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Home My WebLink About03231 - Technical Information Report� F .1AEGER �l`ICII`IEERIhiC ' 94 i 9 S. 204 P�..ACE - KErrr, WASH�NGTON 9803 i PHONE (253) 850-0934 Fa►�c (253) 850-0 i 55 � � nl ' (�l August 24, 2004 TECHNICAL INFORMATI�N REPORT JERICHO PLAT 35 LOTS NE 4TH STREET @ JERICH4 AVE. NE RENTON, WA. PREPARED FOR: ��:��,�� Norris Homes ,'r� �,�' 10516 172°d Ct. SE ��`�� '��° � � Renton, WA. 98059 � (425) 793-1636 � , . �+ ' ;► ,:� � _.� ° . �r�e r�a �iti 4-.� .�,`� / �. +� 1 �L�L�:�.�'�' �j�.;�0'�' PREPARED BY. �� o.._.d..�.., . i��R�� _ _.:�_ ...n.�.�,.___ _ James J. Jaeger, P.E. �sJcC� fVE�D � .," '� � 2��+ . � _ _�\ArQ C.`['i-i i�;•_r- '' 3z3/ - I. OVERVIEW The approved preliminary plat consists of four existing residential lots with a iota! area of 5.36 ocres. The project will subdivide these 4 lots into 35 single family resfdentia! lots. There are three existing hovses, garages and other improvements currently on the lot. There are no wetlands, streams, ditches or other water courses on this property. The property is bordered on csll sides by medium sized residential lots, similar to the proposed subject plat. To the north and east of the property are the NE 4m St. and Jericho Ave. NE right-of-ways. The southwest property corner is the low area of the site. The existing drainage exits the property near this location and flows onto the neighboring lots and into o wetland area to the sovthwest. There are no drerinoge improvements currentiy on the site. Water, sewer and power/phone can be accessed from NE 4th St. along the norfh frontage of the properfy. Two of the existing driveways are connected to NE 4th St. The third existing driveway connects to Jericho Ave. NE. This will also be the location of a new east/west intemal plat road that will connect Jericho Ave. NE to an extension of Hoquiam Ave. NE to the west. The new internal streets will be public roads. There will be a sidewalk on both sides of the new roads. The internal roads will be 32 ft. wide and constructed to City standards � with asphalt surfacing and vertical curbs, with the pavement crowned in the center. The properfy in its current condition has a several groups of trees and is primarily covered with brush, tall grass and lawn. The trees ore shown on the grading and tree plan. There also is a small amount residential landscaping associated with the ewsting houses. The site slopes down from the northeost, to the low areo neor the southwest property corner. The average slope is approx. 5% . There is a steeper slope near the center of the property, but this does not exceed 9%. The drainage detention facility will be designed in accordance with the 1998 King County Surfoce Water Design Manual, with a level 2 detention standard. The proposed drainage will be collected by catch basins within the new road and routed to a detention pond. The pond will also serve as a water quality enhancement facility by providing dead storage "wetpond " volume under the detention volume. The site soils are si(ty loams near the iower areos and sands in the higher areas. However, the lots are too small to qualify for individual lot infiltration systems per the restrictions in the County Drainage Manual. The drainage vault will be cast-in- lace concrete and will be permitted under a separate building permit. The pon will be � an scape as recommended by the City. • - , — J/ Page 1 ot 2 J ' King County Buitding and Land Development Division TECHNICAL INFORMATION REPORT (TIR} WORKSHEET ', - . . � - . . . ' • t • � M'� ' • ProjectOwner RR1S ' ►►Y1 S ' ProjectName ��l'� �Q 1 �� ' Address f�s� IlZ nv�C�. 5� ��n , �t� Location I Phone �Q 3 - ��3�+ _�'S� Township � � Project Engineer � e S �T�2$�X Ran9e � Section � � Company h go Project Size � A � I Address Phone S� �" 1 Upsiream Drainage Basin S¢e D AC �- � _p • i . . • �- �Subdivision Q DOF/G HPA 0 Shareline Managemert � Short Subdivision � CpE qp4 0 Rockery � Gradirg � DOE Dam Safety �Slructural Vaulis � Commercial � FEF�4A Floodplain 0 Other � � O;her � COE vJetlands � HPA � «. � �� i n � • . � . -. � Cornmuni?y (��1 D� ��I�.l,Z�t�, � ` � --- Draina�e Basin � �� ,v� _ �-,�. .� I C' R've� � Floodplain ' ;_j Stream � Wetl2nds I I � Cri;icaf SLeam Reach �l Seeps/Springs � � Depressions%Swales `-1 High Groundwater Tabie ' C La;ce ;� Groundw2ter Recharge � C' S;eep S;opes �� Oiher _ __ ;� Lakeside�crosicn H�za�d I ��rs�- i � __ - '• + - �� Sci;Ty,ra S.�;,�s Erosio. Pcte� ti� Eresive Veloc�ties �;��/- —�_'Lo_=�s'/J - -- -�fl��,---- —�-�-�-'s�--- � ' ' -- Ad�itic�a'S�eets A."�a'c�ed �;;, Page 2 ot� King County Buliding and Land Development Divlslon i � TECHNICAL INFORMATION REPORT (TIR) WORKSHEET j / � . • � � . �I I REFERENCE LIMITATION/SITE CONSTRAINT � Ch.d-Downstream Anaiysis ext 5'{� � I � � l ��n o� I � I0 0�•c�--. O ' O 0 Additional Sheets Attatched � �� MINIMUM ESC REOUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION FOLLOWING CONSTRUCTION � Sedimentalion Facililies ,�Stabilize Exposed Surface � Stabilized Consiruction Entrance �' Remove and Restore Temporary ESC Fadiities i ,�Perimeter Runoff Controi �Clean and Remove All Silt and Debris �Clearing and Grading Restrictions Ensure Operation of Permanent Fadfities � � Cover Practices � Flag Limits oi NGPES (�pt , J� Construction Sequence � Other I 0 Other ? � « �- �� 0 Grass Lined Channel � Tank � Intiltration �C�iT�lysis ; �Pipe System �Vault � Depression 1 -� , � Open Ch2nnel � Enercy Dissapztor 0 Flow Dis�ersal Compensa:ion.R�4itigatio� � Dry Pond �J �Netla�d 0 YVaiver oi Eliminated Site Storage � VJet Pond � Stream 0 Regional Detention �P` ' Brief Description of Sysiem Operation Co�� j�J S-{-t'cr� Qv'��r.s � C�5 �1� ; � c��-�.�� (-t-/ «��fi t�a..v l�a�o� o�t 5�ho�,��. f� s#-F-�t' Facility Related Site Limitations � Additional Sheets Aitatched Feference Faciii,y Liri,a;ion I -- - i ��i � i, i .. _ �,� ..i i : �Drainage E�sement y�Cast in Place Vauit � O:her I � Access Easement � Retaining V��all � Native Growih Protection Easement � � Rockery>4'H�gh � Tract , 0 StructuraJ on Steep Slope � Other � n . •.. -�..ti. . � � I or a civil engineer undef my supervision have visiled the site. 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ST. �, - - -- -- - - - - - _ _ _ _ N � - a ' a5B7/645 Q I8709280653. 5, 6, 7 a60�/,�_ � ' 4565/40f Q r' 42' nf.00/372 ° 30 �N---------- -------- -� ]35.7G 30 2_3 I 2aB.fa BS ' A� d . �5 20 � 2S � � n i � o I _ � n I � � N I p n „c_;% � � m�� « < �f1 � �, n, u, w � r'� '^� °� � a �o �. ��' � � Ii° _ �",t• o,�h4 ip ��:�'� �n � � 1 "' � . i '� . � c�' v �� e. ��p N , n^ nr�� o�� m � ,m �n iv r�m �VO GVp N � N 1D m i �O fD N �O � I � N � � rv r�1 0.70 AC ' ,9148 a3 ac .eg nc I �/ � 1.08 p• 1 �S � gplg f.63 AC / .58 �C 8047 r gp33 f35 24 �0 I 277 �� 42925 SF �B.aS � � C�-��— 67 _ �7 30 20 � � � - 1a0 30 � i h ( I � - �.e: ' - — - - - ,�l \?�Je h 1S �GCt�� [ ■t �� .,'' � � ,..^ .'� ^,*,�� l�._`,i � � .24 �C i = 'd 1(:,'� c - a � c .'`� N .`.r, in .�;Z, c g� .8� YY''f Y�^1 I � I� . - � � \t•' n ' . w ^ ,� �`.J N ' ^ ^^trJ p ^�`,' „ ^�he� i � i ,d0 A� .22 A .22 A �;-� � �9aS2• '� O � 4 , 22 AC .30 aC .27 a �Z-�� + p�p 7575� 7�9f� ' � 8t�8 � g� 9tJ1 9092 �y�` .23 AC � m tih,� OSSO 0540 �,I � � �20 �> >o -� � � P��. � _ - F� oo eo s� Fo eo N� w ^- - - -- - - 637.70 � N - � . Q _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ NE 3RD ST Io ,�,, N Nes-.�-�aw a�o.s� � g� e2 72 72 72 �� 6.80 68.60 6B 6f � �9 I � a o � �a� �^' �'n' �a'� �� - tD � �7 Ul o� Ifl � O I C`�� N O O Y1 1Q'fJ � �p "' n .? „c,� r? n� ��,�' o ��,2 0 � .,'� i , � - ✓ � II. CORE DRAINAGE REQUIREMENTS 1 . Discharge at Naturai Location: The existing site currently sheet flows across the properfy to fihe southwest property corner. It crosses the adjacent large, undeveloped parcel to the southwest and into the wetland within that porcel. The wetland is a fringe wetland for the small stream that flows along the west property line of the adjocent parcel to the southwest. The proposed drainage system will collect the runoff into the pond and discharge it into a pipe that runs west along NE 4tn St. This pipe will discharge into the some stream fihat feeds the wetland area within the parcel to the southwest. � 2. Off-Site Analysis: An upstream and downstream drainage analysis has been performed and is detailed �n sect�on III of this reporf. 3. Runoff Control: This project is providing a 1998 King County level 2 standard flow control. This matches storm duration for the half 2 year through the 50 year storm event. It matches peak flows for the half 2 year event. The flow control will be accomplished using a detention pond with an orifice type flow restrictor. 4. Conveyance System: The project will provide conveyance piping for the street drainage and the lot roof downspouts. The piping will be sized to handle the 100 year developed storm event. 5. Erosion and Sedimentation Control Plan: An erosion control plan will be prepared and will be included with the engineering plans. This erosion control system will include silt fencing along the west and south properfy fines, construction entrance, seeding 8� mulching ond c�earing iimits. A sediment pond will be designed as parf of the initial grading and development of the site. 6. Maintenance and Opera#ion: The improvements to this site will dedicated to the City and will be maintained by #he City. The private driveways and drainage piping will be maintoined jointly by the applicable lots. 7. Bonds and Liability: The appropriate bonding and insurance #orms will be secured prior to any construction on the site. SPECIAL DRAINAGE REQUIREMENTS There are 12 special drainage requirements that may apply to any project. In this case, none of them apply to this project. I City ot Renton PUBL 1 C Department of P/anning/Building/Public Works HEAR/NG pREL/MIIVARY RFPORT TO THE HEAR/NG EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: May 11, 2004 Projecf Name: Jericho Preliminary Plat Owners: Ribera-Balko Ent. Family Ltd. Partnership 16400 Southcenter Pkwy. Suite 308 Seattle,WA 98088 Howard 8 Patricia Banasky 1402 N. 26th St. Renton, WA 98056 GWC, Inc. 24633 NE 133rd St. Quvall, tiNA 98019 Applicant: Terry DeFoor GWC, Inc. 24633 NE 133rd St. Duvall, WA 98019 Contact: James Jaeger, Jaeger Engineering, 9419 S. 204'" PL Kent,�NA 98031 File Number. LUA-04-031, ECF, PP Project Manager.� Susan Fiala, AICP Project Descripiion: The applicant is requesting Environmental (SEPA) Review and Preliminar�r P12t approval for a 36 lot subdivision of a five parcel, 5.31 acre site. The four parcels, 4.22 acres, to be subdivided into 27 lots are within the Residential — 8 (R-8) zoning designation. The 1.09 acre parcel to be subdivided into 9 lots is within the Residential —10 (R-10) zone. The 36 proposed lots are intended for the eventual development of detached singie f2mily homes - lots ranging in size from 3,750 square feet to 7,477 square feet. Three single family �esidences 2nd all outbuildings are proposed to be demolished or removed. Access is proposed via Jericho Ave. NE, Hoquiam Ave. NE, a new public road and private streets and easements tivi;hin the plat. Project Location: 355 Jericho Ave. NE (south side of NE 4'r St. &from Hoqui2m to Jericho Ave. NE) , I � � a� �F+-,r��; �r� j u� ..I � . ;• .. ,.. "�, � '` I[�'G i>��` C •�'`�' I .�oi �� '•' �...• r.. .Y �� e<]�C eU�rl� - t.i 4G � r^ I � , .z i.,. i� �I — n �(Z 0. � �� lnsG�-t FHM�L . " E � � ,� ��I RES�D. i A�l1� 4`iV O "� ,�~ � � �= r;�• .� 5'_j t 4 F �� 6 - NE �.;-, _. �- -- - _ _- - -� " ----- - - — I� _„ J V r�• —r.: 4 _ ._. 4, -`� � �l � -y' =� 4 ��: li' �s` - :� �o�` r: � ,��: - a � - - - _ z '_ �`��, _d. ,�o A � � E �? c� � ' _- �— � • r U a; r.� -=� 4 mk : � � ,.,. ,�. � i� ��4"�cr�� 'sNc-� F+,K��Y ' JFGI��'sc�c `� £ESiD� .cr., ._. 3 >� . :.i : ��T�� J Cirr uw,�T- ° n �a� 7 �'—z—� 0 - �'.I 6:e 'Ek '�''� � a �� ,� „i �» I� `� �� „�,„ ��J� �� C:� _ H ...ac i �; � Ci�VL" 6 � � .� �� i.� � _.�'��__/�1� = � : _ —' �I y '_r c��s<E3' ^i-9 i= .6 J o: � C�T'I :�"�F' C �:8.• , t - ��, � ,�- ,,, � ,�, �.:�� .;�' � 1� �� ' �� - ..t'�,�--�'--',�_� ' - , '' ,�., r.,i -� ; i � 1 . .t r-� -�", ' I -�<< . , , , � Crfy ol Renton PB/PW Deparfinen! Prel;minary RepoR to the Hearing Examiner JERICNOPRELIMlNARYPLA7 LUA-04-031, ECF, PP PUBLlC NEARfNG DATE:MAY 1!, 2004 Page 2 0l 12 B. HEARING EXH/BITS: Exhibit 1: Project file{"yellow file")containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Neighborhood Detail Map (dated 03/05/2004) Exhibit 3: Preliminary Plat Plan (dated 04/26/2004) Exhibit 4: Grading and Tree Plan (dated 03/0512004) Exhibit 5: Zoning Map: Sheet F6 East (dated 12/04/2003) C. GENERAL lNFORMATION: 1. Owners of Record: Ribera-Balko Ent. Family Ltd. Partnership 16400 Southcenter Pkwy. Suite 308 Seattle, WA 98088 Howard & Patricia Banasky 1402 N. 26th St. Renton, WA 98056 GWC, Inc. 24633 NE 133rd St. Duvall, WA 98019 2. Zoning Designation: Residential—8(R-8) and Residential —10 {R-10) Dwelling Units per Acre 3. Comprehensive Plan Residential Singie Family(RSF) and Residential Options (RO) Land Use Designations: 4. Existing Site Use: Single Family Residential and associated outbuildings. 5. Neighborhood Characteristics: North: Single family residential; R-8 and R-10 zoning East: Single family residential; CC zoning South: Single f2mily residential; King County zoning and R-8 West: Singie family residential; R-10 zoning 6. Access: Hoquiam and Jericho Avenues NE 7. Site Area: 5.31 acres (231,304 square feet—gross area) 8. Project Data: Aiea Comments Existing Building Area: 3 homes and A11 structures to be removed,`demolished outbuildings New Building Area: NlA N/A Tofa!Building Area: N!A N/A D. HISTORICAUBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 4760 02/14/1998 Comprehensive Plan N/A 4776 04/21/1999 Zoning NIA 4776 04/21/1999 hexrpt_Jenc.ho.Coc ° Ciry of Renton PBlPW DepaRmenf Preliminary Repai to the Hearin�Examiner JERICHOPRELlM/NARYPLAT LUA-04-031, ECF,PP PUBLIC HEARlNG DATE:MAY 71, 2001 Page 3 0l 12 E. APPLICABLE SECT/ONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and P12n-General Requiremenis 2nd tti4inimum Standards Section 4-7-150: Streets—General Requirements and h�inimum Sta�dards Section 4-7-160: Residential Blocks —General Requirements and Minimum Siandards Section 4-7-170: Residential Lots—General Requirements and Mirimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Defnitions F. APPLICABLE SECT/ONS OF TNE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single F2mily and Resioential Options objeciives and policies; Residential Streets objectives and policies; Subdivision of L2nd objectives and policies. 2. Housing Element 3. Environmental Element G. DEPARTMENT AIJALYS/S: 1. PROJECT DESCRIPTION/BACKGROUND The applicant has proposed to subdivide a 5.31 —acre, five parcel site into 36 lots and one tract. The lots are intended for the eventual development of detached single family residences. The site � currently contains three single family residences and outbuildings proposed to be , removedldemolished. Four parcels are within the R-8 zoning designation and the rem2ining '� parcel is zoned R-10. �� Tract A would include the storm detention/water q�ality pond and be focated within the R-8 zoned portion of the plat. The applicant submitted several studies including: a geotechnical report, a wetland reconnaissance, a traffic impact analysis and a preliminary storm drainage report. Site preparation for development of the plat would include the removal of vegetation 2nd trees `or roadways, utilities and buil�ir,g pads. Several est�blished fir trees f�ontina NE 4'h St. are proposed to remain. hexrpt_Jericho.doc � C;ty o/Renton P/&pW Department Prelrminary Report to the Hearing Examiner JERlCHOPRELIMlNARYPLAT LUA-04-031, ECF, PP PlJBLIC NEAR/NG DATE:MAY 11, 2004 Page 4 0l 12 Access to the site would be provided via NE 4`" Street to Jericho or Hoquiam Avenues NE and one new internal road ( NE 3`� St.). The internal road would be constructed at a reduced right-of- way width of 42 feet with 32 feet of pavement. All lots would gain access directly to the public roads via private access easements, private streets or individual driveways. Street improvements including curb, gutter, sidewalk, lighting and ROW dedication are required and would be provided. The site has two separate zoning designations. The portion of the plat, with 27 lots proposed, located befinreen Jericho and Hoquiam Ave. NE is zoned Residential — 8 (R-8) dwelling units per acre. The R-8 zone allows residential densities that range from a minimum of 5.0 dulac to a maximum of 8.0 du/ac. The proposed plat would arrive at a net density of 7.99 dulac after the deduction of public roadways from the gross acreage of the R-8 portion. The Residential - 10 (R- 10) portion is west of Hoquiam Ave. NE. The R-10 zone allows a density range of 7.0 to 10.0 du/ac for attached and semi-attached dwellings with a bonus up to 13.0 du/ac provided atl detached dwellings would be developed. Nine lots are proposed within the R-10 at a density of 10.84 du/ac. The Comprehensive Plan designates the site as Residential Single Family and Residential Options. The Environmental Review Committee placed five mitigation measures on the project including those addressing erosion and mitigation fees. The plat is divided into three areas. Lots 1 through 11 and Tract A are arranged in a linear fashion to the north of NE 3rd St. Lots 12 through 27 are to the south of NE 3`d St. and are arranged with front yards facing NE 3`� St. and the second tier of lots would be parallel to the south property line. The proposed lots would range from 3,750 square feet to 7,477 square feet in size and generally be rectangular in shape (lot lines at right angles). Site preparation for development of the plat would include the removal of vegetation and trees for '� roadways, utilities and building p2ds. The project would also include the installation of utilities and the dedication of public rights-of-way. Approximately one acre of the si;e area is identified as street right-of-way dedication for Jericho and Hoquiam Avenues NE and NE 3rd St. to the City of Renton. Tract A covers 13,340 square feet and the private street is 2,553 sq. ft. in area. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on April 13, 2004, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Stonehaven Preliminary Plat. The DNS-M included five (5) mitigation measures. A 14-day appeal period commenced on April 19. 2004 and ended on May 3, 2004. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC} issued the following mitigation measures with the Determination of Non- Significance—Mitigated (DNS-M): 1. The pro`ect shall be required fo be designed and comply wifh the Deparfinent of Ecology's (DOE) Erosion and Sediment Confro! Requirements, outlined in Volume ll of the 2001 Stormwater Managemenf Manual. 2. The storm drainage system sha!! be designed according to the 1998 King County Surface Wafer Desrgn Manual to meet both detenfion (Level 2 flow contro!) and water quality. 3. The applicanf shall pay the appropriate Fire Mifigafion Fee based on a rafe of�488.G0 per new single famrly lot. The fee shall be paid prior to the recording of the frna!plat. hexr�t_Jericho.doc � City of Renton P/&PW DepaRmen! Praliminary Report to the HearinQ Examiner II JERlCHO PRELlM/NARY PLAT L UA-04-031,ECF, PP I PU8L1C HEARfNG DATE:MAY 11,2004 Page 5 0l 12 � 4. The applicani shall pay fhe appropnafe Traffic Mifigafion Fee based on$75.00 per each new average daily trip associal2d wiih the projecf. The fee shall be paid prior to ihe recording of the fina!plat. 5. The applicani shall pay the appropriate Parks Mitigation Fee based on �'530.76 per new single family lot. The fee shall be paid prior to the recording of the final plat. 4. STAFF REVIEW COMMENTS Representatives from �arious city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the o�cial file, and the essence of the comments has been incorporaied into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: App�oval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision m2kers in the review of the subdivision: (a) Compliance wiih the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) and Residential Options (RO) on the Comprehensive Plan L2nd Use Map. The objective established by the RSF designation is to protect and enhance single family neighborhoods. Residential Options designation is to create new, lower-density neighborhoods in a traditional development style while at the same time support infill development. The proposal is consistent with both the RSF and RO designations in that it would provide for the future construction of single family homes and would promote goals of infili development. The proposed plat is consistent with the following Residential Single Family and Residential Options policies: Land Use Element Resideniial Single Family Policy LU-34. Net developmert densiiies should fall �vithin a range of 5 to 8 dwelling units per acre in Resideniiaf Single Family neighborhoods. The proposed plat h2s a net density of 7.�9 du/acre which is within the 211o�va5le density range. Policy LU-35. A minimum lot size of 4,500 square feet should be allowed in single family: residentia! neighborhoods except when flexible development standards are used for project review. All 27 lots equal or exceed the minimum of 4,500 square feet. The smallest lot is 4,500 square feet and the largest lot is 7,477 square feet. Policy LU-70. Streeis, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an inferconneciing nefwork. The extensive or predominant use of cul-de- sacs and pipestems should be discouraged for new development. A "flexibJe gridA pattem of streefs and pafhways should be used to connecf adjacent and fufure development. The new , internal street would interconnect with the grid of Hoquiam and Jericho Avenues NE. Policy LU-73. Residenfial sfreeis should be constructed to the narrowest widihs (distance from curb to curb) feasible without impeding emergency vehicle access. A reduced right-of-way from the standard 50 feet for residential streets to 42 feet wide is proposed for the internal road. Residential Options ' Policy LU-48. Buildings should front ihe streef rather ihan be organized around interic� courtyards orparking areas. The rine lots within the R-10 portion would h2ve the front yard facing '� either a priva!e �ccess ease-ner.t or a private street. I he�rpt_Jerichc.doc li I City ol kenton P/&PW DepaRment Preliminary Report to the Heanng Examrne� JERlCHO PRELlMlNARY PLAT LUA-04-031, ECF, PP PUBLIC HEARlNG DATE:MAY 1 i, 2004 Page 6 0l 12 Policy LU-51. The net development densities should be 10 dwefling units per acre. !f 100% of fhe dwelling units are detached, a density bonus may be a!lowed to a maximum of 13 dwe!ling units per acre. The proposed density for nine lots for detached single family homes on the R-10 parcel would be 10.84 du/ac. Housinq Element The proposal should be consistent with the Comprehensive P/an Housing Elemeni. The addition of 36 new single family homes to an underutilized property would increase the City's housing supply, thereby furthering an objective of the City of Renton. Policy H-4, "Encourage infill development as a means to increase capacity," would be addressed by this project. En�ironmental Element The proposal should 6e consistenf wifh the Comprehensive PJan Environmental E/ement. The applicant submitted a Wetland Reconnaissance Letter and graphic prepared by Habitat Technologies, dated February 6, 2004. The submittal indicated that no wetlands were found on the subject site. The two areas within a small ponded depression located in the southwest corner of the site were found not to have hydric soils. Therefore, no further mitigation was recommended as no wetlands are present. (b) Complrance with the Underfying Zoning Designation. The 5.31 - acre site (gross area) consists of five parcels. The four parcels to the east of Hoquiam Ave. NE are designated Residential — 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The 1.09 acre parcel to the west of Hoquiam Ave. NE is designated Residential — 10 Dwelling Units per Acre (R- 10)_ The proposed development allows for the future construction of up to 36 d�velling units along with associated plat improvements. Density— R-8: The aliowed density range in the R-8 zone is a minimum of 5.0 to a maximum of 8.0 dweiling units per acre (du!ac) for lots exceeding 0.50-acre in size. Net density is cafculated after public rights-of-way and priv2te streets serving more than three lots are deducted from the gross acreage of the site. After the deduction of 30,590 sguare feet from the 183,823 gross square foot parcel (183,823 gross square feet— 36,590 square feet totai deducted area = 147,233 net square feet / 3.38 net acres), the proposat would arrive at a net density of 7.99 dwelling units per acre (27 units / 3.38 acres = 7.99 du/ac). R-10: The ailowed density range in the R-10 z�ne is a minimum of 7.0 to a maximum of 10.0 dwelling units per acre (du/ac). The maximum permitted density may be increased to 13.0 du/ac provided all detached single family structures are proposed. After the deduction of 11,326 sq. ft. from the 47,480 gross sq. ft. parcel (47,480 sq. ft. - 11,326 sq. ft. = 36,154 net sq. ft./0.83 net acres), the proposal would arrive at a net density of 10.84 dwelling units per acre (9 unitsl 0.83 acres = 10.84 du/ac). The applicant is proposing to construct nine detached single family residences on the nine lots. The bonus density allows for the increase above the maximum of 10 dulac to 13 dulac for this portion of the plat. To ensure that the plat the bonus density for detached units is complied with, staff recommends as a condition of approvai that a restrictive covenant be placed on the final plat stating to the effect that"All detached dwellings are proposed within the R-10 zoning designation of the plat with a permitted density up to 13.00 du/ac. Any change to the unit mix shall require the density and unit mix requirements of the R-10 zone to be complied with and reviewed by the City of Renton." ' i The proposed plat complies with density and unit mix requirements for both the R-8 and R-10 ', zoning designations. I Dwellinq Unit h4ix — When proposing full subdivisions, the R-10 zone requires the provision of a I minimum of 50% to a maximum of 100% of detached or semi-attached dweliing units. However, I as previously stated, the applicant is proposing 100% detached single-family units. � hexrpt_Jericho.doc ' Ciry ol Renton P/3/PW Department Preliminary Repor!!o the Hearinp Exam;nei JER/CHO PRELiMlNARY PLAT LUA-04-031, ECF, PP I PUBLIC HEAR/NG DATE:MAY t 1,200� Page 7 0/12 I . Lot Dimensions — The plat plan (Exhibit 3) was analyzed to determine compliance with the R-8 , and R-10 development standards. t R-8: The R-8 zone applies to Lots 1 through 27. The minimum lot width requires 50 feet for interior lots and 60 feet for comer lots and a lot depth of 65 feet. Lot widths proposed generally range from 50 to 65 feet and lot depths are proposed from 76 to 100 feet. Lot 25 is an irregularly shaped lot. Adequate width and depth are provided; however, the yards have not been designated. Please see discussion on setbacks. Lot sizes would be equal to or greater than the minimum of 4,500 square feet; the smallest lot would be 4,500 square feet and the largest would be 7,477 square feet. R-10: The R-10 zone applies to Lots 28 through 36. Staff has indicated to the applicant that the lots on this portion of the plat are not numbered sequentially from the R-8 portion. Exhibit 3 labels the lots as 30 through 38; however, these should be numbered as: OLD LOT NUMBER NEW LOT NUMBER 30 28 31 29 32 30 33 31 34 32 35 33 36 34 37 35 38 36 Staff recommends as a condition of approval that the applicant submit P�1T's (8 %z x 11) for a!I revised drawings with the correct lot numbering prior to recording of the fin21 plat. Density requirements take precedence over the minimum lot size st2ndards. For detached dwelling units the minimum lot size is 3,000 sq. ft. per unit. The minimum lot width is 30 ft. for interior lots and 40 ft. for corner lots and 55 ft. for the minimum lot depth. All lots are proposed io have a lot �a�idth of 45 ft. and depths ranging from 86 to 101 ft. Lot sizes ��.�ould be gre2ter than the minimum of 3,000 square feet; the smallest lot vrould be 3,750 square feet and the largest would be 4,426 square feet. All lots comply with the lot dimension requirements. The plat would create 36 lots and tvro tracts with the following sizes: Please note that old lot number as shown on Exhibit 3 is in "()": Lot Area s uare feet Pro osed Access Zonin 1 5504 NE 3` St. R-8 2 5473 NE 3` St. R-8 3 5266 20 ft. easement R-8 4 4500 20 ft. easement R-8 5 5532 20 ft. easement R-8 6 4986 NE 3 St. R-8 7 4651 NE 3` St. R-8 8 4650 NE 3` St. R-8 9 4650 �E 3` St. R-8 10 4500 N E 3' St. R-8 11 4500 NE 3` St. R-8 hexrpt_Jencho.doc � City ol Rer,ton P,BJP'✓Y Departmenf Preliminary RepoR to!he Neanng Examrr.er JERICHO PREUM;NARY PLAT L!lA-04-031,ECF, PP PUBLIC HEARING DATE:MAY 11, 2004 Page 8 0/12 Lot Area s uare feet Pro osed Access Zonin 12 5386 N E 3` St. R-8 13 4502 Ho uiam Ave. NE R-8 14 4600 NE 3` St. R-8 15 4600 NE 3` St. R-8 16 4502 15' easement R-8 17 6578 NE 3` St. R-8 18 4502 20'easement R-8 19 4600 NE 3` St. R-8 20 4525 20'easement R-8 21 4600 NE 3` St. R-8 22 4547 20' easement R-8 23 4600 NE 3` St. R-8 24 4547 2�'easement R-8 25 7477 NE 3` St. R-8 26 4626 NE 3� St. R-8 27 4500 NE 3` St. R-8 28 (30) 3750 20' easement R-10 29 31 3884 20' easement R-10 30 32 4334 20' easement R-10 31 33) 4215 Private Street R-10 32 34) 3884 Private Street R-10 33 35 3884 Private Street R-10 34 36 3960 Private Street R-10 35 37 3960 Private Street R-10 36 38 4�26 Private Street R-10 Tract A 13340 N/A � Setbacks— R-8: The plat plan includes setback lines for each lot showing potential building envelopes within the R-8 zoned parceis. Buiiding'setbacks as required by the R-8 zone, including front and rear yard setbacks of 20 feet, comer side yard setback of 15 feet and interior side yard setbacks of 5 ' feet. A front yard setback of 15 feet is ailowed for the primary structure and 20 feet for attached garages which access from the front yard street for those streets created after September 1, 1995. These setbacks would be applicable for this subject plat as the pubiic road would be newly constructed. The setbacks have been shown on the plat. The yard orientation, which is not clearly evident for ail lots, has not been designated. Lots 1, 3, 12 and 27 are corner lots. The following yard orientations are recommended for the subject lots and is a recommended condition of approval: • Lot 1: Front yard on NE 3�d St. • Lot 3: Front yard to 20 ft. driveway easement. ■ Lot 12: Front yard to NE 3rd St. Staff also recommends as a condition of approval that no lot is to gain direct access to either Jericho Ave. NE or Hoquiam Ave. NE. This wouid preclude Lot 13 from a separate driveway to Hoquiam Ave. NE. A 15 foot easement is shown to provide access to Lot 16, staff recommends that this driveway easement be widened to 20 feet and provide access to both Lots 13 and 16 as a condition of approval. R-10: The R-10 zone requires a front yard setback of 10 feet for the primary structure and 20 feet for the garage (on streets created after March 1, 1995), rear yard setbacks of 15 feet, interior side yard setbacks of 5 feet, and side yard along streets setbacks of 10 feet. The plat plan shovrs building envelopes meeting the required setbacks. As stated, staff recommends as a condition of approval that no lot is to gain direct access to either Jericho Ave. NE or Hoquiam Ave. NE. hexrpt_Jencho.doc ` Ciry ol Renton P,BPW Depariment Preliminary RepoR fo the Hearinp Examiner JERlCNO PRELlMlNARY PLAT LUA-0<-031, ECF,PP PUBUC NEARlNG DATE:MAY 11,2004 PaDe 9 of 12 Buildinq Standards — The R-8 and R-10 zones permit one single family residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in si2e. Accessory structures are permitted only when associated with a primary structure located on the same parcel. . Several single family residences and outbuildings are shown as existing on the site. Staff recommends as a condition of approval that the applicant obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior io the recording of the final plat. Building height in the R-8 and R-10 zones is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-8 zone restricts lots greater than 5,000 square feet in size with a maximum building coverage oi 35%or 2,500 square feet, whichever is greater. The R-10 zone restricts building height to 30 feet and 2-stories. For detached units, lot coverage by buildings is limited to 70% and total impervious area is limited to 75%. The proposal's compliance with these building standards would be verified prior to the issuance of individual building permits. (c) Compliance wrth Subdivision Regu/ations. Lot Arranoement: Side !ot lines a�e to be at righf ang/es to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requrrements of ihe Street/mprovement Ordrnance. The side lot lines of the proposed lots are generally at right angles to street lines. Lot 25, within the R-8 zone, follows the curve of NE 3rd St. lt appears from the plat plan, Exhibit 3 that the front and side yard along a sVeet would face NE 3rd St. and the rear yard would be a 20 ft. driveway easement. Staff recommends that the applicant demonstrate that this lot provides a front and rear yard and adequate building envelope as part of the plat revisions as discussed in the following sections on Lots and Access. All lots would g2in access to public roadways either directly, or via private street or access easements. As proposed, lots generally comply with arrangement and access requirements of the Subdivision Regulations, except as stated above. Lots: The size, shape and orientotion of lots shall meet the minimum area and width requirements of ihe applicable zoning classification and shal! be approprioie for ihe type of development and use contem,plated. On the initial plat pl2n submitted, NE 3rd St. did not meet the requirement for queuing distznce from NE 4`" St. (see section on Access for further discussion) and the plat 12yout included lots parallel to the south property line within the R-8 portion. Staff inet with the ApplicanYs engineer to , discuss these issues whereupon staff provided a conceptual revised lot layout which at the onset ', appeared amen2ble to the Project Engineer. ' A revised plat was submitted on April 26, 2004 providing adequate queue distance on Jericho but not on Hoquiam and a single tier of lots on the northem property line was shown but the south lois rem2in parallel to the south property line (Lots 13, 16, 18, 20, 22, 24, 26 and 27). The orientation of these lots creates side yards abutting rear yards of residential lots to the south of the subject plat located within King County and would also create side yards along rear and front yards of lots along the south side of NE 3rd St. within the subject plat. Staff recommends as a condition of approval that the applicant revise the plat to address the traffic Gueuing distance while re-orienting lots (see section on Access and Street Improvements for discussion). Each of the proposed lots satisfies the minimum lot area and dimension requirements of the R-8 zone. The plat plan does include setback lines for each lot showing potential bui(ding envelopes and when considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of detached single family homes. hexrpt_Jericho dx � City ol Renton P/SiPW Depariment Preliminary Report fo the Hearing Examiner JERfCHOPRELl�rf1NARYPLAT LUA-04-031, ECF, PP PUBL/C HEARING DATE.•MAY 1 i,2004 Page 10 of 12 Propertv Corners at lnfersections: AI! lof corners at intersections of dedicated public rights-of- way, except al/eys, shal!have minimum radius of 15 feet. The proposed subdivision would create Lots 1, 3, 12, 27 and 28 (Lot 30) to be located at the intersection of pubiic rights-of-way. The proposed radius for these lots would meet code, all would have a radius of 25 feet. (d) Reasonableness of Proposed Boundaries Access and Street lmprovements: Access to the site is proposed via NE 4'" Street to Jericho and Hoquiam Avenues NE, an internal road (NE 3�d St.�, a private street and private access easements. Dedication of right-of-way for both Jericho and Hoquiam Avenues NE is required as well as street improvements for all pubiic roads including curb, gutter, sidewalk and street lighting. Exhibit 3 was reviewed for access and lot layout. As proposed, NE 3rd Street is not loc2ted an adequate distance for safe turning movements and queuing at Hoquiam Ave. NE. Staff recommends as a condition of approval that the plat be redesigned to provide a minimum of 160 feet length from the south curb of NE 4'" St. to the norih curb of Hoquiam Ave. NE. Additionally, the intersection is proposed to be signalized. Staff also recommends as a condition of approval that the applicant provides a roadway section on Hoquiam Ave. NE based upon design requirements for proposed tra�c signal and is to accommodate one through lane in each direction and a left turn lane from NE 4`"Street to the proposed new internal street (NE 3ro St.). The plat would provide adequate distance at the signalized intersection of NE 4'" St. and Jericho Ave. NE. The traffic study stated that an estimated average queue length should be approximately 164 feet. Although the plat shows the required distance, st2ff recommends as a condition of approval that a minimum of 160 feet length from the south curb of NE 4'" St. to the north curb of the new internal road along Jericho Ave. NE is m2intained. Staff notes that the revision of the plat to address the queue distance essenti211y alters other recommended pl2t conditions, i.e. lot numbering, lot orientation, etc.; therefore, those conditions would remain applicable under similar circumstances regardless of lot re-numbering. To further ensure safe queuing distances and turning movements, staff also recommends that no direct access from any lot within the pl2t shall be allowed onto NE 4�" Street. Also, no direct access from any lot within the first 160 feet from the south curb line of NE 4`" Street lot is to be � allowed onto Hoquiam Ave. NE or Jericho Ave. NE. Staff recommends the estabiishment of a homeowner's association or maintenance agreernent for all common improvements, including but not limited to: utility and access easements, stormwater facilities and tracts, as a condition of preliminary plat approval. Topoqraphv: The site can be described as generally level with the steepest slope of 9.0°/a near the center of the property. The soils are a silty, sandy, loam near the lower portions of the site {south and west portions). The higher areas of the property have a more sandy soil. There are 25 trees on-site of which 10 would potentialiy remain. The trees include cedar, fir, maple, poplar, cottonwood, locust and walnut. Within the R-10 portion of the site, a(ong the NE 4th Street frontage a line of fir trees are proposed to remain. The remainder of the site would be cleared for the constn�ction of homes, roads and storm detention as depicted on the tree inventory plan which also identifies the location of all trees and the clearing area. Relationship to Exisfinq Uses: The subject site currently contains several existing single family residences proposed to be removed and/or demolished. Single family residential is located to the immediate west, east and south developed under both the City of Renton and King County. To the north of S. 47`h St. is undeveloped land within the City of Renton. The proposed single family subdivision is compatible with these existing uses. Please see discussion under Lots for yard orientation and the relation to existing residential development. The site fronts NE 4'"Street designated as a major arterial. To ensure that the lots are adequately buffered from the street as welf as re�ucing the barren appearance of solid fencing along the hexrpt_Jericho.doc 1 ' Ci,+y ol Renton P/£i�PW rJepa.�r,�ent Prelrminary RepoR to the Heann�Exam;ner JERlCHO PRELIMlN.4RY PLAT LUA-04-031, ECF, PP PUBL/C HEARrNG DATE:MAY 11,2D04 Page 11 0112 . street frontage, staff recommends as a condition of approvai that the applicant submit a landscape pian providing a minimum of five feet of landscaping and a fence design for review and approval. (e) Availability and Impact on Public Services(Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. The Environmental Review Committee imposed a Fire Mitigation Fee in�rder to mitigate the project's potential impacts to emergency services. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are no existing recreational facilities in the immediate vicinity of the subject property and it is anticipated that the proposed development would generate additional users of existing City park and recreational facilities and programs. As required by the Environmental Review Committee, a Parks Mitigation Fee will be required prior to the recording oi the final p�at. Schools: The site is located within the boundaries of the Renton School District No_ 403. Based on the student generation factor, the proposed plat woufd potentially result in sixteen (16) additional students (0.44 x 36 = 15.84). The schools would include: Maplewood Heights Elementary, McKnight Middle School and Hazen High School. Storm Drainaqe/Surface Water.� The applicant has submitted a Preliminary Technical Information Report prepared by Jaeger Engineering, Inc. The existing site currently sheet flows across the property to the southwest corner. The runoff crosses the adjacent large, undeveloped parcel to ' the southwest and into the wetland within that parcel. The wetland is a fringe wetland for ;he small stream that flows along the west property line of the adjacent parcel to the southwest. The proposed drainage will be collected by catch basins within the new road and rouied to a detention vault within Tract A. The vault will also serve as a water quality enhancement facility by providing dead storage "wetpond" volume under the detention volume as aliowed for a vret vault. The ERC placed a mitig2tion measure on the project that the storm dr2inage system is designed to meet both detention (Level 2 flo�v control) and �vater quality per the 1998 King County Surface Water Dr2inage Manual. Furthermore, staff recommends as a condition of approval that Tract A for drainage be fenced and landscaped along its entire perimeter so as to not interfere with site distance triangles. The north property line of Tract A fronting NE 4'" St. is to have a landscaped visual barrier including plant materizls which would provide a year-round dense screen within three (3) ye2rs from ihe time of pl2nting. The remaining three sides (west, east and south) are to be fer,ced tiv;th � minimum wid;h of five feet of landscaping and be irrigated. The fence should be of a quzlity m2terial, not chain link, deco�ative 2nd modul�ted, where feasible to reduce the impact of the drainage tract and the blank, continuous ��pearance of fencing. Water and Sanitary Sewer Ufilities: The proposed development is within the water service area of Waier Disirict 90 (l'v'D 90). Tre applicant has submitted a Certificate of Water Availability. Existing and new hydrants 2re required to be retrofitted with Storz"quick disconnect"fittings. A sewer main extension to connect to the existing sewer system is req�ired. The sewer m2in must be extended to provide sewer to all lots. Separate side sewers stubs are required in each building lot. No dual side sewers are allowed. The site is subject to the East Renton Interceptor Special Assessment District (SAD) and Sanitary Sewer System Development Charges (SDC) payable at the time the utility construction permit is issued. Also, these parcels are subject to the CENTEX Latecomer fee determined to be S72,977.96. H. RECOMMENDATION: Staff recommends approval of the Jericho Prelimir,ary Plat, Project File No. LUA-04-031, ECF, PP sub;ect to the following conditions: hExr;;t_Jericho.d'vC . City o�Renlon P/B/PW Depariment Prelimrnary RepoR to fhe Hearing Examiner JERlCHOPRELIMINARYPLAT LUA-04-031, ECF, PP PUBLlC HEAR/NG DATE:MAY 11, 2004 Page 12 of 12 , 1. The applicant shall piace a restrictive covenant on the final plat stating to the effect that "All detached dwellings are proposed within the R-10 zoning designation of the plat with a permitted density up to 13.00 dulac. Any change to the unit mix shall require the density and unit mix requirements of the R- 10 zone to be complied with and reviewed by the City of Renton."The satisfaction of this requirement is subject to the review and approval of the Development Services Division. 2. The applicant shall submit PMT's (8 % x 11)for all revised drawings with the correct lot numbering to the Development Services Division Project Manager prior to recording of the final plat. 3. Based on the plat plan dated May 3, 2004, the following lots shall have their yard orientation as indicated: Lot 1: Front yard on NE 3rd St.; Lot 3: Front yard to 20 ft. driveway easement; Lot 12: Front yard to NE 3rd St. Revisions to the plat and lot numbering that affect these lots shall be reviewed and approved by the Development Services Division prior to recording of the final plat. 4. No direct access from any lot within the plat shall be allowed onto NE 4�' Street. This condition shall be placed on the face of the final plat prior to recording. 5. No direcf access from any lot within the first 160 feet from the south curb line of NE 4'" Street lot shall be allowed onto Hoquiam Ave. NE or Jericho Ave. NE. This condition shall be placed on the face of the final plat prior to recording. 6. Based on the plat plan, dated May 3, 2004, the 15 ft. driveway easement located on the south property line of Lots 12 and 14 shall be widened to 20 feet and provide access to both Lots 13 and 16. The satisfaction of this requirement is subject to the review and approval of the Development Services Division. 7. The applicant shall obtain a demolition permit and complete all inspections and approvals for all buildings located on the property prior to the recording of the final plat. The satisfaction of this requirement is subject to the review and 2pproval of the Development Services Project h1anager. 8. The new internal access street shall be located so that its north curb line is a minimum of 160 feet from the south curb line of NE 4'"Street at Jericho Ave. NE and at Hoquiam Ave. NE. 9. The applic2nt shall provide a roadway section on Hoquiam Ave. NE based upon design requirements I for proposed tra�c signal. The design shall accommodate one through lane in e2ch direction and a left turn lane from NE 4`" Street to the proposed new internal street. The satisfaction of this requirement is subject to the review and approval of the Development Services Division. 10. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document(s), if necessary, shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 11. The applicant shall install a fence with a minimum of five feet in width of landscaping along the entire north property line fronting NE 4`" Street. The applicant shall submit a landscape plan and fence design to the City's Development Services Division for review and approval prior to installation. The fence and landscaping shall be installed prior to recording of the final plat. 12. The applicant shall install a fence of a quality material (no chain-link), decorative 2nd modulated with a landscaped visual barrier that includes plant materials which would provide a year-round dense screen within three (3) years from the time of planting along the north property line of Tract A fronting NE 4"' St. The south, west and east property lines are to be fenced with a five foot width of irrigated landscaping. All fencing shall be located and desi�ned to not interfere with site distances required at the intersections of Hoquiam Ave. NE with NE 4` St. and NE 3rd St. The applicant shall submit a landscape plan and fence design to the City's Development Services Division for review and approval prior to installation. The fence and landscaping shall be installed prior to recording of the final p�at. 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' ...� �_.. _ .� 11 :� - IR Lilv•' � u � 1/ .�Iff � '• � .i� r 1� r��: Il foss . y - � . p I•�•• 1 ��p� SUavEv Dnu. � �•. .•�„�.. . __ , wv�ri u.n /1 i u�i�� s �. .i�\ , ue.n.f'. . . �nr�i r�• � ar � io, � 7 ■�_i5 Or P[�oivG J . 1 �^ � 1. �_� � M[uiDU�M nA�'l�l(✓�Mr�w R�L(.v 101.n�]o I�'�� ' 1 � ' ,` I � �' ' I { 1 IIM I1� ¢ Y�� vuui n.�uv �'1 ; / � � � �.r� ` 1 � crr a.c,� � / ,J_ (w[rw��M Ii�� fIN.�I�.�� ±t `� .��.cwct� .��.s � �' I� ��af S R�r N�tM•w rvk� v]n� �� : �� :� «.om�run..t.�,.��..�.��e.en ue. � rcno o�a.�.......,��uJ�O� ' ' DNM(PfY ow.c•s� � .�rn•n n•s��..t...,oo.�,.ro. , � I +arro e..��..c�o.i,��w�oo� � U �ICMo d urr1+ .oelHone �11J�5 en�� 57Jna 00�� lL'L4�_ �e��n�o�.n �s�ms ro�� ' � / ' f,rG.^K wow��D II�M�SMv � �••r �y I1$(11(NI$N�1$w!)wl 1f09Y Uff�(M ��7 N 7�S� ♦ Tl��I.RAPHv II!(1 P��UN[1/NY SURV[Y BY' 7�F)1 Nf.�J1 Gr 1[NIp1.N�.f!0!! � �-�- � DRYCO „ ' 'u-.rturrtn"��t�.•.rvtr�r ron ru�s.wo r�us cwvlt.•� ��o�• �' � � •'� ,fon n�(P(�iltit� r CnUNt. rnr�� H�Wv • �Y+_ �R�'f� , 4� ! r�nfCl •.J�n�+n�lv,r,nff/�'0o71t ^471�1 on�� SJ IfRND�I[ �K M GP�I'HIC SC�AIl �' _— $llf�'f'Ifl �tll'Of�O�P�ld , �� n�n�fl �5]�n.�0��0 o!r�..�"�,n p',�(eN-P�IrO(��t l�uK�lT. �1N10M.'/�.OIW56 I _ ) �.• { • il�,l�nt�n�. nf!I� �s•,w�e �7�� v�llCr��tulr(F�S1 J P�N([l 157\(IS oI111 nfC l 5�71��2 D'�N��P[�� Y(��'/ =—' SiJu.il�.w �7J00 .:�„ III�M SUirwClw�[�MWr..1)00 •TI � ...�� re�-e:+-osoo ..+es�-e7e-no� u.inr.•• oe�ee �•••• , . 1 . � III. OFFSITE DRAINAGE A. UPSTREAM DRAINAGE There is no upstream ofif-site drainage tributary area for this project. The highest property lines are the east and northeast property lines. Along the east property line is the Jericho Ave. NE right-of-way. This street has a di#ch and drainage system that intercepts any runoff from the east and directs it to the norfh and south. No runoff leaves this frontage and enters fhe site. The north property line is the NE 4ih St. right-of-way. lhis street also has an improved drain�a�_�vstem that also intercepts any runoff befors it can enter the subject site. B. DOWNSTREAM DRAINAGE The drainage from the site will be discharged from the detention vault? near fihe northwest properfy corner and into a new 18" conveyance pipe � that wi I run approx. 250' west of the Hoquiam Ave. NE intersection and discharge into an existing type 2 catch basin in the south shoulder of NE 4ih St. This existing catch basin has an 18" pipe that runs for approx. 50' and discharges into a roadside ditch, within the south shoulder. The ditch is a well-defined drainage ditch with no signs of erosion or overfopping. Approx. 320' past the type 2 CB, the ditch enters a short section of 18" culverf and then into another type 2 CB, still within the south shoulder of NE 4�h St. This CB also has pipes to the north and south that channel a small stream under NE 4m St. This stream flows from the norfh to the south and is a tributary to Maplewood Creek. The stream flow exits the discharge pipe from the CB and ffows fo the south along a line that would be an extension of 140ih Ave. SE. The stream then enters a large wetland area on the properties south of NE 4th St. This wetland and stream corridor extends for more than 1500 ft. and continues to the south. With the King County level 2 detention requirement in place for this project, the developed runoff from the site should not have an impact on the downstream drainage system. I understand that the level 2 requirement is a result of problems within Maplewood Creek as it flows down the steep slopes above the Cedar River valley. .v v �... _ '._ '_ . ' ' . ,. ` __ " I . � / -v2U __ ___ - �- � .fi. - � � - � � � . ____,, _ . � , , __ _ --� � _._ •�•n -- •� _ . � ute-u --�-- l — _ _ - , _„ I;!I�� , - __ _. _ ' - - ' . ' . e —- — — ---- � � � 1 r [1 H !-! N,C2'1 Itl.f'll '�-- ..-. -.- �-_�'. ' - 1 � 1�,'! ; - 1�� _�1IL'17�_I � �►1P- !.� I7 @-� ' I�.I - \ f Oa -�n,CR-� o-� r[e-� �ti�e- _ n -� u,�-+ �� _v � _e LIt-� n.ce-� n!t-• it ce-a nat-� � � �. �.�� _ - 11N[i � S s -ie � n� � � '�-� � �e' � rE � -}�i Ir �`�'► --- -- � -- --- -- �E 3 d_ t __LJ I_I_ _� -- � „�.� --- -- —— .�_a �. � ------- � - ---- -- - . --- --- -----, _. ��41`�f - �ie-a� �� --_-- � ---- --- --- --- ---- r1 �_ --- � ' J � ` ) r_ � ,. —_--� E 2�h'—�- _ NE3rdSt �y, � r -- � _� � —�- — l. - - -- � � � ' ', Q NE .3r St :,_ -- . __ _� ,_ _ _. _ , _ _ _ _I _. _ _ C..l� ._ _ . ___ __ _____ _ � 1 `, �. 1 � , wyoSL . ' -- \. _ , i � ��. • • � , . . ` � � --. _. �._ . � ; � �;,' / �1 �� ---�--- � � � � i'', �__ > r c �'� '�'�hyc - - - . - - _ � --- -- l ., � - -- - - -- .� , , � g __ . ,, , , ___ - � � . _ _____. _ . . . ,, ( 1--� � E_ !31 t _St_ _--- 4 � ,; _ --- .-___ `"�-- / � � -� �' m ,�' � -- � ,, ` -� d �---�- , � , __ � ;� - -- -- - �- - 0 E 132nd,St 13 d�St�� , ` E d ' t PI� �00� . � . . ��-- . . � • � , r , I �i � . �� , -.-._. - ' _ . � I \� _"'_ _ � _"'_ __ ..-`__ 1 1` ' _'-"'___'_ "_" -_ ! " _._' '�'__��.'_'_' \^ ... , ./ Z �' �. -�- � . . .. .-_' " ' _'__ ___'_'_ QI . ..'_ "'"_._______' "".'� _ '_" .. V ' , , ,'` `��\_\ � I . " � '!� � ``� 4 .. .__. .__ , _ _ -� _ ._ _� ___ -_-.-. -. - -�----- .�� , ,� _..__ _ __ ,c�J__ _._. _-- -: - ,-- � ---� . . __ -- � . > � . . , � , - � z -- --- ---- - � '--=- -- -. . �_ � __ _._ . .---.-- -- . _ , . _ ' 1 `__"_'_ _.'_"' ..T. /. (� ,/1 - Q '� � � �J , /� . � I � r_ ' �. ,---- - - - - . �. ., 1~ , � _� tl; ' ' , � �.` ,;. w . � � ... U., ; .� ; �, , _�. , ��` ��. _ __ . � � �, - ._- . .. x � . � - ��.-- - . � �---) �\ �� /`� , � � _ , �,N ;�� . , � i , a , Z � ,� �-- -- -(- -- - -- ,�. � -+ — -� - .�-� /'� � N E 136th � I " _ / , 6lh St I I �/i' �' � -1 �==�.---=- �p ��!• SE- , 3 th�'4 ,_--____� • ,-� \ , ��•�;„�.- - ,_,,- , r� �\`��'_ �'` . � `. ' N _. . . W ` f\�./ � � __ ' �� a.. H � - � � � � \ 1\ `�,1\�1�,. '•` V� - (��+ . � / / I ` .w ! �. N�II 1 1 � ' . .�-"� ''�` 7 . _ � \._ I'l `,�// . � ' IV. PREDEVELOPED DRAINAGE The drainage from the existing site currently sheet fiows towards the low area near the southwest property corner. This area will in turn overflow onto the wetland southwest of the properfy. 7his area is characterized by tall grass and brush with a few trees. The larger trees are tocated in the higher portions of the site, around the existing houses. The majority of the site is tall grass and brush. There are no drainage improvements on the site. The existing frontage along NE 4th St. is not yet improved. It has a gravel shoulder. The entire site area of 5.36 acres was used as the tributary drainage basin. The existing drainage analysis was performed using the "KCRTS" hydrology , soffware and its summary tables and charfs are attached for reference. '�, The methods outlined in the 1998 King County Surface Water Drainage � Manual were used as guidelines. Following this page are the data sheets used for the computer input data. The computer summary sheets for peak flow and time of concentration calculations are also attached. Below is a brief description of the existing drainage characteristics: 2 year peak flow: 0.20 CFS 10 year peak flow: 0.36 CFS 100 year peak flow: 0.67 CFS total area: 5.36 acres pervious area: 5.30 acres ground cover: till pasture impervious area: 0.06 acres ground cover: impervious i ; __ _ ; _ �i� --- S �� 'O = '� ,;� :�� -- - 'S�� b�i ' O = � ;�i S� �LS '0 = � �;; - s-� : ,i --- _ `s� 0°Z - � ; S�'�')=i � �'�`� �'a 5��'J� �� . C�� - c�-�''�°-�-� -�-'� �a� •, � Oi�� T►�f–� S�1 . � --- _ � �� _ – �' �-b �2 = Z i + fi��- ) L � — 1-,�`� �' � a u ---� -a �o��--� v,�� n� v,c� c�a�}►-� '� ---- ---------- -------- - �—.��a y.i,�. _ , �� ,5 . . aa�� )1 '--L � V ; �s___ e�� _ _ -�- -�� --a ,r � �a-k-�o �� ' a�,�r �,;c�- -a.�...�, -� ,�-�.,.�► o�S -a,� -- -a Jra ��-�c �� Q-- �c�O'�� .sr—�Xa _� —.a ' � o� •S_ �a•Q_ �� c�c>>n _ n�-j Qr�c�o� , ��! �� ' S = ro-a''� a ,� . � 3 '�a � - a , ��.� s �� u�� ' ' � Cr�'�a S� 1� vsui. �f�1 �'i .J J' ;',1 �� .1�,��,1 � ' `sa�-�� ` S t -� ��s � �; ,; � r�+ ----�do��Q- -�� ;;� - � �;I �, ;; ';� - , JERICHO PLP,T PRE-DEVELOPED DRAINAGE RCRTS PEAK FLOW SUI��lARY Flow Frequency l�.-�alysis Time Series �'ile:;erpre.tsf Project Location:Sea-Tac ---A*�nual Peak Flow Rates--- -----Flow Frequency Analysis------- rlow Rate Rank Time cf Feak - - Feaks - - nank Return Prob {CFS) (CFS) Period 0.383 2 2/09/Ol 18:00 0.668 1 100.00 0. 990 0.152 7 1/05/02 16:00 0.383 2 25.00 0. 960 0.356 3 2/28/03 3: 00 0.356 3 10.00 0. 900 0.049 8 3/24/09 19:00 0.333 4 5.00 0.800 0.200 6 1i05/05 8:00 0.321 5 3.00 0.667 0.333 9 1/18/06 16:00 0.200 6 2.00 0.500 0.321 5 11/24/06 4:00 0.152 7 1.30 0.231 0. 668 1 1/C9/08 6:0� 0.044 8 1.'0 C.091 Computea Fe�Ks 0.573 50.00 0. 9B0 - V. DEVELOPED DRAINAGE The developed project will include the new detention pond 8� wetpond located near the southwest corner of the site, just east of Hoquiam Ave. NE. It will be located within a drainage tract thot will be landscaped as recommended by the City. The site drainage will be routed into the pond using catch basins and pipes located within the new roads. Each new lot wi11 be furnished with a piped drainage stub that will be connected to the street drainage system or with a pipe in the rear yards of the lots. The areas used to calculate the flows were the same as those areas used in the predeveloped drainage calculations. �t shovld be noted that th� frontoge improvements were not included in the detention calculations because the frontaqe road has existing pavement (asphalt shoulderJ that � , extends wider than the proposed new sidewalk. The detention pond was sized to meet the performance criteria established by the King County Level 2 detention standard. This criteria is that the pond can only release at a rate not to exceed 50% of the 2 year pre-developed peak flow while retaining 50% o# the 2 year developed peak flow. This is the same for the 25 yeor peak flows. Additionally, the storm event duration for the developed site conditions must match are be less than the pre-deve{oped storm duration, for the 50% of the 2 year flow I through the 50 year storm flow. This is the level 2 standard as specified in ' the 1998 King County Manual. A wetpond will be used to meet the water quality standards. The wetpond will utilize the detention pond area and will provide the required dead storage below the detention live storage. The volume for the dead storage is based on the area of the impervious and pervious surfaces that drain into the pond. Similar to the existing condition, the KCRTS method was used to determine the peak flows for the various storm events. A duration curve comparison was performed to evaluate the vault performance. The computer data sheets for the developed flows follow this page as well as the works shee#s and the time of concentration calculations. A brief summary of the deve{oped drainage choracteristics are: 2 year peak flow: 0.95 CFS 10 year peak fiow: 1.15 CFS 100 year peak flow: 1.94 CFS total area: 5.36 acres pervious area: 2.26 acres ground cover: till grass impervious area: 3.10 acres ground cover: impervious � - ��1 t-��'P��Q �R t 1�114 GE-- --- �� , --- �� SC�+.XY1� p�.Y'� C� � C�o.a c�lo.�e.� '��' 2 P V'� - �.�J e� �Q � � c,'� �n i �r� = S. 3 C� c.. ,� , , �i Out�J�D d�1 F Vt0U5 '; �-w roo.�S st 1�c.,.s f� � '� .(��o� 43 -� zq 2 �-3 L 3�,� s� s� � o ,�n ' �� . �2ds i; u � + v 20 -� �l 4- 20 -� Z9 t � �- z� = I�q&� .� ; , t G� N�-4� T�'0 c�S2 � �i r�v�� `�j z�T-r�, _ �'� 2 Co Z So� � L�r�T = �S{ p� �i '' G� N �� Ipr'�v�e��a.- — �R � i� z-v�2 i! 2��p �� ..or� = l`��o� S;i „ . _ �' Ta�L = I 3�S(a � .� = 3. �o �c,. � -I- d 3 . ''�� ti� C�v � P�eY o�s '1 U 5� � ( � . Q-c-zu's �� e.._ re rn c��+r�-�- '�f �� e �� . , S � 3c� - 3 . �v = 2 ;Zc� ��. t � �� t2 t� � ti��-c_. ��o r.i, . i f c�-c- ec� G'�D i�' _ .Z� �� I S � a' 12�-c�j� �e�.-�c.. �e.�/� cv �!e� s.' --- ;� #1 c�� QZ = a. 4s c�s � i � - .r - �s , � C� _o _ � , (�� FS- ; - I! C�� - 1��- �S� _ iI ---------- i - - ----- -- --- ---- -- i --- _----�: - --------------- ;�� ----------- ------- ----------------- _ ---- --------------------__ - - - -- -- _ - -- _ ..I -- � _ -__ '_ ____-__. ___-�4 �O � _.___-___". - I � � � - ____V/V OQ , � � �� J _-- ------ —�� S`�� Z3'f3�..Xa-r��,.��-xac} � r ;�� Z � � �—� � L � n.xa o � -- s o 1 �� - -S-�o� �� { �i i � � — �. � _ �'r - -a� s c�o a�, �, — .a� ' �-.y. - �� — ;; —--- a,c�v�a 5 u��}ti � a� �� !; _--- v��c, v.a� � � �� S,sa� -a.� — /�� c� s�v,.� �� c�o� ; a o � . � i� �� ---- _� ,. ;. __ � ;: �s�� _ � .� a �. �� , 1 \ � ;. -----� C' a i` ____ �s � , -�-_�� '� � _ , �' � '` , ;; _ ;� �� o`'� ��'l c'-�, �� , , ; — �� m - �� - �+; ----- ; "'�� "� �� C'4�OZ = , -� � ; -- — f: o� _ �+s _ � 2� _ �,�� _ �b �; ;'�no ro ;; �: , .� a� — : �! _-�� , w+ �v�� E' Z ; � � �� , 2 'i ; 2rLIS �? �i I — S c�Q► l� _ va � i I' � N� � - � _ �� - �� - � I �' _ �� SECTIO\3.2 R[Ji`OFF C0:�1PL?ATION A.�v�AVALYSIS bff,THODS _ TABLE 3.2.2.D PERCEtiT 1�iPERVIOUS COVERAGE FOR Ek1STItiG RESIDENTIAL AREAS Dwelling Units/Gross % Impervious�'� Dwelling Units/Gross % Impervious Acre Acre 1.0 DU/GA 15�z� 4.5 DU/GA 46 1.5 DU/GA 20 5.0 DU/GA 48 2.0 DU/GA 25 5.5 DU/GA 50 2.5 DU/GA 30 6.0 DU/GA 52 3.0 DU/GA I 34 6.5 DU/GA 54 3.5 DU/GA 38 7.0 DU/GA 56 4.0 DU/GA 42 7.5 DU/GA 58 For PUDs, condominiums, apartments,commercial businesses, and • industrial areas, percent impervious coverage must be computed. Notes: �'� Includes streets and sidewalks. �� These figures should be adjusted by the effective impervious fraction given in Ta�le 3.2.2.E, if applicable. Values from Table 3.2.2.E may be in?erpolated as necessary. TABLE 3.2?.E EFFECT'I��E I�fPERVIOUS FRaCTIO\"' Land Use Predevelopment Post-Development Commercial, Industrial,or Roads wit� Coilection System 0.9� I 1.00 Multi-Family or High Density Single Family�2j (>4 DUlGA} 0.80 I 1.00�'� Medium Density Singie Family�2� (4 DU/GA) 0.66 1.00�3� Low Density Single Family�2� (1 DUIGA) 0.50 1.00�3� Rural�2� (< 1 DU/GA) 0.40 1.00�3� GraveUDirt Roads and Parking Lots, Roads without 0.50 0.50 Collection System No tes: �'� The effective impervrous fraciion is the fraction of actual total impervious area connected to the drainage system. These figures should be used in the absence of detailed surveys or physical inspection (e.g., via pipe, channel,or short sheet flowpath). . �`� Figures for residential areas include roadways. �'� Where downspout infiltration is used, roofs are not counted as impervious area when sizing the flow control facility. Roofs are considered grass where downspouts are dispersed in rural residentiaf development, or where dispersed ilowpaths exceed 50 feet in urban residential development (see Section 5.12 for limitations on roof downspout dispersion). �-�'� 9/U93 1995 Surface WaterDesiQn;lanual 3-28 � JERICHO PLAT DEVELOPED DRAINAGE RCRTS PEAK FLOW SUNIl�,RY Flcw Frequency Analysis Time Series File:jerdev.tsf Froject Location:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis------- Flcw Rate Rank !ime cf Pea�c - - PeaKs - - Rank Return Prcb {CFS; (CFS; Period 0. 954 6 2/09/01 2:00 1.99 1 100.00 0.990 0.765 8 1/05/02 16:00 1.18 2 25.00 0.960 1. 15 3 2/27/03 7 :00 1.i5 -- 3 i0.00 0. 900 0. 814 7 8/26/04 2:00 1.01 4 5.00 0.800 0.984 5 10/28/04 16:00 0.984 5 3.00 0.667 1.01 4 1/18/06 16:00 0.954..�--- 6 2.00 0.500 1.18 2 10/26/06 0:00 0.814 7 1. 30 0.231 1. 94 1 1/09/08 6:G0 C.765 8 1. 10 0.091 Ccmpsted reaks 1. 69�—� 50. G0 0. 980 ' JERICHO PLAT RCRTS LEVEL 2 DETENTION STANDARD POND DE S I GN SiJI�RY Retention/Detention Facility Type of Facility: Detention Pond Side Slope: 2.00 H:1V Pond Bottom Length: 9_7.00 ft Pond Bottom Width: 47.00 ft �� Pond Bottom Area: 4559. sq. ft Top Area at 1 ft. FB: 10191. sq. ft 0.234 acres Effective Storage �epth: 7.00 ft Stage o Elevation: 415.00 ft Storage Volume: 97854. cu. ft 1.099 ac-ft Riser :-?ead: 7.00 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in} (CFS) (in? 1 0.00 1.35 0.130 2 4.35 2.20 0.214 6.0 Top Notch h'eir: Nor.e Outflow Rating Curve: Nor.e Stage Elevatior. Storage Discharge Fercolation Surf Area (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) (sq. ft) 0.00 415.�0 0. 0.000 0.000 C.00 4559. , 0.01 415.01 46. 0.001 0.006 0.00 4565. 0.03 415. 03 137. 0.003 0. 008 0.60 4576. 0.04 415.04 183. 0.004 0.010 0.00 4582. 0.06 915.06 275. O.G06 0.012 0.00 4599. 0.07 915.0� 321. 0.007 0.013 0.00 4599. 0.08 415.08 367. 0.008 0.019 0.00 4605. 0.10 415.10 459. 0.011 0.025 0.00 4617. 0.11 415.11 505. 0.012 0.016 0.00 4623. 0.13 415.13 598. 0.014 0.017 0.00 4639 . 0.24 415.24 1111. 0.026 0.029 0.00 4698. 0.36 915.36 1679. 0.039 0.030 0.00 4768. 0. 48 415.48 2255. 0.052 0.034 0.00 9839. 0. 60 415.60 2890. 0.065 0.038 O.QO 4910. 0.72 415.�2 3939. C.079 0.092 0.00 4982. 0.84 415.84 4036. 0.093 0.045 0.00 5054. 0. 96 415.96 4fi47. 0.107 0.098 0.00 5127. 1.08 416.08 5266. 0.121 0. 051 0.00 5200. 1.19 416.19 5842. 0.134 O.C54 0.00 5267. 1.31 416.31 6479. 0.149 0.056 0.00 5341. 1.43 416.93 7124 . 0.164 0.059 0.00 5415. 1.55 426.55 7778. 0.179 0.061 0.00 5490. 1. 67 416.67 8442. 0.194 0.063 0.00 5566. � - _ _ __ � _ � I ` 1.79 416.79 9114. 0.209 0.066 0.00 5691. 1.91 416.91 9796. 0.225 0.068 0.00 5718. 2.02 9I7.02 10928. 0.239 0.070 0.00 5788. 2.14 417.19 11127. 0.255 0.072 0.00 5865. 2.26 417.26 1183b. 0.272 0.074 0.00 5942. 2.38 417.38 12554. 0.288 0.076 0.00 6021. 2.50 417.50 1328I. 0.305 0.078 0.00 6099. 2.62 917.62 19017. 0.322 0.079 0.00 6178. 2.74 417.74 19764. 0.339 0.081 0.00 6257. 2.85 417.85 15456. 0.355 0.083 0.00 6331. 2.97 417.97 16220. 0.372 0.085 0.00 6411. 3.09 418.09 16995. 0.390 0.086 0. 00 6492. 3.21 418.21 17776. 0.908 0.088 0.00 6573. 3.33 418.33 18572. 0.426 0.090 0.00 6655. 3.45 418.45 19375. 0.445 0.091 0.00 6737. 3.57 418.5� 20189. 0.463 0.093 0.00 6819. 3. 69 418.69 21012. 0.982 0.099 0.00 6902. 3.80 418.80 21776. 0.500 0. 096 0.00 6979. 3.92 418.92 22618. 0.519 0.097 0.00 7063. 4 .04 919.04 23971. 0.539 0.099 0.00 7147. 4 .16 419.Ib 29333. 0.559 0.100 0.00 7232. 4.28 419.28 25206. 0.579 0.102 0.00 7317 . 4.35 --�19.35 �5720,---0.590 0.10�---- 0.00 ---_. 7367. 4.37 419.37 25868. 0.594 0.109 0.00 7382. 4.40 419.40 26090. 0.599 0.108 0.00 7403. 4.42 419.42 26238. 0.602 0.114 0.00 7418. 4.94 419.44 26386. 0.606 0.123 0.00 7532. 4.46 419.96 26535. 0.609 0.134 0.00 7946. 4.49 419.49 26759. 0.614 0.147 O.OQ 7468. 4.51 419.51 26908. 0.618 0.157 0.00 7482. 4.53 419.53 27C58. 0.621 0. 161 0.00 7497. 9 . 65 419.65 27963. 0. 642 0.178 0.00 7583. 4.77 419.77 28878. , 0.663 0.192 0.�0 7671. 4.89 419.89 29804. 0.684 0.205 0.00 7758. 5.01 420.01 30740. 0.706 0.216 0.00 7846. 5.13 420.13 31687. 0.727 0.227 0.00 7935. 5.25 420.25 32645. 0.749 0.237 0.00 8024 . 5.36 420.36 33532. 0.770 0.296 O.GO 8106. 5.48 420.98 39510. 0.792 0.255 0.00 8196. 5. 60 920.E0 35999. 0.815 0.263 0.00 8286. 5.72 920.72 36999. 0.838 0.271 0.00 8377 . 5.84 920.89 37509. 0.861 0.279 0.00 8969. �.96 420. 96 38531. 0.885 0.286 0.00 E560. 6.08 421.08 39564. 0.°08 0.294 0.00 8653. 6.19 421.i9 40520. 0.930 0.301 0.00 8737. 6.31 421.31 41574. 0.954 0.307 0.00 8831. 6.43 421.43 42690. 0.979 0.314 0.00 8924. 6.55 421.55 43716. 1.004 0.320 0.00 9018. 6.67 421.67 44804. 1.029 0.327 0.00 9113. 6.79 921.79 45903. 1.054 0.333 0.00 9208. 6. 91 421.91 47014. 1.079 0.339 0.00 9303. 7.00 922.00 47859. 1.099 0.344 0.00 9375. 7.10 422.10 48796. 1.120 0.657 0.00 9455. 7.20 422.20 49745. 1.Z42 1.220 0.00 9536. 7.30 422.30 50703. 1. 164 1.960 0.00 9616. 7.40 422.40 51669. 1.186 2.750 0.00 9698. ?.50 422.50 52643. 1.209 3.090 0. 00 9779. , ' 7 . 60 422.60 5?624. 1.231 3. 300 0.00 9861. 7.70 422.70 54615. 1.254 3.540 0.00 9993. 7.80 422.80 55613. 1.277 3.760 0.00 10025. 7. 90 922.90 56620. 1.300 3. 970 0.00 10108. 8.00 423.00 57635. 1.323 4.170 0.00 10191. 8.10 423.10 58656. 1.347 4.360 0.00 10274 . 8.20 423.20 59690. 1.370 4.540 0.00 10358. 8.30 923.30 60730. 1.394 9.710 0.00 10442. 8.40 923.40 61778. 1.418 9.880 0.00 10526. 8.50 923.50 62835. 1.442 5.090 0.00 10611. 8.60 423.60 63900. 1.467 5.200 0.00 10696. 8.70 423.70 64974. 1.492 5.350 0.00 10781. 8.80 423.80 66056. 1.516 5.500 0.00 10867. 6.90 423.90 67147. 1.541 5. 640 0.00 10953. Hyd Inflow Outflow Peak Stcrage Target Calc Stage Elev (Cu-Ft) (Ac-Ft) �p�Y�...-- 1 1. 94 0.67 1.30 7.21 422.21 49652. 1. 144 Z.�(L.. 2 0.95 ******* 0.34 6. 99 421.94 47300. 1.086 3 0. 95 ******* 0.30 6.23 421.23 40890. 0. 939 �py�-- 4 1. 15 ******* 0.26 5.54 420.54 34965. 0.803 5 1.01 ******* 0.27 5.69 420.69 36239. 0.832 6 0.60 ******* 0.17 4.62 419. 62 27771. 0.638 7 0.77 ******* 0.10 3.85 418.85 22�99. 0.507 8 0.81 ******* 0.09 3.02 4_S.C2 16539 . 0. 380 ---------------------------------- Route Time Series through racility Inflow Time Series File:ierdev.tsf Outilow Time Series Fi�e:;.ercut Inflow/Outflow Ar.alysis Feak Inflow Discharge: :. 94 C:S o� 6: 00 c:� �ar_ 9 i� Year G Peak Outflow Discharge: '_.30 �FS GL 1Q:C0 c� �an 9 in �ear c Peak Reservcir Stage: 7.21 r� Peak Reservoir Elev: 422.21 rt Feak Reservoir Storage: 99852. �u-rt . 1. 144 Ac-rt rlow Duration frcm T�me �e�ies �i'�e:�erou�.tsf Cutoff Count Frequency CDr Exceeder.ce_Probability CFS $ $ $ 0.005 38413 62. 644 62.649 37.356 0. 374E+G0 0.014 4057 6.616 69.260 30.740 0.307E+00 0.024 :s914 6.383 75.643 24.357 0.244E+00 0.034 3921 5.579 8I.221 18.779 0. 188E+00 0.043 3019 � . 923 86.145 13.855 0.139E+00 0.053 2585 4.216 90.360 9.640 0. 964E-01 0.062 1970 3.213 93.573 6.427 0.643E-01 0.072 1218 1.986 95.559 4.441 0.444E-01 0.081 1045 1.704 97.264 2.736 0.274E-01 0.091 717 1.169 98.933 1.567 0.157E-01 0.101 467 0.762 99.194 0.806 0.806E-02 0.110 199 0.3�5 99.5i9 0.481 0.481E-02 0.120 21 0.034 99.553 0.447 0.447E-02 0. 129 15 0. 024 99.578 0.�22 C.922E-02 ` 0.139 16 0.026 99.609 0.396 0.396E-02 0.148 11 0.018 99.622 0.378 0.378E-02 0.158 15 0.024 99.646 0.359 0.354E-02 0.167 25 0.041 99.687 0.313 0.313E-02 0. 177 15 0.024 99.711 0.289 0.289E-02 0.187 12 0.020 99.731 0.269 0.269E-02 0.196 12 O.Q20 99.750 0.250 0.250E-02 0.206 8 0.013 99.764 0.236 0.236E-02 0.215 14 0.023 99.786 0.214 0.219E-02 0.225 10 0.016 99.803 0.197 0.19�E-02 0.234 17 0.026 99.630 0.170 0.170E-02 0.294 17 0.028 99.858 0. 142 0.142E-02 0.259 16 0.026 99.884 0.116 0.116E-02 0.263 12 0.020 99.904 0.096 0.962E-03 0.273 10 O.Q16 99.920 0.080 0.799E-03 0.282 13 0.021 99.941 0.059 0.587E-03 0.292 8 0.013 99.954 0.046 0. 457E-03 0.301 8 0.013 99.967 0.033 0.326E-03 0.311 5 0.006 99.976 0.024 0.295E-03 0.321 4 0.007 99.982 0.018 0.179E-03 0.330 9 0.007 99.989 0.011 0.119E-03 0. 390 6 0.010 99.998 0.002 0.163E-04 Duration Comparison Anaylsis Base File: jerpre.tsf New File: jerout.tsf Cutoff Units: Discharge in CFS -----Fraction of Time----- ---------Check of Tolerance------- Cutoff Base New �Change Probability Base New €Change 0.101 I 0.89E-02 0.7�E-02 -5.4 I 0.84E-02 0.101 0.100 -0.6 0.122 I 0. 60E-02 0.94E-02 -26. 9 I 0.60E-02 0. 122 0. 102 -16.3 0.144 � 0.47E-02 0.39E-02 -18.0 I 0.47E-02 0. 149 0. 112 -22.2 0. 166 I 0.35E-02 0.32E-02 -8.4 I 0.35E-02 0. 166 0. 159 -3. 9 0.188 1 0.27E-02 0.27E-02 0.0 I 0.27E-02 0. 188 0.188 0.0 0.209 I 0.20E-02 0.23E-02 13.9 I 0.20E-02 0.209 0.223 6.5 0.231 I 0.19E-02 0.18E-02 27.3 I 0.14E-02 0.231 0.243 5.3 0.253 I O.10E-02 0.12E-02 16. 1 � O.10E-02 0.253 0.260 3.0 0.275 I 0.75E-03 0.73E-03 -2.2 � 0.75E-03 0.275 0.274 -0.4 0.296 ( 0.49E-03 0.41E-03 -7.4 � 0.44E-03 0.296 0.294 -0. 9 0.318 I 0.26E-03 0.2GE-03 -25.0 I 0.26E-03 0.318 0.308 -3.2 0.340 I 0.16E-03 0. 16E-09 -90.0 � 0.16E-03 0.3�0 0.324 -4.6 0.362 I 0.65E-04 O.00E+00 -100.0 � 0.65E-04 0.362 Q.337 -6.8 Maximum positive excursion = 0.017 cfs ( 8.0$) occuring at 0.213 cfs on the Base Data:jerpre.tsf and at 0.230 cfs on the New Data:jerout.tsf idaximum r.egative excursion = 0.033 cfs (-23.7�} occuring at 0.191 cfs on the Base Data:jerpre.tsf and at 0.108 cfs on the hew Data:jerout.tsf � o jeroutdur o _ jerpre.dur o _ `. � . R � �, � r� � 0 . � �� . �. � ,.. � `. � � - `1 V.. � U -� �. _ � N '> L O � ,` � � •' � I � � I ` " r �� :� o � `-� . � i � i z� � l� � _' � \V � � � � � � � � � � 'i0 �5 10 � 10 -3 10 -2 10 -� 10° Probability Exceedence \` - --- �"- r . - - ------ —�----- ---- - - --------- —--- � goh' i i -- � ;,f ---- f i! ------ -�---- -X �b --- - , - � ' - Z�b�L = � -�Z - S��OZ ' �� 1 � a 1 � �� --- V �f � --- i � � � , v`^-� �o _°�'" � �, - Z jj S��O2 = o -Z �- 2>��b E� - ..-�v� -� jl o � ', - �...s z b = ; �� ,a� Yara� �.��r� �a.Xo �� ; ;. Z �S'S � - �i �Q�S I � � !'a ; � � ;t �:: sr►� — � � - � - - � ;I - {! �� C�� I L. _ �''z-1_� � _ ' I C' � '; - i ;� _ - ;: -_ ;i �I --- �� crz � - — � � 9 S� � � i = �' -- I — �; - �� , , _ , Z ,� � � C� ' a `rb�b�b S2� p �- °YZ b fi�, I = I �� s !�, � _ I -�� b .�� = -� � o = � 2� � Sz' o fi b ,0 = . � _ � i�a� � - �,�Z, S � � �� . i �� - � f APPENDZX A CH�RTS, TABLES, GRAPHS FROH KING COUNTY SWH HANU�L �I i � , � - KING COUNTY, WAS }� iNGTON, SURFACE WATER DESIGN MANUAL . TABLE 3.5.2B SCS WESTERN WASHINGTON RUNOFF CURVE NLJMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS ln 1982) RunoH curve numbers for seiected agricultural, suburban and urban land use (or Type tA rair�fall distributlon, 24-hour storm duration. '� CURVE NUMBERS BY HYDROIOGIC SOIL GROUP LAND USE DESCRIPTION A B C D Culttvated land(t): winter condftlon 86 91 94 95 Mountain open areas: low growing brush and grassfands 74 82 89 92 Meadow or pasture: 65 78 85 89 �_ �^�(• �" Wood or forest land: undisturbed 42 64 76 81 Wood or torest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries. landscaping. good condRlon: grass cover on 75% �e.l'�' or more of the area 68 80 86 90 p��( , tair condRion: grass cover on 5096 to 75% o(the area 77 85 90 92 Gravel roads and parking lots � 76 85 89 91 t�iri roads and parking lots �� 72 92 7 @9 Impervious suriaces, pavement, roo(s, etc. 98 98 98 98 ��-�Y; Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 t00 Single Fam�y Residential (2) Owelling Unit/Gross Acre 96 Impervious (3) t.0 DU/GA t5 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and , 2.5 DU/GA 30 impervlous portlon 3.0 DU/GA 34 of the site o► basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 7.0 DU/GA 56 � Planned unit developments, % impervious condominiums, apartments, must be computed commercial business and industrial areas. (t) For a more detailed description of agricultural land use curve numbers reter to National Engineering Handbook, Sectlon d, Hydrdogy, Chapter 9, August 1972. (2) Assumes root and driveway runoH is directed tnto street/storm system. (3) The remaining pervious areas Qawn) are considered to be in good condltlon for these curve numbers. 3.5.2•3 1/90 • • � � � • .-- - Rr�i�r" , � �d � E � t , #�.::�rA�"�� `�� . � ��ii� '-�. � ` � w� .s.� �■��K� ` � �r • : ��, ,� � _ �r . �, � �� ._. , � ..,,��► '�► r�W�''�''� ��i�u �1�. e��w� �� f � �• . !`�� `� •• �� EQ�l :7� � .�i w��=.�� \ � �'I�� r �� ^.�� . � "'� � ��'�'��r � ! - ��►��1��'�- � a ��, - - - .. '��,i►, �.4�� :� �:�� s/�� " . �r5�_ .��I.r�� ''�� . \"`�� 5:�� '� / �.; � � � , �� ,o.�s• _ ,�' �. ,� , ,,., -� T. - `..�'��s� � �i�� .-� ��i� � �� ;��,,••��-��y��; , �� Rt � � �' - , � . 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