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Home My WebLink About03084 - Technical Information Report - Drainage ' ' .�AECER EhICI�IEERING 94 i 9 S. 204 Pu►cE - KEt�`r', WASH[NGTON 9803 1 PHONE (253) 850-0934 F�.0 (253) 850-0155 June 9, 2002 ��i S�fl �C'�. I F��20�� DRAINAGE REPORT JACQUES QUEEN AVE. SHORT PLAT 3 LOTS 1400 BLOCK QUEEN AVE. NE i� RENTON, WA. !, PREPARED FOR: Jim Jacques 2509 Aberdeen Ave. NE � Renton, WA. 98056 �',��'�F' w ��.��' x�� (425) 255-2362 �,�''� . �``- • , ,� � � ��'�t �, �� E;- i . .r�1:1, � PREPARED BY: ::�=�� +Y � �� ,. I - g��-4A.�-'-` �?�... James J. Jaeger, P.E. � �'i� ��- � �� o� � `' �°v � °�� , �� ' 308 </ L \ TABLE OF CONTENTS Paqe I. Project Overview II. Core Drainage Requirements III. Off-Site Analysis r IV. Pre-developed Drainage V. Developed Drainage VI. Conveyance System VII. Special Reporfs and Studies VIII. Basin and Community Planning Areas IX. Other Permits X. Erosion Control Ana!ysis and Design PUGET SOUND !,.'.:�. 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OVERVIEW The proposed project is a 3 lot shorf plat located along the east side of Queen Ave. NE, south of Sunset Bivd. The site address is located in the 1400 block of Queen Ave. NE. The property currently is vacant with numerous large trees. The existing lot has a total area of 15772 SF, or 0.362 acres. The site is currently zoned R-8. The proposed shorf plat would � divide the existing lot into 3 new single family, detached residential lots. The existing site is generally covered with grass and several lorge trees. The trees are shown on the erosion control plan. The site is fairly open without a heavy underbrush cover. The lot has an average slope of approx. 6% down from the south to the north. The southem part of the property is fairly flat with a the slope increasing down to the north. The '� northwest properfy corner is the lowest point on the properfy. The site has i been surveyed and the topography is shown on the engineering plan set. , � I � The existing frontage Queen Ave. NE, is an asphalt paved road that ends � near the northwest comer of the properfy. There is existing curb, gutter � and sidewalk that ends at the norfh property line. Due to the presence of � and existing subdivision just south of the property, Queen Ave. NE cannot be continued south of this property. There are existing houses that fall within the projected right-of-way. Additionolly, there is one existing driveway on the west side of Queen Ave. NE, across from the subject properfy. As such, since there will be no road use beyond the new joint driveway and the existing driveway to the west, the City determined that frontage improvements would not be required. The frontage improvements that are shown are limited to the additional pavement to provide a Fire Deparfment hammerhead turnaround. The droinage facilities within Queen Ave. NE end approx. 120' north of the site. There is an existing pair of catch basins that flow to the norfh, to Sunset Blvd. There are no drainage pipes that extend to the subject site. The existing pavement extends to approx. 30 ff. south of the norfh properfy line. The short plat will provide access to all three lots from a private driveway easement connected to Queen Ave. NE at the norfhwest properfy corner. This driveway easement will 97' east of the ROW line, 10' into lot #3. The private driveway access will be paved with asphalt and will be jointly owned by all three lots. The proposed driveway and road frontage will drain onto the existing � gutters within Queen Ave. NE. This runoff will then flow 120' within these gutters to existing catch basins within Queen Ave. NE. There are no catch basins or piping proposed for this shorf plat. The new houses will utilize individual lot infiltration systems. An existing sewer main is located along the frontage within Queen Ave. NE. There is an existing man hole shown on the plans. The new lots will have a side sewer connection to this existing sewer main. The water main needs to be looped to provide fire flow. An easement is being secured through a property to the north and west to provide the loop from Pierce Ave. NE. r • Page 1 cf 2 King County Buiiding and Land Development Dlvlsfon TECHNICAL (NFORMATION REPORT (TIR) WORKSHEET - . . ��- �� - . . . ' • � I 7�' � � �.�«-� • •. Project Owner d`n e S I Project Name �0.�4�.T ues� Address c� E Location S{�'-�' ► r`� Phone(�S� 2.��' �3 �QZ �^ � Township Z3 N Projec;Eroineer ��aMeS SaQI�tZ� Ra�ge S �_ Section � Ccmpany Project Size 4- s� i AC � Address Phone ��-l4 S• I`�-• �t9�b Upsiream Drain2ge Basin Size O AC __ i (��53� �Sa -C��c.�- � � _ __� _ . • �-� ,i . . I�. . �.�, , _ I �, Sux��,sicn � �� DOFIG HPA � 5��:.re., �: '.'� ,-_ � ��-. � � �sh�r s.;bc;ivis:on �� COE 4G; C Roa:ery '� Grac:rg � i � DOE Dam Sa`ary �i S;ructural Vau�;s � Ccmmercial ' ; C FEM,A Flood�lain u O:her ,=i O;her � r` COE V�Jetlands i� H�.� «. � �� • � � �i ' C c,._..,.c�,:.f � _ c �� a � �� CM ��-� �� _—_ �•�^zc,e 6as;n -- � �� ----- �1<<=�� - - - ��—�`-'�---- �4 sH �-,� .. ,—: n�:er - - ------- ,—. Fioa;plain — ----- -- -- --- -- - - - , �� S;:eaT — ---------- r� Wetlands --- --- - - - - - --- I � Crtic2l S:ream Reacn Seeps'Springs ' � Depressors�Swales ;__ High Groundwater T�te ; _: Lake _ __ _- � --' Grour�d,va?er Recharqe �! S'eep S�pes --- --- -- - - � Other ------- ----- _ �: Lakesi�e Erosior Haza'C � ( I �l cSY1 e- �� .:• , ..�; -- �`�= : �, ,. �__ c ,_• - E��s Pc'_ �. �! � =: �:� `.':�'�-�,?�es Pcv�fs �A�m c� �%"�� ►1 n y S �-PS -�- �� _ ;.._ . _. . _. : . _ � Page2ot , • Kfng County Buflding and Land Development Divislon TECHNICAL INFORMATION REPORT (TIR) WORKSHEET � � . • � i� �� . , � REFERENCE UMITATION/SITE CONSTRAINT . � : � Ch.4-Downstream Analysis " � , a � a a a ' � ; 0 Addiliona�S.`�eets Attatched � x - . -�� i� MIM��1Uh1 ESC REQUIREMEfv'TS MINIMUM ESC RE�UIREMENTS � DURING CONSTRUCTION FOLLOWING CONSTRUCTION � Sedimentation Facili!ies � Stabflize Ex�osed Surface ' � Stabilized Corstruciion Entrance Remove and Res?ore Temporary ESC Faalities � Perime;er Runoff Control �Clean and Remove All Silt and Debris IClea�ing and Grading Restnc'ions .�Ensure Operation of Permanent Facilities ,I �Cover Practices � Flag Limits o(NGPES ', � Construc;ion SeGuence 0 Other , � Other � � �-, « �- �, � � Grass Line�Channel �� Tank � Infiltra:ion ti"��hod c`Ana!ysis � Pipe System � Vauit 0 Depression �� }-f C� Open Chan^ei i EnerSY Diss�ator 0 Flow Dispersai Cor.ipensation:?��;iga�icn 0 Dry Pond Cl V'letland 0 Waiver of Elim�nated Site Storage � Wet Pend 0 Stream � Regional Detention ��- Ii I 6ref Descri�;ion c`Sys!em Operation �v f1 C��ec�N� \�(1.� �iv �-�'"S' ! c-or��- � �t�". 4��-�"s. .Tr�� iv . h o�.s�. �� (1��t�, . Facili,y Related S:te Limitations �� Addi,ional Sheets Atta;c�ed , Re!erence Facii;,y Vrv;ation � ---- -- -- -- � -- ---------- - --- � - --- - i- � ��, i� � . � , _ -� -� � - - I � � � �i Drainage Easement � Cast in Place Vau!t [-� O;har � �Access Easemert ' [] Retain�ng Vd�;l ' _� Na;ivo Grotiti",h Protection Easemer; -) Rockery>4'H;�h �� ; ;�� Tract � �! Strucl��a�on S'�_�Sl�pa � �� , Other � n . - . �x-� . � i»• ' I or e civil enginecr under my supervision havo visifed the site. Actual sita condit;ons as observed wero incorporated into this worksheet and the attatchments. To L�e bost of my knowledge the information provided here is occurote. Ss (�, (a Z � _�/ \ �. �r -/ .� \ �`� \� �. � �d�a i I � , �' I. .i . ..�.� � /��J�✓?y �,r, .• ` . 4�.��.\ 1 i. � i -�' � n��,]y� lq.yn��_Q'( � - .•,y�/�;�r t + �,f' �y .i.' '.. ,`h,; � �� T -� Y � . �� y � {^� �� `-_OKj. 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N l,A�^ :��p"'[ �::� e� .�c * �- ,iy ^:��7 • •� ./ F � l i -.,�i;:' i�1" .�, �' F9. � r )r. r ax"r'+y �* .;! 4�� .' ��x._ �� .� � r,r+-� r-a • ro�wi. 7�,� ;�t ��i ti, �K` 'b t .ii�a .. . NOWa� ,'� �1�-l� �'� '�� _ ."—,I.• L- �„��.,.LC � � 3'�,� e :�x�: '� via. rw� .;� � �k� 5�,��sav�:r ,r a i'. ��, :',, M� � � \ �1 �� '.y. � .�. �I 3111I/7 S K #��!s l� . , . , , II. CORE DRAINAGE REQUIREMENTS 1. Discharge at Natural Location: The existing site runoff is to the north, onto the adjacent residential lots. The runoff is minimal because the property is undeveloped. The low point of the site is at the norfhwest corner. It is proposed to route the runoff from the joint driveway to this corner for discharge into the existing gutter. � 2. Off-Site Analysis: A downstream drainage analysis is not necessary because the increase in the 100 year peak flow for this project is 0.08 CFS. This negligible increase is due to ihe fact that this is a small site with very little road or frontage improvements being required. Also, the new houses will infiltrate at each lot, which removes them from the developed drainage that leaves the site. : 3. Runoff Control: This project is exempt from peak rate runoff control because the 100 year peak developed runoff is less than the limit of 0.5 CFS greater than the peak pre-developed runoff rate. The actual difference is 0.08 CFS. 4. Conveyance System: There are no existing drainage improvements on the site. There also are no drainage improvements within the frontage road near the site. As such, the proposed short plat does not show any conveyance system, other than the new driveway gutters. These will flow into the existing ' gutter along Queen Ave. NE. The new houses will utilize individual lot infiltration systems. 5. Erosion and Sedimentation Control Plan: ' An erosion control plan has been prepared for this site. Grading activities � will not be required due to the lack of topography and change of � topography within the site. Si1t fencing, catch basin protection, soil cover and dust control will be parf of the erosion control measures. 6. Maintenance and Operation: The maintenance of the private driveway will be joint responsibility of the homeowners on an equal basis. The mutual agreement will be recorded on the final shorf plat mylar. Each new !ot will be responsible for their respective infiltration system and side sewer connection. , . 7. Bonds and Liability: Any required bonds and insurance will be provided prior to any construction activities. SPECIAL DRAINAGE REQUIREMENTS There are 12 special drainage requirements that may apply to any project. In this case, none of them are applicable to this project. r i - CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE ' CONDITIONS �I APPLICATION NUMBER: LUA-01-142, SHPL-A APPLICANT: Jim Jacques . I PROJECT NAME: Queen Avenue Short Plat DESCRIPTION OF PROPOSAL: Administrative Land Use Action (Short Plat Review)for the three- lot subdivision of a 0.362-acre site located in the Residential — 8 Dweiling Unit per Acre (R-8) zone. The subject site is currently vacant. �I lots are intended for the future construction of single-family residences. I ' LOCATION OF PROPOSAL: 1400 Block of Queen Avenue NE S(TE PLAN CONDITIONS: 1. The applicant shall pay the required Transpo.rtation Mitigation Fee at the rate of 575.00 per net�new average daily trip associated with the projecf. The Transportation Mitigation Fee shall be paid prior to the recording of the short plat. , 2. The applicant shall pay the required Fire Mitigation Fee equal to 5488.00 per new single famity lot. - The Fire tilitigation Fee shall be paid prior to the recording of the short plat. 3. The applicant shall pay the required Parks Mi;igation Fee equal to S530.76 per new single family lot. The Parks Mitigation Fee sha11 be paid prior to the recording of the short plat. 4. All lots shall access to�ueen Avenue NE frorn the shared 20-foot priv2te drive. No additional priv2te driveways onto �ueen Avenue NE sFiall be`allowed from this short plat. The applicant shall record 2n access e2sement over Lot 3 for the benefit of all three lots, concurrent with the recording of short plat. 5. Temporary Erosion Control shall be installed and maintained to the saiisfaction of the represeMa:ive of the Development Services Division for the duration of the project: 6. The applicant shall install a silt fence along the down slope perimeter of the area ih�t is ;o be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in of the King County Surface �'�ater Design Manual. This will be required during the construction of both off-site and on-site im�rovements as well as building construction. 7. Shallow drainage swales shall be constructed to intercept surface water flow and route the flo�,v a�,��ay from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the diich with rock io profect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in KCSWDM. Temporary pipe systems can also be used to convey storm water across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 8. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements 2s wefl as building construction. 9. Weekly reports on the status and condition of the erosion control plan��ith any recommendations of change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector. Certific2tion of the installation, maintenance and proper remov2l of the erosion control facilities shall be required prior to final inspection approval CONDITIONS REPORT City ol Renton Department of Planning/Building/Public Works � �c DE 1 ION ADMINISTRATIVE SNORT PLAT REPORT& DECISION CS . A. SUMMARY AND PURPOSE OF REQUEST: REPORT DATE: November 30, 2001 Project Name Queen Avenue Short Plat ', Applicani Jim Jacques. ' File Number LUA-01-142, SHPL-A Project Manager Jason E.Jordan Projeci Descripfion Administrative Land Use Action (Short Plat Review)for the three-lot subdivis�on of a 0.362- acre site located in the Residential—8 Dwelling Unft per Acre (R-8) zone. rhe subject site is currently vacant. All lots are intended tor the future construction of single-family residences. Project Location 1400 Block oi Oueen Avenue NE , I j - oAl / � m i i; �� _ .�- � � 1. � � �,,. - '�' � ,1 t : 1 N � ; k� .� d� �• 1 � �' •' � � 1 t r � � �q 1 `�1 wc mH•sr . 1 � �� m � �� 1 [ ' �b' � ,a � ;� — � u � .. .. ; ,. 1 ... o• �� t �E - _ _ ^ � �.. .. .. 1 �1� yC '_ O _ � I »- � Q � � � �1 1 , � ,�. �_ ',E a .`� •, �; c • : �A.t�3U�•s +/O � `c� "-°_''..�1 ~0 oti' •- '=6 ' Q € O 91 ��r+r �� . � � � 5�� '��.�' b - j� , :i.`,• 1^ � , � \ rf� � Q ��..�,� n s� Q . �Z , . � \ `� i � �, � � •� ,.� ... � o °A �i ' '� � �.� �� / � � � t .. �� o � 1 � i � .A ` . , t �1 � I�•�e, - J � , - S _ � ;� _ ,�—�,r _ �- — .�`, � ' D ..� �� € �� s' � . � � , :�':�'� f � � � � 3�,` � � r, '=�..� o : rr fi' - �Pt. .o � ' " " � . � { � ,, • �Z �e irrN �- . � . € � �:. ' ,,..�' . " � Q i� r i rY b i 1�9 = a� � �. 1 t n �:i � ��L �� 'i 1:i.F'_.. �•o � � o kGU IRH . AL :�.il7Ti 57.• Z � ° � -� ST 1 � i.lp-�. � �� ,a� • 2 I�r p, �r� "` Q�c7�' p.,i ' �Y � ' r�+ � � i o � o -`- . � � .N � �p � b : �• � , � � h&A'� v pM Z>>,> `` �i-._ Q��. �' . t'O _ ,•� F , . c i �� Project Location l�?ap City of Renton P/B/PW Department Administrative Land Use Action � REPORT AND DECISION DATED November 30,2001; PROJECT LUA-01-142,SHPL-A pyse 2 B. GENERAL INFORMATION: 1. Owners of Record: James Jacques 2509 Aberdeen Avenue NE Renton, WA 98056 2. Zoning Designafion: Residential—8 du/ac (R-8) 3. Comprehensive P/an Land Use Designation: Residential Single Family (RSF) • 4. Existing Site Use: The subject site is currently undeveloped. The site is located at the end of a dead-end street (Queen Avenue NE) off of NE Sunset Boulevard. Currently, the site does not have any structures within its boundaries. 5. Neighborhood Characteristics: North: Single Family Residential (R-8 zone) East: Single Family Residential (R-8 zone) South: Single Family Residential (R-8 zone) West: Single Family Residential (R-8 zone) 6. Access: All three lots would be served frorn Queen Avenue NE. Lot 3 is proposed as a pipestem lot that wouid front directly from Queen Avenue NE. �s proposed, the pipestem portion of Lot 3 would also provide access to Lots 1 and 2 via a 20-foot private easement. An emergency access turnaround is proposed within the right-of-way at the end of Oueen Avenue adjacent to the subject site. 7. Site Area: 15,770 square feet/0.362 acre C. H/STORICAL/BACKGRDUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan 4498 2/20/95 Zoning 4404 6/7/93 Annexation 1631 8/13/57 D. PUBLIC SERVICES: 1. �Utilities Water: There is an existing 6-inch diameter water main in Queen Avenue NE. Sewer: There is an existing 8-inch diameter sanitary sewer main in Queen Avenue NE. Surface Water/Storm Water: Storm facilities are located in the area. 2. Fire Protection: City of Renton Fire Department. E. APPLlCABLE SECTIONS 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 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations . 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards • Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-170: Residertial Lots-Gener2l Requirements and ti1inimum Standards sh,pllrpt.doc City ot Renton PB/PW Department Adminfstrative Land Use Actfon REPORT AND DECISION DATED November 30,2001; PROJECT LUA-01-142,SHPL-A Page 3 5. Chapter 9 Procedures and Review Criteria F. APPL/CABLE SECT/ONS OF THE COMPREHENS/VE PLAN: 1. Land Use Element—Residential Single Family 2. Housing Element G. DEPARTMENT ANALYSlS: 1. Proiect Description/Backqround The applicant, Jim Jacques, has proposed to subdivide a 0.362-acre parcel into three (3) lots. The property is currently vacant and undeveloped. In addition, the subject site is located at the terminus oi a dead end road (Queen Avenue NE) off of Sunset Boulevard NE. All lots are intended for the eventual development of detached single family homes. The lots are proposed at 5,359 square feet (Lot 1), 4,536 square leet (Lot 2), and 5,874 square teet (Lot 3) in I size. The proposal tor a total of three residential uni'.s on the site arrives at a densi�}� of 8.3; d��elling uni;s pGr acre (du/ac). �', Lot 3 abuts Queen Avenue tJE �rd v,�o�id prov�ded access fro� i;s 20-`oot wide pi�estem to LS�s 1 a�d 2 ��ia a '�, private drivew2y easement. This can be accomplished because Lot 3 would have street iron,age on Quee� Avenue NE, which would allow emergency response vehicles to serve the future residence trom the public right-of-way. However, all other ingress and egress to the development would be provided via an internal 2G foot private drive trom Queen Avenue NE from Lot 3. Lastly, the topography oi the subject site slopes gently to the south and the site is predominately vegetated�viih native ground cover and several Douglas Fir and Western Cedar trees. No critical are2s v,ere found at the subject site during the revie�v of this 2pplication. 2. Environmental Review Except when located on lands covered by �ti�ater or sensitive areas, short plats are exem�t !rom S�FA Environmental Review pursuant to�NAC 197-11-800(6)(a). 3. Compliance with ERC Conditions N/A 4. Staff Review Comments Representatives irom various city departments have reviewed the application materials to ideniify and address issues raised by the proposed development. These comments are contained in the o"icial iile, and the essence of the comments has been incorpor2ted into the appropriate sections of this re�ort �nd the Departmental Recommendation at ihe end of the repon. 5. Consistency Short Plat Criteria Approval of a plat is based upon several factors. The following short plat criteria h2ve been established to assist decision-makers in the review ot the plGt: a) Compliance with the Comprehensive Plan Designafion The site is designated Residential Single Family (RSF) �n the Comprehensive Plan Land Use Map. The RSF designation is iniended to promote and enhance single family neighborhoods. The proposal is consistent with the RSF design2tion in that it would allow for the tuture construction of a single family home,thereby promoting goals of infill development. The proposal is consistent v;i;h the following Comprehensive Plan Land Use and Housing Element policies: Policy L U-36. Al1ow development at 9.7 dwelling units per acre on infill parcels of one acre or less as an incentive to encourage single family smal!lot development on 4,500 sq. tt. lofs. � sn��c,-�r.da; � City of Renlon P/B/PW Department Administrative Land Use Action � - REPORT AND DECISION DATED November 30,2001;PROJECT LUA-01-142,SHPL-A Page 4 The subject site is less than one acre in size and the net densiry of the proposed subdivision, 8.34 dwelling units per acre, is within the density range prescribed. Policy N-4. Encourage infill development as a means to increase capacity. The proposal would create two additional lots, thereby increasing density within a currently ' developed residential area. b) Compliance wifh the Undertying Zoning Designatron The subject site is designated Residential — 8 Dwelling Units per Acre (R-8) on the Ciry of Renton Zoning Map. The proposed development would allow for the future construction of up to three new single family dwelling units. The allowed density range in the R-8 zone is a minimum of 5.0 to a maximum of 8.0 dwelling units per acre, however, a density of 9.7 dwelling units per acre is allowed for developments one-half acre in size or less. Net density is calculated after the deduction of sensitive areas and areas intended for public right-of-way from the gross acreage of the site. The property does not contain any sensitive areas. Furthermore, the applicant has requested a waiver from additional right-of- way dedication, which was approved on November 27, 2001 (see attached letter). Therefore, the proposal for 3 units on the 0.362-acre site wou(d arrive at a net density of 8.34 dwelling units per acre, which is within the allowed density range of the zone. r The allowed building lot coverage in the R-8 zone is 35 percent or 2,500 square feet whichever is greater for lots over 5,000 square feet in size. Setbacks in the R-8 zone are as follo�vs: front yard 20 feet, side yard 5 feet, side yard along a street 15 feet, and rear yard 20 feet. While no construction is planned for the lots at this time, the lots appear to have adequate area to provide for a new single family residence while meeting the required setbacks and lot coverage. In addition, each lot would have adequate area to provide two off-street parking spaces as required , by the parking regulations. , c) Compliance wiih Subdivision Regulations �' Streets: No new public streets would be created as part of the proposed short plat. , RMC section 4-7-150.F of the Subdivision Regulations requires the installation of full street , improvements, including curb, gutter, 6-foot sidewalk, and half-street pavement along the site's � Queen Avenue NE frontage pursuant to City of Renton Street Standards (RMC section 4-6-060), ', - unless waived or deferred through the City of Renton's Board of Public Works. The requirements for half-street improvements were waived, in part, by the City of Renton's Board of Public Works on November 9, 2001. Therefore, the applicant shall only be required to provide half-street ' improvements for the first 55 feet of property frontage (progressing north to south) on Queen Avenue NE, while the remaining 45 feet of property frontage along Queen Avenue NE is not required to be improved. , The proposed subdivision is anticipated to generate additional traffic on the Cit�s street system. In ' order to mitigate transportation impacts, a Transportation Mitigation Fee based on 575.00 per net new average daily trip attributed to the project will be required. The additional lots are expected to generate approximately 9.57 new average weekday trips per new residence. The fee tor the proposed short plat is estimated at S2,153.25 {S75.00 x 9.57 trips x 3 = �2,153.25) and is payable prior to the recording of the short plat. B/ocks: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 4,500 square feet. The proposed plat would create three lots—Lot 1 at 5,359 square feet, Lot 2 at 4,536 square feei, and Lot 3 at 5,874 square feet. The proposed lot sizes are compatible with other existing lots in this area under the same R-8 zoning classification. The proposed �ots a�so comply with the R-8 requirements for minimum lot width (60 feet for corner lots and 50 feet for interior lots) as well as minimum lot depth (65 teet). The proposed lots ( all interior lots) appear to have adequate building area for the construction of a single family'residence when taking setbacks and lot coverage requirements into consideration. snpl;,�r.doc City ot Renton PB/PW Department Administrattve Land Use Action REPORT AND DECISION DATED November 30,2�01;PROJECT LUA-01-142,SHPL-A Pa�e 5 The size, shape, orientation, and arrangement oi the proposed lots comply with the requirements of the Subdivision Regulations and the development standards o1 the R-8 zone. In addition, each lot would have access to a public street (Queen Avenue NE). � d) Reasonableness of Proposed Boundaries Access:Each lot will have direct access to a public right-oi-way irom the shared 20-foot private driveway from Queen Avenue NE. The proposed 20-toot private shared driveway easement would be located on the pipestem portion oi Lot 3. A shared private driveway may be permitted for access up to two lots that do not abut public right-oi-way. In this case, Lot 3 abuts the improved portion of Queen Avenue NE. Lot 1 is also abutting to Queen Avenue NE; however, that portion ot the road is not proposed to be improved. Lastly, Lot 2 is proposed as an internal lot, which does not abut a pubfic right-of-way. The easement proposed to serve Lots 1 and 2 would be required to be a minimum of 20 feet in width, with a minimum oi 12 feet of pavement. This proposal does comply with the above-mentioned regulations as Lots 1 and 3 are abutting Oueen Avenue NE and the proposed shared private driveway easement also serving Lots 1 and 2 would be 20 feet in width as required by code. Topography:The topography of the site gently slopes to the south, but is relatively ilat. The property is vegetated with native ground cover and several native trees. The development of the site would require the removal oi most oi the vegetation tor the eventual development of single family residences. Lastty,the short plat would involve minimal grade and fill activittes mainly associated with the eventual development of new single tamily residences. Re/ationship to Exisfing Uses:The properties surrounding the subject site are designated R-8 on the Citys zoning map. The proposal is similar to existing development patterns in the area and is consistent�vith the Comprehensive Plan and Zoning Code, which encourage residential infill development. e) Availabilify and lmpact 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. A Fire tJlitigation Fee, based on S488.00 per new single family lot, would be required in order to mitigate the proposal's potential impacts to emergency services. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed short plat. Hotivever, there are existing recreational tacilities in the area such as: North Highlands Park and Kiwanis Park. Therefore, in order to ofiset recreational impacts associated with this development, a Park Mitigation Fee would be required. Specifically, a Parks tJlitigation Fee of S530.76 per new single family lot, would be required in order to mitigate the proposal's potential impacts to existing and future City parks. Schoo/s: 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 facior oi 0.44 students per single iamily residential dwelling. Therefore, it is anticipated that the proposed short plat would result in 1.32 nevr children to the local schools (Highlands Elementary School, Dimmitt ��liddle School and Renio� High School). The Renton School District has indicated they can accommodate an additional 1.32 students generated by this proposal. Storm VVater. Storm iacilities are located in the area. A conceptual drainage report �ti�as submitted with the application and has been reviewed by the City of Renton's Plan Review Section. A Surface Water System Development Charge of �525.00 per new single family lot would be collected as part of the construction permit or prior to the recording of the short plat. In addition, because the project is located in the Honey Creek Basin area several additional project conditions have been determined necessary in order to avoid potential impacts io the subject watershed. Specifically, the applicant shall be required to provide a temporary erosion control plan (system) during the project's construction phase. The erosion control plan must include a silt fence along the down slope perimeter oi the project area to be disturbed. The plan must include shallow drainage swales, which would act to intercept surface water tlow and route the flo�v av��ay trom the construction area. Furthermore, the applicant would need to perform daily review 2nd maintenance of all erosion and sedimentation control measures of the site during the Construction phase of the project. Lastly, ihe applicant would be required to provide Construction Services stafi shpltrpt.aoc City of Renton PIBlPW Department Administrative Land Use Action _ REPORT AND DECISION DATED November 30,2001; PROJECT LUA-01-142,SHPL-A Page 6 with weekly reports on the status and condition of the erosion control plan. If any recommendations, changes or revisions to the maintenance schedules or installation areas are required, prior to the proposed changes, Construction Services would need to be notified. These tive project conditions are numbered 5-9 in the Decision section of this report. , Water and Sanitary Sewer Utilities: There is an existing 6-inch water line located in Queen Avenue NE, which is adjacent to the subject site. There is also an existing 8-inch sewer main located in Queen Avenue NE adjacent to the subject site. A Water System Development Charge of $1,105 per new single family lot, as well as a Sewer System Development Charge of �760.00 per new single family lot, would be collected as paR of the construction permit or prior to the recording of the short plat. N. Findings: Having reviewed the written record in the matter, the City now enters the following: 1. Request: The applicant has requested Administrative Short Plat Approval for the Queen Avenue Short Plat, File No. LUA-01-142, SHPL-A. 2. Application: The applicanYs short plat application complies with the submittal requirements for information for short plat review. The applicant's short plat plan and other project drawings are contained within the official land use file and copies are affixed to this report. ' 3. Comprehensive P/an: The subject site is designated Single Family Residential (SFR) in the Cit�s , Comprehensive Plan. 4. Zoning: The proposal is subject to the zoning requirements and development standards of the Residential Single Family- 8 (R-8) zoning. 5. Subdivision Regu/ations: The proposal is subject to the requirements established by ihe Cit�Is Subdivision Regulations. 6. Existing Land Uses: Land uses surrounding the subject site include: North Residential Single Family (zoned R-8); East: Residentia!Single Family(zoned R-8); Souih: Resrdenfia!Srngle Family(zoned R- 8J; and West: Residentra/Single Family(zoned R-8). 1. Conclusion: 1. The subject site is located in the Residential Single Family(RSF) comprehensive plan designation. 2. "The proposal complies with the goals and policies established with this designation. 3. The subject site is located in the Residential—8 Dwelling Units Per Acre zoning designation and ihe proposal complies with the zoning and development standards established with this designation provided all advisory notes and conditions of approval are complied with. 4. The proposed three lot short plat complies with the subdivision regulations as established by city code and state law. 5. The proposed three lot short plat complies with the street standards as established by city code. 5.^.r�i;f 1.C�C City of Renton PJ8/PW Department AdminlsVative Land Use Action , REPORT AND DECISION DATEO November 30,2001; PROJECT LUA-0i-la2,SHPL-A Page 7 J. DEC1SlON: The Queen Avenue Short Plat, File No. LUA-01-141, SHPL-A, is approved subject to the following conditions: 1. The applicant shall pay the required Transportation Mitigation Fee at the rate oi �75.00 per net new average daily trip associated with the project. The Transportation Mitigation Fee shall be paid prior to the recording oi the short plat. 2. The applicant shall pay the required Fire Nlitigation Fee equal to S488.00 per new single family I�t. The Fire Mitigation Fee shall be paid prior to the recording of the short plat. .� 3. The applicant shall pay the required Parks Mitigation Fee equal to 5530.76 per new single family lot. The Parks Mitigation Fee shall be paid prior to the recording of the short plat. 4. All lots shall access to Queen Avenue NE irom the shared 20-foot private drive. No additional private driveways onto Queen Avenue NE shall be allowed trom this short plat. The applicant shall record an access easement over Lot 3 for the benefit of all three lots, concurrent with the recording of short plat. 5. Temporary Erosion Control shall be installed and maintained to the satisfaction oi the representative of the Development Services Division for the duration of the project. 6. The applicant shall install a silt fence along the down slope perimeter oi the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conioynance with the specifications presented in oi the King County Surface Water Design Manual. This will be requiredtYuring the construction of both ofi-site and on-site improvements as well as building construction. 7. Shallow drainage swales shall be constructed to intercept suriace water tlow and route the ilow away from the construction area to a stabilized discharge point. Vegetation grow�th shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction of drainage swales shall conform to the specifications presented in KCS1rJDM. Temporary pipe sysiems can also be used to convey storm H�ater across the site. This will be required during the construction of both ofi-site and on-site improvemen;s as �:ell as buiiding construction. 8. The project contractor shall perform daily review and maintenance of all erosion and sedimen;2tion control measures at the site during the construction oi both otf-site and on-site improvements 2s well as building construction. 9. Weekly reports on lhe status and condition of the erosion control plan with any recommendations oi change or revision to maintenance schedules or installation shall be submitted by the project Engineer of record to the public works inspector. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to final inspection approval. DATE OF DECISION ON LAND USE ACTION: November 30, 2001 SIGNATURES: � � rf/� U � Gregg A.Zimmerman, /B/PW Adminisirator Decision date Land Use Aciion Appea/s& Requesis for Reconsideration The administrative land use decision will become tinal if the decision is not appealed within 14 days of the efiective date oi decision. An appeal of the decision must be filed within the 14-day appeal period (RCW 4321.C.075(3);VJAC 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 Administraior. The Administrator may modify his decision ii material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation ot fact. After review of the reconsideration request, ii the Administrator finds insufficient evidence to amend the original decision,there will be no snp;r�r.doc City of Rentpn PB/PW Department Administrative Land Use Action ' REPORT AND DECISION DATED November 30,2001;PROJECT LUA-01-142,SHPL-A pa9�8 further extension of the appeal period. Any person wishing to take further action must file a tormal appeal within the lollowing appeal timetrame. APPEAL. This administrative land use decision will become Tinal If not appealed in writing to the Hearing Examiner on or before 5:00 PM on December 14,2001. Appeals to the Examiner are governed by City ot Renton Municipal Code Section 4- 8-110. Ac�ditional information regarding the appeal process may be obtained irom the Renton City Clerk's Office, (425) 430-6510. Appeals must be filed in writing,together with the required S75.00 application fee,to: Hearing Examiner,City of Renton, 1055 South Grady Way, Renton,WA 98055. EXPIRATION DATE: The Short Plat approval will expire two(2)years irom the date oi approval. An extension may be requested pursuant to RMC section 4-7-080.M. shr!;.-p!�x City ot Renton P/B/PW Department AdminisVaUve Land Use Action , REPORT AND DECISION DATED November 30,2001; PROJECT LUA-01-142,SHPL-A pa9e g TRAIJSMITTED ihis 30th day of November,2001 to the owner. Jim Jacques 2509 Aberdeen Avenue NE Renton,WA 98056 TRANSMlTTED this 30th day of November,2001 to the contact'applicant: Jim Hanson Hanson Consulting �� 17446 Maliard Cove Lane Mt.Vemon,WA 98274 TRANSM/TTED ihis 30th day o1 November, 2001 to the Parties of Record: None TR.4NSMlTTED this 30th day o(November,2001 to ihe fo!lowing: Larry Meckling,Building Official L. Rude,Fire Marshal Neil Watts, Development Services Director Jennifer Henning Jan Conklin % Carrie Olson-Davis Law�ence J.Warren,City Attomey South County Joumal . sha't r;.da; City of Renton PB/PW Department Administrative Land Use Action � REPORT AND DECISION DATED November 30,2001; PROJECT LUA-01-142,SHPL-A Page 10 ADVISORY NOTES TO APPL/CANT The following nofes are supp/emental inlormation provided in conjunction with the administrative land use action. Because these notes are provided as information on/y, fhey are not subject to the appea!process for ihe land use actions. Planninq 1. The site is designated Residentiai Single Family in the Comprehensive Plan. 2. The property is zoned Residential 8 (R-8). , 3. Densities ailowed in the R-8 Zone are 5.0 dwelling units per net acre (du/a) minimum and 8.0 du/a maximum up to 9.7 du/a for lots under%z acre in size. � j 4. Minimum lot size in the R-8 Zone is 4500 sf,with minimum width of 50 feet. The minimum permitted lot depth is 65 feet. 5. Heights of buildings in the R-8 Zone are limited to 2 stories, or 30 feet. i 6. Required setbacks in the R-8 Zone are a 20-foot front yard, a 20-foot rear yard, a 15-foot side yard along a street and 5-foot interior side as measured from the property line to the nearest point of the structure. Setback dimensions should be shown on the construction drawings, but must be removed prior to recording the final short plat. 7. The maximum building coverage in the R-8 Zone is 35 percent or 2,500 square feet which ever is greater for lots iover 5,000 sf and 50 percent lots 5,000 sf or less. I 8. 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 time if complaints are received. ' 9. Within thirty(30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety(90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's 2pproval of this work is required prior to final inspection and approval of the permit. 10. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., P�londay through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Pro�erty Services -Comments for Final Short Plat Submittal 1. Please refer to Sonja Fesser's memo dated November 16, 2001 (attached). I Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet ot all new single family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. � 2. Street addresses shall be visible from a public street. 3. Private streets shall be posted"No Parking"per City Street standards. All dead-end streets over 150 feet long are required to have an approved turnaround. 4. Shared driveways shall be paved,20 feet in width as required for Fire Department access roadways, to a pint that all portions of the furthest building are within 150 feet as hose is laid. Plan Review— Drainaqe 1. The Surface Water System Development Charges (SDC) are S525 per building lot (3 lots ' 525�/lot= 51,575.00). This fee is payable at the time the utility construction permit is issued. Plan Review—Sewer 1. Short plats shall provide separate side sewers stubs to each building lot. No dual side sewers are allowed. Side sewers shall be minimum 6"at 2% slope. 2. This parcel is subject to the Honey Creek Special Assessment District (SAD). Fees $250.00 per building lot. This fee is payable at the time the utility construction permit is issued (3 lots ' 250 S/lot= $750.00). 3. The Sanitary Sewer Systern Development Charges (SDC) is 5760 per new building lot. This fee is payable at the time the utility construction permit is issued (3 lots ' 760 S-�lot= S2,280.00). Plan Review—Water � 1. The System Development Charge shall be at the current rate of$1,105 per additional single family site. This fee is payable with the construction permit (3 lots ' 1,105.00 S�ot=53,315.00). 2. Available fire flow at the existing hydrant in Oueen Ave NE is 700 gpm. In order to provide the required 1,000 gpm of fire flow, the applicant shatl either: A) Install a 8-inch water main in Queen Ave NE irom the existing 12-inch water line in Sunset Blvd NE to a hydrant within 300 feet of the structures; or: B) Complete a"looped"water line by installing a new 8-inch water main, which will connect the existing 6-inch water main in Queen Ave NE to the existing 6-inch water line in Pierce Ave NE. The applicant must also acquire and provide a 15 foot wide utility easement to the City for the new 8-inch line. shplfr�f.dx City of Renton PB/PW Department Adminlstntive Land Use Action REPORT AND DECISION DATED November 30,2001;PROJECT LUA-01-142,SHPL-A page 11 Plan Review— Street Improvements 1. An additional 5-feet right-oi-way wili be required to be dedicated to the City, unless waived by the Development Services Division. 2. A traffic mitigation Fee of 575.00 per additional Average Daily Trip at a rate oi 9.57 trips per single iamily home shall be assessed. The iee has been calcutated as 52,153.25. This iee is payable prior to recording of the plat. 3. Street improvements including curb.�gutter, sidewalk and street paving are required on the northerly 55-teet of the property that ironts Queen Ave NE. Plan Review—General 1. All plans shall conform to City of Renton drafting standards. : 2. A construction permit is required. When plans are complete three copies oi the drawin�s, two copies ot the drainage report, a construction estimate and application tee shall be submitted at the 6 floor counter. : shplfrpt.doc 4�� . . ' 1� • I U \� {! �\ �J � � I • �� I — � ... ' , �• � I m � %4 . ,/ m '~" v �J � ; •'L11� � �� 1,'� ,'i��•�` �'.11�1 , � . /'• iQ Y' U (Yj . 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The norfhwest corner is the low point of the properfy and this corner is at the upper end of the gutter within Queen Ave. NE. There are numerous trees that are interspersed throughout the site. There is an understory of grass and native shrubs. The sheet flow eventually ends up along the existing residential lots norfh of the site. However, there apparently is no problems associated with this sheet flow. The drainage calculations include the total site and the Queen Ave. NE ROW along the frontage, for 55' (the limits of disturbonce within the ROW). The site is 15772 SF and the road ROW is 40' wide x 55' long, or 2200 SF. The total site area of 17972 SF, or 0.41 acres was used as the project drainage area for the calculations. r The existing drainage analysis was performed using the "Waterworks" hydrology software and its summary tables and charfs are attached for reference. The methods outlined in the King County Surface Water Drainage Manual were used as guidelines. Following this page are the data sheets used for the computer input data. The comp�ter summary sheets for peak flow and time of concentrafiion calculations are also attoched. Below is a brief description of the existing drainage characteristics: Time of concentration: 12.23 minutes 2 year peak flow: 0.06 CFS 10 year peak flow: 0.12 CFS 100 year peak flow: 0.20 CFS total area: 0.41 acres perviovs area: 0.40 acres curve number: 85 impervious area: 0.01 acres curve number: 98 i � � Jaeger Engineering JACQUES QUEEN AVE. SHORT PLAT - DR.AINAGE CALCULATIONS I PREDEVELOPED HYDROGRAPHS --------------------------------------------------------------------- ------------------------------------------------------------------ BASIN SUMMARY BASIN ID: A10 NAME: PREDEVELOPED, 10 YEAR �'� SBUH METHODOLOGY TOTAL AREA. . . . . . . : 0 .41 Acres BASEFLOWS : 0 . 00 cfs ! RAINFALL TYPE. . . . : TYPElA PERVIOUS AREA PRECIPITATION. . . . : 2 . 90 inches AREA. . : 0 .40 Acres TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 85 . 00 TIME OF CONC. . . . . : 12 .23 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 . 20 AREA. . : 0 . 01 Acres CN. . . . . 98 . 00 I TcReach - Sheet L: 110 . 00 ns : 0 . 2400 p2yr: 2 . 00 s : 0 . 0640 ''� PEAK RATE: 0 . 12 cfs VOL: 0 . 05 Ac-ft TIME: 480 min � BASIN ID: A100 NAME : PREDEVELOPED, 100 YEAR SBUH METHODOLOGY TOTAL AREA. . . . . . . : 0 .41 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE . . . . : TYPElA PERVIOUS AREA PRECIPITATION. . . . : 3 . 90 inches AREA. . : 0 . 40 Acres �' TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 85 . 00 TIME OF CONC. . . . . : 12 .23 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 . 20 AREA. . : 0 . 01 Acres CN. . . . . 98 . 00 TcReach - Sheet L: 110 . 00 ns : 0 .2400 p2yr: 2 . 00 s : 0 . 0640 PEAK RATE: 0 . 20 cfs VOL: 0 . 08 Ac-ft TIME : 480 min BASIN ID: A2 NAME: PREDEVELOPED, 2 YEAR SBUH METHODOLOGY TOTAL AREA. . . . . . . : 0 .41 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE. . . . : TYPElA PERVIOUS AREA PRECIPITATION. . . . : 2 . 00 inches AREA. . : 0 . 40 Acres TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 85 . 00 TIME OF CONC. . . . . : 12 .23 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 .20 AREA. . : 0 . 01 Acres i CN. . . . : 98 . 00 TcReach - Sheet L: 110 . 00 ns : 0 . 2400 p2yr: 2 . 00 s : 0 . 0640 PEAK RATE: 0 . 06 cfs VOL: 0 . 03 Ac-ft TIME : 480 min � ,, �� " -, ; - :°� � � I � . �� . 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N0. 940d,2�9012 I � �___ 25.00� � I� I\ LOT 2 TEMPORARY INTERCEPTOR ; I I � SWALE WITH ROCK NECK � Y I� TEMPORARY INTERCEPTOR DAMS (SEE DETAIL) � �2� � m Q �, I SWALE WITH ROCK CHECK I � � � -�- °' _ DAMS (SEE DETAIL) � � v o �'�0 1 5 0' F I L T E R F A B RI C �?' SWALE TO BE C L E A R I N G L I M I T S I I � � � I SILT FENCE (TYP) �-- __,F1�.--X y DAYUGHTED INTO (TYPICAL) I _ .__--- -- ' W � EXISTING DRIVEWAY (SEE DETAIL) � ►� I �- W EXISTING GUTTER - - - _ __ _ _ ---�-�� -- - . - - -_ � ---- _ -- - --- I , ------ _ � � t iti;. . N88'04'4 "bt� _. __ __ a,',_ ' - - - 157.69' ---�' , I / f.. I� - � � .i ��,_ �� x o ' _ _ - - - . 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SE 1/4 OF �EC. 4-23-5 / � I -F(NCi " F OI File Basin Hydrograph Storage Discharge Level pool 3e�e5eeeeeeee2eeeeeeeeee2eeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee ; eeeeeeeeee ; 0 o SHEET FLOW CALCULATOR - INITIAL 300 FEET ° o o ' o 0 0 °DES°Mannings Sheet Flow. . . . . . 0 . 2400 ° o °ARE°Flow Length (ft) . . . . . . . . . 110 . 00 °HOICES ° °R.AI°2 yr 24 hr rainfall (in) : 2 . 00 ° ° °TIM°Land Slope (ft/ft) . . . . . . : 0 . 0640 ° o °TIM° COMPUTED TRAVEL TIME (min) : 12 . 23 ° o oR.AI° TYPICAL MANNINGS VALUES FOR INITIAL 300 FT � °A ° o�S o 0 0 °BAS°Smooth Surfaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 . 011 ° ° °STO°Fallow Fields of Loose Soil Surface . . . . . . . . . . . . . . . 0 . 05 °Y ° ° °Cultivated Soil with residue cover (s<=0 . 2 ft/ft) : 0 . 06 ° ° °PER°Cultivated Soil with residue cover (s>0 . 2 ft/ft) . : 0 . 17 ° ° °ARE°Short prairie grass and lawns . . . . . . . . . . . . . . . . . . . . . 0 . 15 ° ° °CN °Dense grasses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 . 24 ° o 0 ogermuda grass . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 .41 0 0 0 oRange (natural) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 . 13 � o °PEA°woods or forest with light underbrush. . . . . . . . . . . . : 0 .40 ° ° °PEA°Woods or forest with dense underbrush. . . . . . . . . . . . : 0 . 80 ° ° °TOT° � o °OF10Key: QUIT F5Key: CLEAR °ete ° ° Pgaeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeefit ° o .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. _ _ .. .. .. .. _ . ., .. .. .. .. .. � .. .. ., .. .. .. .. .. _ .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. _ .. .. .. .. .. ., .. .. .. .. aeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee �R��r c L 0 P�C � rn� O� �� =-�N�R��C� o N '� � '` � � V. DEVELOPED DRAINAGE j The developed project will include the new joint driveway, additional pavement within the R.O.W. for a turnaround and the three new houses with driveways. The remaining portion of the developed site will be residential landscaping. The developed drainage will use individual lot I infiltration for each of the houses. The site will be exempt from drainage j detention because the increase in 100 year peak flow from the pre- I developed to the developed condition is less than 0.5 CFS. The actual ' increase is 0.08 CFS. The areas used to calculate the flows were the same as those areas used in the pre-developed drainage calculations. It should be noted that the pavement within the Queen Ave. NE ROW for the turnaround are included in the developed impervious surface. Similar to the existing condition, the SBUH hydrograph method was used to determine the peak flows for the various storm events. A level pool analysis was performed to evaluate the pond performance during the various required scenarios. The computer data sheets for the developed flows follow this page as well as the works sheets and the time of concentration calculations. A brief summary of the developed drainage characteristics are: time of concentration: 5.00 minutes 2 year peak flow: 0.12CFS 10 year peak flow: 0.20 CFS 100 year peak flow: 0.28 CFS total area: 0.41 acres pervious area: 0.20 acres curve n�mber: 86 impervious area: 0.21 acres curve number: 98 Jaeger Engineering JACQUES QUEEN AVE. SHORT PLAT ' DRAINAGE CALCULATIONS DEVELOPED HYDROGRAPHS BASIN SUMMARY BASIN ID: B10 NAME: DEVELOPED, 10 YEAR SBUH METHODOLOGY TOTAL AREA. . . . . . . : 0 .41 Acres BASEFLOWS : 0 . 00 cfs R.AINFALL TYPE. . . . : TYPElA PERVIOUS AREA Ij PRECIPITATION. . . . : 2 . 90 inches AREA. . : 0 . 20 Acres j TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 86 . 00 TIME OF CONC. . . . . : 5 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 .20 AREA. . : 0 . 21 Acres CN. . . . . 98 . 00 PEAK RATE : 0 . 20 cfs VOL: 0 . 07 Ac-ft TIME : 480 min � r BASIN ID: B100 NAME: DEVELOPED, 100 YEAR SBUH METHODOLOGY TOTAL AREA. . . . . . . : 0 .41 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE. . . . : TYPElA PERVIOUS AREA PRECIPITATION. . . . : 3 . 90 inches AREA. . : 0 . 20 Acres TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 86 . 00 TIME OF CONC. . . . . : 5 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 . 20 AREA. . : 0 . 21 Acres CN. . . . . 98 . 00 , PEAK RATE : 0 . 28 cfs VOL: 0 . 11 Ac-ft TIME: 480 min BASIN ID: B2 NAME : DEVELOPED, 2 YEAR SBUH METHODOLOGY TOTAL AREA. . . . . . . : 0 .41 Acres BASEFLOWS : 0 . 00 c�s RAINFALL TYPE. . . . : TYPElA PERVIOUS AREA 'I PRECIPITATION. . . . : 2 . 00 inches AREA. . : 0 . 20 �=:cres ' � TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 86 . 00 TIME OF CONC. . . . . : 5 . 00 min IMPERVIOUS AREA ABSTRACTION COEFF: 0 . 20 AREA. . : 0 . 21 ticres CN. . . . . 98 . 00 PEAK RATE : 0 . 12 cfs VOL: 0 . 05 Ac-ft TIME : 480 min ��,��U� S �`%�'—�v T"�.�� • �.�- �%��::J�r'�C IJR F-' t�: I':-�` � ��=� ��s�. ' '•r�e s�e.�M ��-o- o�s c�a,l cu � c�e� , �. -jo�- "',�,.� r�r�- ^ `(�o�e� �2t.l r�a:.��2. C�S cr� C�.1^�e�. - � . �- 1 � �c. � � . Cv R�;L I�!��M��('�5'� I � .�� (o�s � � _ � � C� �'p1Y1 "� CJ�',°J'e.u�4-�.� '�,��p� �U�r�'�. I` �� '✓'�. �`J� 2 S`� ( '�'�'','� I4v�Cr�' p�'�r � i^ �� ] r -� �� ? ��U r� O_r-��r2�`�ti�S ; i � k �O c z , = 3�o C3� _` logo �= , �/ �~., ��.�V�e.S � � � �- � ��.J� ' r� ��'� 3�1 Sa> _ � cv� ,S= , ;- � � T��J �� : 3� s2 s;= = o, Z� �� . � � ��1�-�r ��v S �. �� = s3�a C �a>r� �cl�.^� . - -�a.-�' � � � � - � � � � � � - � : - .�, �� . � ,,(,�, ` �r- �;JP.._, �{.,_ _,,��'_ ,-� f, ' ; � JSe- i�i�,2 I'`(1 t Y1 l �1►^�.v vti�, ; � "�jr' S;'�' � � �� :��''� �' -e S p,� ,� rn .�„ +`t`C , � � � . ( � �LU�! 1 �r+,�� ' � .� ; .,� _ ,� �; Po - ?-" `, -. .-., r, �J �e ` v. -, � , �.��''��`✓i.J �`..�i��-+�- L �,..ls ti f�' �S 1, -, ;� ��`_ o. � Z ;�5 � 'J1;o - O, � �� J� Q;c� = D .Z�' G,�S , �� I I 4, — I � I � EX1STlNG � � ' C�i ►_____— 25. ' Dl1IVE ' n � � � � n I��N7'ON S'HOI�T f'LA 'I' LUA �� - 071 -St-IPL ' � � �� KEC. N0. �)401129901,Z � � I c� ��" � � SAWCUT EXIST. S/DEWALK � --�>> �t y REMOVE AND REPLACE WITH ASPH. I \ � �, � � � NEW ASPH. PRIVATE 20' WIDE SHARED �� - _ DRIVEWAY EASEMENT AND � � '��2---� EDGE OF NEW PAVEMENT � � � � 'PHALT 1 I � ROUTE FLOW EXISTING � \ TO EX. GUTTER DRIVE__ ---- -- ---- n7a ------ --------- � 0 — �"-- 2' WIDE THICKENED EDGE CURB � STREET SIGN _.- _ - - -— -------4,�r, � __ _-- _ N88'04'a8"w 157.69' I ---��_,- � — — -� - -- - - - - -�= �-- ----- Y I . <l j _ - M �'__-___. . .._- '._ .-. . '%I I 1 r — -�` � � -� - � NEW ASPHAL T: � , � � .r ---� �-ss---- _ ,�="��---- " =�� '�WE��.5��-- �.�- LOT� 3 � �� ` "' PVMT. � � x FFE: 428.� I ��-- 1 I ;; it� 8'04'4B•, ir. —.�,i_ _ /_ _._ _ 67.00'� � ' - — r � _ - _ —�" � 35' 6" SID SEWEf� -- • � � CL N OUT (SEE DET SHT. �4) I � g� � 1 r i ,, a8" I J � _ _ � 5%-(S SHT. d) I � �g �r — EDG NEW ASPHALT i I ( �'� I 1 ` � , � c�„ -r'�- . � -.� t PR ATE 20' WIDE SHARED ��I � �c� �.---o .Q � 10 x 1 D' -�--�=j—�-- � � I l�- �1 �`�-" � � �o.00' �o.00' OR/ WAY.�4SEMENT AND A � ESMT. — �I ` I ,w /� g EDG OF N�1V,,PAVEMENT H- � � —�1��WIDE THICKEN � �, — — — U ' - o-�� -- '`I EDGE CURB � _ _ _ _ __ 8•oa'4sw a % — — ---- +— � '� \ �:W�� S - � � - -- 90.��• `�'-- - - I I � � % ' �, o � � � � - 5'i , I� i �o� , �� __- --�or � -� �, � r _ � � _ �� o . -_ -� FFE: 430.5 � I � � � S/DET. S�4 I ' � I � . ---- — �, ' 0.00' '�` '`� _ -- ---4�( i �� p�,�, �/ I l FOO�PR/NT O TYP � �� X$ i � -- _ - -- - - �� < � � _ -�I � " g �' END NE ASPHAL T x �---._._--� - �, i � � � � zo.00' ,�o.00' �I � r z �� LOT 2 � g � 2 ' _ �' �__ C --� - - � �g FFE: 430.5 � ( I � Y� � � � '430 `' `...o h I U I 67.DO' 1 � I =X=X-- X - -ft- __ ,�� . - -- ___ntit-- - - - _- 90.�5' FNCELI E , - — �-5-- — �— _-� -.�..�. ,� _ - � ,- � N88'04'4B�14' I _ 40' LONG ROOF/GUTTER j ��-��-�nr �r r��r�r rn�rl/1�l A. HYDROLOGIC ANALYSIS The site is exempt from the peak rate runoff control due to the negligible peak rate runoff rate increase exemption. This is specified in the 1990 King County Drainage Manual. The developed peak 100 year runoff flow is 0.28 CFS. The 100 year pre-developed flow is 0.20 CFS. This is a 0.08 CFS difference, which is less than the 0.5 CFS maximum allowed for this exemption. B. DETENTION ANALYSIS AND DESIGN Detention Storage is not required for this project as stated above. C. BIOFILTRATION . Biofiltration will not be provided because the amount of new impervious surface subject to vehicular traffic is less than 5000 sq. ft. This area would include the new joint private driveway paving plus the new individual lo# driveways plus the additional pavement within the Queen Ave. ROW. The net new pavement area is estimated to be 4073 sq. ft. (3572 SF + 3(18)20=1080 SF -579 SF) I � - — _ _ _ -- ----- --- - --- --- - `.'�`,"2-1�- � `� QoG1 ( , � � Jo �.� ' �� } C�� _ �c�- 0�51 - --- _- _ � ��'�'t2 i ��v--�� t-�:�L�r�..l�'; �'..A'� �a-,,.�,'+�� , -��- . I , . � , ti �'�-'� �ci.� ,�a � o�c! _r�` � ��r�� ., ..,� �, � �.a ,�J � � ��z �5,� , �. �� •�, �, -,� 1 �a-� � - - - 0 . �.�r-o ��c�.1 �a �S OQO! ��.; ;.., :, �.r �} �-�,.� 2 ; o .�..-= Q� "aS� - , � � � � � -� �"�`�s a`�� ' -��1 1'� � - - _ _ �� j = �,�,�-� ��-..� -- �Y�'a� -�-�o� -�a S . Z � f�.I�Ud I � �QQ� �S �Qs j' - - - � T� ` ' `J v �c! � ��' T� �_�" �Q.1� �'�uJ' �1.�� _ _ S � -� .� t`. a� _ , �-E,n`,X-O.� � C w�tsa W- � ��, ��S � .:�� u��; o b b� �5n � � S� �� 'G��-�-,��..�. �� `��5 �� KING COUNTY, WASHI 'v' GTON, SURFACE WATER DESIG `J I�4ANU .AL o A licensed septic system desiflner or suitably trained person workinp under the supervision of a , licensed Professional Enpineer shall make an inspection of the soil after the system is excavated, before the trenches are filled with rock to confirm that suitable soils are present. Method of Analysis/Length of Roof Downspout Infiltration Trenches � The length of trench required is based on the U.S.D.A. soil texture class, the roof area and the site location, using Table 4.5.1 B. The length of trench required is determined by dividing the roof area by 1000 and multiplying by the unit length I from the chart for the soil type and multiplyinp the result by • the regional scale factor k shown in Figure 4.5.1 D. The trench lenflth L is computed usinp the followinp equation: . L = (AR/1000)fl)(k) Where: AR = area of the roof tributary to the system, ft�. (Note: a typical single-family residence has a roof area of approximately 2,000 ft�.) I = the unit length of trench required per 1,000 ft� of roof area from Table 4.5.16, ft' k = the regional scale factor from Figure 4.5.1 D. � TABLE 4.5.16 INFILTRATION TRENCH LENGTHS FOR RESIDENTIAL ROOF DOVVNSPOUT INFILTRATION SYSTEMS Soil Texture Class (U.S,D.A.} Lineal Feet of Trench per 1040 lineal Feet of Trench ft2 of Roof - Sea Tac per 1000 ft� of Roof - Landsbur 1. Coarse sands or Cobbles 15 20 2. Medium sand 25 30 3. Fine sand, loamy sand 60 75 4. Sandv loam 100 125 5. Loam 150 190 Example: Proposed residence located at Kent East Hill Roof area (AR) = 2,000 square feet; Soil Texture Class = loamy sand; From Table 4.5.1 A, 60 ft trench/1000 ft2 of roof, from Figure 4.5.1 D k = 1.0 L = 12000/1000)(60►(1.0) = 120 ft 4Note: could be accomplished by two trenchesl. � 4.5.1-3 11/9a � • ' i I �\ V��`' �-�� i � i v Y�� ' � , I � �}- ( i .i' �p � ` s�l-�av� ��: � r a�.f ' SZ�� L `,S r!�cs.., I�vv-pU„� �� 'I �O o1 �ro� U,�n ��,,�� v��nc;�ac� ' - ; '�' l� �,�� i�� , �„c�.l �\�W �+l' '-as�� ' � r� s T.� � ��-a--'� I ! �� i,� � - n� S�r� t j�':�i� /c �Q�iJ �l�(� I�� J Ct��Q I ! �� ri�� _ I Q� Vt c�-�G�.,�C� `�.J�'D'"'1 ` � � I I J � �l �� :. � � 11 @ S - � � T' � ��p d��x-� ;1 � l-�o l�-o l� : ,� Z-� �, �,) s a' ' .oi�.l r � � � o u sa)94� �'�"�;-- -s�-�`U' c'"'�- �`�'� v � �� L� - ,}� ` 7-i GG�t ` �'�r'`,�S `.,".A c�,l�3� �t'"�Q-�� T J � 1 � s'�„a c�J� {�'�`r0 W � � } � � �.�� as o�� r S -�'t� v, m c�� ;� � .�2. - , � ; �� ,c?G'J. : , t��.j..�S �', ss a�� ' /�� ' ��OI i 1 CS��! �,�,, �,-,c� G �!��o\! • ,� C' ` , } ' �- �i � � ��c� � � �-- � I �. - � ; �� ,�-�y ,, � ��; � . ,. �� U � � � �' � sa�.ov�, o� ` s a�a� ��.�.-��,� + s..!.� ' cr-a1 ` �� aSoO� � ,�,pc u �n�Q -'�'� �� ' �� - �� s a,c�c?-� U ' s f oc.�.<< �� ,; �� 1 � � �.4 O ��?O� j ��S � � 1S Vt m�3J 1 /�� ' ,��I - „� �� ` aso o� ` i� �� vti �� ! : °? - O ,� �� i� �� - � . �,,.5'�1 .1�,�� ' _.h a'th��o-a� �aC�2 �� I��p� ; �u.l��..Y2� �'.L�� d`►.� U�c�� i --� ��S VI. CONVEYANCE SYSTEM There is no conveyance piping proposed for this shorf plat. The drainage from the joint driveway and the frontage road will be routed into the existing gutter along the east side of Queen Ave. NE. There is an existing catch basin within this gutter line 120' downstream, to the norfh. The maximum distance allowed for gutter flow for this road slope is 300'. The 3 new houses will utilize individual lot infiltration systems and thus will not require a piped outlet to the drainage system. r . i VII. ADDITIONAL STUDIES OR REPORTS Design calculations for the individual lot roof downspout drainage I� systems are attached following this page. Soil log hole summaries are also attached. i VIII. BASIN AND COMMUNITY PLAN AREAS �� This site is within the City of Renton It is within the Honey Creek drainage sub-basin. XI. OTHER PERMITS �, Building permits will be required for the 3 new houses. i II i ,I � I I �� ' ,I i � � I � i , � X. EROSION CONTROL SYSTEM The erosion control system was designed to minimize any contaminated site runoff from entering the adjacent properties or leaving the site. There is little possibility that runoff will enter a neighboring property since there is not grading necessary for the development of this site. The clearing limits cover approx. the entire site with the trees being saved along the outside property lines. Clearing for the building pads will be performed at this time. The potential for runoff and mud entering the public ROW along the frontage road will be minimal because the area to be worked is very small. A construction access is not necessary because the construction area is within the area of a potential rock pad. The site is small enough and without the need for grading, that a sedimentation facility is not warranted. The specific trees thot are proposed to be removed are shown on the erosion control plan. r Besides the silt fencing, the erosion control plans also show the clearing limits and the standard erosion control notes for the City. Catch basin inlet filters are shown on be installed on the existing catch basins within Queen Ave. NE. I I �FFENDZX A CN.�RTS, T?�P LES, GRAFHS f"R{)N RING COt'NTY Si+'N 'i?�2�v�L � KING COUNTY, wASH1NGTON, SURFACE �' ATER DESIGN MANUAL ;• EIGL'RE 3S1A N)'DROLOGIC SOIL GROL'P OF THE SOILS I'�1 hZNC COU'rTY . HYDROLO��C HYDROLOGIC S01L GROUP GROUP• SOIL GROUP GROUP• Alden+�ood � Orcas Feat D Arents. Alderwoa�i 1'a;er:al prida D Arents, Everett k4ater.al S O�•all C BeausHe C F�chuck C 8ellln�ham D Pupet D Hriscot D Pvya►lup B 8uckiey D Ra�nar B Coastal8eaches Varab'e Rernon D Earlmont SOt Loam 0 R}verv�ash Varia�'e Edgewick C Sa!al C Evereti A Samrramish D 1 rsdiano:a A S eatU e D F4isap C Shacar 0 YJaus C Si S�l C Mtzed fJlwial Land Varia'�'e Snohorn?sh � Neifton A Sultan � C Newberq 9 Tukv�ia - D Nooksack C Urban �'ariabe Nomsal Sandy Lr.am D Wo�irnti'le D _ HYDRO�O�1C SO?l GROUP CL�,SSIFICATIO!�'S . A. (l,flw rvno'f poter.::a.'�, S�cS hsaving hi�!� i�.'i trliOn rates, even when 1horo�gh!y v�•e:;e�, an.-� co�sistin� chiefly o1 dee�, we+l��xc�s�ve�y d2��ed san�+s or g2vels. i7iese sols F.�ve a high ra;e of water iransmissi�n. i B. (1"oderately lew r,;rti—Y po;en;t�f), Sots hz�ing mocera;e in L:r:i�n rates w',en ttioro�g!�!y we~ed, ar� consisiing chle9p• c' -�oce2sely fine to m�era;e.'y c;.arse te�.ures. These sc�s t�.z�:e a m�erate ra,e d Nater transmfssi�l C. {�.�oderzfely hig!� r�.::ft p�;entiaf). Socs !Za'.�n� sJo�,w ln il2:i;,n r;es K�en thorou�h'y v,�e�ed, a� i ca�sisUnp c.tiief'y d s�Es x�'.h a layer t}•at Irnx�es doµ�a� mevemerrt d kzter, or soPs Krh moder�e!y fi�e to fine teulures These saEs have a slc�v rie of w•ater i.ansmisslo�. D. (Nigh runoN po.en:;�!). Soxs having �•ery s�vw in^;ratl�n rates µt�en thorough'y we:'ted snd qnslst��g chietty of day sc:s wi�h a hlph swellln� po;err.tal. sotis wttfi a perntianertt h1Qh water ta5!e, so�s w'r:h a hard�an or day:a}•e ai or near the s�.iace, and shaticw so�:s aver nearly impenious ma.erial. These s�ts j have a very slQ.v rzte d Ka1er transmission. ' From SCS, TR•55, Se�nd E.�Y.lon, June 1956, Exl,ibtt A-1. Feti�slons r-zade irom SCS, SoL Irrie�r�,�tfon ' Fecord. Fo� i5, Sep:em5er 19H8. • I 3.5.2-2 l F. . • _ � ' ; K1NG COU � TY, wAS }a1 � GTON, SURF .4CE wATER DESIGti MANUAL ^ 7ABLE 3_S�B SCS ti�'ESTERN �i'ASyI!�GTO'� RtJ'�OFF CL'R�'E T�UT�iIIEFS SCS 1h'ES i ERN NAS�tINGTON FiUNOFF CURVE NUMBERS (PuWished by SCS in 19&�) RunoH cun-e n,;mbers I�r selec;ed ag�cu}tu�al. suburban and ur�n land use �or Type iA raintalt disf+f�;r�on, 2e.hour storm duration. CURVE NU�.�6EnS EY HYDROLOGIC S ROUP LAND USE DESCFIFTION A B � D CultFvated land(�): µ•in!er cond�lon 86 91 �a 95 Mountain open afeas: I�w �•�.,,ng brush and g�ass:ands %4 &2 e9 S2 rre�`�' Meadow or pasture� 65 %8 ES 89 �e�,�JJ wood or lo�esf land: u��s��-5ed <2 64 %6 61 Wood or ioress IanJ: young seco�d g+eM�h o� b�ush 55 %2 E1 Bb prchard: w�r'� co�er croa S1 88 S2 � � � 1 .. Open sF.aces, lawns, parks, g�t cou�ses. ceme�er�es. :.2�� landscaping. good Condrlon: g•zss co�er on %59c r`x� �` � or mo�e ol the area 69 80 �b 0.� `air co'*:lhion: s•ass cc��er on SC� to �S� 01 the area 77 ES � �2 �-r� _�. Grav�i rcads and aarking lo!s i6 �5 �E� 9t Di�t ica�'s and pa'king lpts I ;2 82 E� 29 �- :-Cr��r� Impen�ious su�aces, p2vement. �o�'s. e�c. 98 58 c? �9 Open v.•ater bodies: �a�:es. ue�lan�s. po��s. e�c I �00 tOD J �DO S�np�e Fam�i� Fes��en;;al (2) Cwetiing UnRjGress Acre S, Imper,�ip�„�s (�) t 0 DU/GA �5 Separate cu^:e nv�nber t 5 DU/GA 2J shall be se�et:ed 2 0 DU/GA �5 ior perv�ous a� 2 5 DU/GA �� impervious ��"�on 3 0 DU/GA �: o( the slte o� �s�� 3 5 DU/GA �9 4 p DU/GA e� 4 5 DU/GA e.6 5 0 DU;GA e.5 5.5 DU/GA 5� 6.0 DU/GA �2 6.5 DU/GA �q 7.0 DU/GA 55 F!anned un�t �evelcpmen;s, e5 im�.n-iCuS condominiums, 2panmen;s, must be ccr��ute� commercial business and industrial 2rE2s. (�) For a more detailed description oi �yric�ltural land use cun�e numbers refer io h�ational Eny;neering Nandbook, Section 4, Hydraecy, C`�p'er 9, Avgu�! 79i2. (2) Assumes roof and drneway :�no'! is directe� into streetjs:orm system. (�f The re�:-�^�rg �+�r.�ieus �re-s ^a�r.�rt �re ce�,s�re�c-� fo be 'n gcc� condi�icn ier these cur.e rum�•ers '.5.�-3 1190 KING COUNT ). w' ^ S }{ I .'� . . , . ♦ F7GlT�E 3S.)C 2•�"EAR :.4-HOLR 150PLL'�'ULS . �._._.� _ _! ` ��a '"'� _._�. 1 - •- - - _ � ,�j � � �--- , ,� � � � - - ��- � _ '. r.,'� � _ � Z �. - ' r � � � �4 � ..� ,--, - =. � � � � � � � , ., , � , . , rs � . �-� , -_ 7 _ � •� le � - , r� � �r; � "� ' : i t r� ; , ' C r ' -, � � �� - ►��, � � � �� 1.� �`� 1-1- '�.�-'�, - ��.+..d.,' � L ' '� �� --m r� r � ' N --, �,�� 18 ' -r � , � � :__ ,-- ` � � , J I t1j � lg" �-`_`'�-;�-, � � �,: — � � ° � � � • , , . 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