HomeMy WebLinkAbout03265 - Technical Information Report BAIMA & HOLMBERG INC.
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TECH1vICAL INFORMATION REPORT
for
Kennydale Grove Short Plat
December 14, 2004
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S`SIONAL �`-
ExPIRES 11/30/06
Baima & Holmberg,Inc. Job No. 1673-020
Prepared For
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Basic Ventures �=��� ° --
18211 240th Avenue SE
Maple Valley,WA 98038
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t100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027-3817 • (425) 392-0250 • (425)391-3055
TABLE OF CONTENTS
1. PROJECT OVERVIEW
2. CONDITIONS AND REQUIREMENTS SUMMARY
3. OFFSITE ANALYSIS
4. FLOW CONTROL AND WATER QUALITY FACILITY
ANALYSIS AND DESIGN
5. CONVEYANCE SYSTEM ANALYSIS AND DESIGN .
6. SPECIAL REPORTS AND STUDIES
7. OTHER PERMITS
8. ESC ANALYSIS AND DESIGN � �
9. BOND QUANTITIES, FACILtTY SUMMARIES, AND
DECLARATION OF COVENANT
10. OPERATIONS AND MAINTENACE MANUAL
, �
SECTION 1
PROJECT OVERVIEW
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Project Overview
This project involves the development of a 0.69-acre parcel into four single-family
� lots. The site is loca.ted at 1424 North 40�' Street, at the northwest corner of North
40�' Street and Meadow Avenue North,. The site has a single residence and gazage
that will be removed. The reminder of the site is covered with lawn with large trees.
The site slopes down to the north-northwest at about 2%to 25%.
Proposed Drainage Controls
Because there will be greater than a 0.1-cfs increase in the 100-year runo� flow
control is required. An infiltration tank sized to control the 100-yeaz storm event will
provide the required flow control. Also because will be no more than 4,000 sq-ft of
new impervious surfaces subject to vehicular, water quality controls aze not required.
REFERENCES
Figure 1,page 2 of 2
City of Kent Public VVorks Department
TECHNICAL INFORMATION REPORT(TIR) VVORKSHEET
• • � � � �
REFERENCE LIMITATION/SITE CON3TRAINT
❑
❑
� Additional Sheeu Attached
. , . � . � .
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MINIMUM ESC REQUIREIv1ENTS MINIMUM ESC REQUIREMENTS
DURING CONSTRUGTION FOLLOWING CONSTRUCTION
�l Sedimentation Facilities d Stabilize Exposed Surface
� Stabilized Construction Entrance �1 Rcmove and Restore Tempt�rary ESC Facilitics
Perimeter Runoff Control Q� Clean and Rcmove All Silt and Debris
'�7 Clearing and Grading Restrictions �i Ensure Operation of Permanent Facilitics
�1 Cover Practices ❑ Flag Limits of SAO and Open Space Preservation Areas
� Conswction Sequence O Otha
❑ Other
� . . � . .
• O Grass Lined iChannel O Tank 0 Infiltration Mett d of Analysis
❑ Pipe System 0 Vault D Depression _
� O Open Channel ❑ Energy Dissipatu ❑ Flow Dispasal Compenration/Mitigation
� Dry Pond � Wedand D Waivor of Eliminated Site Storage
❑' Wet Pond D Stream ❑ Regional Detention
Brief Description of System Operation: 1 L
Fxility Related Site Limitations I
Rcfcrence Facility Limitation •
. . . . , . . .
❑ Cast in Place Vault ❑ Other ❑ Drainagc Easement
❑ Retaining Wall ❑ Access Easement .
❑ Rockery>4' High O Native Growth Protection Easement •
❑ Structural on Steep Slope ❑ Tract �
� Other
. , . . � � . � � .
1 or a civil engineer under my supervision have visited the site. Actual site conditions as observed were incorporated into this worksheet
and the attachments. To the best of my knowledge the information provided here is accurate.
Si ned/Date
City of Kent Surface Water Design Manual
Chapter 5—Kent Conswction Standards S.R-7 May,2002
IZEFEF.ET�IC�S
FIGiJRE 1,PAGE 1 OF 2
CITY OF KENT PUBLIC WORKS pEPARTMENT
TECHNICAL INFORMATION REPORT (TIR) WORKSI�EET '
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Project Owner`��(� ����v�5 Project Name �Y D p(,� -���/�
Address � � 2 — Location
Phone . -� Township Z�
Project Engincer Range �
Company r N� Section �2
Address/Phone �
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� Subdivision � DFW HPA ❑ Shorelinc Managanent
'�, Short 5ubdivision O COE 404 ❑ Rockay
❑ Grading O pOE Dam Safety L7 SWctural Vaults
❑ Commercial ❑ FEMA Floodplain O Otha
� Other ❑ COE Wetlands
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Drainaoe Basin: ��' � fl�' G��r (�/�!/ t�'�'ct
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❑ Rivcr ❑ Floodplain
O Stream ❑ Wetlands
O Critical Stream Reach 0 Seeps/Springs
❑ Depressions/Swales ❑ High Groundwater Table
❑ Lake O Groundwater RecNarge
❑ Steep Slopes O Other
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Soil Type Slopes Erosion Potential Erosive Velocities
0 Additional Sheets Attached
May,2002 S.R-6 y ds
SECTION 2
CONDITIONS AND REQUIRMENTS SUMMARY
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REPORT City of Renton
Department of Planning/Building/Public Works
&
DEC/SION ADM/NlSTRATIVE SHORT PLAT REP014T& DEC1SlON
A. SUMMARYAND PURPOSE OFREQUEST:
REPORT DATE: February 14,2005
Project Name Kennydale Grove Sho�t Plat
Owner: Basic Ventures, Inc., 18211 240"'Ave. SE, Maple Valley,WA 98038
Applicant: Joe Pruss, Basic Ventuces, Inc., 18211 240"'Ave. SE, Mapie Valley,WA 98038
Contact: Tom Redding, Baima& Holmberg, Inc., 100 Front St. So., Issaquah,WA 98027
File Number LUA-04-158 SHPL-A Pro"ecf Mana er Susan A. Fiala AICP
, 1 9 .
Project Description Administrative Land Use Action (Short Plat Review)for a four(4) lot subdivision of a 0.69-
acre site located in the Residential - 8 Dwelling Unit Per Acre (R-8) zone. The proposed
lots are intended for the eventual development of detached single-famity homes. The lots
range in size from 6,000 sq. ft. to 10,949 sq. ft. Access is proposed via N. 40th St. and a
private access easement. The existing residence and all outbuildings would be
demolished.
Project Location 1424 N.40'"Street
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City of Renton P16/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14�2005;LUA-04-158,SHPL-A Page 2
B. GENERAL /NFORMATION:
1. Owner of Record: Basic Ventures, Inc., 18211 240th Ave.SE, Maple Valley,WA 98038
2. Zoning Designation: Residential—8 du/ac(R-8)
3. Comprehensive Plan Land Use Designation: Residential Single Family(RSF)
4. Existing Sife Use: Existing single family residence and outbuildings to be removed.
5. Neighborhood Characteristics:
North: Undeveloped and wetlands(R-8 zone)
East: Single Family Residential-(R-8 zone)
South: Single Family Residential-(R-8 zone)
Wesf: Single Family Residential-(R-8 zone)
6. Access: North 40"'Street
7. Site Area: 30,147 square feet/0.69 acxes
C. HISTORICAUBACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 4498 02/20/1995
Zoning NIA 4404 06/07/1993
Annexation N/A 2341 07/03/1967
; D. PUBLIC SERV:CES;
�
1. Utilities
Water: There is an existing 12-inch water main adjacent to the site. The site is within the 320-water
pressure zone. The site is outside the Aquifer P�otection Area.
Sewer: There is an existing 8-inch sewer main in N 40th Street x��� f��.� ,� t^.
Surface WaterlStorm Water:The project is located in the May Creek drainage�a:' ��� � - ;
2. Streets: The existing right of way along N 40th Street is partially improved (aspiialt paving and,storm
drainage,but no curb,gutter,street lights or sidewalk).
3. Fire Protection: City of Renton Fire Department ��F" ���� i =� ; .'''�.� '
E. APPLICABLE SECTJONS OF THE RENTON MUNIC/PAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070:�oning Use Table --
Section 4-2-110: Residential Development Standards
2. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regula6ons
3. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
4. Chapter 7 Subdivision Regulations
Section 4-7-070: Detailed Procedures for Short Subdivisions
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
AdminRPT KennydaleGroveSHPL_'newR8.doc -
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-04158,SHPL-A Page 3
Section 4-7-150: Streets-General Requirements and Minimum Standards
Section 4-7-170: Residen6al Lots-General Requirements and Minimum Standards
5. Chapter 9 Procedures and Review Criteria
F. APPLlCABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element—Residential Single Family
2. Community Design Element
3. Environmental Element
G. DEPARTMENT ANALYSIS:
1. Proiect DescriptionlBackqround
The applicant proposes to subdivide a 0.69-acre (30,147 square feet) parcel into four lots. An existing home
and associated outbuildings on the site are proposed to be removed/demolished.
Lot sizes proposed are: Lot 1 at 6,000 sq.ft.; Lot 2 at 6,599 sq.ft.; Lot 3 at 6,599 sq.ft. and Lot 4 at 10,949 sq.
ft. The proposal for eventual development of four new single family residences would arrive at a density of 6.4
dwelling units per net acre (dulac). The allowed density range in the R-8 zone is a minimum of 4.0 to a
maximum of 8.0 dwelling units per acre.
Access is proposed from N.40"'Street. Lot 1 would be accessed directly and Lots 2, 3 and 4 would utilize a 26
ft.wide private access easement.
The topography of the subject site slopes from the southeast to the north-northwest with grades ranging from
five to 25 percent. All vegetation would be removed to accommodate construction of the building pads and ,
utiiities, except for those trees within new Lot 4 and the we�and buffer. An off-site Category 2 we�and is within
� 100 feet of the site and requires a 50 ft.wide buffer which would be contained in the northwest portion of new
' Lot 4.
2. Environmental Review
Except when located on lands covered by water or sensitive areas, short plats are exempt from SEPA
Environmental Re�iew pursuant to WAC 197-11-800(6xa).
3. Compliance with ERC Conditions
IJ/A
4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to identify and address
issues raised by the proposed development.These comments are contained in the official file, and the essence
of the comments has been incorporated into the appropriate sections of this report and the Departmental
Recommendation at the end of the report.
5. Consistencv Short Plat Criteria
Approval of a plat is based upon several factors. The following short plat criteria have been established to
assist decision-makers in the review of the plat:
a) Compliance with the Comprehensive Plan Designation
The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use
Map. The RSF designation is intended to promote and enhance single family neighborhoods. The
proposal is consistent with the RSF designation in that it would allow for the future construction of
new single family homes, thereby promoting goals of infill development.The proposal is consistent
with the following Comprehensive Plan Land Use, Community Design and Envi�onmental Element
objectives and policies:
AdminRPT_KennydaleGroveSNPL_newRB.doc ----
City of Renton PlB/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-04-158,SHPL-A Page 4
Objective LU-FF. Encourage re-investment and rehabilifafion of exisfing housing, and
development of new residenSal plats resuiting in qualify neighborhoods that ?) Are planned at
urban densities and implement Growth Management fargefs; 2) Promote expansion and use of
public_tran�rtation; and 3) Make more e�cienf use of urban services and infrasiructure. The
- - -------
project would add four new residentiai lots in an existing neighborhood that has existing
infrastructure including a street system.
Policy LU-147. Nef development densities should fal!within a range of 4.0 to 8.0 dwe!ling unifs per
net acre in Residential Single Family neighborhoods. The proposed project for four lots would
arrive at a net density of 6.4 dwelling units per net acre which is within the allowable range of the
R-8 zone.
Policy LU-148. A minimum/ot size of 5,000 square feet shou/d 6e allowed on in-fil!parcels of less
than an acre (43,560 sq. ft.) in single-family designafions. A/low a reducfion in lot size to 4,500
square feet on parcels greater than an acre to create an incentive for aggregation of land. The site
is less than one acre and all four lots would be equal to or greater than 5,000 sq. ft. after the
deduction of the private access easement for Lots 2 and 3.
Policy LU-949. Lot size should exclude private sidewalks, easements, private road, and driveway
easements, except alley easemenfs. Lot sizes for new Lots 2 and 3 exclude the private access
easement and comply with lot size after the deduction.
Po/icy LU-150. Required setbacks should exclude public or prnrate lega!access areas,
esfablished through or to a lot, and parking areas. The short plat plan shows the required setbacks
from the access easement and are in compliance with the undertying zoning of R-8.
Objective CD-C. Promote re-invesfinent in and upgrade of exisfing neighborhoods through
redevelopment of sma11, undeiutilized parcels, modifcation and alteration of older housing sfock,
and improvements to streets and sidewalks fo increase property values. The proposal will increase
the number of units currently existing on the site by creating four bts. The proposal will also be
include construction of frontage improvements along the front of the property consisting of curb,
gutter, and sidewalk, unless defeRed by the Board of Public Works which has been approved with
conditions.
Policy CD-12. Infil! development, defined as new short plats of nine or fewer lofs, should be
encouraged in order fo add variety, updated housing sfock, and new vitality to neighborhoods. The
proposal will increase the number of units within the neighborhood by creating four lots.
Objecfive EN-D: Preserve and profect weUands for overall system functioning. The applicant
would provide the required 50 ft.buffer for the off-site Category 2 wetland.
Policy EN-10. Estab/ish and profecf buffers along wetlands to facilifate infrltrafion.... The applicant
would provide the required 50 ft. buffer for the off-site Category 2 wetland.
_ -- - _ .._ __ _ __
Policy EN-28. Minimize on-site erosion and sedimentation during and after consfruction. As a
--- - condition of short plat approval, -the-applicant will be required to adhere to the erosion and--
sedimentation control measures as outlined in the DOE 2001 manual.
b) Compliance with the Underlying Zoning Designation
The subject site is designated Residential— 8 Dwelling Units per Acre (R-8)on the City of Renton
Zoning Map.The proposed development would allow for the future construction of four new single
family dwelling units.
The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units
per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public
right-of-way and private easements from the gross acreage of the site. The property does not
AdminRPT KennydaleGroveSHPL_newR8.doc F �
City of Renton PB1PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-Q4-158,SHPL-A Page 5
contain any sensitive areas but does require the deduction of 3,120 square feet for the private
access easement from the gross site area.
After the deduction of 3,120 sq. ft. from the 30,147 sq. ft. site—gross (30,147 sq. ft.—3,120 sq. ft.
= 27,027 net-sq.-ft.-I 0.62 net acres}, the proposal would arrive at 6.�-dwelling-units per acre (4
units/0.62 acres = 6.4 du/ac),which is within the atlowed range.
The allowed building !ot coverage in the R-8 zone is 35 percent or 2,500 square feet whichever is
greater for lots equal to or greater than 5,000 square feet in size and lots less than 5,000 square
feet are allowed a maximum of 50%lot coverage.
Building setbacks as required by the R-8 zone, include a front yard setback of 15 feet, for the
primary structure and 20 ft.for attached garages accessed from either the front or side yard. The
side yard along a street setback is 15 ft.for the primary structure and 20 ft. for ihe attached garage
accessed from either the front or side yard along a street. The minimum interior side yard setback
is 5 feet and 20 ft.for the rear yard.
The setbacks shown on the short plat plan appear to comply with these standards. Compliance
with these devel�pment standards will be verified at the time of building permit submittal and
review.
Each lot would have adequate area to provide two off-street parking spaces as required by the
parking regulations.
The R-8 zone permits accessory structures only when associated with a primary structure located
on the same parcel. All structures that cuRently exist on the site would be removed/demolished.
Staff recommends as a condition of short plat approval that the applicant obtain a demolition
permit and complete all inspections and approvals for all buildings located on the property prior to
recording of the final short plat.
The R-8 zone requires off-site landscaping abutting non-arterial public streets (N. 40'" Street). A �
five ft (5 ft.) wide irrigated or drought resistant landscape strip is to be installed and if there is
additional undeveloped right-of-way in excess of five feet, this additional width must also be
landscaped. Additionally, at least two trees of a City approved species with a minimum caliper of
1%2 inches per tree shall be planted in the front yard or planting strip of every lot prior to
occupancy.
c} Compliance with Subdnrision Regulations
Streets: The existing right of way along N 40`" Street is partially improved (asphalt paving and .
storm drainage, but no curb, gutter, street lights or sidewalk). Per code, the street frontage
requires street improvements including but not limited to: pavement, sidewalk, street lights and
curb and gutter unless deferred by the Board of Public Works (BPW). The applicant requested a
deferral of improvements to the BPW and was approved a defeRal with a Security Device (cash
set-aside)subject to conditions, on January 26, 2005.
The proposed short plat is anticipated to generate additional traffic on the Citys street system. In
order to mitigate transportation impacts, staff recommends a condition of approval be placed on _ _ .
the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily
- - trip attributed to the project.The three new lots, credit given for the existing residence, is expected ---
to generate approximately 9.57 new average weekday trips per lot with credit given for the existing
residence. The fee for the proposed short plat is estimated at $2,153.25 ($75.00 x 9.57 trips x 3
lots=$2,153.25)and is payable prior to the recording of the short plat.
Blocks:No new blocks will be created as part of the proposed short plat.
Lots: The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels less than
one acre-gross. The proposed plat would create fou� lots, which are proposed as: Lot 1 at 6,000
sq. ft.; Lot 2 at 6,599 sq.ft.(5,039 sq.ft. net after easement deduction); Lot 3 at 6,599 sq.ft. 5,039
sq. ft. net after easement deduction); and Lot 4 at 10,949 sq. ft. The proposed lot sizes are
compatible with other existing lots in this area under the same R-8 zoning classification.
_ AdminRPT KennydaleGroveSNPL newRB.doc _ �
City of Renton P/B/PW Department Administrative Land Use Action
REPORTAND DECISION DATED February 14�2005;LUA-04-158,SHPL-A Page 6
The proposed lots also comply with the R-8 requirements for minimum lot width (50 feet for interior
lots and 60 feet for comer lots). The minimum lot depth of 65 feet is achieved by the four lots and
thus complies with these development standards. All lots appear to have adequate building area
____for the construction of single-family residences when taking setbacks and lot coverage
requirements into consideration.
---_ ---
The size, orientation and aRangement of the proposed lots comply with the requirements of the
Subdivision Regulations and the development standards of the R-8 zone.
d) Reasonableness of Proposed Boundaries
Access: Lot 1 would ha�e direct access to a public right-of-way, NE 40"' Street. Lots 2, 3 and 4
would be accessed via a private access easement(26 ft.wide with 20 feet of pavement).
Staff recommends the establishment of a maintenance agreement for all common improvements,
including but not limited to:utility and access easements, as a condition of short plat approval.
Topography:The topog�aphy of the site is slopes from the southeast down to the northwest. The
south portion of the site has a slope generally less than five percent with the slope increasing in
steepness to 20 to 25 percent in the north portion. Only those slopes that range from 25 to 40
percent are classified as sensitive slopes.The slopes within Lot 4 are classified as sensitive slope
and thus the standards of RMC 4-3-050.J.6. apply to development occurring on these sensitive
slopes. The standards include: erosion control plans, on-site inspections and specified conditions
of approval (as noted within this report).
All vegetation would be removed for the proposed short plat development, except for those treeS
� located within the weUand buffer and along the northlnorthwest property line af Lot 4 which are
proposed to be retained. These trees to be retained include cedars and firs. Twenty-six trees,
ranging from 6-inch to 30-inch dbh would be removed within the site. There are also several firs
and cedars within the right-of-way that would be removed, inGuding a 36-inch dbh cedar.
A Geotechnical Engineering Report was submitted with the land use application as prepared by
Dennis Joule, P. E.,dated December 13, 2004. The report's review was included review of surface
and subsurface conditions,site preparation, and foundations.
The site is mapped as Indianola sand loam by the US Soil Conservation Service. The soil testing
indicated that the site is underlain by clean to silty, medium dense sand. No groundwater, wet soil
or color mottling was encountered in the test pits.
The report continues that site soils are very prone to erosion and cohesionless and exposed
sloping ground should be immediately covered with visqueen. Due to the potential impacts of
erosion and sedimentation from project constructio_n, staff recommends the following erosion
control measures as conditions of project approval:
• Temporary Erosion and Sedimentation Control (TESC) shall be installed and maintained
according to the standards set-forth in the Department of Ecology Erosion Control
Standards.
• The project shall be designed and comply with Department of Ecolog�s Erosion and
Sediment Coc�trol Requirements as outlined in Volume II of the �001 Stormwater
Management Manual.
Building foundations were discussed and the report indicates that the residential buildings may be
supported on conventional shallow foundations bearing on firm natural soil or compacted structural
fill. Within new Lots 3 and 4, the applicant's consultant recommends that no individual piers be
used and a licensed geotechnical engineer review the building plans at the time of building permit
review. Staff recommends as a condition of approval that at the time of building permits, additional
geotechnical studies are to be completed that address building foundations.
WefJands: The applicant submitted a wetland reconnaissance prepared by Altmann Oliver
Associates, LLC, dated January 25, 2005. The reconnaissance identified one off-site wetland to
the north of the subject short plat and within 100 feet. The off-site wetland meets the criteria for a
AdminRPT KennydaleGroveSHPL newR8.doc -_
City of Renton PlB/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-04-158,SHPL-A Page 7
Category 2 wetland and requires a 50 foot buffer.A portion of the buffer extends on site and within
new Lot 4.The applicant has shown the required buffer on the sho�t plat plan.
Staff recommends as a condition of approval that the brighUy colored construction fencing along
--- the edge of the wetland buffer-be-installed prior to project construction. This condition would
ensure the wetland buffer is not disturbed during project construction.
In addition, staff recommends that the applicant be required to construct a split-rail or other
approved fence and place signage indicating the presence of an environmentally sensitive area in
order to denote the edge of the wetland buffer. Lastly, staff recommends that the applicant place
the wetland buffer within a Native Growth Protection Easement (NGPE), which would ensure the '
area is left in a natural and undisturbed state. I
Relationship to Existing Uses: Single family residential surrounds the subject plat as developed
under the City of Renton regulations. The proposal is similar to existing development pattems in ,
the area and is consistenf with the Comprehensive Plan and Zoning Code, which encourage
residential development.
e) Availability and Impact on Public Services(Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to fumish
services to the proposed development, subject to the condition that the applicant provide Code
required improvements and fees.A Fire Mitigation Fee, based on $488.00 per new single family lot
with credit given for the existing single family residence, is recommended in order to mitigate the
proposal's potential impacts to City emergency services. The fee is estimated at $1,464.00
($488.00 x 3 new lots=�1,464.00)and is payable prior to the recording of the short plat.
Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use
Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students
per single family residential dwelling. Based on the student generation factor, the proposed short
plat would result in one or two additional students (0.44 X 3 lots = 1.32) to the local schools
(Kennydale Elementary, McKnight Middle School and Hazen High School). The Renton School
District has indicated that these schools can accommodate the additional students generated by
this proposal.
Sform Wafer.The applicant submitted a Preliminary Storm Drainage Technical Information Report
prepared by Baima & Holmberg, Inc. dated December 14, 2004 with the land use application. The
report states that there is little to no upstream runoff onto the site. The downstream analysis
indicates that runoff from the site sheet flows north-northeast from the site onto the adjacent
parcel. This flow continues about 250 ft. down the adjacent 25 percent slope to May Creek. May
Creek continues northwest for about 900 ft. where it goes under Lake Washington Blvd and the
BNSF railroad tracks, flowing southwest onto the Barbee Mill property. Approximately 4/10"' of a
mile downstream of the site, May Creek discharges into Lake Washington. The report states there
are no apparent downstream problems and there will be less than a 0.1 cfs increase in the 100
year runoff,detention is not required.There would be no more than 3,200 sq.ft. of new impervious
surfaces subject to vehicular traffic, thus water quality controls are not required. Dispersion is
- being proposed. __ _
The-Geotechnical Report stated that drainage should not be discharged on or near the top of the
slopes. The report also discussed preliminary soil infiltration which indicates that the soils are
conducive to infiltration. Staff recommends as a condition of approval that that the final design for
drainage from the houses and driveways utilize either infiltration or direct discharge to an approved
discharge point.
The proposed locations of the dispersion trenches are shown on the plan. The dispersion trench
within Lot 4 would drain to the off-site wetland.The runoff from Lot 1 could be piped, similar to Lots
2 and 3 in lieu of the dispersion trench.
AdminRPT KennydaleGcoveSNPL newRB.doc �
City of Renton P1B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-04158,SHPL-A Page 8
Due to downstream flooding and erosion problems,the project is to be designed per the 1998 King
County Surface Water Drainage Manual. Staff �ecommends this as a condition of short plat
approval.
The System Development£harge will be at the current rate of$715.00-per-nev�rsingle family lot.
The fee is payable at the time of issuance of the utility construction permit.
Water and Sanitary Sewer Utilities:There is an existing 12-inch water main adjacent to the site. �
Water service "s�tters" are required to be provided prior to recording of the short plat. A system
development charge of $1,525.00 per single family.lot is required and payable at the time of
issuance of the utility construction permit.
There is an existing 8-inch sewer main in N 40�' Street. Dual side sewers are not allowed. Each
new lot must be served with an individual side sewer. Sewer stub-outs must be installed prior to
the recording of the short plat. A System Development Charge of $900.00 per each new lot is
required.This fee is payable at the time of issuance of a utility construction permit.
H. Findings: �
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The applicant has requested Administrative Sho�t Plat Approval for the Kennydale Grove
Shart Plat, File No. LUA-04-158, SHPL-A.
2. Application: The applicanYs short plat application complies with the requirements for information for
� short plat review. The applicanYs short plat plan and other project drawings are contained within the
official land use file:
3. Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan land use
designation of Residential Single Family(RSF).
4. Zoning: The proposal as presented complies with the zoning requirements and development
standards of the Residen6al Single Family-8(R-8)zoning designation, provided all advisory notes and
conditions of approval are complied with.
5. Subdivision Regulations: The proposal complies with the requirements established by the Cit�s
Subdivision Regulations provided all advisory notes and conditions are complied with.
6. Existing Land Uses: Land uses surrounding the subject site include: North: Residential Single
Family (zoned R-8); East: Residential Single Family (zoned R-8); South: Residential Single Family
(zoned R-8);and West: Residential Single Family(zoned R-8).
7. System Development Charges: A Water System Development Charge, a SurFace Water System
Development Charge and a Sewer System Development Charge, at the current applicable rates, will
be required for the each new single-family residence as part of the construction permit.
8. Public Utilities:The applicant will be required to install individual sewer and water stubs to serve the
new lots. In addition, all existing and new fire hydrants serving the plat must be fitted with Storz fittings.
-l. -- -Conclusions: — - -
1. The subject site is located in the Residential Single Family(RSF)comprehensive plan designation and
complies with the goals and policies established with this designation.
2. The subject site is located in the Residential — 8 Dwelling Units Per Acre zoning designation and
complies with the zoning and development standards established with this designation provided ali
advisory notes and conditions are complied with.
3. The proposed four lot short plat complies with the subdivision regulations as established by city code
and state law provided all advisory notes and conditions are complied with.
�AdminRPT Ke»nydaleGroveSHPL newRB.doc — --
C'rty of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISiON DATED February 14,2005;LUA-04-158,SHPL-A Page 9
4. The proposed four lot short plat complies with the street standards as established by city code
provided the conditions of the approved deferral for street improvements are complied with.
J. DECISION;
The Kennydale Grove Short Plat, File No. LUA-04-158, SHPL-A is approved subject to the following conditions:
1. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings
located on the property prior to recording of the finaf sho�t plat. The satisfaction of this requirement is
subject to the review and approval of Development Services.
2. The applicant shall pay the required Transportation Mitigation Fee at the rate of $75.00 per net new
average daily trip associated with the project. Credit given for the existing single family residence. The
Transportation Mitigation Fee shall be paid prior to the recording of the short plat.
3. A maintenance agreement shall be created concurrently with the recording of the short plat in order to
establish maintenance responsibilities for all shared improvements.
4. Temporary Erosion and Sedimenta6on Control (TESC)shalf be installed and maintained according to the
standards set-forth in the Department of Ecology Erosion Control Standards.
5. The project shall be designed and comply with Department of Ecology's Erosion and Sediment Control
Requirements as outlined in Valume II of the 2001 Stormwater Management Manual.
6. At the time of building permits, additional geotechnical studies are to be completed that address building
foundations for new Lots 3 and 4. The applicant shall be required to place a note on the face of the final
� short plat noting this requirement. This condition shall be subject to the review and approval of the
Development Services Division.
7. The applicant shall be required to install brigh�y colored construction fencing along the edge of the
wetland buffer prior to project cons�truction.
8. The applicant shall be required to erect a spilt-rail fence or other fence type as approved by the
Development Services Division along the edge of the weUand buffer boundary prior to recording of the
short plat. A sign shall be located along the fence indicating the presence of the wetland and its
associated buffer.
9. The applicant shall be required to record a Native Growth Protection Easement for the wetland buffer
located in new Lot 4 in conjunction with final short plat approval. This condition shall be subject to the
review and approval of the Development Services Division.
10. The applicant shall pay the required Fire Mitigation Fee equal to $488.00 per new single family lot with
credit given for the existing single family residence. The Fire Mitigation Fee shall be paid prior to the
recording of the short plat.
11. The final design for drainage from the houses and driveways shall utilize either infiltration or direct
discharge to an approved discharge point.This condition shall be subject to the review and approval of the
Development Services Division at the time of utility construction permits.
12. The storm drainage plan shall comply with the 1998 King County Surface Water Design Manual.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURES:
� �L�/u� --� C�,�e Z i����t✓,y�u�� 2 �y �5
Gregg A.Zimmerman,P/8/PW Administrator decision date
Adminl3PT KennydaleGroveSHPL newRB.doc _ -
City of Renton PB/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-04-158,SHPL-A Page 70
ADVISORY NOTES TO APPLICANT
The followPng nofes are supplemenbl Tnformaflon provided In conJunction with tbe adminTstrative land use action.
Because these notes�r_�_p�orist�d_�s.Information only, fhey are not subJect to the app�L prQE�ss Cor the land use ac6ons.
Planninq
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division. The Development Services Division reserves the right to rescind
the approved extended haul hours at any 6me if compiaints are recenred.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the
hours between 7:00 a.m.and 8:00 p.m., Monday through Friday.Work on Saturdays shall be restricted to the hours
between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays.
3. At least two trees of a City approved species with a minimum caliper of 1 %2" per tree shall be planted in the front
yard or planting strip of every lot pr'ior to occupancy.
Propertv Services
See attached comments.
Fire
1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single family structures. If the building
square footage exceeds 3,600 sq.ft. in area,the minimum fire flow increases to 1,500 GPM and requires hnro
hydrants within 300 feet of the structures.
2. Fire Department access roads are required to be paved of a 20 foot width.
3. Street addresses shall be visible from a public street.
Plan Review-Storm/Surface Water
1. The drainage plan must comply with the 1998 King County Surface Water Design Manual, and with the
Geotechnical Report recommendation and conditions. The Geotechnical Report submitted with the Land Use
applicaGon states that drainage should not be discharged on or near the top of the slopes. This statement appears
to conflict with the proposed location of dispersion trench(s)shown on the design plans.
2. The System Development Charge is $715 per new single-famity building lot. This fee is due with the construc6on
permit
3. Temporary erosion control is required to meet Department of Ecology Standards.
Plan Review-Sewer
1. The System Development Charge is $900 for each new single-family building !ot being served with a new sewer
service. This fee is due with the construction permit.
2. Separate side sewers (and any necessary easements) to each new building lot are required prior to recording of
the plat.
Plan Review-Water
1. New water service"setters"will be required to be installed prior to recording the plat.
2. All new single-family construction must have a fi�e hydrant capable of delivering a minimum of 1,000 gpm and must
be�located within 300 feet of the structures. There does appear to be an existing k�ydrant in the vicinity that may be
counted toward the fire protection for this project. Verification that this existing hydrant is within 300 feet of all
homes is required. Any existing sub-standard hydrants will need to be replaced andlor retrofitted with a quick
disconnect Storz fittings.
3. Verify that the new water service line to serve proposed lot 4 will provide adequate water pressure (with
consideration fo�a potential Fire Sprinkler System, if required). -, - -.,-.- .
4. The System Development Charge is $1,525 for each new single-family building lot. This fee is due with the
construction permit. - --
Plan Review-Streetsffransportation
1. This project is required by City Code to install frontage improvements. Improvements include half pavement width,
curb, gutter, streetlights and sidewalks along the existing right of ways and any new internal streets that are
fronta e to the site. A deferral has been r uested and a roved with conditions.
AdminRPT KennydaleGroveSHPL newR8.doc =-- �
City of Renton P/B/PW Department Administrative Land Use Action
REPORT AND DECISION DATED February 14,2005;LUA-04-158,SHPL-A Page 11
TRANSMITTED this 14"'day of Febnrary,2005 to the Owner:
Basic Ventures,Inc.
18211 240°i Ave.SE
Maple Valley,WA 98038
------- _ _ _ -- -- ----
TRANSMITTED fhis �4'" day of February, 2005 to the Applicant:
Jce Pruss
Basic Ventures,Inc.
18211 240°i Ave.SE
Maple Valley,WA 98038
TRANSMlTTED this 14"' day of Feb�ary,2005 to the Contact:
Tom Redding
Baima 8 Holmberg,Mc.
100 Front St So.
Issaquah,WA 98027
TR.4NSMl7TED this 14"' day of February,2005 to the Parties of Record:
Dottie Adkins Greg Fawcett
1417 N 40fh St PO Box 402
Renton,WA 98056 Fall City,WA 98024
Larry 8�Cira Reymann Susan Phelan
1313 N 38th St�J� �Z�j PO Box 8
Renton,WA 98b� j�s,� Re�►t«,,wA ssosl
v
TRANSMITTED this 14"' day of February,2005 to the following:
Larry MeckGng,Building Officia!
Stan Engler,Fre Marshal
Neil Watts,Development Senrices Director
Jennifer Henning
Jan Conklin
Came Oison
Lawrence J.Warren,Ciiy Attomey
South County Joumal
Land Use Action Appeals 8 Requests for Reconsideration �
The administrative land use decisan will become final if the decision is not appealed within 14 days of the effective date of
decision. An appeal of the decision must be filed within the 14-day appeal period(RCW 43.21.C.075(3);WAC 197-11-680).
RECONSIDERATION. Within 14 days of the effective date of the decision, any party may request that a decision on a short plat
be reopened by the Administrator.The Administrator may modify his decision ff material evidence not readily discoverable prior to
the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the
Administrator finds insufficient evidence to amend the original decision,there will be no further extension of the appeal period. Any
person wishing to take further action must file a foRnal appeal within the following appeal 4meframe.
APPEAL. This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before-5:00 PM on February 28, 2005. Appeals to the Examinerare govemed by City of
Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton
City Clerk's Office,(425)430-6510. Appeals must be filed in writing,together with the required$75.00 application fee,to: Hearing
Examiner,City of Renton, 1055 South Grady Way,Rent�n,WA 98055.
EXPIRATION DATE: The Short Plat approval will expire two(2)years from the date of approval. M extension may be requested
pursuant to RMC section 47-080.M.
AdminRPT KennydaleGroveSHPL n�wR8.doc _
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CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
DATE: February 4,2005
TO: Susan�ala
FROM: Sonja J.Fesser �
�
SUBJEGT: Bennydale Grove Short Plat,LUA-04-158-SHPL
Format and Legal Description Review
Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the
following coma�ents:
Comments for the Applicant: .
Pacific Northwest Tide Company Short Plat Certificate,Order No.580867,dated December 6, I
2004,notes that Basic Ventures,�nc.is the vested owner of the subject short plat property.
Currently,Jeff Long,Francis Long,Meadow LLC and Pinnacle Lending Corp. are noted under
the"Certification"block. Revise as needed. �
InfocYnation needed for fi�al short plat approval includes the following:
Note the City of Renton land use acdon number and land record number,LUA-04-158-SHPL and -
LND 20-0404,respectively,on the drawing in the spaces already provided. Include"CTTY OF
RENTON,I�NG EOUNTY,WASHINGTON" _ _ ---___
The overall distance noted between City of Renton Mon#s 1866 and 266 on the"CONTROL"
map(2633.69')differs from the sum of the two smaller dimensions noted for the same length by
a tenth.
Provide short plat and lot closwe calculations.
Note the bearings for all the interior boundary lines of the proposed lots:
W:�Fik Sysll.ND-Land Suhdivision dc Su�veying RocordsUNI?-7A-Short Plats�0404UtVQ50!3(.doc
February 4,2005
Page 2
Note the dates the existing monuments were visited,per WAC 332-130-150,and what was found.
Indicate what has been,or is to be,set at the corners of the proposed lots.
Note discrepancies between bearings and distances of record and those measured or calculated,if
�y.
Note all easements,covenants and agreements of record on the drawing,if any.
The city will provide addresses for the proposed lots as soon as possible. Said addresses need to
be noted on the drawing.
On the final short plat submittal,remove all references to trees,utility facilities,topog lines and
other items not directly impacting the subdivision. These items are provided only for preliminary .
short plat approval.
Note on the drawing that the adjoining properties to the east,west and north of the subject short
plat aze unplatted.
� Remove references to zoning and density items on the drawing.
Note that if there are restrictive covenants,easements or agreements to others(City of Renton,
neighboring property owners,etc.)as part of this subdivision,they can be recorded concurrently
with the short plat. 1fie short plat drawings and the associated document(s)aze to be given to the
Project Manager as a package. The short plat document will be recorded first(with King
County). The recording number(s)for the associated document(s)(said documents recorded
concurrently with,but following the short plat)need to be referenced on the short plat drawings.
A new 26' private ingress,egress and utilities easement over Lots 2 and 3 is shown for the benefit
of Lots 3 and 4. Since the new lois created via this short plat aze under common ownership at the � .
time of recording,there can be no easement until such time as ownership of the lots is conve ed �,��
to others,together with and/or subject to spec�c easement rights. Said 6' private ingress,egress
and utilities easement requires a"NEW PRIVATE EASIIVIENT FOR 1NGRFSS,EGRESS-&
VTII.ITIES MAIN'TENANCE AGRFEMENT"'block to be noted on the drawing. See the
attachment.
Fee Review Comments: �
The Fee Review Sheet for this review of the preliminary short plat is provided for your use and
information.
H:�File Sys\LND-Land Subdivision&Surveying RecordslLND-20-Short Plats10A0M1�RV050131.docicor
I - --- --
Title for both vf the foliowing paragraphs:
NEW PRIVATE EASEMENT FOR INGRESS,EGRESS &UTILTTIES ____ __ �
MAINTENANCE AGREEMENT �
Use the following paragraph if there are two or more lots participating in the agreement:
NOTE: NEW PRIVATE EXCLUSNE EASEMENT FOR INGRESS,EGRESS AND �
UTILITIES IS TO BE CREATED UPON THE StYLE OF LOTS SHOWN�N THIS
SHORT PLAT. THE OWNERS OF LOTS SHALL HAVE AN
EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND
RESPONSIBILITY FOR b�,AIl�ITENANCE OF TI�PRIVATE ACCESS EASEMENT
APPURTENANCES. T��.SE APPURTENANCES AND MAINTENANC'�
RESPONSIBILTTIES INCLUDE TI-�REPAIR AND MAINTENANCE OF T�-�
PRIVATE ACCESS ROAD,DRAINAGE PIPFS,AND STORM WATER QUALTTY
AND/OR DETENTION FACII.ITIES W1THIN'I'HI.S EASEMENT,PRIVATE
SIGNAGE,AND OTF�R DVFRASTRUCTURE NOT OWNED BY Tf�CITY OF
RENTON OR OTHER UTILITY PROVIDERS. I��AINTENANCE COSTS SHALL BE
SHARED EQUALLY. PARKING ON TI�PAVING IN THE ACCESS EASEMENT
IS PROHIBITED,UNLESS PAVEMENT WIDTH IS GREATER T�-iAN 20 FEET.
Use the following paragraph if there is one lot subject to the agreement:
NOTE: NEW PRNATE EXCLUSNE EASEMENT FOR INGRESS,EGRESS AND
UTILTTIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS
SHORT PLAT. TI-iE OWNER OF LOT - SHALL HAVE OWNERSHIP AND
RESPONSIBII.ITY FOR MAINTENANCE OF THE PRNATE ACCESS EASEMENT
APPURTENANCES. THESE APPLTRTENANCES AND MAINTENANCE
RESPONSIBILITIES INCLUDE THE REPAIIt AND 1�iAIl�tTENANCE OF THE
PRNATE ACCESS ROAD,DRAINAGE PIPES, AND STORM WATER QUALITY
ANDlOR DETENTION FACILTTIES WTI'HIN THIS EASEMENT,PRIVATE .
SIGNAGE,AND OTHER INFRASTRUCTURE NOT OWNED BY THE CTTY OF
RENTON OR OTI�R UTILTTY PROVIDERS. MAiNTENANCE COSTS SHALL BE
� SHARED EQUALLY_ PARKING ON THE PAVING IN TI-�ACCESS EASEMENT
IS PROHIBTTED;UNI,ESS PAVEMENT WIDTH IS GREATER THAN 20 FEET.
PRaPERTY SERVICFS FEE REVIEW FO�SUBDiVISIGNS No.20ti5- o� .
APPLICANT: SI y,�L.,j�,.l��S ]3�iC. RECEIVED FROM
(date)
JOB ADDRFSS: 14.2�. IJ..d0'T�-�_ 5't�T WOl1 ''7'7 3rcil �
NATURE OF WORK: �LND� ?� -D�Q�
X PRELIMINARY REVIEW OF SUBD ISION LONG PLAT, NEED MORE INFORMATION: - LEGAL DFSCRIPTION
SHORT PLAT,BINDING STTE PLAN,ETC. ' PID�'s ' VICINTTY MAP
' F[NAL REVIEW OF SUBDI�ISION,'FHIS REV�W REPLACES ' SQUARE FOOTAGL ----� OTI�R -
PRELIMINARY FEE REVIEW DATED " FRONT FOOTAGE
SUBJECT PROPERTY PARENT PID� 3224�.-r',�-�l�ra,,,^L. j( NEW KING CO.TAR ACGT.�'{s)are required when
assigned by King County.
It is the intent of this developmer�fee analysis�o put du devebpu/owncr on notice,that du fees quoted below may be applicabie to t6e svbjeu site upon
devclopment of fie properry. All quoted fees are potenial charga�hat may be due ai►d payabk at drc ame the conuiuction permrt is issued to insWl�hc oo-site and -
off-sete irnprovements(i.e.underground utilitics,street improvemerrs,e�c.) Triggering ma.hanisms for the SDC fesc will be b�ud on current City ordinanccs and
determincd by the applicabFe lhility Section.
Please note that duse fecs are subject to change widwut notice. Fu�al fas will be based oa noes in effect u time of BuiM'u�g PermidCortStniction Permit
application_ • •
" The existing house on SP Lot,� ,addressed as has not previauly paid
SDC fees,due to connection to Cit}�utilities prior to eldstance of SDC fee Ord. SP Lot;! will be
subject to future SDC fees if triggerin�medianisms are touched within current City Ordinances.
' We understand that this subdivision is in the preliminary stage and that we wili have the opportunity to review it again before recordatan.
The followin uoted fees do NOT include' ion fees,side sewer rmiu, r/w it fees or the cost of water meters.
SPECIAL ASSESSII�NT DLSCRICT PARCEL MET'HOD OF ASSESSMENT ASSESSMENT
DISTRIGTS NO. NO. ASSESSMIIVT � UNITS OR FEE
Latecomer reement( vi)WATER -O -
Latecomer A reement( vt)WASTEWATER -O-
Latecomer A eement( vt)O'I'�iER -p-
S ial Assessment District/WATER -p-
S ' 1 Assessment DistrictlWASTEWATER -O-
Joint Use A reemeut(METRO) - -
Local Im rovement District * --
Traffic Bene6t Zones 575.00 PER TRIP,CAI.CLJI,ATED BY TRANSPORTATION -�
FUI'URE OBLIGATIOIYS —
SYSTEM DEVELOPII�NT CHARGE-WATER - l�stimated #f OF UNTTS/ SDC FEE
" Pd Prev. " Partiall Pd(Ltd Exem tion) ' Neva Pd S .FI'G.
Si le famil residential 51,525/unit x ���S7rJ.00
Mobile home dwellin unit 51220/unit in rk
A artment,Coodo 5915/unit not in CD or COR zones x �
Commercial/Indust�ial, 50.213/sq.ft.of pro y(not less than 51,525.00)z
Boeing,by Special Agreement/Footprint of Bldg plus IS R perimUer(2,800 GPM tbreshold)
SYSfEM DEVELOPMENT CHARGE-tiYASTEWATER' Fstimated
- Pd Pre�. - Partiali Pd(Ltd Exem tion) - Never Pd
Sin le famil residential 5900/unit z � ?00•
Mobile home dwellin unit 5720/unit x -----
A artment, Condo 55401unit not in CD or COR zones x
__CQmmerciaVIndustrial 50.126/s . ft.o[ ro rt x(not less than 5900:00)
SYSI'EM DEVELOPMENf CHARGE-SURFACEWATER ' Estimated
' Pd Prev. ' Partiall Pd(Ltd Exem tion) ' Never Pd
Sin le famil residential and mobile home dwelli unit 5715/unit z 3 2�1�5•
All other properties 50.249/sq ft of new impervious area of property x
(not less than S715.00). �
PRELIMINARY TOTAL S �l 4?..QOO
� N
a �
�y O_
Signature Rev' ing Authority DATE �
n O
" *If subject propecty is within an L[D,it is developers responsibility to check with ihe Finance Dept. for paid/un-paid status. µ
� Square footage�igures are taken from the King County Assessor's map and are subject to change. E �
" Current City SDC fee charges apply to 0
EFFECTIVE January l, 200� �. -�-
SECTION 3 �
OFFSITE ANALYSIS �
Project Overview
This project involves the development of a 0.69-acre parcel into four single-family
lots. The site is locaterl at 1424 North 40�' Street, at the northwest corner of North
40`� Street and Meadow Avenue North,. The site has a single residence and garage
that will be removed. The reminder of the site is covered with lawn with lazge trees.
The site slopes down to the north-northwest at about 2%to 25%.
Upstream Drainage
There is little if any upstream runoff onto the site. There are no apparent problems
associated with any upstream runoff.
Level 1 Downstream Draina.ge Analysis
Runoff from the site sheet flows north-northeast from the site onto the adjacent
parcel(A). This flow continues north-northeast about 250' down the adjacent 25%t
slope to May Creek(B). May Creek continues northwest another 900' where it
crosses Lake Washington Boulevazd and the adjacent railroad track under a bridge
(C), flowing southwest onto the Barbee Mill property(D). At about 4/�a mile
downstream of the site, May Creek discharges into Lake Washington(E). There are
no apparent downstream problems.
Proposed Drainage Controls
Because there will be greater than a 0.1-cfs increase in the 100-year runoff, flow
control is required. An infiltration tank sized to control the 100-year storm event will
provide the required flow control. ALso because wiil be no more than 4,000 sq-ft of
new impervious surfaces subject to vehicular, water quality controls aze not required.
�
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`�`*�� -
SECTION 4
FLOW CONTROL AND WATER QUALITY FACILITY
� ANALYSIS AND DESIGN
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ISSAQUAH, WASHINGTON 98027-3817 CALCULATED BY�`` DATE 3
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(425) 392-0250 FAX (425) 391-3055
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100 Front Steet South
ISSAQUAH, WASHINGTON 98027-3817 CALCULATEDBY � DATE
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CHECKED BY DATE
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Existing Conditions KCRTS Peaks
Flow Frequency Analysis
Time Series File:1673u.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates--- -----Flow Frequency Analysis-------
Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob
' (CFS) (CFS) Period
0.044 3 2/09/O1 2:00 0.091 1 100.00 0. 990
0.024 8 1/05/02 16:00 0.057 2 25.00 0. 960
0.057 2 2/27/03 7:00 0.049 3 10.00 0. 900
0.027 7 8/26/04 2:00 0.090 4 5.00 0.800
0.033 5 10/28/04 16:00 0.033 5 3.00 0. 667
0.030 6 1/18/06 16:00 0.030 6 2.00 0.500
• 0.040 4 10/26/06 0:00 0.027 7 1.30 0.231
0.091 1 1/09/08 6:00 0.024 8 1.10 0.091
Computed Peaks 0.080 50.00 0.980
Developed Conditions KCRTS Peaks
Flow Frequency Analysis
Time Series File:1673d.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates--- -----Flow Frequency Analysis-------
Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob
(CFS) (CFS) Period
0.107 5 2/09/O1 2:00 0.211 1 '100.00 0.990
0.088 8 1/05/02 16:00 0.199 2 25.00 0.960
0.129 3 2/27/03 7:00 0.129 3 10.00 0.900
0.102 7 8/26/04 2:00 0.121 4 5.00 0.800
0.121 9 10/28/04 16:00 0.107 5 3.00 0.667
0.107 6 1/18/06 16:00 0.107 6 2.00 0.500
0.199 2 10/26/06 0:00 0.102 7 1.30 0.231
0.211 1 1/09/08 6:00 0.088 8 1. 10 0.091
Computed Peaks 0. 190 50.00 0.980
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100-yr Design - 96" Diameter Infiltration Tank
Retention/Detention Facility
Type of Facility: Infiltration Tank
Tank Diameter: 8.00 ft
Trench Width: 16.00 ft
Tank I,ength: 47. ft
Effective Storage Depth: 8.00 ft
Stage 0 Elevation: 0.00 ft
Storage Volume: 3438. cu. ft
Vertical Permeability: 33.40 mia/in
Permeable Surfaces: Bottom
Riser Head: 8.00 ft
Riser Diameter: 8.00 inches
Top Notch Weir: None
Outflow Rating Curve: None
Stage Elevation Storage Discharge Percolation
(ft) (ft) (cu. ft) (ac-ft� (cfs) (cfs)
0.00 0.00 0. 0.000 0.000 0.00
0.04 0.04 10. 0.000 0.000 0.03
0.15 0.15 41. 0.001 0.000 0.03
0.26 0.26 75. 0.002 0.000 0.03
0.36 0.36 107. 0.002 0.000 0.03
0.47 0.47 144. 0.003 0.000 0.03
0.58 0.58 183. 0.004 0.000 0.03
0.68 0.68 220. 0.005 0.000 0.03
0.79 0.79 261. 0.006 0.000 0.03
0.90 0.90 304. 0.007 0.000 0.03
1.00 1.00 343. 0.008 0.000 0.03
1.11 1.11 387. 0.009 0.000 0.03
1.22 1.22 432. 0.010 0.000 0.�3
1.32 1.32 474. 0.011 0.000 0.03
1.43 1.43 520. 0.012 0.000 0.03
1.54 1.54 567. 0.013 0.000 0.03
1.64 1.64 610. 0.014 0.000 0.03
1.75 1.75 659. 0.015 0.000 0.03
1.86 1.86 707. 0.016 0.000 0.03
1.96 1.96 752. 0.017 0.000 0.03
2.07 2.07 802. 0.018 0.000 0.03
2.18 2.18 852. 0.020 0.000 0.03
2.28 2.28 898. 0.021 0.000 0.03
2.39 2.39 949. 0.022 0.000 0.03
2.49 2.49 995. 0.023 0.000 0.03
2.60 2.60 1047. 0.024 0.000 0.03
2.71 2.71 1098. 0.025 0.000 0.03
2.81 2.81 1146. 0.026 0.000 0.03
2.92 2.92 1198. 0.027 0.000 0.03
3.03 3.03 1250. 0.029 0.000 0.03
3.13 3.13 1298. 0.030 0.000 0.03
3.24 3.24 1351. 0.031 0.000 0.03
3.35 3.35 1404. 0.032 0.000 0.03
3.45 3.45 1452, 0.033 0.000 0.03
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9.50 9.50 3438. 0.079 2.060 0.03
9.60 9.60 3438. 0.079 2.130 0.03
9.70 9.70 3938. 0.079 2.190 0.03
9.80 9.80 3438. 0.079 2.260 0.03
Hyd Inflow Outflow Peak Storage
Target Calc Stage Elev (Cu-Ft) (Ac-Ftj
1 0.21 0.00 0.00 8.00 8.00 3438. 0.079 100-yr
2 0.11 0.00 0.00 6.06 6.06 2694. 0.062
3 0.15 0.00 0.00 5.37 5.37 2379. 0.055
4 0.11 0.00 0.00 5.05 5.05 2226. 0.051
5 0.13 0.00 0.00 3.76 3.76 1604. 0.037
6 0.12 0.00 0.00 2.63 2.63 1059. 0.024
7 0.10 0.00 0.00 1.52 1.52 557. 0.013
� 8 0.09 0.00 0.�0 1.29 1.29 460. 0.011
'
SECTION 5
� CONVEYANCE SYSTEM ANALYSIS AND DESIGN
1
SECTION 6
SPECIAL REPORTS AND STUDIES
_ /� �� -��o
Dennis Joule, P.E.
Civil Engineer
31700 S.E. 4 Street Consultarrt in
Fall City, Washington 98024 Geotechnical Engineerrng
Phone/FAX(425J 222-4661
Joule4@40L.COM
Joe Pruss
18211 240th Avenue S.E.
Maple Valley, Washington 98038
June 16, 2005
Project 1880
Re: Kennydale Grove Short Plat—Storm Water Infiltration System
At the request of the project engineer, Baima-Holmberg, Inc., I have reviewed the Baima-
Holmberg plans titled Kennydale Grove Short Plat Topography, Water, Sewer, Storm, & Tree
Plan, dated 12-14-2004. I have also reviewed my geotechnical engineering report for this
project dated Decernber 13, 1004.
The infiltration facility for the storm water system is to be located in the north corner of the
property near the base of the slope, just outside of the approved limits of the offsite wetland.
In this area the permeable soil extends to over eleven feet deep, allowing both lateral and
vertical water dispersion. No development is planned downslope from facility because of the '
offsite wetland.
Based on my review of the information listed above it is my opinion that the location of the
infiltration facility for the storm water system is acceptable, and should not adversely impact
the project as planned.
', �..
Very truly,
,J..w.�.,�
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Geat�chnical Engineering Report
Joe Pruss Preliminary Subdivision
1424 Nort�i 40th Street
Renton, Washington
December 13, 2004
Prepared For:
Joe Pruss
18211 240th Avenue S.E.
Maple Valley, Washington 98038
Prepared By:
Dennis Joule, P.E.
31700 S.E. 46th Street
Fall City, Washington 98024
Consultant In Geotechnical Engineering
GEOTECHNICAI. ENG[NEERING RERORT
Joe Pruss Preliminary Subdivision
At 1424 North 40`b Street
Renton, Washington
December 13, 2004
INTRODUCTION
The project site, located at 1424 North 40`� Street, is about 0.7 acres in area and approximately
rectangular in plan.
The planned development consists of subdividing the property into four single-family residential
lots, with associated access and utilities.
INFORMATION PROVIDED
A site plan, showing the site location, dimensions, topography, existing structures, and proposed
lot layout was provided by Baima-Holmberg, Inc., Civil Engineers of Issaquah.
This information was used in preparing the drawing on the opposite page, which also shows the
locations of the backhoe test pits.
SCOPE
i The scope of work in this investigation included the following:
1. Subsurface exploration by means of five backhoe test pits,
2. Engineering evaluation and analysis of field data and published documents for the
purpose of providing recommendations regarding the geotechnical aspects of site
development, and
3. Preparation of this report in accordance with Chapter 18 of the U.B.C., presenting the
findings and recommendations.
'�
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Project 1880
December 13, 2004
FINDINGS
Surface Conditions
The property has a overall average slope of about twenty percent toward the north. Near the
street the slope is generally less than five percent, north of that the ground steepens to from
twenty to twenty five percent.
At the time of the field investigation there was an existing residence with detached carport and
outbuilding. The remainder of the ground was landscaped including, fir, cedar and fruit trees,
� shrubs, and lawn.
No flowing water, standing water, or wet ground was observed within the site.
Geology
The site is mapped as recessional outwash (USDA-SCS, 1973). As the Vashon glacier receded,
large quantities of ineltwater were discharged from it. The meltwater sorted material in its path
and left very gravelly and sandy sediments that range in thickness from four to over one hundred
feet on the upland tenaces. Indianola soils formed in the sandy recessional deposits. I
Subsurface Conditions
The site is mapped by the U.S. Soil Conservation Service as Indianola sandy loam (InC), ground
slopes four to fifteen percent.
Within the twelve foot maximum depth of exploration, the site is underlain by clean to silty,
medium dense sand.
No ground water, wet soil, or soil color mottling was encountered in the test pits. Test pit logs
are appended.
CONCLUSIONS
Seismic Considerations
As with all land in the Puget Sound region, this property lies in Seismic Zone 3.
I i ''
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Project 1880
December 13, 2004
Seismic hazards can be divided into two general categories, hazards due to ground rupture and
hazards due to ground shaking. Since no faults are known to pass through the site, the
possibility of earthquake induced ground rupture appears to be remote.
Even if severe ground shaking were to occur at the site, the medium dense clean to silty sands
encountered in the exploration will not liquefy because they are not saturated and do not have
the characteristics of materials prone to liquefaction under dynamic loads. The sands
encountered are too dense, and their hydraulic conductivity allows dissipation of excessive pour
pressure. The silts layers are too compact, and can rely on the cohesive component of their
shear strength.
Compressible Soils
No compressible soils were encountered.
Slope Stability
The slopes were field mapped and no evidence of instability was observed. The slopes have
certainly been subject to seismic activity in the past, therefore, the present stability of the slopes
provides some evidence of future stability.
The slopes have a total height of about fifty feet high and consist of inedium dense, well
drained, Sand. Construction within Lots 1 and 2 will be on nearly level ground. Lots 3 and 4
have ground slopes of between twenty and twenty two percent in the anticipated building areas.
Groundwater
The test pits were logged following and during a period of heavy early wet season rainfall. No
standing water or wet soil was observed in the test pits. No soil characteristics (such as color
mottling) were observed to indicate the presence of a seasonal groundwater within the upper
twelve feet of soil.
RECOMMENDATIONS
Existing Buildings
The existing buildings on the site are to be razed. All demolition debris, including buried
utilities, tanks, and foundations should be removed from the site.
Page 3
Project 1880
December 13, 2004
Site Preparation
Depressions and loose soil zones resulting from the removal of the buildings, trees, large
shrubs, or underground structures should be carefully backfilled with thoroughly compacted on-
site inorganic soil or approved import soil.
The surface of the site within the proposed building and pavement areas should be stripped to
remove vegetation and organic topsoil. Soil containing more than two percent by weight organic
matter should be considered organic. Stripping depths should be decided in the field at the time
of construction but for planning purposes an average stripping depth of three to four inches may
be assumed. Strippings may be stockpiled for subsequent use in landscaped areas.
Erosion Sensitivity of the On-Site Soils
Site soils are cohesionless and very prone to erosion. Exposed sloping ground should
immediately be covered with visqueen. Water from the visqueen-covered areas must be directed
into a temporary or permanent drainage facility. Spare straw bales should be stored and
available on-site to repair isolated areas of erosion if they occur, and control surface drainage if
needed.
Excavation and Slopes
Temporary cut banks should never be steeper than 1.5:1 (horizontal to vertical). The �
cohesionless sands will not stand safely at less than 1.5:1.
Permanent cut or fill banks should not exceed slopes of 2:1.
All exposed slopes should immediately be covered with visqueen. The visqueen should remain
until they can be landscaped. Soil stockpiles should be covered with visqueen to prevent
saturation and erosion.
Grading and Compaction
If any import fill is required it should be inorganic, of low expansion potential, and should
contain no rocks or lumps larger than 4 inches in greatest dimension. Stripped soil surfaces in
those areas to receive structural fill, foundations, slabs-on-grade, or pavements, should be
scarified to a depth of at least six inches. The soil should be moisture conditioned (or allowed to
dry) to produce a moisture content of two percent above the optimum value and then compacted
to a density equivalent to at least 90 percent of the maximum value as determined by ASTM
Test D1557-70. (U.B.C. Standard 70-1: Field-tests by U.B.C. Standards 70-2, 70-3, 70-4, or
70-5).
Page 4
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1
Project 1880
December 13, 2004
Structural fill using on-site or import inorganic soil should be placed in layers not exceeding
eight inches in loose thickness, conditioned with water (or allowed to dry) and compacted to the
requirements described previously.
Where the fill is to be placed on slopes exceeding ten percent the stripped ground is to benched
prior to fill placement. Level benches are to be cut into the hillside at least five feet wide. Fill
is to be placed in horizontal lifts.
Utility Trenches i
Utility trench excavation can be performed with conventional mechanical equipment to depths up
to twelve feet. Excavations up to twelve feet should not encounter groundwater.
Trench excavations will not safely stand vertical, but will slough to the natural angle of repose
of seventy percent (about 1.5:1).
For the purposes of this section of the report, backfill is material placed in a trench starting one
foot above the pipe or conduit or at the top of concrete formed around the pipe or conduit; and
bedding is all material placed in a trench below the backfill. Unless concrete bedding is
required around utility pipe or conduits, free draining sand should be used as bedding. Sand
bedding should be compacted by mechanical means to a density equivalent to at least 95 percent
of the compaction test maximum (ASTM D1557-70). Trench backf'ill should be placed in
horizontal layers not exceeding six inches in loose thickness and compacted by mechanical
means at least 90 percent of the compaction test maximum (ASTM D1557-70).
Retaining Walls
Retaining walls constructed as part of the foundation system cannot be allowed to "rotate",
developing "active" soil pressures. Therefore an "at rest" lateral soil coefficient of 0.5 should
be used. Retaining walls may be designed using the equivalent fluid pressure method. For non-
compacted granular soil an average backfill soil unit weight of 100-1b/cu ft may be assumed
(lateral pressure would then be 50-1b/cu ft). The lateral coefficient of sliding between the
concrete base and the underlying sandy soil may be designed at 0.25. Passive soil pressures will
depend on the embedment depth and proximity to adjacent slopes below.
Rockeries
Rockeries are not earth retaining structures. Rockeries may be used as slough wall against
stable earth cuts only. It is recommended that rockeries not be constructed over four feet high
within this site. Rockery construction must comply with the City Renton standards.
Page S
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Project 1880
December 13, 2004
Embedded Post or Columns _
When designing posts or poles as embedded columns in accordance with U.B.C. Section
1806.8.2.1, lateral bearing (S1 or S3) may be taken at 1201b/ft2/ft depth below ground surface.
Building Foundations
When determining minimum earthquake forces for structures in accordance with U.B.C. Section
1629.1, consider the site to be underlain by soil Profile Type SD.
The proposed framed single-family residential buildings may be supported on conventional
shallow foundations bearing on firm natural soil or compacted structural fill.
Reinforced concrete continuous footings may be designed to impose pressures on foundation
soils up to 1500 pounds per square foot from dead plus normal live loading provided the
resulting foundation width is not less than 12 inches for one story, 15 inches for two story, and
18 inches for three story portions of the structure. Individual reinforced concrete foundations,
such as may be used for supporting columns, may also be designed to impose pressures of up to
1500 pounds per square foot from dead plus normal live loading, but should be at least 24 inches
in minimal plan dimension. As a minimum, isolated concrete pads shall have two �4 bars.
These bars shall form a cross (as seen in plan view), and shall be set mid depth in the concrete.
Within Lots 3 and 4, no individual piers should be used. Interior loads should be supported on
interior reinforced continuous footings. These footings should be connected to the exterior
footings and the reinforcing steel lapped onto the reinforcing steel from the exterior footings.
The perimeter footing should extend under the garage door.
Where footings are constructed adjacent to downslope cut banks or slopes, there is to be a I,
minunum 2:1 slope drawn between the bottom of the footing (point nearest the slope) and the toe �'
of the cut bank or slope.
Foundations should be embedded at least twelve inches below pad grade or adjacent finished
grade, whichever is lower.
Total Differential Settlement
No compressible soils were encountered in the test pits. Soils are uniform in compactness and
thickness within each building pad. Therefore, the total differential settlement for buildings
designed and constructed in accordance with the recommendations presented in this report
should be negligible. Settlement should occur during the initial framing period.
Page 6
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Project 1880
December 13, 2004
Concrete Slabs-On-Grade
Concrete floor slab should be constructed on compact soil subgrades prepared as described in
the sections under Grading and Compaction.
Where floor dampness must be minimized, a minimum 4-inch section of capillary break material
covered with a membrane vapor barrier should be placed between the floor slab and the compact
soil subgrade. The capillary break should be free draining, clean gravel or rock, such as 3/8"
pea gravel. The membrane vapor barrier should be at least 10-mil thick polyethylene or its
equivalent.
Where floor dampness is not objectionable, concrete slabs may be laid directly on the compact
soil subgrade.
Footing and Retaining Wall Drains
Footing drains are recommended for all footings and retaining walls. A perforated drainpipe
should be placed at the upslope base of the footing. The drainpipe should be covered with at
least a twelve-inch wide zone of washed 1/2" to 1" drainrock. The drainrock layer should be
about twelve inches thick for footings and should extend at least half way up the back of
retaining walls. The drainrock should be covered with filter fabric paper, and a layer of native
soil should be placed over filter fabric as a soil cap.
Preliminary Soil Infiltration Data
With respect to infiltration, the site is underlain by fine to medium grained sand. No
groundwater is anticipated within the upper twelve feet.
While no infiltration tests were performed, a preliminary estimate is that the sandy site soils
have percolation rates in the range of two to four minutes per inch (2-4 Min.lin.). Using the
conservative end of the range, this is an infiltration rate of 0.25 Inches Per Minute.
For preliminary calculations using equation 5-9 in Section 5.4.1 of the King County Surface
Water Design Manual:
I ���rea = 0.25 In/Min =15 In/Hr
F �es�� = 0.30 (EPA Method of testing would likely be used)
F Pmgg��g = 0.8 (fine sands and loamy sands)
D = 12'
Once specific infiltration areas are selected, infiltrations tests should be performed to determine
final design values.
Page 7
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_ _ 1
Project 1880
December 13, 2004
Surface Drainage and Landscaping
Surface drainage gradients should be planned to prevent ponding and to direct surface water
away from the buildings, slabs, edges of pavements, and towards approved collection and
discharge facilities. Drainage pipe should be provided to catch and dispose of downspout
rainwater, discharge should be into the approved discharge facility.
Site soils are very prone to erosion. Grading and landscaping plans must consider this soil
condition. Landscaped ground should slope down away from building foundations at a minimum
two percent slope for at least five feet from the footings. Drainage should not be discharged on
or near the top of the slopes.
LIMITATIONS
Changes in development plans will render these specific recommendations invalid unless this
office reviews such changes and these recommendations modified accordingly.
Subsurface exploration of any site is necessarily confined to selected locations, and conditions
may and often do vary between these locations. Should varied conditions come to light during
project development these conditions should be reported to this office for evaluation.
PLAN REVIEW AT BUILDING PERMIT STAGE
It is recommended that the Site Plans and Building Plans for the development of Lots 3 and 4 be
reviewed by a licensed (P.E.) geotechnical (Civil) engineer at the building permit stage of
development. Additional exploration may be appropriate.
Report Prepared By:
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Dennis Joule, P.E. EXPIRES 7-9-05
Page 8
1
Appendix A
Arial Vicinity Map and Topography
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g County makes ta representations or wartartties,expreu or impiied,as to accuracy,oompieteness,timeliness,or rights to the use of such
fortnation.IGng County shall not be qable for any general,special,indired,incidentai,or consequential damages indudi�g,but not limited to,
st reve�ues or bst profits resulGng from the use or misuse of the information contained on this map.Any sale of this map or information on
is ma is ibited exce t written rmission of ' Coun .
King CounN�GIS Center�News�Services�Comments�Search
By visitmg this a�d other King County web pages,you expressy agree to be bound by tertns and conditions of ihe site.The details.
' http://www5.metrokc.gov/servledcom.esri.esrimap.Esrimap?ServiceName=overview&Cl... 12/12/2004
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ng County makes no representations or wartanties,ezpress or impGed,as to accuracy,completeness,6meGness,or rights to the use of such
�fomiation.King County shall not be li�abfe for arry general.special,indrced,incidental,or co�sequential damages induding.but not limited to,
st revenues or bst profits resWti�g irom the use or misuse of tl�e infom►ation contai�ed on this map.Arry sale of this map or iniortnation on
's ma is rohibited ex written rtnission of Ki Coun .
King CounN�GIS Center�News�Services�Comments�Search
By visiting this and Wher IGng County web pages,you expressly agree to be bound by terms and oonditions ot tfie site.The details.
' http://www5.metrokc.gov/servledcom.esri.esrimap.Esrimap?ServiceName=overview&Cl... 12/12/2004
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Appendix B
Test Pit Logs
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SOIL LOG - TEST PIT No. 1
PROJECT: Pruss Property—I424 N. 40`''Street, Renton, WA DATE: 12-10-04
EXCAVATED BY: Hatachi EX40UR Trackhoe HOLE ELEVATION: 116'
DEPTH TO GROUNDWATER: INITIAL None FINAL -- LOGGED BY: DJ
SOIL DESCRIPTION COLOR MOISTURE CONSISTENCY SOIL TYPE DEPTH PENITR.. TORVANE
Silty Fine to Medium Grained SAND Brown Moist Loose SPN �
� ' --- -1- �
Medium �
Dense -2- �
Very Silty Fine SAND Gray �, Damp Medium SPL ; I
Brown Dense -3- � ',
Slightly Silty Medium Grained SAND Gray Damp Medium SPN I
' Brown Dense -4- ' I
,
' I
-5- i
-6- �
, � -7 - �
�
i -8-
' i
-9 - '� �
, ,
�
I �
i -10-
Bottom Hole 10' �
No Water -11-
�
I
� -12- �.'
; ;
'' -13- ; i
-14- '
,
� -15- �
�
i
�
; -16-
�
' -17- i
� ' '
� � -18- ;
� �
� I � -19- i
I '
�, -20- ;
;
; ; i
;
CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS
CLASSIFICATION SYSTEM - PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT -
TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL
DENNIS JOULE,P,E.
CIVIL ENGINEER
�
SOIL LOG - TEST PIT Na. 2
PROJECT: Pruss Property—1424 N. 40`k Street, Renton, WA DATE: 12-10-04
EXCAVATED BY: Hatachi EX40UR Trackhoe HOLE ELEVATION: 90'
DEPTH TO GROUNDWATER: INITIAL None FINAL -- LOGGED BY: DJ
SOIL DESCRIPTION ' COLOR MOISTURE CONSISTENCY SOIL TYPE DEPTH PENITR.. TORVANE
Slightly Silty Fine to Medium Grained SAND ' Gray � Moist Loose SPN
Brown 'I ------ -1- �
Dense � �
I
Medium , �'I -2- '., i
�
I -3-
I !
-4- �
� -5-
�
i
� -6-
I
� -7 - ; I
-8-
-9 -
- -10- ;
I ''
� -11- � �
Bottom Hole 11' ; i �
No Water , I -12- �
;
�
j -13-
- -14- '
�
;� �
��� �
-15- �
, i j
� I -16- ,
' I
� -17- , �
�
-18-
I
-19-
� -20-
I � i ,
i ;
CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS
CLASSIFICATION SYSTEM - PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT -
TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL
DENNIS JOULE, P.E.
ClG7L ENGINEER
�
SOIL LOG - TEST PIT No. 3
PROJECT: Pruss Properry—1424 N. 40"'Street, Renton, WA DATE: 12-10-04
EXCAVATED BY: Hatachi EX40UR Trackhoe HOLE ELEVATION: I10'
DEPTH TO GROUNDWATER: INITIAL None FINAL -- LOGGED BY: DJ
SOIL DESCRIPTION COLOR MOISTURE ; CONSISTENCY SOIL TYPE DEPTH PENITR.. TORVANE
Slightly Silty Fine to Medium Grained SAND Gray i Moist , Loose SPN
Brown ' � -1-
' Dense ; i
�� Medium -2-
-3-
i -4-
� ; ' -5- �
-6- '
i
-7 - �
;
-8-
-9 - ��
-10- !
Bottom Hole 9.5'
No Water -11-
-12-
-13-
�
-14- �
I
� ' -15- '
-16-
i
I -17-
� I
� -18- I
I � i ; !
' � -19- �
; ; �
' I -20-
i I
i
�
CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS
CLASSIFICATION SYSTEM - PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT -
TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL
DENNIS JOULE, P.E.
CIVIL ENGINEER
_
�
�
,
SQIL LOG - TEST PlT No. 4
PROJECT: Pruss Properry—1424 N. 40`h Street,Renton, WA DATE: 12-10-04
EXCAVATED BY: Hatachi EX40UR Trackhoe HOLE ELEVATION: 106'
DEPTH TO GROUNDWATER: INITIAL --
None FINAL LOGGED BY. DJ
SOIL DESCRIPTION COLOR MOISTURE CONSISTENCY � SOII TYPE ' DEPTH PENITR.. TORVANE
Slightly Silty Fine to Medium Grained SAND Gray Moist Loose SPN
Brown '� -1-
Dense
Medium -2- i
i
' -3-
-4-
I
-5-
�
-6- ,
� -7 - I
I
� -s-
-9 - ;
-10-
�
-11- �
�
I '12' � I
Bottom Hole 12' ' i
No Water -13-
-14-
-15-
�
-16- i �
� -17- � �
-18-
i
I i -19-
� �I -20- I ;
i I ,
CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS
i �- CLASSIFICATION SYSTEM - PENITR.INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT -
j TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOIL
I '
� DENNIS dOULE,P.E,
CIYIL ENGINEER
'
SOIL LOG - TEST PIT No, 5
PROJECT: Pruss Property—1424 N. 40`h Street, Renton, WA DATE: 12-10-04
EXCAVATED BY: Hatachi EX40UR Trackhoe HOLE ELEVATION: 119'
DEPTH TO GROUNDWATER: INITIAL None FINAL -- LOGGED BY: DJ I
SOIL DESCRIPTION i COLOR MOISTURE ' CONSISTENCY I SOIL TYPE � DEPTH 'PENITR.. TORVANE
518 Crushed Rock Gra ; Moist ' Dense GPN � ;
Very Silty Fine to Medium Grained SAND ' Gray � Moist � Medium SPL II -1- �
Brown Dense
i _2_
�
-3-
� -4- I ; �
Slightly Silty Fine to Medium Grained SAND Gray Damp Medium i SPN i '� i
With Rounded Gravel (Clasts to 3") Brown Dense , -5- �
I , ��
-6- �
-7 - I
i
� ,
� -8- �
� �
-9 - �
Bottom Hole 9' i ' '
No Water � � -10-
i
�
-11- �
-12- �
i
-13- I
�
� ;
-14- '
�
� -15-
,
�
-16-
i -17-
� '' -18- ! I
�' ,I _ i i
� '19 , �
, , -20-
ICONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS
� ' CLASSIFICATION SYSTEM - PENITR. INDICATES READINGS TAKEN WITH A SOILTEST POCKET PENITROMETER INSTRUMENT -
TORVANE INDICATES READINGS TAKEN WITH A SOILTEST HAND TORVANE INSTRUMENT SOI�
DENNIS JOULE�P,E.
CIVIL ENGINEER
I '
i
�
SECTION 7
OTHER PERMITS
j .
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i
SECTION 8 i
ESC ANALYSIS AND DESIGN
;
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SECTION 9
BOND QUANTITIES, FACILITY SUI��IMARIES, AND
DECLARATION OF COVENANT
' � .
SECTION 10
OPERATIONS AND MAINTENANCE MANUAL