) SITUATE IN THE SE QUARTER OF SECTION 5_, TOWNSHIP 23N_, RANGE —SE, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for. 1. Variance 3. 2. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP 1, (Print Names) _James Ranson , declare that I am (please check one) _ the current owner of the property involved in this application or _X_ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that signed this instrument and acknowledged it to be hislherltheir free and voluntary act for the uses and purposes mentioned in the instrument. �ivgna:tureof'Owner/Representative) Notary Pi i an fior the State of Washington Notary (Print 0 V V I My appointment expires: V r Q:web/pw/devservlformslplarmmg/mosterapp_doc 2 04/07/08 April 7, 2008 City of Renton Development Services Division 1055 South Grady Way Renton Wa. 98055 Subject: Thanedar Variance, 1707 NE 14'h ST, Authorization as agent Dear Development Services Staff: This letter authorizes Jim Hanson to apply for a setback variance on our behalf. We are the owners of the property and the applicant, but Jim should be the contact person and serve as our agent on this matter. We appreciate the city's review and approval of this application for a five foot setback variance. If you have any questions please contact Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon Wa. 98274 phone 360-422-5056. Sincerely, Balakrishna D. Than Sa ivani B. Thanedar A edar l pYc NOTARY ATTESTED: Subscribed and sworn before me, a No residing at JIgCo rJ W on the Signed h-- (Notary Public) Public, in and for the State of Washingt°' __...i� QL A P E-i L . 20 ur Q. NQU)y�*i siz. fi aoTAgy pUBLIG �r 2 .G,�O .._ F WASH*� o1N of Q'd Pre -application meeting for the Thanedar Short Plat PRE06-090 City of Renton Development Services Division August 17,, 2006 Contact information Planner: Valerie Kinast, (425) 430-7270 Public Works Plan Reviewer: Jan Illian, (425) 430-7216 Fire Prevention Reviewer: James Gray (425) 430-7023 Building Department Reviewer: Craig Burnell, (425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, 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 amended at times, and the proposal will be formally reviewed under the regulations in effect at the time of formal project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). %11 O FIRE DEPARTMENT y M E M O R A N D U M DATE: July 28, 2006 TO: Jill Ding, Associate Planner FROM: James Gray, Assistant Fire Marshal SUBJECT: Thanedar Short Plat, 1704 NE 14`h Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire department access roadways require a minimum 20-foot wide paved roadway. 4. All building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i _ Ithanedarsp.doc CITY OF RENTON MEMO PUBLIC WORKS TO: Jill Ding FROM: Jan Illian DATE: August 15, 2006 SUBJECT: PREAPPLICATON REVIEW COMMENTS PREAPP NO.06-090 THANEDAR SHORT PLAT 1707 — NE 14TH STREET NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant. 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, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. WATER 1. There is an 8-inch C.I. water main in Jones Ave NE. There is also an 8-inch water main in NE 14th Place. See City drawing WTR27-2909- Available fire flow in NE 14'd is approximately 1,200 gpm. 2. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the furthest structure. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance to the nearest corner of the building. 3. Existing hydrants counted as fire protection will be required to be retrofitted with a 5-inch storz quick disconnect fitting if not already in place. 4. If new home exceeds 3,600 square feet (including garage), fire flow increases to 1,500 gpm and two hydrants will be required. Fire flow available is less than 1,500 gpm. 5. The proposed project is located in the 435 Water Pressure Zone and is inside Aquifer Protection Zone 2. Static pressure in the area is approximately 100 psi. A pressure -reducing valve will be required on the domestic water service for the new lot. 6. The Water System Development Charges (SDC) is $1,956 per new building lot. These are payable at the time the utility construction permit is issued. Credit will be giyen for the existing residence connected to water. -- - 7. All short plats shall provide a separate water service to each building Iot prior to recording of the short plat. SANITARY SEWER I . There is an existing 8-inch sewer main fronting the property in NE 14' Gary Long Short Plat August 15, 2006. Page 2 of 3 2. Separate side sewer is required. Minimum slope shall be 2%. 3. The Sanitary Sewer System Development Charges (SDC) is $1,017 per new building lot. These are payable at the time the utility construction permit is issued. Credit will be given for existing residence if connected to sewer. 4. All short plats shall provide a separate sewer service stub to each building lot prior to recording of the short plat. Location of existing side sewer shall be shown on plans. SURFACE WATER 1. A conceptual drainage plan and drainage narrative will be required for the site plan application. Applicant will need to discuss how runoff from the new roof downspouts will be addressed. 2. The preferred method of storm discharge in Aquifer Protection Zone 2 is infiltration, if soils permit. A geotechnical report is required. 3. The Surface Water System Development Charges (SDC) are $759 per new building lot. These are payable at the time the utility construction permit is issued. Credit will be given for existing residence. 4. Erosion control shall comply with Dept. of Ecology's 2001 Stormwater Manual. TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per new single family home at a rate of 9.57 trips. ($75 x 9.57 x 1 = $717.75) %, f1 2. Half street improvements including sidewalk, curb, gutter, paving, and storm drainage are required to be installed fronting the site in NE 14'h and Jones Ave NE per City code prior to recording. 3. Street lighting is not required for a two lot short plat. ` 4. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. if OX three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS 1. All plans shall conform to the Renton Drafting Standards. 2. When approval of short plat is granted, please submit permit application, three (3) copies of utility drawings, two (2) copies of the drainage report, an itemized cost of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425430-7266 for a fee estimate as generated by the permit system. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 3. Separate permits and fees for water meters, side sewers, and storm drainage connections are required. 4. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondW containment may be re uired if more than 20 gallons of re fated hazardous materials will be present at the new facility RMC 4-3-050H2d i . Certain uses require cary Long Short Plat August 15, 2006 Pagc 3 of 3 operating permits (RMC 4-9-015). A fill source statement (RMC 44-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 44-03007) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6-030E2 and 3)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner, Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. Rockeries/RetainWE Walls. All rockeries or retaining walls, greater than 4 feet in height to be constructed as part of this site will require a separate building permit and shall have the following separate note be included on the civil plan: "A licensed engineer with geo technical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer mast be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project. A separate building permit will be required." cc: KAyren Kittrick CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: August 17, 2006 TO: Pre -Application File No. 06-090 FROM: Valerie Kinast, Associate Planner, (425) 430-7270 SUBJECT: Thanedar Short Plat General: We have completed a preliminary review of the pre -application for the above -referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, 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, Project Proposal: The subject property is located at 1707 NE 10 St. The proposal is to subdivide the lot with a total of 41,106 sq. ft. (0.94 acres) into two lots and one open space tract. One new single family house is planned and the existing house on the site would be retained. The open space tract would be held until it can be subdivided if Jones Ave. NE is ever extended. The property is zoned Residential — 8 dwelling units per acre and the proposed density is approximately 2.7 units per acre. The sizes of the proposed lots are 5,550 sq. ft. and 7,050 sq. ft. The size of the open space tract is not listed. One lot would be accessed directly front NE 10 St. and the other would be accessed via a pipestem from NE 14t` St.. The City of Renton slope map shows protected slopes (40% or greater) on the site crossing the center of the site. Zoning/Density Requirements: The subject property is located within the Residential - 8 dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). The net density is calculated by first subtracting any critical areas, access easements and street dedication areas from the gross square footage of the property. There are protected steep slopes, over 40%, on the property that would need to be subtracted from the lot area when calculating the density of this site. The applicant has done this and arrives at a density of 2.7 du/acre. Although this is below the allowable density range, due to the topography and lack of access to the rear of the parcel, it would not be possible to achieve a higher density. If the applicant is able to proceed with the short plat, the exact area of the protected slope must be ascertained by a geotechnical engineer and this number must be provided by the applicant with the submittal. Development Standards: The R-8 zone permits one residential structure / unit per lot, detached accessory structures are permitted at a maximum number of two per lot at 720 sq. ft. each, or one per lot at 1,000 sq. ft. in size. Minimum Lot Size, Width and Depth -- The minimum lot size permitted in the R-8 is 5,000 sq. ft. for lots 1 acre or less in size. A minimum lot width of 50 ft. for interior lots and 60 ft. for corner lots, as well as a minimum lot depth of 65 ft., is also required. The lots in the proposed short plat would need to be at least 5,000 sq. ft. in size, after subtracting the total area of steep slopes. The short plat drawings must show both the gross and net lot area for each lot. The steep slopes do not need to be subtracted from the lot width and depth. The lots appear to meet the lot size requirements. Thanedar Short Plat Pre-Applica Meeting August 17.2006 Page 2 of 3 Building Standards — The R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 sq. ft., whichever is greater for lots over 5,000 sq. ft, in size. Building height is restricted to 30 ft. and 2-stories. Detached accessory structures must remain below a height of 15 ft. and one-story. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The new homes would need to meet these requirements. This 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 or private access easement. The required setbacks in the R-8 zone are 15 ft. in front for the primary structure and 20 ft. in front for the attached garage, 20 ft. in the rear, 5 ft. for interior side yards, and 15 ft. for side yards along streets (including access easements) for the primary structure and 20 ft. for side yards along streets (including access easements) for attached garages. The new homes would need to meet these requirements. This would be verified at the time of building permit review. In addition to the setbacks prescribed by the Renton Municipal Code, the geotechnical report, which must be provided because of the presence of steep slopes on the site, may recommend certain setbacks from the slopes for safety reasons, and these recommendations must also be followed. Access/Parking: Street improvements, including curbs, gutter and sidewalks, are required along the frontage of properties when they are subdivided. If these are not in place they would need to be constructed. The lots would be access from NE 14"' St., one directly and one via a pipestem. Each lot must allow for the parking of two vehicles on the site. Landscaping: A 5 ft. wide irrigated or drought resistant landscape strip is the minimum amount of landscaping necessary for a site abutting a non -arterial public street. A 5-fL landscape strip will be required In the right-of-way, where possible, and an the lots themselves where there Is not enough space for the strip In the right-of-way. All lots in new short plats must provide at least two trees of a City approved species with a minimum caliper of 1 1/2 inches in the front yard or planting strip on every lot. A Conceptual Landscape Plan, showing the two trees per lot and the plantings in the five ft. landscape strip, as defined In RMC 4-8-120D must be submitted at the time of application. Significant Tree Retention: A tree inventory and a tree retention plan shall be provided with the formal land use application. The tree retention plan must show preservation of at least 25% of significant trees [those with a minimum diameter of 8" (evergreen) or 12" (deciduous) when measured four feet above gradej, and indicate how proposed building footprints will be sited to accommodate preservation of significant trees that will be retained. Critical Areas: The City of Renton slope map shows protected steep slopes on the site. The applicant should consult with a geotechnical engineer to verify that the slopes meet the City of Renton definition of protected slopes. If so, it Is not likely the applicant will be able to proceed with the short plat, as described in the next paragraph. If the slopes do not meet the City's definition of protected slope, documentation should be submitted with the short plat application to this affect. Mouses built on lots with protected slopes must not be located in the protected area of the slopes. The Renton critical areas regulations allow for a variance in order to construct a single family home on steep slopes on an existing legal lot if there is no other area on the site to place the house. In this case, the second lot, where the house would be located on protected slopes, is not an existing legal lot. Instead, the applicant Is asking to create the lot, which would not be buildable without the critical areas variance. According to the City's subdivision regulations (RMC4-7- 130C1b) the City cannot approve subdivisions where lots would be Created that do not contain adequate area at lesser slopes upon which development could occur. 06-090 Thanedar SHPL (R-S, Val, slopes).dm Thanedar Short Plat Pre-Appication Meeting August 17, 2006 Page 3 of 3 Consistency with the Comprehensive Plan: The existing development is located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: Land Use Element Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Policy LU-150. Required setbacks should exclude public or private legal access areas, established through or to a lot, and parking areas. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide bufferstprivacy without extensive fencing, and sufficient area for maintenance activities. Community Design Element Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and/or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. Permit Requirements: If the slopes on the project site are not defined as "protected slopes," the applicant may proceed with the application to short plat the property. The short plat would be processed administratively within an estimated time frame of 4 to B weeks for preliminary short plat approval. The application fee is $1.000.00. The applicant would be required to install a public information sign on the property. Detailed information regarding the land use application submittal is provided in the attached handouts. Once preliminary approval is received, the applicant must complete any required improvements and satisfy any conditions of the preliminary approval before the plat can be recorded. The newly created lots may be sold only after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and, A Fire Mitigation Fee based on $488.00 per new single-family residence. System development charges would also be required for the sewer, water and surface water systems. A handout listing all of the City's Development related fees in attached for your review. Expiration: Upon preliminary short plat approval, the preliminary short plat approval is valid for two years with a possible one-year extension. cc: Jennifer Henning 0"90 Thanedar SHPL (R-8, 24ot, siopcs).doc z T- . C4 - 32 TUN R5E E lil �o h st' R-8 R--1 27th a-8 S R OD NE 27th St.' ' k R-1 N Z to qL.-J I-.J : d _ 00 - 7 T _- - .. .. .. .... _ ....' '.R-8 F ZONING R-8-- s E4 - 8 T23N R5E E 1/2 - - - - ]kutm ft th"w w .; 114260 D4 5 T23N R5E E 1122 Printed: 04-17-2008 Payment Made: CITY 4F RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA08-036 04/17/2008 11:09 AM Total Payment: 100.00 Current Payment Made to the Following Items: Receipt Number: Payee: BD&SBThanedar Trans Account Code Description Amount ---------------------------------------------------------------------- 5022 000.345.81.00.0019 Variance Fees 100.00 Payments made for this receipt Trans Method Description Amount Payment Check 1581 100.00 Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345,81.00.0003 Appeals/Waivers 5008 000.345,81,00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81,00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345,81,00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval. 5021 000.345.81.00,0018 Temp Use, Hobbyk, Fence 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Batance Due: $0.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R0801931 t4G DEVELOPMENT SERVICES DIVISION OpOs�N WAIVER OF SUBMITTAL REQUIREMENT&`'�c�� FOR LAND USE APPLICATIONS ppR LAND USE PERMIT SUBMITTAL REQUIREMENTS, WAIVED BY: MODIFIED BY. COMMENTS Calculations 1 Colored Maps for Display, Construction Mitigabon Description 2 AND 4 Deed of Ripld f Way Dedic� Density Worksheet 4 Orpinage Control Plan /�(A► it Drainage Report z df Elew.dons, Amhftckur $l 3 AROA Environmental Checklist 4 . 9 £covenants (R"rdod. C0PY)4. Existing Easements (Recorded Copy) 4 Floor Plans 3AND4 LFL CJ �C1t�1+cel:Fiepotf�Atm� : ; ' :: Grading Plan, Conceptual z Gradln :Plop, bia ltetl _...._ Habitat Data Report,, Irrpro�mer# � Irrigation Plan Kin County Assessors NWp IndicdMng SM 4 Landscape Plan, Conceptual, Landscaipe Pbn,. DeWled + Legal Description, List of Surrounding Property OMeM4 Mailing Labels for Property Owners , Map of Existing Site Condidorisx Master Application Form, Monumeryt Cards (one per monument} 1 Neighborhood Detail Map 4 This requirement may be waived by: ! Y 1. Property Services Section PROJECT NAME: 2. Public Works Plan Review Section 3. Building Section DATE: 4. Development Planning Section WWEB~DEV$ERVTormslPlanning4aiverdfsubmittalregs As 01107 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Rehabilitation Plan { Plan 2 AND 4 �Ceign: r Rmcwt�. j .. { ' . WWIM rs " ... i IUtilfies Plan, Generalized 2 Widwids Mft%atiort` llrl, Firrai 4 Wetlands Mitigation Pfan, Preliminary { Applicant Agreement Statement 2 AM 3 Inventory of Existing Sites 2 AM 3 Lease Agreement, Draft 2 AND 7 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 ► ND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section PROJECT NAME: E"D 2. Public Works Plan Review Section 3. Building Section DATE: 4. Development Planning Section Q:\WEBIPMDEVSERV%FormslPlanninglwaiverofaubm+ttalregs,) s 01107 DEVELOPMENT PLANNING CITY OF RENTr` ' HANSON CONSULTING APR 1 7 2008 360-422-5056 RECEIVEI April 7, 2008 City of Renton Development Services Division 1055 South Grady Way Renton WA. 98055 Subject: Thanedar Variance application, 1707 NE 14t' ST., Renton WA. Dear Development Services Staff: This letter outlines the application for the Thanedar setback Variance at 1707 NE 14' ST Renton WA. The request is to approve a 15 foot rear yard for a portion of an existing residence rather than the 20 foot rear yard required by the code. A single family house is now on the site and will remain. The current zoning of the site and surrounding area is R-8. The current use of the site is for one single family residence which will remain. A short plat has been approved for the subject property but the variance request to the Hearing Examiner was denied. The previous variance request was for a rear yard of 10 feet. We are now asking for a variance of 5 feet allowing a 15 foot rear yard. One of the reasons the Hearing Examiner denied the previous variance request was that it was for a 50% reduction which he felt was not a small modest reduction. A portion of the house will meet the required 20 foot setback. (See plan) Over a third of the house will meet the required 20 foot rear setback. The average rear yard will be 16.7 feet. Granting the variance will allow a more reasonable building pad. Without the variance the building pad will only be abut 12 feet wide. With the granting of the variance the pad will increase to 17 feet and allow a 2nd story to be between 20 and 24 foot with a cantilever. Density for the short plat cannot be achieved because of the limited access. A setback variance is being requested for the rear yard of the existing house from the required 20 feet to 15 feet. Without the setback variance there is not a large enough level area for a reasonable building pad without building on the regulated slope. Even with the variance being granted the short plat does not meet the minimum density requirement. If the variance is not granted the site only has a density of 1.2 units per acre, far below the minimum required by the City. We appreciate the city's review and approval of this application for a variance to allow a 15 foot rear yard for a portion of the existing residence. If you have any questions please contact me at 360-422-5056. Sine ly, Glin2C� �-cf�t-tom �"" / ames L Hanson r { HANSON CONSULTING 360-422-5056 April 7, 2008 City of Renton Development Services Division 1055 South Grady Way Renton WA. 98055 Subject: Thanedar Variance Justification, 1707 NE 14`h ST. Renton WA. Dear Development Services Staff: This letter outlines the justification for the Thanedar setback variance at 1707 NE 14" ST Renton WA. The request is to modify the required 20 foot rear yard to 15 feet: • The applicant suffers undue hardship and the setback variance is necessary because of special circumstances due to the size and shape of the existing lot and the location of the existing house. Requiring a 20 foot rear yard setback will prohibit the construction of a reasonable sized house on the only very small portion of the site that is developable. Because of limited access and the steep slope separating the site, the lower buildable portion of the site cannot reasonably be developed. The strict application of the Zoning Code will deprive the subject property owner of the rights and privileges enjoyed by other property owners in the vicinity an under identical classification. The net area of the site is.78 acres which should allow 6 units. Because of the limited access, steep slopes and shape of the parcel only 1 unit can be developed without the requested variance. The density even with the variance is below the minimum required by the city. The property owner did not cause this situation. The construction of 1-405 prohibits access to the major portion of the parcel from the west and south. Steep slopes prohibit access from the north and east. The only portion of the site with required access is the benched portion abutting NE 10 ST. Other property owners with .78 acres in the area have been able to develop to at least the minimum the City requires if not up to 6 units per acre. • Granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. Adjacent properties will benefit and will not be adversely impacted. Granting of the variance will allow the property to come closer to complying with the City's Comprehensive Plan. No special privilege would be granted as a result of approving of this variance. Only two lots are being proposed which is far below the density others in the area are achieving. • The setback variance requested of 15 feet is the minimum needed to for a reasonable building pad in an area of the site with access. The requested variance is only for a portion of the existing house. The east portion will meet the 20 foot setback required.(See site plan) The Hearing examiner denied a variance application for a 10 foot rear yard and stated "It is not a small modest reduction in setback but a 50 percent reduction". This variance request is only for 5 feet, considerably less than the 50 percent requested from the hearing examiner. Granting of this variance will result in a reasonable building pad. We appreciate the city's review and approval of this application for a setback variance of only five feet. If you have any questions please contact me at 360-422- 5056. Sincerely, ames C. Hanson DENSITY WORKSHEET City of Renton Development Servos Division 1055 South Grady way -Renton, WA 98055 Phone: 425-430-7200 Fox 425430-77,31 1. Gross area of property. square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets*' Private access easements" Crifical Areas* Total excluded area: 3. Subtract line 2 from fine i for net area: 4. Dhride line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: square feet square feet . square feet 2. 6 square feet 3. f�4a774 6 square feet 4. . 2 3 acres 5. -. unit tots 6. 2 • .6 = dwelling units/acre *Critical Areas are darned 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 deductedlexcluded. ** Alleys (public or private) do not have to be excluded. C_,VWMMftb aid S Ij hmmUmW SMiftgslTmwwy Wtold F&WMMnlMsvOxuFa1.E31deM*A1).dM I LW ogee Bergq ist 27207 8th Avenue S Des Moines, Washington 98198 Engineering Services RO, Box 13309 Des Moines, Washington 98198 Phone: 253.941,9399, Fax; 253,941.9499, e-mail; RBergqu510@aol.com May 3, 2007 ❑ ��p of R '�-►NG Mr. Thanedar c/o Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, Washington 98274 Re: Geotechnical Engineering Services Preliminary Site Evaluation Thanedar Short Plat 1707 NE 14'h Street Renton, Washington King County Tax Parcel Numbers: 3343903401 BES Project Number: 200710, Report 1 Dear Mr. Thanedar: This report presents the results of our preliminary geotechnical evaluation for the proposed residential development on a portion of the 0.94-acre site at 1707 NE 141h Street in Renton, Washington. The site is in the southeast quarter of Section 23, Township 5N, Range 5E, of the Willamette Meridian as shown on the Site Plan on page Al of this report. Mr. James C. Hanson of Hanson Consulting authorized our work on this project by signing and returning a copy of BES Proposal Number 1322006 on March 19, 2007. The preliminary geotechnical evaluation was performed by Bergquist Engineering Services (BES) to provide information regarding: • topographic features on the site, • geologic setting of the site, • readily identifiable geotechnical constraints to the project, and • preliminary foundation and earthwork recommendations. GEOTECHNICAZ ENGINEERING AN(? CONSTRUCTION INSPECTION Thanedor Short Plat Renton, Washington Proje— 'Number: 200710, Report 1 May 2, 2007 The scope of services included a reconnaissance of the project site and surrounding area by Richard Bergquist, P.E., principal geotechnical engineer, a review of readily available geologic and soil survey literature, and a review of a topographic survey map provided by Jim Hanson. BES personnel gathered the information presented in this section for preliminary geotechnical engineering purposes only. This site characterization was not intended to provide final design recommendations nor was it to address the presence or likelihood of contamination on or around the site. Specialized methods and procedures, which were not a part of this scope of services, are required for adequate final geotechnical design recommendations and environmental site assessment. Prior to final design, an adequate subsurface exploration should be performed to determine the actual soil conditions at the site. The properly is currently developed with a two-story, wood -framed, single-family residence. The residence was constructed in 1978 and is situated on the for north end of an irregular -shaped, 41,106 square -foot lot. The ground surface of the property slopes down from a high elevation of 234 feet in the northeast comer to a low elevation of 152 feet near the southwest comer. Initially, the slope is gentle for the northernmost 60 feet where the existing house is located. There is a narrow, concrete patio along most of the south side of the house beyond which the ground surface steps down in four, landscaped terraces using treated timber railroad ties as retaining walls. The total height of the terraced portion is about 11 to 12 feet. The tops of many of the railroad tie retaining walls are tilted down slope and some of the walls are bowed indicating that they are failing. Some of the railroad ties are decayed or rotted. Several roof drains discharge onto the landscaped terraces. The lawn - covered ground surface south of the terraced slope flattens to a gradient of about 17 percent for a distance ranging from about 40 to 60 feet where the ground surface breaks to a steep down slope. The steep slope has a gradient of about 70 percent for a height of about 40 feet where the gradient changes to about 20 percent down to the southwest comer of the property. The surface of the slopes is covered with numerous mufti -trunk, vine maple trees. There has been some dumping of yard waste and household debris near the top of the steep slope. In general, the slopes appeared to be planer and there were no indications of slope failure or previous slides on the face of the slopes. The property is in an area designated as a moderate to high landslide hazard area by the City of Renton. According to the City of Renton hazard maps, the property is not in a seismic, erosion, or coal mine hazard area. Bergquist Engineering Services Page 2 of 7 Thanedar Short Plot Proje-- Number: 200710, Report 1 Renton, Washington May 2, 2007 According to the Soil Survey of King Coyf&Arm Washington, published by the United States Department of Agriculture, the near -surface soils (upper 60 inches) are the Indianola series and specifically, the Indianola loomy fine sand (InC). These soils classify as SAND -SILT (SM) according to the Unified Soil Classification System and have 20 to 30 percent passing the Number 200 sieve. Therefore, these soils should be considered moisture sensitive. The Puget Sound region has been subjected to erosion and deposition by glacial processes during the last one million years. The most recent glaciation, referred to as the Vashon stode of the Fraser glaciation, ended about 11,500 years ago. Vashon glacial processes formed area landforms. According to the 2002 Geol is Ma of Kin Coun Washington compiled 6y Derek B. Booth, Ralph A. Haugervd, and Jill B. Sacket, the soils on Till (Qvt) deposits. Qvt soils are characteristically described as a, "Compact diamict containing subrounded to well-rounded clasts, glacially transported and deposited. Included minor stratified fluvial deposits. Generally forms undulating layer a few meters to a few tens of meters thick." The Puget Sound area is seismically active. Low magnitude earthquakes occur nearly every year within a 50-mile radius of the site. On April 13, 1949, the Olympia area experienced an earthquake having a Richter Magnitude 7.1 and, on February 28, 2001, a Richter Magnitude 6.8 earthquake occurred near the some location. On April 29.1965, a Richter Magnitude 6.5 earthquake occurred between Seattle and Tacoma (Rogers, Walsh, Kockelmon and Priest, 1991). Recent studies by Brian Atwater (1987) conclude that much larger (perhaps larger than magnitude 8) subduction-zone earthquakes occur periodically along the Washington Coast; the last subduction-zone earthquake occurred approximately 300 years ago. Therefore, seismic forces have to be considered when evaluating the stability of the site. The plan is to build a two-story residence south of the existing residence, between the toe of the railroad tie terrace and the crest of the steep slope as shown on the attached Page A3. The building pad will be about 25 feet wide in the north -south direction and about 50 feet long in the east -west direction. Plans for the residential structure were not available at the time this report was prepared, therefore, we assume that the structure will be wood - framed without a basement and supported on conventional spread footing foundations. Vehicular access to the house will be provided by a sloped driveway along the west side of the property. Bergquist Engineering Services Page 3 of 7 Thanedar Short Plat Proje­ Number: 200710, Report 1 Renton, Washington May 2, 2007 The engineering properties of the subsurface soils used in the stability analysis are presented in the following Table. These values are based on experience and on the publication entitled Geotechnicol Properties of Geologic Materials by Jon W. Koloski, Sigmund D. Schwartz, and Donald W. Tubbs. The values used were intentionally selected at the mid range of the reported properties. ENGINEERING PROPERTIES USED IN STABILITY ANALYSIS SOIL UNIT Morst unit Weight I Cotresm {A Angle of InUerr" Friction (0) 1, SU-A (Till) 134.5 pcf 250 psf 340 The slope stability analyses for this project were performed using XSTABL software developed by Interactive Software Designs, Inc. XSTABL performs a two dimensional limit equilibrium analysis to compute the factor of safety for a layered slope according to either: (1) General Limit Equilibrium (GLE) Method, (2) Janbu's Generalized Procedure of Slices (GPS), (3) Simplified Bishop, or (4) Simplified Jonbu. XSTABL calculates a FOS (factor of safety), which is the result of dividing the total forces supporting the slope by the total forces that are tending to destabilize the slope. If the FOS is greater than 1.00, the slope is considered stable; if the FOS is less than 1.00, the slope is considered unstable. A FOS of 1.00 indicates the slope is in perfect equilibrium. Because of the uncertainty regarding pertinent soil parameters used in the analyses and the variability of soil, slope, and ground water conditions, a non -seismic FOS greater than 1.25 is generally recommended for residential construction. The estimated minimum safety factor of the slope without earthquake, loads (seismic forces) and without surcharge loads is 2.109 (see pages A4 and A5 of this report). The estimated minimum safety factor of the slope with earthquake loads of 0.2g horizontal with surcharge loads of 1,000 psf to simulate building loads is 1.334 (see pages A6 through A7 of this report). These safety factors would be acceptable; however, they are based on assumptions and must be revaluated using soil properties determined by subsurface exploration. Based on the above information, it is likely that conventional spread footing foundations would be suitable for support of the proposed structure. Typically, allowable bearing capacities of these soils are of least 2,000 psf with settlements estimated to be less than one -inch. All exterior footings shall be placed at least 1$ inches below grade for frost protection. Minimum widths of 24 inches for individual column footings and 18 inches for continuous wall footings are generally recommended. The City of Renton promulgates minimum setbacks from steep slopes, which may be Bergquist Engineering Services Page 4 of 7 Thanedar Short Plat Proie-1 Number: 200710, Report 1 Renton, Washington May 2, 2007 reduced based on subsurface exploration and geotechnical engineering analysis. With a favorable evaluation, the setback from the crest of the steep slope may be able to be reduced to five feet. By deepening the footings parallel to the crest of the steep slope and by cantilevering the building over the footing, the site may be suitable for the planned development. The native SILT -rich SM soil at the site may be moisture sensitive; therefore, major earthwork at this site would best be performed during the dry, summer months of the year. These soils may not be suitable for use as structural fill or structural backfill. In order to fit the new residence into the allocated space, portions of the railroad tie terrace will need to be removed. Since many of the individual railroad ties are beginning to deteriorate and the terrace walls are rotated, it is recommended that the entire terrace system be replaced with a properly designed, permanent, earth retaining system. This new system could also be used to facilitate the cut -slope driveway that is planned along the west side of the existing house. Several different earth retention systems are available for this application and include; cast -in -place concrete retaining walls, steel or concrete crib walls, reinforced earth, soldier pile and lagging walls, or soil nails. Cast -in -place concrete retaining walls, crib walls, and reinforced earth systems require bottom - up consWuction techniques, while soldier pile/lagging and soil nails use top -down construction techniques, which may be required in order to protect the existing building. The type of earth retention system used for this project should be chosen based on a thorough subsurface exploration and geotechnical engineering analysis. The site soils are erodable, therefore, during the earthwork and construction phases, great care must be exercised to control the migration of soils off the site. This can be accomplished with properly placed and installed silt fences, straw bales, and temporary sediment ponds. All soil stockpiles will need to be covered with heavy plastic sheeting and placed for from declining slopes and foundation and utility excavations. According to Chapter 296-155, Part N of the Safety Standards for Construction Work in the State of Washington, most of the site soils classify as Type C. Therefore, side slopes of excavations deeper than four (4) feet should be no steeper than one and one-half (1.5) horizontal to one (1) vertical (1.5H:1 V). If the dimensions of the site prevent the use of maximum slopes of 1.5H:1V, the slopes must be stabilized or shored to facilitate safe excavations. No soils shall be allowed to be stockpiled near the steep slopes during construction. Bergquist Engineering Services Page 5 of 7 Thonedor Short Plat Proje-1 Number: 200710, Report 1 Renton, Washington May 2, 2007 In our judgment, the property may be suitable for the planned residential construction; however, a thorough subsurface exploration and engineering analysis will be required prior to design and construction. The geotechnical engineer will need to work closely with your project designer to determine the most suitable earth retention systems and foundation solutions to accommodate the site conditions. The preliminary recommendations presented in this report are not based on subsurface exploration at the project site and shall be verified before final design and construction. In addition, any successful construction project relies on adequate observation and testing of construction materials and procedures by the geotechnical engineer or his qualified representative. At a minimum, the testing program must include: • Observation and review of site clearing and review of all foundation excavations to evaluate whether actual conditions are consistent with those encountered during exploration. • Full-time observation and testing of placement and compaction of all fill and backfill materials to evaluate compliance with specifications. • Field inspection and laboratory testing of materials and field inspection of methods as required by the appropriate Building Code. Typically, this includes inspection of placement of reinforcing steel; inspection and testing of portland cement concrete to evaluate compliance with specifications regarding slump, temperature, air content, and strength. If you have any questions, or 9 we may be of further service, please contact us. EXPIRES: July 2008 Sincerely, Bergquist Engineering Services 0// Richard A. Bergquist, P.E. Principal Bergquist Engineering Services Page 6 of 7 Thanedar Short Plat Renton, Washington Proje-`'dumber: 200710, Report 1 May 2, 2007 Attachments: Al Vicinity Map A2 Site Plan A3 Site Plan with Location of Proposed Building Pad A4 Printouts of Preliminary Slope Stability Analyses Copies to: Hanson Consulting (5) Bergquist Engineering Services Page 7 of 7 V, A ate 14 Jx/ F I 1221 1 2 1 7 1 j T N40 FRS VICINITY MAP Project Name: Thanedar Short Plat Location: 1707 NE 14th Street, Renton, Washington Date: May 3, 2007 Bergquisf Engineering Services Al Mr. Thanedar Project Number: 2007 10-1 U1 CO o M�� � y , Jr8PS3 771i >u. 1 FEAC+E Zr1r a<' 8 y, Parav�r 2ra3.t SF 0.411 PROMM h or ' l try , comp r sty o Of 2.JVW C7 a'?3 a a 17 70 i of 45" 61 � V SITE PLAN Project Name: Thanedar Short Plat Bergquis# Engineering Services For: Mr. Thanedar Location: 1707 NE 14th Street, Renton, Washington BES Project Number: 200710-1 1570: May 3 2007 a r )1Y DI. ,.� •`. a „� - V a 1 ail' Lo �. • • '_ _ _ i. r 1r of ($ aaa ter &ADM � ti SHM afk �fa era Srerr � 1 1?5 u -- raPCs ed i D'OT o a �\emuBuilding Pad 2..M of `r S�d rnrawr LAC .66 —,_ 23 bp ,T7 + f ErosJ�an Lind 1 �Z r � n �stiab'14 'o /f� 71nal1tsis 1 s SITE PLAN SHOWING PROPOSED BUILDING PAD Project Name: Thanedar Short Plat For: Mr. Thanedar Location: 1707 NE 14th Street, Renton, Bergquist Engineering Services Washington BES Project Number: 200710-1 Date: May 3 2007 PROFIL FILE: THEANDI 12 12 .0 170.0 59.0 170.0 1 59.0 170.0 88.4 172.0 1 88.4 172.0 123.2 174.0 1 123.2 174.0 135.6 176.0 1 135.6 176.0 147.4 178.0 1 147.4 178.0 155.0 180.0 1 155.0 180.0 171.0 182.0 1 171.0 182.0 221.0 210.0 1 221.0 210.0 253.5 215.0 1 253.5 215.0 265.3 222.0 1 265.3 222.0 271.2 222.0 1 271.2 222.0 294.8 222.0 1 SOIL 1 134.5 140.0 250.0 34.00 .000 .0 CIRCL2 40 40 59.0 171.0 171.0 265.0 .0 .0 .0 .0 5-02-07 16:54 N ft THAN 1 5-02-07 16:55 280 240 a) 200 U) x Q 160 120 Thanedar Short Plat 10 most critical surfaces, MINIMUM BISHOP FOS = 2.109 0 40 80 120 160 200 240 280 320 X—AXIS (feet) PROFIL Thanedar Short Plat 12 12 .0 170.0 59.0 170.0 88.4 172.0 123.2 174.0 135.6 176.0 147.4 178.0 155.0 180.0 171.0 182.0 221.0 210.0 253.5 215.0 265.3 222.0 271.2 222.0 SOIL 1 134.5 140.0 EQUAKE .200 .000 LOADS 2 59.0 88.4 123.2 135.6 147.4 155.0 171.0 221.0 253.5 265.3 271.2 294.8 250.0 34.00 222.0 247.0 265.0 290.0 CIRCL2 40 40 59.0 171.0 .0 .0 FILE: THAN2E 5-02-07 17:02 ft 170.0 1 172.0 1 174.0 1 176.0 1 178.0 1 180.0 1 182.0 1 210.0 1 215.0 1 222.0 1 222.0 1 222.0 1 .000 .0 0 1000.0 .0 1000.0 .0 171.0 265.0 .0 .0 THAN2E 5-02-07 17:02 280 240 a� 200 Ln x Q 160 120 W Thanedar Short Plat 10 most critical surfaces, MINIMUM BISHOP FOS = 1.334 0 40 80 120 160 200 240 280 320 X—AXIS (feet) r TO: Hanson Consulting 17446 Mallard Cove Lane Mount Vernon, WA 98274 Attn: Jim Hanson Ref.# Thanedar /A"T' Ngt--ic. Ncwn iwEsT 7iTus 215 Columbia Street Seattle, Washington 98104 SUPPLEMENTAL REPORT #1 PNWT Order Number: 657324 CERTIFICATE FOR FILING PROPOSED PLAT The following matters affect the property covered by this order: A Full Update of the Short Plat Certificate from July 10, 2007 through April 2, 2008 at 8:00 a.m. has disclosed the following: + Paragraph 2 of the commitment is/are out, 2007 taxes are paid in gull. • The following has been added as paragraph 4: 4. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF ❑ELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2008 TAX ACCOUNT NUMBER: 334390-3401-00 LEVY CODE: 2100 CURRENT ASSESSED VALUE: Land: $172,000.00 Improvements: $277,000.00 AMOUNT BILLED GENERAL 'TAXES: $4,390.11 SPECIAL DISTRICT: $2.25 $9.98 TOTAL BILLED: $4,402.34 PAID: ($0.00) TOTAL DUE: $4,402,34 • There has been no change in the title to the property covered by this order since July 10, 2007, EXCEPT the matters noted hereinabove. Dated as of April 7, 2008 at 6:00 a.m. cg PACIFIC NORTHWEST TITLE COMPANY By: Curtis Goodman Title Officer Phone Number: 206-343-1327 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 215 Columbia Street Seattle, Washington 98104-1511 Title Officer, Curtis Goodman (curtisgooc:mar,@pnwt.com) Assistant Title Officer, Rob Chelton(rcbchelton@pnwt.com) Assistant Title Officer, Charlie Hell (charliebell@pnwt.com) Unit No. 12 FAX No. (206)343-1330 Telephone Number (206)343-1327 Hanson Consulting Title Order No. 657324 17446 Mallard Cove Lane CERTIFICATE FOR Mount Vernon, Washington 98274 FILING PROPOSED PLAT Attention: Jim Hanson Your Ref.: THANEDAR SHORT PLAT CERTIFICATE SCHEDULE A GENTLEMEN: In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: As on Schedule A, page 2, attached. IS VESTED IN: BALAKRISHNA D. THANEDAR and SANJIVANI B. THANEDAR, Trustees or their successors in trust, under.the THANEDAR LIVING TRUST, dated July 2, 2001, and any amendments thereto SUBJECT TO THE FOLLOWING EXCEPTIONS: As on Schedule B, attached hereto. CHARGE: $250.00 TAX: $ 22.25 TOTAL CHARGE: $272.25 RECORDS EXAMINED TO: July 10, 2007 at 8:00 a.m. PACIF,tC�ORTHWEST TITLE COMPANY OF WASH G N, INC. r„ Curt'i-r Goodman Title Officer Unit No. 12 Order No. 657324 SHORT PLAT CERTIFICATE SCHEDULE A Page 2 The land referred to in this certificate is situated in the State of Washington, and described as follows: Lot B, as delineated on Short Plat recorded under Recording Number 7607070722, being a portion of Tract 289, C.D. Hillman's Lake Washington Garden of Eden Division Number 4, according to the plat thereof recorded in Volume 11 of Plats, page 82, in King County, Washington. END OF SCHEDULE A SNORT PLAT CERTIFICATE Schedule B GENERAL EXCEPTIONS: Order No. 657324 1. Rights of claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the workmen's compensation Act not shown by the public records. S. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims, (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. I Order No. 657324 SHORT PLAT CERTIFICATE SCHEDULE B Page 2 SPECIAL EXCEPTIONS: 1. COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS CONTAINED IN SHORT PLAT, COPY ATTACHED: RECORDED: July 7, 1976 RECORDING NUMBER: 7607070722 2. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YEAR: 2007 TAX ACCOUNT NUMBER: 334390-3401-00 LEVY CODE: 2100 CURRENT ASSESSED VALUE: Land: $150,000.00 Improvements: $241,000.00 AMOUNT BILLED GENERAL TAXES: $4,277.47 SPECIAL DISTRICT: $1.59 $9.98 TOTAL BILLED: $4,289.04 PAID: $2,144.52 TOTAL DUE: $2,144.52 3. Terms and Conditions of the Trust under which title is vested. END OF SCHEDULE B Title to this property was examined by: Jeff Olsen Any inquiries should be directed to one of the title officers set forth in Schedule A. can/20010725000024 Hillman Lk Wn Garden of Eden #4 11/82 4y���T151 �r T. I5 1 ro5 1 1/j i73.7 7 9. 75 q�p ' LOTti o LOTa 3364 �Z+ Ij95 Si �, - �1 1 4 ul ��>9ti 70 3400 be o 3405 z S o t 33dD O 6{ Cr 3. y z yysyr LOT B 6l93 ST I71]0 SF .. 0 S 41106 So '1;��q 1t80 SF y,y`�1 SF ; 33M ': Sr r(' LOT Ul ;y + 8 81-33 ■ PACIFIC NORTHWEST TITLE Order N o . 657324 Company of Washington, Inc. IMPORTANT: This is not a Plat cf Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liabi-lty is assumed by reason of reliance hereon. h. c • -.61 DECLARATION K RfSTRiCTIvE CRVENANTS WHEREAS, Lyle L. Fickle and Maxine lt. Pickle, his wife, are the owners of the followinQ real property in the City of Rcoton, County of Kino. State of iashington, described as follows: Tract 289 of C. L. Hillman's Lake Washington Garden of Eden Div. No. 4, according to Plat hereof Recor4nd in volume 11 of Plats, Page 92, Records of King County, Mash., less the north 20 feet thereof and less the south 120 feet excopt that portion lying easterly of a line defined as follows: Beginning on the south line of the S.E. one -quarter of Section 5, TWP. 23N., R5E, W.M. 232.6 feet easterly of She S.W. corner of said said Subdivision; thence N 15 01,00" W to the north line of said south ?20 feet. WHEREAS, the owners of said described property desire to 400se the Foi ewino restrictive covenants running with the land as to use, preser•t, aid future, of the above described real property, NOW, THEREFORE, the aforesaid owners hervoy establish, grant and impose restrictions and covenants running with the land hereinabove described with respect to the use by the undersigned, their successors, heirs, and assigns, as follows: NO FURTHER SUED W S10N There shall be no further subdivion of the land hereabove described other thzn the subdivision described in the Short Plat File Runber 15-75, City of Renton. DURAT:O14 'here covenants shall remain it full farce and effect unless otherwise changed Or amended by all parties in writing, with approval of the City Council of the City of Renton for the duration. These covenants shall run with the land and expire on December 31, 1999, Any violation ur breach of these re5trictivE Covenants -ay be enforced by umper iF a', ; rtcedures ip the Superigr Court of Vinj County by either the Ci!y of Renton nr any nrooert.y owners adioinino sobbed property who are ddverSEly yffer!yd `e ;ail b'eatK fV lQ O O ti A. .-k ski is Ya STATE OF WASHINrTOG) COUNTY OF KING } On this 1.- day of 19 , s, befo me ,-erSonAJ Iv apo eared ,'_'- w i L , `. _ and l- F �f�.� P= � . f- -�": �-' : �-+. the person who executed the within and forerioing instrur.-ent, and acknowled(red said instrument to be the free and voluntary act and deed of said person for the uses and p:rposes the mentioned. 1N WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year firs: above dp written.. y Notary 1�ubiir in and for the f5tjlea of Wash.ingtoo, residing at E. • -. . ... •.• .. - .:. .� .. •Sr ..1 J- - Y A l 'L. _ is i� N- /, T 9 ��4' Ft L.. ] ��. °{!i .1 �1•'ir •9 i.i v1- t. 7. I a• +" a .tkrk a w C r. .. .. �' -r '+G J�.± 'a! 2.- � ri' rt k d9�' �•c.4 . c2Y' _ - a �.'J= +�+. Y- -Hr.L,�t }�, S F a.F N9 .7. �' jyJ^ •'."• .. P � .F-�a'}�Y., '�•'C �' •{ f} .4 Nrr4 ..a4�.'�"s_. k,. 1��1,,•.: t� � i,. :Yf •i .�F��. . r .:-2'. :- -,L_ • �:.4-:.G. .. - - :�' r.. :�• _ram• r:: r. •::a.r ��;• _.�� .. - =-z THAT PORTION OF SW 1/42 SE 1/ 4, SECTION 51 TOWNSHIP 23 NORTH, RANGE 5 EAST, Y.M. CITY OF RENTON LAND USE ACTION NO. L UA •--- -SHPL CITY OF RENTON LAND RECORD NO. LND- 16 s. I 1 VE 4T1 1LEEl '.l•• . '.; • : `h - ®� :a::; �.: �.r --1�- �- ^ N89'54'40"W(S) • ;.� �• :: • .` ♦.f .`� `" ` . FL.: _ i N89.53'29 "W C/1 ' ,:. • . ,; : 25 00_ N .. W CD •, ,' :�• .t._ '' .. �. � - .� rry� i, .• '1' '�-, +- 1: •+,�,r��• •I'�"IY.-a:.�.�. ` 'L' ct• �.r�:'�•�{Js• .. _ ' + •' 1 '2.D:' ; .: 7h4.3o 'N 70. DO' R/W . , , ; • • _ I .. :. . • - - �' 34 ONCE 0.3E OF 20.OQ 06 1N. Pf QPERTY LINE •� VT 30 I FENCE 1.7'W OF�� DECK 8.6 PROPERTY LINE R A /, BUILDING ^� SHED 0.3'E OF ` . PROPERTY LINE %2183f SF DECK I PORTION OF `• , a SHED ON 0 o RETWALL 'TO � PROPERTY LINE BE REMOVED 222 _ SHED TO BE y 22D REMOVED euiLDrnrc s a ----- � .� o �Fl=RR4EIN .� - _ _ _'_ `o FENCE 0. S W OF o ;, - - _-.`-` r.: "a PROPERTY LINE o h lO 216 - __ RETWAIL N SHEp 1.3E OF cry IT_ o �e _ ,•` ��•,PROPERTY -LINE o 0 RED i..l , `.. I 1 o b• � SHED ------------------- N � 3 I,, PIIVPEl \ l 7_ LIl rE- _ _. _•...� - ', ,, •`1 ''t' '• •''• ••`'.`' \• '•�� •.•' +•r ••�7D ZD N89 9 4ZJ (s)_ - /]I89 5:3-70:fl0 94.7(),, , �o, 0.00 _ 70. Qo ---------------- 1 --_ 23' - - --- ----------- - `6 rn- TRA. C T A 30� 5 „ f p 1,31 .14 f j' 1 12'` -FL] R•= 823.89(C) L` 77h 4�(C)� J' 77 52(5),' f o � , ' ! ; 1 ; I ,• it 1 ; ! ILA '' GRAPHK.. o;) SCALE 7; .' C) Ce 5 �� 15 30 60 r� 4 I o; 1 ( IN FEET I inch - 30 ft. goo O nr Ito ! LEGEND : MI SET 5/8 " REPAR LS 29537 0 AC UNIT ® POWER METER PV POWER VAULT C-- ANCHOR 00 STORM MANHOLE (R 1) VALUE PER ROS 108/231 (R2) VALUE PER ROS 2181251-260 (C) CAL ULATED VALUE PER ROS 108/2 ; 1 & 2181251-260 (H) HELD FOR THIS SURVEY R/W RIGHT OF WAY FL FLOW LINE STEEP SLOPE CONCRETE _ ASPHALT ,N. .. r I ,..:_- - _:_. h _ .. _r•Y._ -}'t- .=t. k•. t [. .f.. '•f.. 1 ri-^.td•` r . i eya ' - d.. .i + i el 914•'' n„ #'.•'�%' -.z. � a+:.•-x"t.�",,,».• .a - '•'a3.-"•� -r- „ix^[;.. I .'�` f.. - '..i... _F.]!.-" @'." .ice" � '5::+�. •,i:, 1. Y'' r. v`i � ..�'-.,:�' •.y'. .L= .ir`"1"vr�..q. ...r, :tL' s•'. iL'' Iy, ~ V e R CRDIV -•r >• i - -r PA FOUND CONCRETE MONUMENT IN CASE WITH COPPER PIN RENTON MON 1839 N. I J04865.212 F• 186463157 , ELEVA770N=276.166' NAVD88 (VISITED 11/2006) FOUND CONCRETE MONUMENT IN CASE FOUND CONCRETE MONUMENT IN CASE WITH BRASS CAP o , SCRIBED WITH WITH BRASS CAP & 'XV ' ^ PUNCH (VISITED 11/2006) (VISITED 1112006) Z N S89'56'26-"W(R2) Y. S89'57.43." W(C) -, ". 404.77'(R2)(M) NO. SIZE TRUNKS SPECIES NO. SIZE TRUNKS SPECIES NE 16TH STREEfi L� FOUND CONCRETE v MONUMENT WITH �- BRASS DISC RENTON MON 71 ►� N. 1303565.237 cc, E. 188877.739 (VISITED 1112006) NE 14 TH STREET N89'5329 "W(R 1) 375.34'(C 1 90.00 1 1 ZZ. vy I 1 14" 2 MAPLE 2 8" MAPLE 3 20" 5 MAPLE 4 8" MAPLE 5 14" 2 MAPLE 6 8" MAPLE 7 18" 3 MAPLE 8 24" 2 MAPLE 9 36" 6 MAPLE 10 16" 2 MAPLE 11 20" 5 MAPLE 12 20" 6 MAPLE 13 18" 4 MAPLE 14 24"' 1 6 MAPLE 15 30" 6 MAPLE 16 8" BIRCH 17 20" 3 BIRCH N FOUND CONCRETE MONUMENT IN CASE- 0�' SCRIBED WITH "�" � (VISITED 11/2006) � MONUMENT PER ROS O � � 218/259, NOT g BASIS OF BEARINGS RECOVERED THIS SURVEY 18 8 � BJRCN 19 18" 3 BIRCH 20 30" 5 BIRCH 21 18" 4 MAPLE 22 6" MAPLE 23 6" MAPLE 24 42" 4 MAPLE 25 56" 7 MAPLE 26 36" 5 MAPLE 27 10" MAPLE 28 36" 3 MAPLE 29 30" 2 MAPLE 30 14" MAPLE 31 18" 2 MAPLE 32 20" 5 MAPLE 33 20" FIR 34 16" HEMLOCK )14 [01 GAS METER 0 CATCH BASIN N WATER VALVE ® POWER LIGHT BOX FIRE HYDRANT -•-0-• POWER POLE SEWER MANHOLE M WA TER METER [] TELEPHONE PEDE, '9 tip N89'54 46 'W(R2) N8954 06 'W(R2) N89.5329 "W(R 1)(H) N89'52'49 "W(C) 259.58'(R2)(H) 260. 00'(R 1) 246. 70'(R2) ( )() FOUND CONCRETE I 180.00'00 "(R 1) MONUMENT IN CASE WITH BRASSIE & PUNCH FOUND REBAR LS (VISITED 1112005) FOUND RR SPIKE 5524 ON CORNER ON CORNER (VISITED 1/1996) (VISITED 111996) GRAPHIC SCALE DATE j (� --M - 47' 0 50 100 200 ( IN FEET ) I inch = 140 ft. `�prriirrnirrruiiur�CRONES & ASSOC# LANDSURVEYORS. 23806 190TH AVE, S.E. KENT, WA 98042 (425) 432-593C FAX 425-432-5933 Q J 0 SHORT PLAT FOn.ry��nrrP�MM,Na BALAKRISHNA THANE �"'��" .zoo8 DWN. BY DATE � � � GRO OCTOBER 16, 2007 7HANB-0IA-PRELIFf1NARY SP2.DWG CHKD. BY SCALE SHEET GRA i"=30' 2 OF 2