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HomeMy WebLinkAboutLUA98-174 © CITY OF RENTOk . P�1`& - -r Planning/Building/Public Works �, r �� eons. -7:ti�" 200 Mill Avenue South - Renton, Washington 98055 5 f�JAN E'S! „_ ' _u, iGasADDRESS SERVICE REQUESTED 0.i14 99 F PR £ S0R ? E8 SE It i 1 Mr. Anto 'o Manzin 411 1419 Second Avenue West#302 Seattle, WA 98119 . . ' i D:L!•`:"'.,3LE --� /666/ y' '�'-� ' icf ZZ r•: ADD ESSED az) co R ABLE TO FORWARD 6 iV t 1s..,111�i� to i. 1i { ` 1 ` { t 1 1 1 t 1 l 1 1 1 RETURN TO SENDER F 'I�Illl�pi�►ihRR►�liaplP� ittittiltlt��tstt�t�ttitlttt�it{ +t�tltr�iittt�t�tttl�Itt�i�eltt�itii��ttt�Itit1 0 © CITY OF RENTON .�.-1; "' ��� �� sue"' 't' ' _ NAL Planning/Building/Public Works 1055 South Grady Way - Renton Washington 98055 c. GE,: 0 7'9 i Z 0 .2 9 5 ADDRESS SERVICE REQUEST j n w 72b«�° T S. Pro A G E * T v _�S ! c 12 08 98 FCTI PRESORTED SEA WA 981 DEC 3 01998 (7/- 77\ 3 ( .9.yv.C--)3-1,R. CITY CF r�FUTOr.. Engineer Mr. Antonio Manzin 1419 Second Avenue West#302 Seattle, WA 98119 E , lieLivi�aih W z ,000, .:3aC :A71,r T1 T'n;1 /a^.,1) dLi .. 1 I !6> 'A`J D i YYa In j 4 ( i i ! i { { f { j hL Ui I: StND y1 6. �� �sMr+�_ 'r —.- .,,,111�111�t111�1I11�1111�111111111111�11111 �,,i �0 111t1i{11{1{t1111{1{1111ti11{{1t „ © CITY OF RENTO1 . Planning/Building/Public Works 1055 South Grady Way - Renton Washington 98055 ; 0 ,2 9 5 ADDRESS SERVICE REQUESTED 11 1 F 'S ' CI !Oe$ T f P SEA #A #ffi. * e :Ice • 640351-0170-02 STARR JOHN T+TAMARA W 849999 '7012 130TH Lh SE V01 1W4INVUE WA 98006 DELIVERABLE 33G bl ADDRESSED UNABLE TO FORWARD ca c RETURN TO SENDER �21:4_ Wb ,.:',.Zr, „ © CITY OF RENTON __ Planning/Building/Public Works —'* 1055 South Grady Way - Renton Washington 98055 ' :: 0 .2 9 5 ADDRESS SERVICE REQUESTED 5. :�^.qT_s*E ,k 12. .c) `}`+3 FCIA P'RE:SDP:1ED r‘EH �,MF1 9P1 v4 556145-0110-04 '1 IIANG GEMMY CHI ' M+ANNIE C709999 31,. ,,.GCAE C K PKWY alG2C6 .TURN 1; I ' Ci ,ST A 98059 LJ SKNO r'1 I :' '< v~�d f s Y L. 1 • 11 1 I/1 11/ 1 1•t .1. . • 1. . 7i1 0-177) CITY OF RENTON ---= i r'-----....r r fi Hearing Examiner s 1 `' FEft25'9N ' : 1 : D3Q5 1055 South Grady Way - Renton Washington 98055 t n- s ADDRESS SERVICE REQUESTED O° "2 6 9 9 w S Gi , :; f i,1 SIVI 4IArnsi 1, 4i ANTONI MANZIN 1419 2ND AVENUE,W #302 SEATTLE, WA 98119 16 1.I'VERABLE v,- JV/. .. bl sjht.�sEZ) a i ..y 4 2 N ' ,U4,.::.,E TO FORWARD - 17E:.UfN iO SENDER iA, "TV') ) 4" '.1±':."s.s2 ililnitt,lliltlttlliltilimllil ltlllltllletllltiiiiiiiiimieiiititiitiinifil ®This paper contains 50%recycled paper,20%post-cO'frlimer * BATCH NUMBER: QZ tbIS �jPj-(74 * CUSTOMER NAME KIRKLAND CEV CC T�'T�'Y YTY YTYYY'J YT• • • • • r7--S Y-•"JTYY Y'•-• 102305-9007-00 RENTON SCHOOL DIST 403 712777 435 MAIN AVE S RENTCN WA 98C55 640351-0220-02 CONLEY TIMOTHY A+LARA T 939999 4548 NE 7TH PL RENTON WA 98059 640351-0230-00 LEBARON HOMES INC 919999 25710 212TH AVE SE MAPLE VALLEY WA 98038 640351-0240-08 LEBARON HOMES INC 819999 25710 212TH AVE SE MAPLE VALLEY WA 98038 640351-0250-05 NGUYEN TAI+LOAN TO 869999 21904 18TH PL S DES `"CINES WA 98198 64 3 - 6 - 3 LESHANO G+HOA p T HI BUT 899999 14740 NE 1ST PL VA3 BELLEVUE WA 98007 640351-0310-03 SINTEPPADON VISITT+`_V4+LI Q839999 4609 NE 7TH pL RENTON WA 98053 556145-CO80-00 CHANGNKEENNETHLJ+SANDY W• K 819399 4 45RENTON WA 98059 556145-0090-08 HO SEBASTAIN SAI DUN+KWOK K769999 16160 SE EASTGATE WAY tH204 BELLEVUE WA 98008 556145-0100-06 NAPIER JAMES MICHAEL 679999 4335 NE 9TH PL RENTON WA 95059 556145-0110-04 LIANG GEMMY CHING M+ANNIE C709999 17311 COAL CREEK PKWY OG206 NEW CASTLE WA 98059 556145-0230-09 SUTHERLAND PHILIP E 619999 4342 NE 9TH PL RENTON WA 98059 640351-00IC-06 KNOTT RONALD LESLIE+VALERIE789999 4417 NE 7TH PL RENTON WA 98059 640351-0020-04 DONOGH ENTERPRISES INC 701332 PO BOX 59086 RENTON WA 98058 640351-0030-02 MAN ERICA C KWING ONG 860892 4403 NE 7TH PL RENTON WA 98059 540351-03Z0-01 HOANG THOMAS L 870882 4603 NE 7TH PL RENTON WA 98C59 640351-0330-09 HSU ROGER T+LILY u 749999 752 BREMERTON PL NE RENTON WA 98059 640351-0340-07 CHAN EDWARD K+CECILI " Y 839999 748 BREMERTON PL NE RENTON WA 98C59 640351-0540-05 DAWSON HAL S+SUSAN L 87999c 755 BREMERTON PL NE RENTCN WA 98C59 640351-0550-02 OZEKI SATORU+MATSUDA MAKI 709999 759 BREMERTON PL NE RENTCN WA 98059 640351—057C-08 GM ASSOC 759800 9125 10TH AVE S SEATTLE WA 98108 640351-058C-06 GM ASSOC 759900 9125 10TH AVE S SEATTLE WA 99109 000000-000C-00 ********************************* itkst****fc***alcajt*s' *;c%c***iciJ[*ic***ix**** 640351-0160-04 UNG KENG KHOUNG 830417 CHANG LY HOUN 4512 NE 7TH PL RENTON YEA 96059 640351-0170-02 STARR JOHN T+TAMARA W 849999 3812 130TH LN SE 1:D1 3ELLEVUE WA 98006 640351-0180-00 KIM CHONG HYON+SUZAIDA WAN 889999 1007 S 75TH ST TACCMA WA 98408 640351-0190-08 RAY SUVEN000 K+PATRICIA G 829999 4530 NE 7TH PL RENTON WA 98059 640351-0200-06 ENG ANTHONY W 709999 4536 NE 7TH PL RENTON WA 98059 640351-0210-C4 NG THEODORE 709999 4542 NE 7TH PL RENTON WA 98059 102305-9074-08 COAL CREEK PARTNERS L L C 879999 14943 SE 66TH ST BELLEVUE WA 98C06 102305-9075-07 MARTIN LUTHER KING JR MEMOR659999 324 S SMITHER ST 07402-001 RENTCN HA 98055 102305-9078-04 RENTON CHURCH OF NAZARENE 611777 850 UNION AVE NE 00108-001 RENTCN WA 98056 102305-9078-95 RENTON CHURCH OF NAZARENE 611777 850 UNION AVE NE 00108-001 RENTCN WA 98C55 102305-9095-03 RENTON CHURCH OF NAZARENE 773653 850 UNION AVE NE RENTON WA 98059 102305-9095-94 RENTON CHURCH OF NAZARENE 611777 246 WELLS N 00108-001 RENTCN WA 98055 102305-9106-00 PILLO BEN & VIOLET 0 3N3118 860 CHELAN AVE NE RE\TON WA 96059 102305-9119-05 PILLO VIOLET 4N9999 860 CHELAN AVE NE REITGN WA 98059 102305-9121-01 RENTON SCHOOL GIST 403 712777 435 MAIN AVE S RENTON WA 98C55 102305-9409-04 !LING COUNTY 60F023 500 KC AOMIN BLDG SEATTLE WA 99104 143765-0120-08 RANSONE SHAPON LYNN 669999 11847 139TH AVE SE RENTON WA 98059 143765-027C-06 KING COUNTY 5497C0 R AL PROPERTY DIVISION 500 KING CO ADMIN BLOC SEATTLE WA 98104 556145-004C-09 PORTA CONSTANCE J 819999 920 ANACORTES AVE NE RENTON WA 98059 556145-005C-06 LE CHINH VAN+PHAN SAU V 6N9999 914 ANACORTES AVE NE RENTON WA 99059 556145-006C-04 SHAFF RANDALL M+SEXTCN ELLE679999 908 ANACORTES AVE NE RENTON WA 98056 556145-0070-02 KATO YUKIO 819999 902 ANACORTES AVE NE RENTON WA 98059 640351-0100-07 PEROVICH DEBBIE R 709999 4318 NE 7TH PL RENTCN RA 98C59 640351-0110-05 HUDSON ERIC P+JADE J 839999 4402 NE 7TH PL RENTCN WA 98059 640351-0120-03 DONOGH ENTERPRISES INC 701332 PO BOX 59086 RENTCN WA 98C58 640351-0130-01 LIEU KIEU-NONG+AI-KING ET A7N9999 4418 NE 7TH PL RENTON WA 98C59 640351-0140-09 DONOGH ENTERPRISES INC 701332 PO 8CX 59086 RENTCN WA 98C58 640351-0150-06 UNG LENG ET AL 8115.33 4506 NE 7TH PL RENTON WA 98C59 640351-0040-00 • HUNG KWOK KEUNG 8713E'2 TRUONG MAN ANH 4315 NE 7TH PL RENTON WA 98059 640351-0050-07 DONOGH ENTERPRISES INC 701332 PO BOX 59086 RENTON WA 98C58 640351-0060-05 DONOGH ENTERPRISES INC 701332 PC) BOX 59086 • RENTON WA 98C58 640351-0070-03 JOHNSON FLOYD J 709999 4300 NE 7TH PL RENTON WA 98C5S 640351-0080-01 TAING ALAN+SHEENA 819999 4306 NE 7TH PL RENTON WA 98C59 640351-0090-09 KUO JANNEY 829999 4312 NE 7TH PL RENTON WA 98059 r N U 2 1 I x a1 I a 8 I i I I I f I I I_- f 1 IE 12"Co C�'o9.Z • I 1 IE 12"GONG 8.3 \ 1—LINK kb \ -�-_- _ LAWN I��y FEINCE FED. \ r; 00ro 3'4 W PP i --_-4�_`— \ }i / "(4 `,!' 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PAgT41F . -n\ . , \-1. Antonio:Manzin cc' 141.9.2nd Ave W, #302 m 0)"�1 Seattle, WA 98119 ` 1 ('C. -''� .i . '1.XLIVERAet; • \\ - • • "DDRESSED ' z qr: 1FiM:IG dEci1 `4y . 411; 1 wn- _ ��Y o CITY OF RENTON ts * BOARD OF PUBLIC WORKS S�NT� Jesse Tanner, Mayor April 9, 2001 Interbank Kirkland Bank of Commerce Attn: Stacy Rounds,Branch Operations Mgr. P.O. Box 849 Kirkland, WA 98033 SUBJECT: RELEASE OF ASSIGNMENT OF FUNDS WOODCREEK PLAT,ON-SITE DEFERRAL,LUA 98-174 N.E. 8TH ST. & BREMERTON AVE.N.E. ,RENTON,WA Dear Ms. Rounds: This letter will serve as your authority to release the subject Assignment of Funds in the amount of$21,403.00 in Account No. 12007043, posted with the City of Renton on behalf of Kirkland Development. The original security is enclosed for your files. If you have any questions, lease do not hesitate to contact Paul Lumbertat(425)430-7304. Sincerely, ry� eiNeil Wa s,Chairman Pi6MIb a / 3oard of Public Works /11, c .. cc: Thomas DeDonato,Kirkland Development Co Neil Watts,Chairman Kayren Kittrick,Plan Review Supervisor Paul Lumbert,Board Coordinator Norma Kuhn,Finance Department Board Members LUA 98-174 1055 South Grady Way-Renton, Washington 98055 (425)430-7204 H:\DIVISION.S\BPW\DEFERRAL\woodcreeksectER5 x414114425)430-7241 95-174-, PP CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: JANUARY 7, 1999 TO: PETER ROSEN FROM: NEIL WATTS ,V I`i L SUBJECT: WOODCREEK PRELIMINARY PLAT PROPOSED DRAINAGE CONTROL PLAN We have reviewed the conceptual drainage plan and report for the Woodcreek Preliminary Plat. The drainage control plan is not in compliance with KCSWM and City of Renton requirements. The drainage plan must be revised to provide detention separate from the wetland area. The 18" culvert from the existing wetland cannot be lowered as suggested in the drainage report. The proposed drainage plan would provide no new detention for the plat development. The only proposed action in the report is to lower the outfall from the wetland area. The report states: "The increase in runoff will be stored in the wetland area and released at the pre- developed rate. Runoff currently exits the wetland via an 18" culvert that connects to a storm manhole in NE 8th. This culvert was set above the wetland grade when constructed and created additional ponding that was not previously there. It is proposed that with the plat development this pipe will be lowered to the existing wetland grade." This is not acceptable. The wetland grade is approximately 407 feet in elevation. The culvert inlet elevation was constructed at 407.28. Review of the construction plans for this section of NE 8th St show that the installation of this street and culvert did not increase the elevation of this wetland area. The proposal to lower the culvert inlet elevation to 404.71 feet would drain a portion of this existing wetland. The storage function of this existing wetland cannot be reduced, nor can the existing storage be counted toward the detention requirements for this new development. The project's drainage control plan and report must be revised to include an on-site detention facility meeting the requirements of the KCSWM. It should also be noted that this site is located in the Maplewood Creek basin which experiences erosion problems. Staff has recommended that a SEPA condition be placed on this project to provide detention through the 100 year storm event with a 30% safety factor. We recommend that these revisions be made before the public hearing with the Hearing Examiner, if not sooner. The location of the detention facilities may effect the plat layout, and should be consider before completing our recommendations to the Hearing Examiner. so From:Kayren K. Kittrick To:Peter Rosen Subject:FW: Woodcreek Plat Date: Monday,January 04, 1999 1:23PM this is the most recent comments on this plat. Please incorporate into your report. From:Ronald J. Straka To:Kayren K.Kittrick Cc:Lys L. Hornsby;Neil R. Watts Subject: Woodcreek Plat Date: Monday, January 04, 1999 12:09PM The following are a few of my comments regarding the Woodcreek Plat. 1. The site drains to Maplewood Creek 2. There is an existing drainage problem created by the Orchards at the intersection of NE 8th St&Bremerton Ave.NE. We do not want the project to make the problem worse. As you know,there are other existing drainage problem in the entire Maplewood basin located downstream of the project. 3. The project proposes to use the adjacent wetland for detention. The wetland is not contained entirely on the site and extends onto neighboring properties. If the wetland is used for peak rate runoff control,the project must meet special requirement#8 in the KCSWD Manual.Biofiltration and a Wetpond/Wetvault water quality treatment is required prior to discharge into the wetland,if the wetland is used for peak rate runoff control. Also,the project cannot result in an increase of water surface elevation within the wetland of more than 0.1 feet for the 100-yr.,24-hr. design storm. We should restrict the increase in water surface elevation for only the area of wetland that is located on the site. The applicant cannot use the portion of wetland located on other properties to meet the 0.1 foot 100-yr floodplain increase limit. 4. The applicant will need to show that discharges from the wetland to the downstream system under developed conditions do not exceed the predevelopment discharges for the 2, 10& 100-yr design storms. We should be consistent with what we have required other developments in the area for detention standards such as discharge at 50%of the 2-yr, predevelopment runoff rate up to the 2-yr developed design storm runoff and match the predevelopment discharge rates for the, 10-yr and 100-yr design storms. We will need to see how the applicant will control discharges from the wetland. The applicant will also need to show that use of the wetland for detention will not impact upstream properties. The applicant may need to get drainage easements from upstream property owners to use the wetland for detention. I hope this helps you in deciding environmental conditions and your review of the project. If you have any questions,please contact me. CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: MARCH 24, 1999 TO: PETER ROSEN FROM: NEIL WATTS 1p 1`VI`a SUBJECT: WOODCREEK PRELIMINARY PLAT CONCEPTUAL DRAINAGE PLAN The proposed drainage control plan for the Woodcreek Preliminary Plat is in compliance with the requirements of the KCSWM, and is acceptable from an engineering standpoint. The use of the wetland area can provide sufficient volume for the storage requirements of the plat, without flooding adjacent properties. The KCSWM allows for this situation with certain conditions, all of which can be met by this project. Please let us know when you make a decision on this proposal, from a wetlands function standpoint. cc: Kayren Kittrick Tt I I� 1111411111111 B-twelve Associates Inc. ,,� I 111 _IOI��I��N�II�' ]103 W. Meeker St. (v)253-859-0515 Suite C (f)253-852-4732 Kent,WA 98032-5751 (e)bl2assoc@compuserve.com January 26, 1999 DEVELOPMENT PLANNING CITY OF RENTON F E B z .: 1999 Mr. Peter Rosen RECEIVED Mr. Neil Watts Renton Planning Department 1055 S. Grady Way Renton, WA 98055 RE: Woodcreek Plat (Manzin property) B-twelve Job #98-151 Gentlemen, This letter has been prepared in response to the questions you raised regarding the proposal to detain the Woodcreek plat storm water in the on-site wetland. We understand that there are two primary issues to be addressed from this proposal: 1) can the project meet the storm water detention standards for detention in a wetland as required by Renton storm drainage design requirements; and 2) can the project meet the allowed wetland impact guidelines for detention in wetlands. This storm drainage information has been prepared by Kathryn Emery of D'Amato Conversano Engineers, Inc and B-twelve Associates. Kathryn's technical information is included in her document"Woodcreek Plat Stormwater Conceptual Analysis" for Kirkland Development dated January 1999. Section 1: Storm Drainage Compliance Renton uses the 1990 King County Surface Water Design Manual for calculation of storm water facilities needs. According to Section 1.3.8 of the Manual, a project must meet the following applicable criteria if detention in the wetland is proposed. The details of the compliance are included Woodcreek Stormwater Conceputal Analysis plan. In summary, the criteria and compliance are as follows: 1. It is in compliance with the Sensitive Areas Ordinance See Section 2 Wetland Impact Compliance below 2. There are no existing flooding problems There are no structures effected by the existing or proposed storm ponding. r RE: Woodcreek B-twelve #98-151 January 26, 1999 Page 2 of 4 3. The ponded wetland area is completely within the site, or the ponded elevation does not increase by more than 0.01 feet. The entire wetland, except a small area within the right-of-way of NE 8th Street, lies within the project boundaries. In addition, the existing ponded wetland area falls well within the property boundaries. The ponding level with the addition of the plat storm water will remain the same. 4. The outlet peak rates from the site meet the existing 2, 10, and 100-year rates. Due to downstream drainage problems and in compliance with City requirement, the proposed storm detention system will exceed the King County Design Manual requirements. Ms. Emery therefore concludes that detention of the storm water within the wetland will meet or exceed the design requirements established by the City of Renton for detention of water within wetlands. Section 2: Wetland Impacts from Stormwater Detention - , The King County Design Manual directs the engineer and scientist to the study of wetlands and storm water being completed at the time the manual was adopted. That study was published on September 26, 1996 under the title "Wetlands & Urbanization Implications for the Future" by the Puget Sound Wetlands and Storm Water Research Program. Chapter 15 of the study titled "Wetlands and Stormwater Management Guidelines" identifies wetland impact issues that should be addressed when considering use of the wetland for stormwater detention. Components of the guidelines that we feel are appropriate when considering the Woodcreek plat are discussed below. 1. Consider the landscape position of the wetland and its existing condition. This wetland has been heavily impacted by urbanization activities over the last few years. A new subdivision to the northeast of the project is discharging storm water into the wetland thereby increasing flows into the wetland. Construction of NE 8th Street filled the most southerly part of the wetland. However, the single most detrimental activity has , been the placement of the culvert under NE 8t. The engineer for the project has determined that the culvert was placed approximately 2-feet higher than the normal, historic ground elevation of the wetland. The combined result of the elevated culvert and the increased storm water has significantly increased the ponding in the lowest level of the wetland. The too-high culvert has caused a back up "dead storage" in the wetland. Both the height of the flooding and the duration of the flooding have been significantly increased. Channelization through the wetland appears to be more evident and the large number of snag trees indicates drowning of the trees. Thus, the hydroperiod of the wetland has already been strongly altered by a combination of recent urban activities not related to the • RE: Woodcreek B-twelve #98-151 January 26, 1999 Page 3 of 4 proposed project. In addition, this activity has significantly changed the hydrodynamics of the water entering and discharging from the wetland. 2. Consider the impact of the proposed project stormwater on the wetland, particularly water quantity and water quality. A. Water quantity increases will result from increases of impervious surface in the project. Discharge of these increased volumes could be expected to negatively impact a closed basin wetland, or a wetland with a controlled outlet. As noted above, the wetland discharge has recently been altered by the culvert under 8th Street. The engineer has determined that detention of the plat water within wetland will not increase the existing flood elevations in the wetland by more than 0.01 feet in any of the design storms. In addition, the flooding area, of both the existing and proposed ponding areas, do not and will not reach or exceed the elevation of the wetland edge. As noted in the Terra Associates report and based on B-twelve field reconnaissance, the wetland hydrology is supplied, in part, from ground water seep areas along the wetland edge. Thus, the wetland edge is not expected to be altered by the minor changes in flooding elevation anticipated by the project. B. Water quality is most appropriately considered in two phases; construction activities and post-development, long-term concerns. During construction, the project storm water will be detained in on-site siltation basins outside both the wetland and its buffer. Best Management Practices will be included in the Erosion Control Plan to ensure that sediment-laden water does not reach the wetland or its buffer. The storm drainage facilities for the built project will include treatment of the street and roof drain waters in a biofiltration swale and discharge to the wetland through a level spreader near the edge of the wetland. Some degradation of water quality may occur with the removal of the filtering soils and vegetation outside the wetland and wetland buffer of the project. This possible change is considered to be an unavoidable impact to the natural systems as a direct result of increased urbanization. However, the proposed temporary and permanent systems, if designed and installed correctly, will meet the city guidelines required for this project and are expected to protect the quality of the water in the wetland.. 3. Consider the impact on wetland functions The project will preserve an averaged 50-foot vegetated buffer adjacent to the wetland. No direct impacts to the wetland will result from the project. As noted in the engineer's report,the existing wetland has fluctuations of 0.5-feet during a 2-year storm event. Based on this fluctuation and on guidelines in the Stormwater Management document, we conclude that the wetland is already a poor candidate for support of a healthy • RE: Woodcreek B-twelve #98-151 January 26, 1999 Page 4 of 4 amphibian community. However, given the very small increases in project flood elevations, we conclude that the existing amphibian population will not be further degraded. The buffer around the wetland will continue to provide habitat opportunities for songbirds and small mammals. The wetland itself will continue to provide flood storage, flood attenuation, natural water quality treatment, and storm water discharge functions. Thus, the wetland functions are expected to be preserved by the project. Based on this analysis, we conclude that the wetland is already functioning, in part, as a storm water detention pond. We also conclude that the quality of the wetland will not be further degraded by use of the wetland as the stormwater detention facility by the Woodcreek project, provided the temporary and permanent storm drainage and erosion control facilities are designed, installed, and maintained in accordance with City of Renton criteria. We believe this information should address the concerns you have raised with the project proponent, Kirkland Development. Please call if we can answer any questions or provide any additional information. Sincerely, B-twelve Associates, Inc. a PAIVei-61-es4 Susan L. Burgemeister President Cc: Tom DeDonato, Kirkland Development Kathryn Emery, D'Amato Ctr erJ2r o File sb\981 5 lstormwater.doc r ,i, yill1Cllll �� , !�� I�pnu!�����l'"'i � � , B-twelve Associates, Inc. eu�li .,, =�o1N=1UIMIN'' 1103 W. Meeker St. (v)253-859-0515 Suite C (f)253-852-4732 Kent,WA 98032-5751 (e)bl2assoc@compuserve.com DEVELOPMENT OF REI+TTON NG April 1, 1999 CITY Mr. Peter Rosen APR 0 1999 Renton Planning Department GEIVED 1055 S. Grady Way Renton, WA 98055 RE: Woodcreek Plat (Manzin property) Supplemental Storm Drainage B-twelve Job #98-151 Dear Peter, This letter has been prepared in response to additional questions you raised regarding the proposal to detain the Woodcreek plat storm water in the on-site wetland. We understand that there are three primary issues to be addressed from this addendum: 1) expansion of the discussion of existing and post-development discharges to the wetland; 2) expansion of the discussion of direct impacts to the wetland from changes in water temperature and chemistry; and 3) discussion of the modifications to the rate of discharge of the flow into the wetland. 1) Existing and post-development discharges to the wetland Water is currently discharged to the wetland from four sources: overland flow from the undeveloped property adjacent to the wetland, groundwater discharge within the wetland, precipitation, and culvert discharge from the off-site basin. The overland flow of water to the wetland will be modified along the northwestern edge of the wetland as the result of development. No other changes in the discharge of water to the wetland will result from the development. 2)Direct impacts to the wetland from changes in water temperature and chemistry; A biofiltration swale has been proposed for treatment of storm runoff water prior to release into the wetland. The swale has been designed in accordance with current City of Renton standards. According to the Department of Ecology Stormwater Management ,Manual for the Puget Sound Basin, biofiltration swales provide "filtration, infiltration, adsorption and biological uptake of pollutants in stormwater that take place when runoff flows over and through vegetated treatment facilities. Vegetation growing in these facilities acts as both a physical filter which cause gravity settling of particulates by regulating velocity of flow, and also as a biological sink when direct uptake of dissolved pollutants occurs..... Another means of removing pollutants occurs as the stormwater RE: Woodcreek B-twelve #98-151 February 1, 1999 Page 2 of 2 contacts the soil surface and infiltrates into the underlying soil. Dissolved pollutants are adsorbed onto the soil particles. This is a potential important removal mechanism for both dissolved heavy metals and phosphorus by underground ion exchange with elements in the soil. In addition, biological activity in the soil can metabolize organic contaminants." In a traditional storm water detention system, the biofiltration swale provides the water quality treatment after detention and prior to release into the natural drainage system. Even when this discharge is to a nearby wetland or stream no higher order of treatment is required. Thus, the Woodcreek storm water system will provide the same level of storm water quality treatment required of all other projects in the city. As noted in our letter of February 1, 1999, because the water will not be detained in a storm detention pond, we expect the water to be somewhat cooler than it would be if it were detained. This would be particularly true in warm summer months. Therefore, we expect the water temperature within the wetland to be unaffected by the discharge of the storm water from the biofiltration swale to the wetland. 3) Modifications to the rate of discharge of the flow into the wetland. It is anticipated that the concentration of on-site storm runoff from numerous sheet flow locations to a single outlet point into the wetland will increase the flow rate of runoff entering the wetland. This will be mitigated by the installation of a level flow spreader at the end of the bioswale to return runoff to a sheet flow condition. Additionally, the lowering of the existing wetland outlet pipe to its design elevation will help the flow through the wetland more closely match its pre-developed condition. Flow patterns through the wetland will be closer to natural conditions once development is completed due to the proposed correction of outlet conditions. Thus, the proposed design will restore some of the functions of the wetland. It should be noted that the concentration of off-site flows into the wetland has already greatly changed wetland flow patterns. The runoff from the site is small compared to the runoff entering the wetland at a concentrated point (the existing culvert at the east side of the wetland) Sincerely, B-twelve Associates, Inc. Susan L. Bur emeister President Cc: Tom DeDonato, Kirkland Development Kathryn Emery, D'Amato Conversano File sb\98151stonnwater2.doc a ,C,44 CITY OF RENTON Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 7, 1999 Thomas J. Dedonato Kirkland Development Co. 5612 Lake Washington Blvd., Suite 100 Kirkland WA 98033 Subject: Request for Modification of Street Improvement Standards Woodcreek Preliminary Plat • Dear Mr. Dedonato: You have requested approval of a nineteen lot plat located at NE 8th Street west of Duvall Avenue NE with a northwest access improvement which is not in compliance with the City of Renton Street Standards Ordinance. Approval of a modification of these code requirements will be required to proceed with the review and determination of decision for the preliminary plat. After review of your proposal, and a site visit,we have determined that your proposed modification to the street improvement standards, with some revisions, can be approved for the plat to meet acceptable emergency access requirements. The standard street improvements required by City code (without modification approval) for this preliminary plat would be as follows: • The Street Improvement Ordinance requires full street improvements for platting. This includes, as a minimum, 32 feet of pavement width, curbs,gutters, sidewalks, street lighting and street drainage improvements for the entire frontage and internal access of the plat. • Half street improvements may be allowed where no right-of way or street access currently exists. The standard for a half street is 35' of right-of-way, 28' of pavement width with 5-feet of sidewalk on the developer's side only. • Pavement width of a minimum of 20 feet must be available to the site along any emergency access. The proposed street improvements shown in the application for this preliminary plat are as follows: • The access to the northwest proposes.a 21' right-of-way with 20' of pavement and no sidewalk. Street improvement requirements for new projects can be modified by the City if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. In order for a modification to be approved, the City must "first find that a special individual reason makes the strict letter of this Ordinance impractical,that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (1) Will meet the objectives of safety, function, environmental protection and maintainability intended by the requirements of this Ordinance, based upon sound engineering judgment. (2) Will not be injurious to other property(s)in the vicinity." The construction of full street improvements along this section is impractical due to lack of dedicated right of way to the west for anything other than limited emergency and maintenance access. The adjacent property owners have also proven reluctant to dedicate right-of-way or grant any easments. WOODCRK2.DOC\ 200 Mill Avenue South - Renton, Washington 98055 We find that these revised street improvement requirements for this plat will meet the objectives of safety, environmental protection and maintainability intended by the City code. The provisions of 20 feet of pavement width, a sidewalk on the south side and signage to prevent parking will complete a pedestrian and emergency access to serve the neighborhood.. We also find that these revised street improvement requirements will not be injurious to other properties in the vicinity, since the access roadway to both the Kensington Crest and proposed Woodcreek plats as well as the church properties will be upgraded to meet minimum pavement width and access standards. A modification of the street improvement standards for the proposed Woodcreek Preliminary Plat is approved as follows: • The westerly emergency access shall have a 26 foot minimum width dedicated right-of-way and pavement to a minimum of 20 feet,with a five foot sidewalk on the southerly side. • All utility services for the new plat, including telephone, electric and cable, must be undergrounded and installed to the parcels prior to recording of the proposed plat. • Drainage improvements must be constructed for the new street improvements, including detention and water quality provisions. If you have any questions concerning this modification approval decision, please call me at (425)-430- 7278. Sincerely, �‘a* Neil Watts, P.E. Plan Review Supervisor Development Services Division cc: Peter Rosen Jim Gray WOODCRK2.DOC1 �y';L;, CIT' )F RENTON jv..... , City Clerk Jesse Tanner,Mayor Marilyn J. Petersen April 28, 1999 Mr. Thomas DeDonato Kirkland Development Company 5612 Lake Washington Blvd NE, #100 Kirkland, WA 98033 Re: Woodcreek Preliminary Plat; File No. PP-98-174 Dear Mr. DeDonato: At the regular Council meeting of April 26, 1999, the Renton City Council approved the referenced preliminary plat subject to the conditions outlined in the hearing examiner's recommendation. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If I can provide additional information or assistance, please feel free to call. Sincerely, Marilyn rsen City Clerk cc: Mayor Jesse Tanner Council President King Parker Peter Rosen, Development Services Division 1055 South Grady Way - Renton, Washington 98055 - (425)430-6510 /FAX(425)430-6516 ®This paper contains 50%recycled material,20%post consumer April 26, 1999 Renton City Council Minutes Page 145 new capital facilities plan sometime next year. MOVED BY PARKER, SECONDED BY CORMAN, COUNCIL AMEND THE COMMITTEE REPORT TO CHANGE THE FINAL SENTENCE TO READ: "3. This school impact fee be reviewed at such time in the year 2000 when the Issaquah School District issues its capital facilities plan." CARRIED. MOTION CARRIED TO APPROVE THE COMMITTEE REPORT AS AMENDED: Councilman Corman suggested that the next time the Issaquah School District is seeking to have other jurisdictions impose impact fees on its behalf, that it host a summit for all involved jurisdictions(Renton,Bellevue,Newcastle, Sammamish, etc.) in the hope of reaching a consensus on the amount to be charged so as to ensure uniformity and thus fairness across municipal boundaries. CONSENT AGENDA Items on the consent agenda are adopted by one motion which follows the listing. At the request of Councilmember Keolker-Wheeler, item 7.e. was removed for separate consideration. Appointment: Human Rights Mayor Tanner reappointed Thelma Rowlette, 716 N. 31st St., 98059, and and Affairs Commission Glenda Williams,4308 NE Sunset Blvd., 98056,both to the Human Rights& Affairs Commission for two-year terms expiring 4/25/2001. Council concur. Appointment: Library Board Mayor Tanner reappointed Ken G. Ragland, 2912 Kennewick Pl.NE, 98056,to the Library Board for a five-year term expiring 6/01/2004. Council concur. Franchise: Cable Television City Clerk/Cable Manager submitted a proposal for a cable television public Public Access Facility access facility for joint use by South King County Cities. Refer to Community Proposal Services Committee. Parks: Cedar River Trail Community Services Division recommended approval of a Letter of Maintenance,Agreement with Understanding with King County regarding maintenance of the Cedar River King County Trail from 1315`Ave. SE east to the Cedar River and north to SR-169. Refer to Community Services Committee. Public Works: Oakesdale Surface Water Utility Division recommended approval of a request that City- Business Park Wetland owned property located in the vicinity of SW 43rd St. and Oakesdale Ave. SW Buffering Averaging(Use of be used for wetland buffer averaging for the Oakesdale Business Park in City Property) exchange for a drainage easement and an ingress/egress easement. Refer to Utilities Committee. Technical Services: Appraisal Technical Services Division recommended approval of appraisal and right-of- and Right-of-Way Services way services annual agreements for one year, extendable to three years. Annual Agreements Council concur. Streets: Main Ave S Transportation Systems Division requested authorization to close the Temporary Closure intersection of Main Ave. S. at the railroad crossing on Houser Way S. to alf vehicles for one day(nighttime closure). Council concur. (See page 146 for resolution.) MOVED BY PARKER, SECONDED BY CLAWSON, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 7.e. FOR SEPARATE CONSIDERATION. CARRIED. Separate Consideration Hearing Examiner recommended approval, with conditions, of the Woodcreek Item 7.e. preliminary plat; 19 single family lots on 4.71 acres located on NE 8th St. west Plat: Woodcreek,Preliminary, of Duvall Ave.NE(PP-98-174). NE 8th/Duvall Ave NE(PP- Councilmember Keolker-Wheeler said while she agreed with the Hearing 98-174) April 26, 1999 Renton City Council Minutes Page 146 Examiner's recommendation to approve this preliminary plat, she was troubled by correspondence between staff and the hearing examiner relating to covenants. Specifically, a member of the Development Services staff claimed that because title reports are not required for building permits, any required covenants would go unnoticed and therefore be unenforceable with a building permit application. The Hearing Examiner was concerned that many(if not most) covenants could thus be ignored. MOVED BY KEOLKER-WHEELER, SECONDED BY CLAWSON, COUNCIL REFER THE MATTER OF HOW COVENANTS ARE ADDRESSED IN THE DEVELOPMENT SERVICES (I.E.,BUILDING PERMIT)PROCESS TO THE PLANNING&DEVELOPMENT COMMITTEE. CARRIED. MOVED BY KEOLKER-WHEELER, SECONDED BY EDWARDS, COUNCIL CONCUR IN THE RECOMMENDATION OF THE HEARING EXAMINER TO APPROVE THE WOODCREEK PRELIMINARY PLAT, WITH CONDITIONS. CARRIED. OLD BUSINESS Transportation(Aviation) Committee Chair Corman presented a report Transportation (Aviation) recommending that Council authorize the assignment of Sky Harbor Aviation's Committee lease to South Cove Ventures, and authorize the Mayor and City Clerk to Airport: Sky Harbor Lease execute the Assignment of Lease. MOVED BY CORMAN, SECONDED BY Assignment to South Cove CLAWSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. Ventures CARRIED. Finance Committee Finance Committee Chair Edwards presented a report recommending approval Finance: Vouchers of Claim Vouchers 169889- 170323, and two wire transfers in the total amount of$1,500,975.74. MOVED BY EDWARDS, SECONDED BY NELSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Utilities Committee Utilities Committee Chair Clawson presented a report regarding that the Regional Issues: Cascade Cascade Water Alliance make a presentation regarding its mission and goals to Water Alliance, Renton the Committee of the Whole. MOVED BY CLAWSON, SECONDED BY Participation KEOLKER-WHEELER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Public Works: Rental of Utilities Committee Chair Clawson presented a report recommending Emergency Generators for concurrence in the staff recommendation that Council authorize the Water Water Pump Stations Utility Engineering and Water Maintenance sections of the Planning/Building/Public Works Department to proceed with the rental of emergency generators and the design and installation of the required electrical upgrades to the City's water pump stations. This work is necessary for the City to provide the minimum water supply for fire protection and domestic use in the event of a regional power failure related to Year 2000. The Committee further recommended that Council authorize-the project be funded from the 1999 Water Utility Operating Fund budget. The estimated cost for the rental of the generators and system upgrade is $140,000 . MOVED BY CLAWSON, SECONDED BY KEOLKER-WHEELER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. ORDINANCES AND The following resolution was presented for reading and adoption: RESOLUTIONS Resolution#3390 A resolution was read authorizing the temporary closure of Main Ave. S. at the Streets: Main Ave S intersection of the railway crossing at Houser Way South. MOVED BY Temporary Closure PARKER, SECONDED BY CORMAN, COUNCIL ADOPT THE RESOLUTION AS PRESENTED. CARRIED. CITY OF RENTON COUNCIL AGENDA BILL AI #: -i .e. SUBMITTING DATA: FOR AGENDA OF: Dept/Div/Board.. HEARING EXAMINER Staff Contact... Fred J. Kaufman, ext. 2593 AGENDA STATUS: Consent XX SUBJECT: Woodcreek Preliminary Plat Public Hearing.. Correspondence.. Location: NE 8th Street west of Duvall Ave NE Ordinance File No. LUA-98-174,PP Resolution Old Business.... EXHIBITS: 1. Hearing Examiner's Report&Recommendation New Business.... Study Session... Other RECOMMENDED ACTION: Approve Hearing Examiner's Recommendation I APPROVALS: Legal Dept Finance Dept.... 1 Other FISCAL IMPACT: N/A Expenditure Required... Transfer/Amendment.. Amount Budgeted Revenue Generated... SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on Woodcreek Preliminary Plat was published on February 25, 1999. A request for reconsideration was received on February 26, 1999 and the Examiner altered Condition 4 of the Recommendation as requested by staff. The Examiner recommends approval of the proposed preliminary plat, subject to the conditions outlined on page 6 of the Report and Recommendation. This office notes that the conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Approve. CIT OF RENTON r. i" ``�✓ Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman March 22, 1999 • Mr.Peter Rosen Development Services Division City of Renton 1055 S Grady Way Renton, WA 98055 Re: Request for Reconsideration re Woodcreek Preliminary Plat File No. LUA98-174,PP Dear Mr. Rosen: This office has reviewed the request for reconsideration in the above matter. This office understands the desire to minimize the complicating attachments or covenants that might hamper future development. At the same time, it appears that some of the proposed lots are shaped or configured in such a manner that ascertaining the front yard setback might be difficult. In order to assure that any dwelling constructed complies with the appropriate setbacks,there should be language that requires that the builder ascertains the legally required setback with application for a building permit. It was clear during the hearing and review that some of the odd-shaped lots that are technically defined as pipestems created problems in determining where the front yard was and which part of the lot was "pipestem" when a definitive dogleg was not used for access. I do find the fact that City procedures would not uncover a covenant when issuing a building permit troubling,as this means that many if not all covenants could be ignored,thereby defeating their purposes. Be that as it may,this office believes that the face of the plat should include language that requires a determination of where the building setback line is at the time a building permit is submitted. Therefore,the recommendation is altered to substitute the following language for Condition#4: The applicant shall include language on the face of the plat requiring that pipestem lot setbacks be definitively established by the City prior to the issuance of any building permit. Please feel free to write if there are further matters that need appropriate action. Sincerely, Fred J.Kaufma Hearing Examiner cc: Mayor Tanner Jay Covington Jana Huerter Parties of Record 1055 South Grady Way - Renton, Washington 98055 - (425)430-6515 ENEFU CITY OF RENTON - 11999 --' Planning / Building / Public Wor-k- InOfRON MEMORANDUM HEARING EXAMINER DATE: February 26, 1999 TO: Fred Kaufman, Hearing Examiner FROM: Peter Rosei�;'Senior Planner SUBJECT: Woodcreek Preliminary Plat- LUA98-174, PP, ECF Development Services staff requests reconsideration of your recommended condition#4 on the Woodcreek Preliminary Plat, decision issued February 15. The condition states: "The applicant shall execute restrictive covenants specifying the front yard setback required for each lot, particularly those which are pipestem lots." Staff requests reconsideration based on the following points: 1. The zoning code specifies front yard setback requirements and it is unnecessary to encumber property titles with a such a covenant. 2. For irregular-shaped lots including pipestems, the code allows the Zoning Administrator to determine where the front yard setback is applied on the lot. This flexibility allows for better consideration of specific lot conditions/characteristics. 3. A title report is not required for a building permit. Therefore, the covenant would go unnoticed and would be unenforceable with a building permit application. 4. Setbacks are specifically not included on final plats to allow for implementation of future code changes to setback requirements. cc: Jana Huerter February 25, 1999 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP LOCATION: NE 8th Street west of Duvall Ave NE SUMMARY OF REQUEST: To subdivide 4.71 acre parcel into 19 single family residential lots. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on February 2, 1999. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the February 9, 1999 hearing. The legal record is recorded on tape. The hearing opened on Tuesday, February 9, 1999, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No.2: Vicinity map application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary plat map Exhibit No. 4: Revised preliminary plat Exhibit No. 5: Letter to Peter Rosen from B-Twelve Associates The hearing opened with a presentation of the staff report by PETER ROSEN, Project Manager, Development Services, City of Renton, 1055 S Grady Way,Renton, Washington 98055. The applicant requests approval to • Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 2 subdivide a 4.71 acre parcel into 19 single family residential lots which range in size from 4,500 square feet to 6,228 square feet. The subject site is located close to the intersection of NE 8th Street and Duvall. The primary access would be off NE 8th Street and the applicant is proposing an emergency access that would connect to Anacortes Avenue in the northwest corner of the property. There is also a stub out to the northeast corner of the site that would provide for an eventual connection when the property directly to the east is developed. The site is zoned R-8 (Residential- 8 dwelling units per acre)and the proposal has a net density of 6.01 dwelling units per acre. There is a Category 2 wetland of approximately 29,925 square feet on the southeast corner of the site, and this proposal would not directly impact the wetland. The applicant is proposing wetland buffer averaging to satisfy the 50 foot buffer requirement. The Environmental Review Committee(ERC) issued a Determination of Non-Significance- Mitigated(DNS- M)with several mitigation measures attached, including payment of parks, fire and traffic mitigation fees. Also included were measures concerning provision for greater detention rate of storm water on the site and erosion control. This site is designated RS, Residential Single Family, in the Comprehensive Plan Map, and is intended to promote and enhance single family neighborhoods. This proposal is consistent with the policies of the RS designation. It falls within the density range, as well as providing for future connections to surrounding neighborhoods. The plat basically meets all the development standards of the R-8 zone except Lot 9. Lot 9 does not meet the minimum 50 foot lot width nor the lot area requirements, and staff recommended a condition that the plat be changed to make Lot 9 conform with the lot area and lot width requirements of the code. The adjacent Lot 10 is less than 40 feet,thereby making two adjacent pipestem lots. The code requires that where there are adjacent pipestems that there be a shared private access driveway and restrictive covenant on both parcels for maintenance of a joint driveway. Staff is recommending this covenant be recorded as part of the plat. The applicant is proposing a 42 foot wide public right-of-way that would connect from NE 8th and would include 32 feet of pavement width and 5 feet of sidewalks on both sides of the streets. There is a 26 foot half street improvement proposed at the northeast corner of the site. The property topography slopes gradually from the northeast to the southwest corner of the site, and applicant does not anticipate that fill material would need to be imported. The site is surrounded by single family residential development and the proposed lot sizes are consistent with the lots in newer subdivisions. Police and Fire Department have indicated there are sufficient resources to serve this proposal. There are also adequate sewer and water utilities to serve this development. One of the issues of this plat is the storm water and the use of the onsite wetland for storm water detention. The applicant has proposed to use the wetland for detention. The wetlands management ordinance allows for wetlands to be used, provided that the discharge meets the requirements of the storm and surface water drainage ordinance,that the discharge will not result in significant changes in water temperature or characteristics of the wetland water sources, and that there is no increase in the existing rate of flow unless it can be demonstrated that the change in hydrologic regime would result in greater wetland functions and values. At the present time, staff is reviewing applicant's latest drainage report and their wetland consultant's report on how it complies with the ordinance. The applicant is providing a bioswale to provide water quality for discharge to the wetland. The site drains to Maplewood Creek and because of existing drainage problems the ERC imposed a mitigation Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 3 measure for greater storm water detention. That is also being considered in the calculations for using the wetland for detention. If the wetland cannot be approved for storm water detention,the applicant would be able to provide a vault for surface water detention without changing the layout of the proposed subdivision. Staff is recommending approval of the preliminary plat, subject to the following: (1)compliance with ERC mitigation measures; (2)applicant revise the preliminary plat so that Lot 9 meets the minimum lot width and minimum lot area requirements; and(3) if Lots 9 and 10 remain adjacent pipestem lots or lots that are below the minimum street frontage width of 40 feet, that the applicant record a restrictive covenant on the subdivision to require a shared driveway between the two lots and providing for a common maintenance agreement for the driveway. Tom DeDonato, 5612 Lake Washington Blvd NE,#100, Kirkland, Washington 98033, applicant herein, explained that the north access has an uneven roadway in order to tie in with the existing improvements on NE 9th Street. The north half of NE 9th Street has been improved offsite; the south half has not been improved. Applicant is proposing to tie into the improved portion of NE 9th. Susan Burgemeister, B-Twelve Associates, 1103 W. Meeker, Kent, Washington 98032,wetlands consultant for applicant herein, described the characteristics of the wetland and the surrounding area. She stated that when NE 8th was recently improved,the culvert that discharged the wetland underneath NE 8th and off the subject property was constructed too high. As a result the water has backed up in this wetland area and is now flooding behind NE 8th. The wetland is experiencing the impacts from that and the cottonwoods in the area are starting to die. It was her understanding that this culvert will be modified in order to accommodate some of the downstream issues and to replace the culvert in its location. The calculations were done of the maximum flood zone behind that culvert currently and what it would be after development indicate that the wetland edge would not be widened at all from what its current flooding situation is. The hydrology of the wetland would not be modified from its current condition. Neil Watts, Plan Review Supervisor, Development Services Division,City of Renton, 1055 S Grady Way, Renton, Washington 98055, addressed the access to the property and the connecting road systems. He further explained the history of the drainage patterns in the general area, and the particular wetland on site. When NE 8th Street was constructed the culvert was set at the same elevation as existed at the southerly point rather than at the outflow which was to the west. This resulted in raising the wetland elevation 2 to 4 feet. What is being proposed is to re-establish the prior base elevation for this wetland and to use that difference for detention. Andrew Manzin, 2044 23rd Avenue E, Seattle, Washington 98112,representing the owner of the parcel, expressed his appreciation to the City for its handling of this proposal. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:50 a.m. FINDINGS.CONCLUSIONS & DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 4 FINDINGS: 1. The applicant, Thomas DeDonato, filed a request for approval of a 19-lot Preliminary Plat on approximately 4.71 Acres. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Determination of Non-Significance- Mitigated(DNS-M) for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located immediately north of NE 8th Street and west of Duvall Avenue NE. 6. The subject site is a rectangular parcel approximately 327 feet wide(east to west) by approximately 628 feet long. 7. The subject site was annexed to the City with the adoption of Ordinance 3058 enacted in August 1976. 8. The subject site is zoned R-8 (Single Family/8 dwellings unit per acre). 9. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single family dwellings, but does not mandate such development without consideration of other policies of the Plan. 10. There is an approximately 29,925 square foot Category 2 wetland located in the southeast quadrant of the subject site. The wetland requires a 50 foot wetland buffer. The applicant proposes using buffer averaging to provide better development potential at the western and northern edge of the buffer. Additional buffer will be provided to the east of the wetland. 11. Access to the subject site will be provided by a road entering from NE 8th and running north then curving toward the northeast. A "T" intersection will provide a second access to the northwest connecting to Anacortes. The "T" will also run east and end as a stub road. The main road will be a 42 foot wide right-of-way with 32 feet of pavement. The northwestern road will be a half-street with a slight meander to the north to connect to Anacortes. The easterly stub road will be a 35 foot right-of- way. 12. Proposed Lots 1 through 11 will be located along the east side of the main roadway. Proposed Lots 12 through 16 will be located on the west side of that main roadway. Lots 17 and 18 will have their access from the western roadway that connects to Anacortes. Proposed Lot 19, located on the eastern side of the wetland, will have its access from 8th. 13. Proposed Lot 13 is a true pipestem lot with a narrow dogleg connecting to the street. 14. Lots 9 and 10 do not meet the 40 foot frontage width(80%of 50 feet)required. The narrow frontage or lot width of proposed Lots 9 and 10 require them to be treated as if they were pipestem lots. Adjoining pipestem lots are required to share a common driveway. Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 5 15. With the exception of Proposed Lot 9, all of the proposed lots meet the minimum lot area of 4,500 square feet required by the R-8 zone. Again,the pipestem aspect of Lot 9 effectively reduces its area. Staff reported that there is sufficient area to accommodate the needed square footage for the lot. In addition,Lot 9 does not meet the average lot width standards and will have to be widened. 16. The front yard setback is calculated from the areas beyond the pipestem. Therefore, Proposed Lots 9, 10 and 13 will require restrictions on their respective building envelopes. 17. The development will generate approximately nine students for the 19 lots. 18. Approximately 190 trips per day will be generated by the development of the subject site. Approximately 10% of those trips would occur in each of the peak travel hours. 19. The ERC specifically addressed storm water due to the fact that this site and its wetland system drains to the Maplewood Creek which has had erosion problems. A culvert that was installed too high has created additional storage on the site. Its relocation should provide the site with additional capacity without affecting the wetland's characteristics. CONCLUSIONS: 1. The proposed plat generally appears to serve the public use and interest. The applicant has preserved the large wetlands on the site while providing in the main appropriate building lots for single family homes. A few of the lots are oddly shaped or contain constraints, but the wetlands dictated the alignment of the roads and parcel boundaries. 2. The subdivision will provide additional housing choices in an area with urban services while protecting environmental values. The development should not tax either the road system or the existing utility infrastructure. The applicant will be providing two points of access and additional access to neighboring property in compliance with City regulations that call for extending roadways and utilities to property boundaries. Development of the additional lots will also increase the tax base of the City. 3. The proposed plat will also permit infill in an area with services and avoid urban sprawl. 4. The plat meets the density requirements of the City given the wetlands on the site. The lots, in the main, meet the lot areas found in the newer developments south of the subject site. They are smaller than some of the surrounding lots to the east. 5. The plat and its storm water system should not exacerbate deleterious flooding or erosion downstream in Maplewood Creek. The plat storm water system also accounts for water quality for the wetlands and downstream system. 6. As noted, some lot dimensions or features will need to be modified to bring them or their proposed homes into compliance with City standards regarding lot dimensions or setback limitations. It appears that can be accomplished by minor shifts in lot line locations. 7. In conclusion,the proposed plat appears to serve the public use and interest and should be approved by the City Council. Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 6 RECOMMENDATION: The City Council should approve the proposed Preliminary Plat subject to the following conditions: 1. The applicant is required to comply with the ERC mitigation measures; 2. The applicant shall revise the preliminary plat so that Lot 9 meets the minimum lot width and minimum lot area requirements. The revised plan shall be subject to the approval of the Development Services Division prior to issuance of construction permits; 3. If Lot 9 and 10 remain adjacent pipestem lots,the applicant shall record a restrictive covenant on the subdivision to require a shared driveway between the two lots and providing for a common maintenance agreement for the driveway. The covenant shall be subject to approval of the Development Services Division prior to recording; 4. The applicant shall execute restrictive covenants specifying the front yard setback required for each lot, particularly those which are pipestem lots. ORDERED THIS 25th day of February, 1999. FRED J. KAU AN HEARING E INER TRANSMITTED THIS 25th day of February, 1999 to the parties of record: Peter Rosen Tom DeDonato Susan Burgemeister 1055 S Grady Way 5612 Lk Wash. Blvd.NE#100 1103 W. Meeker Renton, WA 98055 Kirkland, WA 98033 Kent, WA 98032 Neil Watts Andrew Manzin Rosemary Key 1055 S Grady Way 2044 23rd Avenue E 1008 Anacortes Avenue NE Renton, WA 98055 Seattle, WA 98112 Renton, WA 98059 TRANSMITTED THIS 25th day of February, 1999 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members, Renton Planning Commission Jim Hanson,Development Services Director Chuck Duffy, Fire Marshal Mike Kattermann,Technical Services Director Lawrence J. Warren, City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington,Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler Sue Carlson, Econ. Dev. Administrator South County Journal Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 7 Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m.,March 11, 1999. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure,errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 16,which requires that such appeal be filed with the City Clerk,accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. 1,It11• •l.ii\ r)Itk • lJ 1'SC1 4'4v l - fr f C1:.• -- CG L t , I i / a r rt. Cs�ttk it 4. .•(• 4.•._ r } �.r3xx as —� >,. - '----- I 'W.. 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SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: February 9, 1999 Project Name: Woodcreek Preliminary Plat Applicant/ Thomas DeDonato Address: Kirkland Development Company 5612 Lake Washington Blvd. NE, Ste. 100 Kirkland, WA. 98033 Owner/ Antonio Manzin Address: 1419 2nd Ave. W. #302 Seattle, WA. 98119 File Number: LUA-098-174, PP, ECF Project Manager: Peter Rosen • Project Description: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street,with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site is zoned Residential 8 DU/AC (R-8). The net density of the proposal is 6.01 dwelling units per acre which meets the density range allowed in the R-8 zone of 5 to 8 dwelling units per acre.` The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. Project Location: NE 8th Street west of Duvall Avenue NE �pp Pxr.N � �V6W o 1�,,� �.n 2•� I ,Ep►�4b;bt' mmmmmI .iI.0 —"._ s sa i "a r.[ •ror. ,M ac g�� 7.1° .o- . IX CM".li"ice. —*� 4 _Er' 4'''Y •a eta A,a a i —�nii 0 -1 -. el .l.S � L4b.'X... ell. n .. City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144,PP,ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 2 of 8 B. GENERAL INFORMATION: 1. Owner ofRecord: Antonio Manzin 2. Zoning Designation: Residential 8 DU/AC (R-8) 3. . Comprehensive Plan Residential Single Family Land Use Designation: 4. Existing Site Use: Undeveloped 5. Neighborhood Characteristics: North: Undeveloped, Single family residential East: Single family residential South: Single family residential West: School 6. Access: NE 8th Street 7. Site Area: 4.71 acres 8. Project Data: area comments Existing Building Area: NA New Building Area: NA Total Building Area: NA C. HISTORICAUBACKGROUND: Action Land Use File No. Ordinance No. Date Annexation 3058 08-23-76 Comprehensive Plan 4498 02-20-95 Zoning Code 4404 06-07-93 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Section 4-31-5, Residential-8 DU/AC (R-8) Zone 2. Section 3-34, Street Improvements 3. Section 9-12, Subdivision Ordinance 4. Chapter 32, Wetland Management Ordinance HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Heating Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 3 of 8 E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element- Residential Single Family F. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant proposes to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site is zoned Residential 8 DU/AC (R-8). The net density of the proposal is 6.01 dwelling units per acre which meets the density range allowed in the R-8 zone of 5 to 8 dwelling units per acre. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 12, 1999 the Environmental Review Committee issued a Determination of Non-Significance, Mitigated. The comment/appeal period for the SEPA threshold determination ended on February 1, 1999. No comments or appeals were received. 3 COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of 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. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation 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 recording of the plat. 2. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 3. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. HEXRPT.DOC City of Renton P/B/PW Departmenr Preliminary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT _ LUA-98-144, PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 4 of 8 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per new single family residence, for an estimated total of$9,272 (19 single family residences X $488 = $9,272). The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $13,608.75. This fee is payable prior to recording the subdivision. 6. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The mitigation fee for the 19 new single family residential lots is estimated at $10,084.44. This mitigation fee is payable prior to recording the subdivision. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the plat: fa) Compliance with the Comprehensive Plan Designation. The site is designated Residential Single Family (RS) on the Comprehensive Plan Land Use Map. The RS designation is intended to promote and enhance single family neighborhoods. The proposal is consistent with the RS designation in that it would provide for future construction of single family homes. The proposal is consistent with policies of the RS designation. The proposal meets the density range and minimum lot size specified in the policies. The proposed lot sizes are smaller than many existing lots in the area. However, the lots are consistent in size with recent subdivisions in the area. The proposal includes a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. There is also a road stub to the northeast corner of the property. These provide connections to the surrounding neighborhood, as encouraged by Comprehensive Plan policies. (b) Compliance with the Underlying Zoning Designation. The proposal site is designated Residential-8 DU/AC (R-8) on the City of Renton Zoning Map. The proposed development would allow for future construction of up to 19 new single- family residences. The minimum lot size permitted in the R-8 zone is 4,500 square feet. The proposed lot sizes range between 4,502 s.f. and 6,228 s.f. The allowable density range within the R-8 zone is a minimum of 5 and a maximum of 8 dwelling units per net acre. Net density is calculated by subtracting environmentally sensitive areas such as wetlands and the area of public streets from the gross acreage of the site. The proposed subdivision would have a net density of 6.01 dwelling units per acre which meets the allowable density of the R-8 zone. HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144,PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 5 of 8 The R-8 zone requires a minimum 50 foot lot width for interior lots and a 60 foot lot width for corner lots. There is a minimum lot depth of 65 feet. The lots in the proposed short plat all comply with the lot dimension standards of the R-8 zone except for Lot 9. Lot width is defined in the code as the average distance between side lot lines connecting front and rear lot lines. Lot 9 has an average lot width of 45.87 feet which does not meet the 50 foot width standard. The applicant should revise the preliminary plat to achieve the minimum lot width for Lot 9. The preliminary plat includes setbacks showing potential building envelopes on the lots. There is sufficient lot area for the intended residential construction. The building envelope for Lot 4 is constrained by the shape of the lot and required setbacks. A stock building plan may not work on this lot and a residence would need to be designed to comply with the setback standards. Jc) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance (Code Section 4-34). All lots are configured with the side lot lines at right angles to the street lines. The applicant proposes to construct a public street, with a 42 foot right-of-way width, to access all the created lots. Right-of-way improvements include a 32 foot wide pavement width and 5 foot wide sidewalks on both sides. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. The proposed lots meet the minimum lot area and lot dimension requirements of the R-8 zoning designation except as described below. The building envelopes (the area available for building with respect to setback requirements) are shown for the proposed lots and the lot areas are appropriate for residential construction. The code requires a minimum lot width along the street frontage of not less than 80% of the required lot width standard, or 40 feet in the R-8 zone. Lots which don't meet the minimum frontage requirement are considered pipestem lots. The code states that the portion of a lot narrower than 80% of the minimum permitted width (or less than 40 feet) may not be used for lot area calculations. Lot 9 is proposed with a lot area of 4,887 square feet. When the lot frontage area which is less than 40 feet in width is subtracted from the overall lot area, Lot 9 does not meet the minimum lot size standard of 4,500 square feet. The applicant should revise the preliminary plat to achieve the minimum lot area for Lot 9. Lot 10 is also considered a pipestem lot because the minimum frontage is 38.75 feet, not meeting the 40 foot standard. The code states that adjacent pipestem lots shall share a private access driveway and that a restrictive covenant is required on both parcels for maintenance of the driveway. Because Lots 9 and 10 are adjacent pipestem lots, they should be required to share a driveway access. The applicant should note that the pipestem portion of a lot also may not be included for measuring the required front yard setback. This changes the potential building envelopes for Lots 9, 10 and 13 HEXRPT.DOC City of Renton PIB/PW Departure,,, Preliminary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP,ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 6 of 8 Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. All lot corners at intersections are shown as having a radius of 20 feet. (d) Reasonableness of Proposed Boundaries Access The applicant proposes to construct a public street, with a 42 foot right-of-way width, to access all the created lots. Right-of-way improvements include a 32 foot wide pavement width and 5 foot wide sidewalks on both sides. The Street Improvement Ordinance allows a reduced right-of-way width to 42 feet (Section 4-34-11.D.). Plan Review staff has approved the proposed right-of-way improvements. The proposal includes a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The applicant would improve this connection as a half-street improvement to a 20 foot width. The subdivision proposal also includes a half-street width road stub to the northeast corner of the property. This may provide a future connection to local streets when/if the property adjacent to the east develops. The road stub could then connect to Chelan Place NE or continue through to Duvall Avenue NE. The proposed subdivision is expected to generate additional traffic on the local street system. To mitigate for project impacts, the Environmental Review Committee imposed a traffic mitigation fee of$75 per average daily trip generated by the project. According to the ITE Manual, the proposal is anticipated to generate 9.55 average daily trips per new lot. Topography The subject property slopes gradually from the northeast to southwest corner of the site with approximately 15 feet of topographic change. The applicant does not anticipate that fill material would need to be imported for construction of roads or building pads. The site topography would not impact the ability to develop the site with single family residences as proposed. Relationship to Existing Uses The subject site is surrounded by single family residential development. The "Orchards" development is directly to the south of the site. There are some larger parcels to the north which are outside of Renton city limits and are presently underdeveloped. Many existing residential lots in the immediate area of the site are somewhat larger (in the 6,000 to 8,000 square foot range) than the lot sizes proposed. However, the proposed lot sizes are consistent with lots of newer subdivisions developing in the vicinity. (e) Availability and Impact on Public Services (Timeliness) Police and Fire Police and Fire Prevention Bureau staff indicate that sufficient resources exist to provide services to the proposed development, subject to the condition that the applicant provide required improvements and fees. The Environmental Review Committee (ERC) imposed a fire mitigation fee of$488 per new single family lot to compensate for increased demands on Fire Department services. The proposed secondary access from the northwest corner of the site, connecting to Anacortes Avenue NE, is a requirement of the Fire Department. HEXRPT.DOC City of Renton P/BiPW Department Preliminary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 7 of 8 Recreation The applicant is not proposing active recreation facilities as part of the proposed development. The proposal is expected to increase demands on existing and future parks and recreation facilities within the City of Renton. The Environmental Review Committee (ERC) imposed a park mitigation fee of$530.76 for each new single family lot to mitigate for potential impacts. Schools The proposed single family short plat is estimated to generate approximately 8 to 9 school age children, considering a factor of 0.44 children per single family residence. This is not expected to impact school district facilities. Stormwater The applicant is proposing to use the on-site wetland for stormwater detention. The Wetlands Management Ordinance allows new surface water discharges to wetlands "provided that the discharge meets the requirements of the Storm and Surface Water Drainage Ordinance (Chapter 22), provided the discharge will not result in significant changes in the water temperature or chemical characteristics of the wetland water sources and, provided there is no increase in the existing rate of flow unless it can be demonstrated that the change in hydrologic regime would result in greater wetland functions and values." The City's storm and surface water ordinance is based on standards of the King County Stormwater Design Manual (KCSWDM). The KCSWDM allows wetlands to be used for stormwater detention if the project can meet special requirements of the code. Water quality treatment (bioswale, wetpond/wetvault) is required prior to discharge into the wetland. A bioswale is indicated on the plans. The stormwater from the project cannot result in an increase of water surface elevation within the wetland of more than 0.1 feet for the 100-year, 24-hour design storm unless it meets other conditions of the special requirements. Staff has requested additional information from the applicant's wetland consultant and civil engineer to demonstrate that the proposal can meet the standards of the wetlands ordinance and stormwater standards. At the time of writing this report, staff has not received satisfactory information to make a determination that the wetlands may be used for stormwater detention. If staff determines that the project does not meet the required criteria, then the applicant would be required to provide another means of on-site stormwater detention, such as an underground vault or surface stormwater ponds. Staff has determined that a change to the type/method of stormwater detention facilities required on the site would not significantly modify the layout of the proposed subdivision. The site drains to Maplewood Creek. There are existing drainage problems in the entire Maplewood basin located downstream of the project. To ensure that the proposal does not exasperate existing downstream drainage problems in the area, the City Environmental Review Committee (ERC) imposed a mitigation measure requiring the applicant to provide for additional stormwater detention. Water and Sanitary Sewer Utilities Adequate sewer and water utilities are available to the site to serve the proposed residential development. System Development Charges will be assessed for each additional lot created by the subdivision. Street Improvements The applicant proposes to construct a public street, with a 42 foot right-of-way width, to access all the created lots. Right-of-way improvements include a 32 foot wide pavement width and 5 foot wide sidewalks on both sides. The Street Improvement Ordinance allows a reduced right-of-way width to 42 feet (Section 4-34-11.D.). Plan Review staff has approved the proposed right-of-way improvements. HEXRPT.DOC City of Renton P/HIPW Department r'reerrrnary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 8 of 8 G. RECOMMENDATION: Staff recommends approval of the Woodcreek Preliminary Plat File No. LUA-98-174, PP, ECF subject to the following conditions: (1) Compliance with ERC Mitigation Measures: The applicant is required to comply with the Mitigation Measures which were required by the Environmental Review Committee Threshold Determination prior to recording of the subdivision. (2) The applicant shall revise the preliminary plat so that Lot 9 meets the minimum lot width and minimum lot area requirements. The revised plan shall be subject to the approval of the Development Services Division prior to issuance of construction permits. (3) If Lot 9 and 10 remain adjacent pipestem lots (lots below the minimum street frontage width of 40 feet), the applicant shall record a restrictive covenant on the subdivision to require a shared driveway between the two lots and providing for a common maintenance agreement for the driveway. The covenant shall be subject to approval of the Development Services Division prior to recording. Recording the covenant shall be required prior to recording the subdivision. EXPIRATION PERIODS: Preliminary Plats (PP): Three (3) years from final approval (signature) date. HEXRPT.DOC • r-. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-174,PP,ECF APPLICANT: Kirkland Development Company PROJECT NAME: Woodcreek Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. LOCATION OF PROPOSAL: NE 8th Street, West of Duvall Avenue NE MITIGATION MEASURES: 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation 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 recording of the plat. 2. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 3. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per new single family residence, for an estimated total of$9,272 (19 single family residences X $488 = $9,272). The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $13,608.75. This fee is payable prior to recording the subdivision. 6. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The mitigation fee for the 19 new single family residential lots is estimated at $10,084.44. This mitigation fee is payable prior to recording the subdivision. • 1 ote fh� •+ �-'t. v '�'..�� J�ar `• � �i - .c a 'p � 'i'"°f�..T '`x� fi:::y • • ,..:.ti';4_�..;'• +Ya i't '�� •�r� .a Ji1 riM�� f Swt i� � U Lf ./.f t/,.._j y�•`,•�4.. et y� ,+i y. /.-� } • i.J,;:.j r �. rb, ';t zzr ems w i,'4 f.+ '~S•r•'�tt -; `'.-rr•'i X4�14, ♦ '..�-.i c,tit • .., ti?14r'.�+�b •`"t,�r .r:; J / •� c • �.•4 . ' `St' ii..< T -f.h't .ei^r19. • .a ✓r .�_ :'7L y�•i i. P� .a.� a� ,•a_ .Fn-(•Y 1 ) ` t'� • Sf�:• 'Y;�.� -ty fir f � .Y+.' „s'v �' � #, a .. C t. '.iv ,► .n:i 'I r t•/ a+•. • . . a , m a t`, - J. .rr..d:y:.► .� :, f 7!k • :r -iry .M1• s 1T;.... t. - ' a Ln Y. 21 r ti S •� Y ;7,4 ?..�"�7�4 + ; . ;I'1 yr 1�: .Y wf ir!e•� 5/' S. .'! .0 w.. � rt•.,,F •. t Y 4I ���•,•�e I S 3 . - •• •.*.' -. ,+ - .., � •:�r.4 �4 ..Sq.:Jart tit•}'�-y'�.•�r • .r•.. • • — CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES _ - APPLICATION NO(S): • LUA-98-174,PP,ECF. • APPLICANT: Kirkland Development Company PROJECT NAME: Woodcreek Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 4.71 acre parcel Into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly Impact the wetland. Category 2 wetlands require a minimum_50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. • LOCATION OF PROPOSAL NE 8th Street, West of Duvall Avenue NE Advisory Notes to Applicant: ' • The following notes are supplemental 'information provided In.conjunction with the environmental determination. Because these notes are provided as Information only, they are not subject to the appeal process for environmental deten-ninations. - FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 squire feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. The north access roadway requires a 20 foot wide paved roadway marked as Fire Lane No Parking. PLAN REVIEW SEWER UTILITY 1. There is an existing 8-inch sanitary sewer with a stub to this property in NE 8th Street. 2. The System Development Charge (SDC) shall be at the current rate of$585 per single family site. This fee is payable with the construction permit. 3. The East Renton Interceptor Special Assessment Fee shall be payable at issuance of the construction permit. 4. A sanitary sewer extension is required to serve the plat. WATER UTILITY • • 1. There is an existing 8-inch water line located in NE 8th*Street...The site is located in APA Zone 2 and in the 565 pressure zone. 2. The System Development Charge (SDC) shall be at the current rate of$585 per single family • • site. •This fee is payable with the construction.perrnit. - •••••. ; •• • - • •• . • . . •,- ..f,.;;•:;:z41;r:,,...,±! ; v A : 4 .;:.•.;•,•-• •7 .7,2.- Ott' '• ' .2;2 ;•-• •-•.`• , ••! • •••••• r t. '":: ''• Woodcreek Preliminary Plat. • .••. • - -..• • . • .• • ,*: • LUA-98-174,PP,ECF . • •• • -• • • • • '• •• : " • : • • .• • • , . , . . . • - .Advisory Notes (Continued) • . : , •• • . . • . . • • • . • •• • -•• • . • -: ••• • - • • • • • • • . .. 3. A water main extension is required to serve the plat. • STORM DRAINAGE • " • :. • . . 1. . A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. • 2. The System Development Charge (SDC) shall be at the current rate of$385 per single family site. This fee is payable with the construction permit. TRANSPORTATION • •1. NE 8th Street has paving, curb &gutter, streetlighting and signage all on the south side of the right-of-way. GENERAL—PLAN REVIEW • All plans shall conform to the City of Renton drafting standards. When plans are complete three • copies of the drawings,two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted. : • The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first$100,000 of the estimated construction cost, 4% of anything over$100,000 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. • • • • •-• • • • • • • . • . , . . • • ' • • • • • . . .• . • . • . • - • - • -••i•••• -•• ..*. 7 ::. • . .• : : •••• • . ••• • :.••• •••••• • ' • - • • :••'.•• • : • ' , • . . • • . . . _ . . • City of Renton Department of Planning/Bul7ding/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: � COMMENTS DUE: 12/18/98 APPLICATION NO: LUA-98-174,PP,ECF DATE CIRCULATED: 12/4/98 APPLICANT: Antonio Manzin PROJECT MANAGER: Peter Rosen PROJECT TITLE: Woodcreek Preliminary Plat - WORK ORDER NO: 78464 LOCATION: NE 8th Street, West of Duvall Avenue SITE AREA 4.94 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to subdivide a 4.94 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street with a secondary access connecting to Anacortes Avenue NE. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics • Water LighVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet C_ B. POLICY-RELATED COMMENTS /5-36. /-tom C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable Impact or areas where addi' al information is needed to pr rfy assess this proposal. lot-,// Y ' nature of Director or Authoriz d presentative Date e CITY OF RENTON MEMORANDUM Date: December21, 1998 To: Peter Rosen, Current Planning From: Kayren K. Kittrick, Plan Review 1�-)) Subject: Woodcreek Preliminary Plat LUA-98-174, PP, ECF EXISTING CONDITIONS WATER - There is an existing 8-inch diameter water line located in NE 8th Street. The site is located in APA zone 2 and in the 565 pressure zone. SEWER - There is existing 8-inch diameter sanitary sewer with a stub to this property in NE 8th Street. STORM - A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. STREETS - NE 8th Street has paving, curb & gutter, streetlighting and signage all on the south side of the right-of-way. CODE REQUIREMENTS WATER 1. The System Development Charge shall be at the current rate of $850 per single family site. This fee is payable with the construction permit. 2. A water main extension is required to serve the plat. SANITARY SEWER 1. The System Development Charge shall be at the current rate of $585 per single family site. This fee is payable with the construction permit. 2. The East Renton Interceptor Special Assessment Fee shall be payable at issuance of the construction permit. 3. A sanitary sewer extension is required to serve the plat. SURFACE WATER 1. The System Development Charge shall be at the current rate of $385 per single family site. This fee is payable with the construction permit. wnnnrav nnr TRANSPORTATION 1. A Traffic Mitigation Fee of $75.00 per additional Average Daily Trip shall be assessed. This fee is payable prior to recording of the plat. (19 lots x 9.55 trips x $75 = $13,608.75) PLAN REVIEW- GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 2. Weekly reports on the status and condition of the erosion control plan with 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. Certification of the installation, maintenance and proper removal of the erosion control facilities is required prior to recording of the plat. 3. Retention/detention for this site shall be required, with a release rate allowed equal to the pre-developed rate only. CC: Neil Watts WOOOCRK.DOC , __. 3q7 • . • . . • 1 .C. . v � 4.74111V: P;;;I':::::':- • ...iik+ `•+nis si: -... . :<w.«.:'� i rOJP 0 e. - r.12- -14<-1,,-- 7-etfrigazwrfor,- - ,y.,4...,..�; : ..,._-,a. ....t. .: at.... ..�,.`._,. - ATI Z F E E Project Name Woo el CYCk Plat Project Address IJE 3t1 St 4 B✓ewte✓tom Av JE Contact Person -T io►Mus De DDPIer V rnvklcd Develo,,att Co. Address 5612 Lakt Won -tovl Bly&( OE 1 Stoje 1001 K,✓0Am( 17g633 Phone-Number 425 - 822 - 5577 • Permit Number L OA - ef g - 174 • Project Description Iq smile. --Familti lot subJMMI5tov1 • Land Use Type: • Method Calculation: Br Residential [SITE Trip Generation Manual 1-55 fi,4 lor O Retail 0 Traffic Study O Non-retail 0 Other . Calculation: ijet ,zuv de;,/7 trips 7 (m) (q- SS) = 1 S 1. t-15 oluily -t rips - /q -t $75 ,e.24 —tr1 f _ (1%1. q5 ) ( 175 ) = $ ► 3 , 60 •.75 Transportation Mitigation Fee: 13, 601'7 5 Calculated by: I V d 14 / Date: 12 9 9l Account Number: - - Date of Payment • CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: December 9, 1998 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Woodcreek Preliminary Plat, NE 8th & Duvall Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of$488.00 is required for all new single-family structures. 3. North access roadway requires 20 Foot paved roadway marked as Fire Lane No Parking. Please feel free to contact me if you have any questions. . . , . . • . 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CALL 48 HOURS 8ErORE YOU DIG , , , 4 1-800-424-5555 I iiiiMillniiiiiiiiiiiii.MMIMMINIMMENIMMIM111=.1.1=1 .1......1.4MINM1 tZl )tl.••_1St •• ) Ylf::) ';r'1:1 I 0 :1 *rr, (; 1. ►V1J:.)_:.�.-1 • SEE SHEET C-1.2 I';I I A ..7/,'":11 ,` 2 ./... /• ,• rwn,k�,bra I , ,I �M,t_t• ! 2r .x tl• �Ayr z �4`�. WETLAND /'•r(Il`+y ��,,. _•1 1 1 a - # yr{'.'c';�.v� a ,s. 29,925 FL �. ;�i ,•��� a ti E:x I 1 Ya Al z - _ •♦ ?t i•'�'4.et. \ \ 37.E40 Sq.FL(400 Contour). .Y' t':r,Al%•a.;,„,>s?i.,, I.. _'� _ - 02 Q W ...HI on. - 1 � ` \ \ +• `..` a.tr ,r- , 1 1_ ) f 1 .. V (Y W 4. .{}{+f:%ry.T%I.SY NIL`.\ tc`.. \:`\ .. }... f Mom\' 1 fi3:L4 I • 3. c�W II uti Ysi.as.1. fig r^ •. Ily I�6?'r ,\' , 0. ce 61 i at] \ - s i 'ter: + i Ig,'.i ;P"l fi."/, O 4 1 I am.... ` �•J� •, I.al.f•• •r ..{ '%" 7 ii / ; a,.Ill is 1 •I ,,)a me r, \ , `z•7,1kh� II r / i• TT G$ ,.,,, ^t `l%^ I 1 rt.s+ • ! �,, f 7. 1! 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A .. • OI N m� r U U rU n in;.i ^}�1 I,ni ,% 1.1%', -.N l?4- frn u' ❑vw C4 f. n w ,�v. 4 / f...,1 1 IA ° .43 r m a -o-c K. I U L,m �[•F1 a., .? r ' 10 O 2 i — .;Ili I n. ;II in I.,• I II I tl 1 1,,•, 1 1 l In I w 411 ' CALL 48 HOURS BEFORE YOU DIG 1 I rn w _ l g 1-800-424-5555 I l l J l 1 CIZ OF RENTON Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman April 20, 1999 Mr. Thomas DeDonato Kirkland Development Company 5612 Lake Washington Blvd NE, #100 Kirkland, WA 98033 Re: Woodcreek Preliminary Plat File No. LUA-174,PP Dear Mr. DeDonato: The Examiner's Report and Recommendation on the above referenced matter, which was issued on February 25, 1999, was not appealed within the period established by ordinance. Therefore, this matter is being transmitted to the City Clerk this date for transmittal to the City Council for review. You will receive notification of final approval from the City Clerk, and will be notified of all action taken by the city council upon approval of the request. Please feel free to contact this office if further assistance or information is required. Sincerely, Fed J. Kaufman Hearing Examiner FJK:mm cc: Peter Rosen Sandi Seeger 1055 South Grady Way - Renton, Washington 98055 - (425)430-6515 ®This paper contains 50%recycled material,20%post consumer CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: April 15, 1999 TO: Marilyn Moses FROM: Sonja J. Fesserq SUBJECT: Woodcreek Preliminary Plat, LUA-98-174,PP Legal Description Review Peter Rosen and I have discussed the need for the legal description of an easement for secondary road access, as an addition to the legal description for the above referenced subject plat property. It is my understanding that,to date,the exact location of said access easement has not been determined, I also understand that at the time of final plat approval,the legal description of said access easement will be noted on the plat mylars. Therefore,the legal description for the subject plat is satisfactory as presented and requires no further comment. cc: Peter Rosen \\TS SERVERhSYS2\COMMON\\\TS_SERVER\SYS2\COMMON\FILE.SYS%ND\10\0338\tv990415.DOC CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: March 26, 1999 TO: Marilyn Moses FROM: Sonja J. Fesser ):19? SUBJECT: Woodcreek Preliminary Plat, LUA-98-174,PP Legal Description Review Bob Mac Onie and I have reviewed the above referenced legal description and find that said legal description is satisfactory. However, in our preliminary plat review memo dated December 18, 1998 we had questions regarding the secondary access for the plat which is shown crossing property north of the subject plat property. Said property north of the subject plat, which is not owned by the applicant,is also not within the city limits of Renton, but is in King County. See the attachment for our comments. We informed Peter Rosen in said review memo to note our comments. To date, we have not been informed if our concerns have been addressed. How, or if, the above noted concerns would affect the legal description is unknown as of this date. \\TS SERVER\SYS2\COMMON\H:\FII.E.SYS\ND\10\0338\RV990324.DOC CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 18, 1998 TO: Peter Rosen FROM: Sonja J. Fesser SUBJECT: Woodcreek Plat, LUA-98-174, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The drawing shows the plat road connecting with NE 8"'Street to the north of the subject plat property. Is this road being required by the city for secondary access? Is there to be a dedication of property for street purposes to King County for this portion, since the property to the north is outside Renton's City Limits? Is the owner of this property to the north (Martin Luther King, Jr. Memorial Church) involved in any way with this plat application? Alternatively, could the property to the west of the subject property be used for access to NE 8th St? A dedication in this case would be to the City of Renton. Information needed for final plat approval includes the following: Note the city's land use action number (LUA-99-XXX-FP) and the city's land record number (LND- 10-0338) on the drawing. Please note that the land use action number for the final plat is different from the preliminary plat number and is unknown as of this date. Make ties to the City of Renton Survey Control Network. Provide plat and lot closure calculations. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note the basis of bearing, per WAC 332-103-050 1.b.iii. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what is to be set at the corners of the proposed lots. \\TS SERVER\SYS2\COMMON\\\TS_SERVER\SYS2\COMMON\FILE.SYS\LND\IO\WOODCREK.DOC r December 16, 1998 Page 2 Note the date the existing monuments were visited, per WAC 332-130-050 1.f.iv. Complete City of Renton Monument Cards, with reference points for right-of-way monuments. Note to whom new easements, if any, are to be granted(private or City-held). Note if the adjoining properties are platted(give plat name and lot number) or unplatted. Addresses for the proposed lots will be provided by the city after the preliminary review. The addresses need to be noted on the drawing. The property owners' signatures need to be notarized and the signatures should be preceded with a certification and dedication block. Required City of Renton signatures are : the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. Because this property is located within Zone 2 of Renton's Aquifer Protection Area, the Aquifer Protection Notice needs to be noted on the drawing. See the attachment. Note that if there are restrictive covenants or agreements to others as part of this subdivision,they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the City Clerk's office as a package. The plat shall have the first recording number. The recording number(s) for the associated document(s) will be referenced on the plat in the appropriate location(s). Comments for the Project Manager: Note the comments to the applicant regarding access to NE 8th Street. Fee Review Comments: The Fee Review Sheet for this preliminary review is provided for your use and information. •, CIT _ OF RENTON r_LL Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman March 22, 1999 Mr.Peter Rosen Development Services Division City of Renton 1055 S Grady Way Renton, WA 98055 Re: Request for Reconsideration re Woodcreek Preliminary Plat File No. LUA98-174,PP Dear Mr. Rosen: This office has reviewed the request for reconsideration in the above matter. This office understands the desire to minimize the complicating attachments or covenants that might hamper future development. At the same time, it appears that some of the proposed lots are shaped or configured in such a manner that ascertaining the front yard setback might be difficult. In order to assure that any dwelling constructed complies with the appropriate setbacks,there should be language that requires that the builder ascertains the legally required setback with application for a building permit. It was clear during the hearing and review that some of the odd-shaped lots that are technically defined as pipestems created problems in determining where the front yard was and which part of the lot was "pipestem"when a definitive dogleg was not used for access. I do find the fact that City procedures would not uncover a covenant when issuing a building permit troubling,as this means that many if not all covenants could be ignored,thereby defeating their purposes. Be that as it may,this office believes that the face of the plat should include language that requires a determination of where the building setback line is at the time a building permit is submitted. Therefore,the recommendation is altered to substitute the following language for Condition#4: The applicant shall include language on the face of the plat requiring that pipestem lot setbacks be definitively established by the City prior to the issuance of any building permit. Please feel free to write if there are further matters that need appropriate action. Sincerely, Fred J. Kaufma Hearing Examiner cc: Mayor Tanner Jay Covington Jana Huerter Parties of Record 1055 South Grady Way - Renton, Washington 98055 - (425)430-6515 CITY OF RENTON MAR - 1 1999 ...� Planning / Building / Public Wo Ty Of RENTON MEMORANDUM HEARING EXAMINER DATE: February 26, 1999 TO: Fred Kaufman, Hearing Examiner FROM: Peter Roseenior Planner SUBJECT: Woodcreek Preliminary Plat- LUA98-174, PP, ECF Development Services staff requests reconsideration of your recommended condition #4 on the Woodcreek Preliminary Plat, decision issued February 15. The condition states: "The applicant shall execute restrictive covenants specifying the front yard setback required for each lot, particularly those which are pipestem lots." Staff requests reconsideration based on the following points: 1. The zoning code specifies front yard setback requirements and it is unnecessary to encumber property titles with a such a covenant. 2. For irregular-shaped lots including pipestems, the code allows the Zoning Administrator to determine where the front yard setback is applied on the lot. This flexibility allows for better consideration of specific lot conditions/characteristics. 3. A title report is not required for a building permit. Therefore, the covenant would go unnoticed and would be unenforceable with a building permit application. 4. Setbacks are specifically not included on final plats to allow for implementation of future code changes to setback requirements. cc: Jana Huerter CITlt!..OF RENTQN ....... AFFIDAVIT�F SERVICE BY MAILING On the 2"'� day of ceo -A , 1998, I deposited in the mails of the United States, a sealed envelope containin Re.roA - i-Ine *tearw-1 C a van tlAsir- documents. This information was sent to: Name Representing -hoMn.s 'De °vi ktrk 0-1A. oeV . Co. Rosematm (Signature of Sender) kick CeiewsaffNr— STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that a nI.a., - Leesigned this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: Y71 A . -S 1�iii Q— `1 Public yh and f�he Sta of ashington ry Notary (Print) My appointment i e . MISSION EXPIRES 6/29/99 Project Name: Woodcrt•dk- Prel‘vw vta,.ey Project Number: LUR me. 1141 f'P NOTARY.DOC AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON ) ss. County of King ) MARILYN MOSES ,being first duly sworn,upon oath, deposes and states: That on the 25th day of February ,1999, affiant deposited in the mail of the United States a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: 27/4 7(7,44rel SUBSCRIBED AND SWORN to before me this 5N1 day of F,LC11,LCGUki, 1999. Notary Public . and for the State of Washington, residing at V..Q.AkforAl ,therein. Application, Petition, or Case No.: Woodcreek Preliminary Plat LUA098-174,PP The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT February 25, 1999 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP LOCATION: NE 8th Street west of Duvall Ave NE SUMMARY OF REQUEST: To subdivide 4.71 acre parcel into 19 single family residential lots. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on February 2, 1999. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area;the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the February 9, 1999 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,February 9, 1999,at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Vicinity map application,proof of posting,proof of publication and other documentation pertinent to this request. Exhibit No. 3: Preliminary plat map Exhibit No.4: Revised preliminary plat Exhibit No. 5: Letter to Peter Rosen from B-Twelve Associates The hearing opened with a presentation of the staff report by PETER ROSEN,Project Manager,Development Services,City of Renton, 1055 S Grady Way,Renton,Washington 98055. The applicant requests approval to Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 2 subdivide a 4.71 acre parcel into 19 single family residential lots which range in size from 4,500 square feet to 6,228 square feet. The subject site is located close to the intersection of NE 8th Street and Duvall. The primary access would be off NE 8th Street and the applicant is proposing an emergency access that would connect to Anacortes Avenue in the northwest corner of the property. There is also a stub out to the northeast corner of the site that would provide for an eventual connection when the property directly to the east is developed. The site is zoned R-8 (Residential- 8 dwelling units per acre)and the proposal has a net density of 6.01 dwelling units per acre. There is a Category 2 wetland of approximately 29,925 square feet on the southeast corner of the site,and this proposal would not directly impact the wetland. The applicant is proposing wetland buffer averaging to satisfy the 50 foot buffer requirement. The Environmental Review Committee(ERC)issued a Determination of Non-Significance-Mitigated(DNS- M)with several mitigation measures attached, including payment of parks, fire and traffic mitigation fees. Also included were measures concerning provision for greater detention rate of storm water on the site and erosion control. This site is designated RS,Residential Single Family, in the Comprehensive Plan Map,and is intended to promote and enhance single family neighborhoods. This proposal is consistent with the policies of the RS designation. It falls within the density range,as well as providing for future connections to surrounding neighborhoods. The plat basically meets all the development standards of the R-8 zone except Lot 9. Lot 9 does not meet the minimum 50 foot lot width nor the lot area requirements, and staff recommended a condition that the plat be changed to make Lot 9 conform with the lot area and lot width requirements of the code. The adjacent Lot 10 is less than 40 feet,thereby making two adjacent pipestem lots. The code requires that where there are adjacent pipestems that there be a shared private access driveway and restrictive covenant on both parcels for maintenance of a joint driveway. Staff is recommending this covenant be recorded as part of the plat. The applicant is proposing a 42 foot wide public right-of-way that would connect from NE 8th and would include 32 feet of pavement width and 5 feet of sidewalks on both sides of the streets. There is a 26 foot half street improvement proposed at the northeast corner of the site. The property topography slopes gradually from the northeast to the southwest corner of the site, and applicant does not anticipate that fill material would need to be imported. The site is surrounded by single family residential development and the proposed lot sizes are consistent with the lots in newer subdivisions. Police and Fire Department have indicated there are sufficient resources to serve this proposal. There are also adequate sewer and water utilities to serve this development. One of the issues of this plat is the storm water and the use of the onsite wetland for storm water detention. The applicant has proposed to use the wetland for detention. The wetlands management ordinance allows for wetlands to be used,provided that the discharge meets the requirements of the storm and surface water drainage ordinance,that the discharge will not result in significant changes in water temperature or characteristics of the wetland water sources,and that there is no increase in the existing rate of flow unless it can be demonstrated that the change in hydrologic regime would result in greater wetland functions and values. At the present time, staff is reviewing applicant's latest drainage report and their wetland consultant's report on how it complies with the ordinance. The applicant is providing a bioswale to provide water quality for discharge to the wetland. The site drains to Maplewood Creek and because of existing drainage problems the ERC imposed a mitigation Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 3 measure for greater storm water detention. That is also being considered in the calculations for using the wetland for detention. If the wetland cannot be approved for storm water detention,the applicant would be able to provide a vault for surface water detention without changing the layout of the proposed subdivision. Staff is recommending approval of the preliminary plat,subject to the following: (1)compliance with ERC mitigation measures; (2)applicant revise the preliminary plat so that Lot 9 meets the minimum lot width and minimum lot area requirements;and(3) if Lots 9 and 10 remain adjacent pipestem lots or lots that are below the minimum street frontage width of 40 feet,that the applicant record a restrictive covenant on the subdivision to require a shared driveway between the two lots and providing for a common maintenance agreement for the driveway. Tom DeDonato, 5612 Lake Washington Blvd NE,#100,Kirkland,Washington 98033,applicant herein, explained that the north access has an uneven roadway in order to tie in with the existing improvements on NE 9th Street. The north half of NE 9th Street has been improved offsite;the south half has not been improved. Applicant is proposing to tie into the improved portion of NE 9th. Susan Burgemeister,B-Twelve Associates, 1103 W.Meeker,Kent, Washington 98032,wetlands consultant for applicant herein, described the characteristics of the wetland and the surrounding area. She stated that when NE 8th was recently improved,the culvert that discharged the wetland underneath NE 8th and off the subject property was constructed too high. As a result the water has backed up in this wetland area and is now flooding behind NE 8th. The wetland is experiencing the impacts from that and the cottonwoods in the area are starting to die. It was her understanding that this culvert will be modified in order to accommodate some of the downstream issues and to replace the culvert in its location. The calculations were done of the maximum flood zone behind that culvert currently and what it would be after development indicate that the wetland edge would not be widened at all from what its current flooding situation is. The hydrology of the wetland would not be modified from its current condition. Neil Watts,Plan Review Supervisor,Development Services Division,City of Renton, 1055 S Grady Way, Renton, Washington 98055,addressed the access to the property and the connecting road systems. He further explained the history of the drainage patterns in the general area, and the particular wetland on site. When NE 8th Street was constructed the culvert was set at the same elevation as existed at the southerly point rather than at the outflow which was to the west. This resulted in raising the wetland elevation 2 to 4 feet. What is being proposed is to re-establish the prior base elevation for this wetland and to use that difference for detention. Andrew Manzin, 2044 23rd Avenue E, Seattle, Washington 98112,representing the owner of the parcel, expressed his appreciation to the City for its handling of this proposal. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:50 a.m. FINDINGS, CONCLUSIONS & DECISION Having reviewed the record in this matter,the Examiner now makes and enters the following: Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 4 FINDINGS: 1. The applicant,Thomas DeDonato,filed a request for approval of a 19-lot Preliminary Plat on approximately 4.71 Acres. 2. The yellow file containing the staff report,the State Environmental Policy Act(SEPA)documentation and other pertinent materials was entered into the record as Exhibit#1. 3. The Environmental Review Committee(ERC),the City's responsible official, issued a Determination of Non-Significance-Mitigated(DNS-M)for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located immediately north of NE 8th Street and west of Duvall Avenue NE. 6. The subject site is a rectangular parcel approximately 327 feet wide(east to west)by approximately 628 feet long. 7. The subject site was annexed to the City with the adoption of Ordinance 3058 enacted in August 1976. 8. The subject site is zoned R-8 (Single Family/8 dwellings unit per acre). 9. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single family dwellings,but does not mandate such development without consideration of other policies of the Plan. 10. There is an approximately 29,925 square foot Category 2 wetland located in the southeast quadrant of the subject site. The wetland requires a 50 foot wetland buffer. The applicant proposes using buffer averaging to provide better development potential at the western and northern edge of the buffer. Additional buffer will be provided to the east of the wetland. 11. Access to the subject site will be provided by a road entering from NE 8th and running north then curving toward the northeast. A"T" intersection will provide a second access to the northwest connecting to Anacortes. The "T"will also run east and end as a stub road. The main road will be a 42 foot wide right-of-way with 32 feet of pavement. The northwestern road will be a half-street with a slight meander to the north to connect to Anacortes. The easterly stub road will be a 35 foot right-of- way. 12. Proposed Lots 1 through 11 will be located along the east side of the main roadway. Proposed Lots 12 through 16 will be located on the west side of that main roadway. Lots 17 and 18 will have their access from the western roadway that connects to Anacortes. Proposed Lot 19, located on the eastern side of the wetland,will have its access from 8th. 13. Proposed Lot 13 is a true pipestem lot with a narrow dogleg connecting to the street. 14. Lots 9 and 10 do not meet the 40 foot frontage width(80%of 50 feet)required. The narrow frontage or lot width of proposed Lots 9 and 10 require them to be treated as if they were pipestem lots. Adjoining pipestem lots are required to share a common driveway. Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 5 15. With the exception of Proposed Lot 9,all of the proposed lots meet the minimum lot area of 4,500 square feet required by the R-8 zone. Again,the pipestem aspect of Lot 9 effectively reduces its area. Staff reported that there is sufficient area to accommodate the needed square footage for the lot. In addition,Lot 9 does not meet the average lot width standards and will have to be widened. 16. The front yard setback is calculated from the areas beyond the pipestem. Therefore, Proposed Lots 9, 10 and 13 will require restrictions on their respective building envelopes. 17. The development will generate approximately nine students for the 19 lots. 18. Approximately 190 trips per day will be generated by the development of the subject site. Approximately 10%of those trips would occur in each of the peak travel hours. 19. The ERC specifically addressed storm water due to the fact that this site and its wetland system drains to the Maplewood Creek which has had erosion problems. A culvert that was installed too high has created additional storage on the site. Its relocation should provide the site with additional capacity without affecting the wetland's characteristics. CONCLUSIONS: 1. The proposed plat generally appears to serve the public use and interest. The applicant has preserved the large wetlands on the site while providing in the main appropriate building lots for single family homes. A few of the lots are oddly shaped or contain constraints,but the wetlands dictated the alignment of the roads and parcel boundaries. 2. The subdivision will provide additional housing choices in an area with urban services while protecting environmental values. The development should not tax either the road system or the existing utility infrastructure. The applicant will be providing two points of access and additional access to neighboring property in compliance with City regulations that call for extending roadways and utilities to property boundaries. Development of the additional lots will also increase the tax base of the City. 3. The proposed plat will also permit infill in an area with services and avoid urban sprawl. 4. The plat meets the density requirements of the City given the wetlands on the site. The lots, in the main,meet the lot areas found in the newer developments south of the subject site. They are smaller than some of the surrounding lots to the east. 5. The plat and its storm water system should not exacerbate deleterious flooding or erosion downstream in Maplewood Creek. The plat storm water system also accounts for water quality for the wetlands and downstream system. 6. As noted, some lot dimensions or features will need to be modified to bring them or their proposed homes into compliance with City standards regarding lot dimensions or setback limitations. It appears that can be accomplished by minor shifts in lot line locations. 7. In conclusion,the proposed plat appears to serve the public use and interest and should be approved by the City Council. Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 6 RECOMMENDATION: The City Council should approve the proposed Preliminary Plat subject to the following conditions: 1. The applicant is required to comply with the ERC mitigation measures; 2. The applicant shall revise the preliminary plat so that Lot 9 meets the minimum lot width and minimum lot area requirements. The revised plan shall be subject to the approval of the Development Services Division prior to issuance of construction permits; 3. If Lot 9 and 10 remain adjacent pipestem lots,the applicant shall record a restrictive covenant on the subdivision to require a shared driveway between the two lots and providing for a common maintenance agreement for the driveway. The covenant shall be subject to approval of the Development Services Division prior to recording; 4. The applicant shall execute restrictive covenants specifying the front yard setback required for each lot, particularly those which are pipestem lots. ORDERED THIS 25th day of February, 1999. FRED J.KA .4 N HEARING E . I R TRANSMITTED THIS 25th day of February, 1999 to the parties of record: Peter Rosen Tom DeDonato Susan Burgemeister 1055 S Grady Way 5612 Lk Wash.Blvd.NE#100 1103 W.Meeker Renton, WA 98055 Kirkland,WA 98033 Kent,WA 98032 Neil Watts Andrew Manzin Rosemary Key 1055 S Grady Way 2044 23rd Avenue E 1008 Anacortes Avenue NE Renton,WA 98055 Seattle,WA 98112 Renton,WA 98059 TRANSMI 1"1'ED THIS 25th day of February, 1999 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Jim Hanson,Development Services Director Chuck Duffy,Fire Marshal Mike Kattermann,Technical Services Director Lawrence J. Warren,City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler Sue Carlson, Econ. Dev.Administrator South County Journal Thomas DeDonato Kirkland Development Co. Woodcreek Preliminary Plat File No.: LUA-98-174,PP February 25, 1999 Page 7 Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m..March 11. 1999, Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure,errors of law or fact, error in judgment,or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant,and the Examiner may, after review of the record,take further action as he deems proper. An appeal to the City Council is governed by Title IV,Chapter 8, Section 16,which requires that such appeal be filed with the City Clerk,accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department,first floor of City Hall. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • -.101' ,z .„-•I•I,v• `") (I t") ...-" '.I '• IA IY1-%l_ ..." %At.II '1).1el • 1 ii 11.1C% :1 (41... '-- . \11A0715 _ , 1 . . 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' ' Will//Ma r -La?. ..4? .4••=41 I_ . *N" ".. .4 s/ , ..1„,30 ,,:i ..--2-........--........ --.. /I 1/8-HPOIrl, - ..IIIIIIIIIIIIIIIIIIIIII411......... ''''''.....P74-........ --,.,..r.,--...--- 841-5&------2.-- ----i-.--‘ % IIINIF.1111. 1 , 2 `‘. :!.,.,,_%.:td %I.....-------:j.4.e. •giZt 1-: ------- I ;WA. 4 '.4';;I:.:I it„' ' t 4 I / ii Z ..,‘•-. • 1 u'• -a Is••• 0 t.''' . r„.• • -',,, ' . ' i rs, ... ie = -I tt4 ' . , ... . , ....... 1 : I CALL 45 HOURS Olt YOU OM IIIIIIII 1-500-42h5555 AFFIDAVIT OF PUBLICATION Charlotte Ann Kassens first duly sworn on oath states that he/she is the Legal Clerk of the NOTICE OF ENVIRONMENTAL DETERMINATION SOUTH COUNTY JOURNAL ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON 600 S. Washington Avenue, Kent, Washington 98032 The Environmental Review Committee (ERC)has issued a Determination of Non- Significance - Mitigated for the following a daily newspaper published seven (7)times a week. Said newspaper is a legal project under the authority of the Renton newspaper of general publication and is now and has been for more than six months Municipal Code. WOODCREEK PRELIMINARY PLAT prior to the date of publication, referred to, printed and published in the English language LUA-98-174,PP,ECF continually as a daily newspaper in Kent, King County, Washington. The South County Environmental review for proposal to Journal has been approved as a legal newspaper order of the Superior Court of the subdivide a parcel into NE 8 hle family West of PP 9by P idential lots. Location: 8th $t, of State of Washington for King County. Duvall Ave.NE. The notice in the exact form attached, was published in the South County Appeals of the environmental determina- tion must be filed in writing on or before Journal (and not in supplemental form) which was regularly distributed to the subscribers 5:00 PM February 1, 1999. Appeals must during the below stated period. The annexed notice, a be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Woodcreek Preliminary Plat Grady Way, Renton,WA 98055.Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. as published on: 1/18/99 Additional information regarding the appeal process may be obtained from the Renton The full amount of the fee char for said oingpublication is the s of$51.75 Public City Office,(425)430-6510. A Public Hearing willlbe held by the Legal Number 5648 Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall on February 9, 1999,at 9:00 AM to consider the proposed Preliminary Plat. If the Environmental Determination is appealed, the appeal will Legal er , So th Co y ou be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: January 18, 1999 Subscribed and sworn before me on this ,IN(L) day of ;\ , 19'?//�'q Published in the South County Journal 11(,,\rI January 18, 1999.5648 .0111111 ..........Fe s:• ` q.!,% Notary Public of the State of Washington :ti o E•, Q: NUTggY residing in Renton • = King County, Washington GiTY OF RENTON HEARING EXAMINER PUBLIC FEBRUARY 091999 E QA N COMMENc N:G AT:9:00:AM COUNCIL CHAMBERS, 7TH 'FLOOR RNTON 'CITY HALL ;ilhirapplicAtioiiW-rjittetVOrajtypir.0.0AtQtOpplic.ation:„.;',.p.kilffibet.:pribr,.ancttOtEip.pces5ar..ifyittleOrder in which they will be>heard.` Items'!will be;called;for hearing at the>discretion of the;Hearing Examiner PROJECT NAME: WOODCREEK PRELIMINARY PLAT PROJECT NUMBER: LUA-98-174,PP PROJECT DESCRIPTION: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site is zoned Residential 8 DU/AC (R-8). The net density of the proposal is 6.01 dwelling units per acre which meets the density range allowed in the R-8 zone of 5 to 8 dwelling units per acre. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. Location: NE 8th Street, West of Duvall Avenue NE. AGNDA.DOC City of Renton PUBLIC Department of Planning/Building/Public Works HEARING PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: February 9, 1999 Project Name: Woodcreek Preliminary Plat Applicant/ Thomas DeDonato Address: Kirkland Development Company 5612 Lake Washington Blvd. NE, Ste. 100 Kirkland, WA. 98033 Owner/ Antonio Manzin Address: 1419 2nd Ave. W. #302 Seattle, WA. 98119 File Number: LUA-098-174, PP, ECF Project Manager: Peter Rosen • Project Description: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site is zoned Residential 8 DU/AC (R-8). The net density of the proposal is 6.01 dwelling units per acre which meets the density range allowed in the R-8 zone of 5 to 8 dwelling units per acre. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. Project Location: NE 8th Street west of Duvall Avenue NE J DMYN =�I+P l6� Ee ❑ ;1" ` - kF OTN f2 FE { ` ` alligIZtInal- Z. i�}o � NE ... �• FF IR7.1 p lir Ft' R nF.� •• �. Y�'�C i. �• ril iVek. EF�r 11 ICIX - _ _ fTN fT. B _ n City of Renton P/B/PW Department F—,,.,.nary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP,ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 2 of 8 B. GENERAL INFORMATION: 1. Owner of Record: Antonio Manzin 2. Zoning Designation: Residential 8 DU/AC (R-8) 3. Comprehensive Plan Residential Single Family Land Use Designation: 4. Existing Site Use: Undeveloped 5. Neighborhood Characteristics: North: Undeveloped, Single family residential East: Single family residential South: Single family residential West: School 6. Access: NE 8th Street 7. Site Area: 4.71 acres 8. Project Data: area comments Existing Building Area: NA New Building Area: NA Total Building Area: NA C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation 3058 08-23-76 Comprehensive Plan 4498 02-20-95 Zoning Code 4404 06-07-93 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Section 4-31-5, Residential-8 DU/AC (R-8) Zone 2. Section 3-34, Street Improvements 3. Section 9-12, Subdivision Ordinance 4. Chapter 32, Wetland Management Ordinance HEXRPT.DOC City of Renton P/B/PW Department I,,,,,,,,,nary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 3 of 8 E. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element - Residential Single Family F. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant proposes to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site is zoned Residential 8 DU/AC (R-8). The net density of the proposal is 6.01 dwelling units per acre which meets the density range allowed in the R-8 zone of 5 to 8 dwelling units per acre. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on January 12, 1999 the Environmental Review Committee issued a Determination of Non-Significance, Mitigated. The comment/appeal period for the SEPA threshold determination ended on February 1, 1999. No comments or appeals were received. 3 COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of 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. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation 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 recording of the plat. 2. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 3. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. H EXR PT.DOC City of Renton P/B/PW Department F,u,,,,,inary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 4 of 8 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per new single family residence, for an estimated total of $9,272 (19 single family residences X $488 = $9,272). The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $13,608.75. This fee is payable prior to recording the subdivision. 6. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The mitigation fee for the 19 new single family residential lots is estimated at $10,084.44. This mitigation fee is payable prior to recording the subdivision. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the plat: (a) Compliance with the Comprehensive Plan Designation. The site is designated Residential Single Family (RS) on the Comprehensive Plan Land Use Map. The RS designation is intended to promote and enhance single family neighborhoods. The proposal is consistent with the RS designation in that it would provide for future construction of single family homes. The proposal is consistent with policies of the RS designation. The proposal meets the density range and minimum lot size specified in the policies. The proposed lot sizes are smaller than many existing lots in the area. However, the lots are consistent in size with recent subdivisions in the area. The proposal includes a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. There is also a road stub to the northeast corner of the property. These provide connections to the surrounding neighborhood, as encouraged by Comprehensive Plan policies. (b) Compliance with the Underlying Zoning Designation. The proposal site is designated Residential-8 DU/AC (R-8) on the City of Renton Zoning Map. The proposed development would allow for future construction of up to 19 new single- family residences. The minimum lot size permitted in the R-8 zone is 4,500 square feet. The proposed lot sizes range between 4,502 s.f. and 6,228 s.f. The allowable density range within the R-8 zone is a minimum of 5 and a maximum of 8 dwelling units per net acre. Net density is calculated by subtracting environmentally sensitive areas such as wetlands and the area of public streets from the gross acreage of the site. The proposed subdivision would have a net density of 6.01 dwelling units per acre which meets the allowable density of the R-8 zone. HEXRPT.DOC City of Renton P/B/PW Department F_ nary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 5 of 8 The R-8 zone requires a minimum 50 foot lot width for interior lots and a 60 foot lot width for corner lots. There is a minimum lot depth of 65 feet. The lots in the proposed short plat all comply with the lot dimension standards of the R-8 zone except for Lot 9. Lot width is defined in the code as the average distance between side lot lines connecting front and rear lot lines. Lot 9 has an average lot width of 45.87 feet which does not meet the 50 foot width standard. The applicant should revise the preliminary plat to achieve the minimum lot width for Lot 9. The preliminary plat includes setbacks showing potential building envelopes on the lots. There is sufficient lot area for the intended residential construction. The building envelope for Lot 4 is constrained by the shape of the lot and required setbacks. A stock building plan may not work on this lot and a residence would need to be designed to comply with the setback standards. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement street per the requirements of the Street Improvement Ordinance (Code Section 4-34). All lots are configured with the side lot lines at right angles to the street lines. The applicant proposes to construct a public street, with a 42 foot right-of-way width, to access all the created lots. Right-of-way improvements include a 32 foot wide pavement width and 5 foot wide sidewalks on both sides. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. The proposed lots meet the minimum lot area and lot dimension requirements of the R-8 zoning designation except as described below. The building envelopes (the area available for building with respect to setback requirements) are shown for the proposed lots and the lot areas are appropriate for residential construction. The code requires a minimum lot width along the street frontage of not less than 80% of the required lot width standard, or 40 feet in the R-8 zone. Lots which don't meet the minimum frontage requirement are considered pipestem lots. The code states that the portion of a lot narrower than 80% of the minimum permitted width (or less than 40 feet) may not be used for lot area calculations. Lot 9 is proposed with a lot area of 4,887 square feet. When the lot frontage area which is less than 40 feet in width is subtracted from the overall lot area, Lot 9 does not meet the minimum lot size standard of 4,500 square feet. The applicant should revise the preliminary plat to achieve the minimum lot area for Lot 9. Lot 10 is also considered a pipestem lot because the minimum frontage is 38.75 feet, not meeting the 40 foot standard. The code states that adjacent pipestem lots shall share a private access driveway and that a restrictive covenant is required on both parcels for maintenance of the driveway. Because Lots 9 and 10 are adjacent pipestem lots, they should be required to share a driveway access. The applicant should note that the pipestem portion of a lot also may not be included for measuring the required front yard setback. This changes the potential building envelopes for Lots 9, 10 and 13 HEXRPT.DOC City of Renton P/B/PW Department Franrrnnary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 6 of 8 Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. All lot corners at intersections are shown as having a radius of 20 feet. (d) Reasonableness of Proposed Boundaries Access The applicant proposes to construct a public street, with a 42 foot right-of-way width, to access all the created lots. Right-of-way improvements include a 32 foot wide pavement width and 5 foot wide sidewalks on both sides. The Street Improvement Ordinance allows a reduced right-of-way width to 42 feet (Section 4-34-11.D.). Plan Review staff has approved the proposed right-of-way improvements. The proposal includes a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The applicant would improve this connection as a half-street improvement to a 20 foot width. The subdivision proposal also includes a half-street width road stub to the northeast corner of the property. This may provide a future connection to local streets when/if the property adjacent to the east develops. The road stub could then connect to Chelan Place NE or continue through to Duvall Avenue NE. The proposed subdivision is expected to generate additional traffic on the local street system. To mitigate for project impacts, the Environmental Review Committee imposed a traffic mitigation fee of$75 per average daily trip generated by the project. According to the ITE Manual, the proposal is anticipated to generate 9.55 average daily trips per new lot. Topography The subject property slopes gradually from the northeast to southwest corner of the site with approximately 15 feet of topographic change. The applicant does not anticipate that fill material would need to be imported for construction of roads or building pads. The site topography would not impact the ability to develop the site with single family residences as proposed. Relationship to Existing Uses The subject site is surrounded by single family residential development. The "Orchards" development is directly to the south of the site. There are some larger parcels to the north which are outside of Renton city limits and are presently underdeveloped. Many existing residential lots in the immediate area of the site are somewhat larger (in the 6,000 to 8,000 square foot range) than the lot sizes proposed. However, the proposed lot sizes are consistent with lots of newer subdivisions developing in the vicinity. (e) Availability and Impact on Public Services (Timeliness) Police and Fire Police and Fire Prevention Bureau staff indicate that sufficient resources exist to provide services to the proposed development, subject to the condition that the applicant provide required improvements and fees. The Environmental Review Committee (ERC) imposed a fire mitigation fee of $488 per new single family lot to compensate for increased demands on Fire Department services. The proposed secondary access from the northwest corner of the site, connecting to Anacortes Avenue NE, is a requirement of the Fire Department. HEXRPT.DOC City of Renton P/B/PW Department Preummary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 7 of 8 Recreation The applicant is not proposing active recreation facilities as part of the proposed development. The proposal is expected to increase demands on existing and future parks and recreation facilities within the City of Renton. The Environmental Review Committee (ERC) imposed a park mitigation fee of$530.76 for each new single family lot to mitigate for potential impacts. Schools The proposed single family short plat is estimated to generate approximately 8 to 9 school age children, considering a factor of 0.44 children per single family residence. This is not expected to impact school district facilities. Stormwater The applicant is proposing to use the on-site wetland for stormwater detention. The Wetlands Management Ordinance allows new surface water discharges to wetlands "provided that the discharge meets the requirements of the Storm and Surface Water Drainage Ordinance (Chapter 22), provided the discharge will not result in significant changes in the water temperature or chemical characteristics of the wetland water sources and, provided there is no increase in the existing rate of flow unless it can be demonstrated that the change in hydrologic regime would result in greater wetland functions and values." The City's storm and surface water ordinance is based on standards of the King County Stormwater Design Manual (KCSWDM). The KCSWDM allows wetlands to be used for stormwater detention if the project can meet special requirements of the code. Water quality treatment (bioswale, wetpond/wetvault) is required prior to discharge into the wetland. A bioswale is indicated on the plans. The stormwater from the project cannot result in an increase of water surface elevation within the wetland of more than 0.1 feet for the 100-year, 24-hour design storm unless it meets other conditions of the special requirements. Staff has requested additional information from the applicant's wetland consultant and civil engineer to demonstrate that the proposal can meet the standards of the wetlands ordinance and stormwater standards. At the time of writing this report, staff has not received satisfactory information to make a determination that the wetlands may be used for stormwater detention. If staff determines that the project does not meet the required criteria, then the applicant would be required to provide another means of on-site stormwater detention, such as an underground vault or surface stormwater ponds. Staff has determined that a change to the type/method of stormwater detention facilities required on the site would not significantly modify the layout of the proposed subdivision. The site drains to Maplewood Creek. There are existing drainage problems in the entire Maplewood basin located downstream of the project. To ensure that the proposal does not exasperate existing downstream drainage problems in the area, the City Environmental Review Committee (ERC) imposed a mitigation measure requiring the applicant to provide for additional stormwater detention. Water and Sanitary Sewer Utilities Adequate sewer and water utilities are available to the site to serve the proposed residential development. System Development Charges will be assessed for each additional lot created by the subdivision. Street Improvements The applicant proposes to construct a public street, with a 42 foot right-of-way width, to access all the created lots. Right-of-way improvements include a 32 foot wide pavement width and 5 foot wide sidewalks on both sides. The Street Improvement Ordinance allows a reduced right-of-way width to 42 feet (Section 4-34-11.D.). Plan Review staff has approved the proposed right-of-way improvements. HEXRPT.DOC City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner MONTEREY HEIGHTS PRELIMINARY PLAT LUA-98-144, PP, ECF PUBLIC HEARING DATE: NOVEMBER 3, 1998 Page 8 of 8 G. RECOMMENDATION: Staff recommends approval of the Woodcreek Preliminary Plat File No. LUA-98-174, PP, ECF subject to the following conditions: (1) Compliance with ERC Mitigation Measures: The applicant is required to comply with the Mitigation Measures which were required by the Environmental Review Committee Threshold Determination prior to recording of the subdivision. (2) The applicant shall revise the preliminary plat so that Lot 9 meets the minimum lot width and minimum lot area requirements. The revised plan shall be subject to the approval of the Development Services Division prior to issuance of construction permits. (3) If Lot 9 and 10 remain adjacent pipestem lots (lots below the minimum street frontage width of 40 feet), the applicant shall record a restrictive covenant on the subdivision to require a shared driveway between the two lots and providing for a common maintenance agreement for the driveway. The covenant shall be subject to approval of the Development Services Division prior to recording. Recording the covenant shall be required prior to recording the subdivision. EXPIRATION PERIODS: Preliminary Plats (PP): Three (3) years from final approval (signature) date. HEXRPT.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-174,PP,ECF APPLICANT: Kirkland Development Company PROJECT NAME: Woodcreek Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. LOCATION OF PROPOSAL: NE 8th Street, West of Duvall Avenue NE MITIGATION MEASURES: 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation 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 recording of the plat. 2. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 3. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per new single family residence, for an estimated total of$9,272 (19 single family residences X $488 = $9,272). The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $13,608.75. This fee is payable prior to recording the subdivision. 6. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The mitigation fee for the 19 new single family residential lots is estimated at $10,084.44. This mitigation fee is payable prior to recording the subdivision. a?w- t�',, k fr: Ya • $ V }L.w,r GdAr Yss kemfs:t� fi%w r4 1f yyY .,a +-^t.i£ .{c 3.A"c.4?i L t1-iii w y i'_ - > ' i r ',- Y tr a,bt�ra,' 0,.irp,to ' F� u1 -�e �tr :�Y1: itf� 7s fr�*.R,td �"o4 xt�fii 41, . w. F+t�� sa ?,.. u.0.��D f ir S :s Y .* ? r'oti, • ?� n . ' Yiro •yP �w �' 'rr;rg' .1 kra..�,�� w . I'A• •.z�' .1** � 1 �` } r . . .v� . zh 1d42 t fh..KY � y: � x.� �.. "� j�/41 t1y r-�. tS �r �:, 1f 61 "r .v = J s ti . C s .t� t s of r f k f : rr +tt ♦ �. k �r .k, F M 4. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-98-174,PP,ECF APPLICANT: Kirkland Development Company PROJECT NAME: Woodcreek Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. LOCATION OF PROPOSAL: NE 8th Street, West of Duvall Avenue NE Advisory Notes to Applicant: The following notes are supplemental information provided in 'conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. The north access roadway requires a 20 foot wide paved roadway marked as Fire Lane No Parking. PLAN REVIEW SEWER UTILITY 1. There is an existing 8-inch sanitary sewer with a stub to this property in NE 8th Street. 2. The System Development Charge (SDC) shall be at the current rate of$585 per single family site. This fee is payable with the construction permit. 3. The East Renton Interceptor Special Assessment Fee shall be payable at issuance of the construction permit. 4. A sanitary sewer extension is required to serve the plat. WATER UTILITY 1. There is an existing 8-inch water line located in NE 8th Street. The site is located in APA Zone 2 and in the 565 pressure zone. 2. The System Development Charge(SDC) shall be at the current rate of$585 per single family site. This fee is payable with the construction permit. Woodcreek Preliminary Plat LUA-98-174,PP,ECF Advisory Notes (Continued) Page 2 of 2 3. A water main extension is required to serve the plat. STORM DRAINAGE 1. A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. 2. The System Development Charge (SDC) shall be at the current rate of$385 per single family site. This fee is payable with the construction permit. TRANSPORTATION 1. NE 8th Street has paving, curb & gutter, streetlighting and signage all on the south side of the right-of-way. GENERAL-- PLAN REVIEW All plans shall conform to the City of Renton drafting standards. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted. The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction cost, 4% of anything over$100,000 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: poxv,5 COMMENTS DUE: 12/18/98 APPLICATION NO: LUA-98-174,PP,ECF DATE CIRCULATED: 12/4/98 APPLICANT: Antonio Manzin PROJECT MANAGER: Peter Rosen PROJECT TITLE: Woodcreek Preliminary Plat WORK ORDER NO: 78464 • LOCATION: NE 8th Street, West of Duvall Avenue SITE AREA 4.94 acres 1 BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to subdivide a 4.94 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street with a secondary access connecting to Anacortes Avenue NE. A. ENVIRONMENTAL IMPACT(e.g.Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ istorlclCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet Qom — 740 / 42. B. POLICY-RELATED COMMENTS i&C,0/21/7) 71 /72,t-Z- 6(-X2 C. CODE-RELATED COMMENTS 76 , We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addi' al information is needed to pr dy assess this proppsaal. /fCr' l �' lam./// P ' nature of Director or Authorized presentative Date ! / nFVAPP.DOC Re • CITY OF RENTON MEMORANDUM Date: December 21, 1998 To: Peter Rosen, Current Planning From: Kayren K. Kittrick, Plan Review )L Subject: Woodcreek Preliminary Plat LUA-98-174, PP, ECF EXISTING CONDITIONS WATER - There is an existing 8-inch diameter water line located in NE 8th Street. The site is located in APA zone 2 and in the 565 pressure zone. SEWER - There is existing 8-inch diameter sanitary sewer with a stub to this property in NE 8th Street. STORM - A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. STREETS - NE 8th Street has paving, curb & gutter, streetlighting and signage all on the south side of the right-of-way. CODE REQUIREMENTS WATER 1. The System Development Charge shall be at the current rate of $850 per single family site. This fee is payable with the construction permit. 2. A water main extension is required to serve the plat. SANITARY SEWER 1. The System Development Charge shall be at the current rate of $585 per single family site. This fee is payable with the construction permit. 2. The East Renton Interceptor Special Assessment Fee shall be payable at issuance of the construction permit. 3. A sanitary sewer extension is required to serve the plat. SURFACE WATER 1. The System Development Charge shall be at the current rate of $385 per single family site. This fee is payable with the construction permit. WOODCRK.DOC TRANSPORTATION 1. A Traffic Mitigation Fee of $75.00 per additional Average Daily Trip shall be assessed. This fee is payable prior to recording of the plat. (19 lots x 9.55 trips x $75 = $13,608.75) PLAN REVIEW - GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 2. Weekly reports on the status and condition of the erosion control plan with 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. Certification of the installation, maintenance and proper removal of the erosion control facilities is required prior to recording of the plat. 3. Retention/detention for this site shall be required, with a release rate allowed equal to the pre-developed rate only. CC: Neil Watts WOODCRK.DOC • 1%ii !!!) • 'M^',� ...wn«+.;;y;�._v.«y »+a7:...wovlerso»,.�.c.v� � gyp,.... Ptj . y �J T �Ai' sP.QRT_AgTt It�i r OL1 FBE � ..;..., � / <•f .a.��xs99v:rw.�n.w+xY..^!v�M�r...srrw..l....s Project Name WOO �CYe ck f l c t Project Address IJ t ' ' S B✓e tie✓ too Av IJE Contact Person Tkovtias De DoviajtD Kwk/cd Dcve10,41t Co. Address 5612. Lake, We( ttni`�ovl ;Ivi ME1 Su1fe IOC K�✓klaic{ 1 O33 Phone •Number 426 ' g 221- 55 7 7 • Permit Number L t,A - '1 " 114 Project Description lq singIL 'Fuwtl/ let sub di /Igiov Land Use Type: Method o Calculation: ur Residential ITE Trip Generation Manual q-55 /M IcYl 0 Retail 0 Traffic Study 0 Non-retail 0 Other • Calculation: 7 N-� ►� o(u,/ /YiP s 7 (rq) 0. 55) = / 1-15 olaily -t raps A -6 $75 Try • OSI . L15 ) ( 1-25 ) = i3160 75 Transportation Mitigation Fee: 13, 6DV7 5 Calculated by: AJ?4 Gf/A Date: 12 g 9 Account Number: - • Date of Payment G�cY O� I. `� CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: December 9, 1998 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal le- , SUBJECT: Woodcreek Preliminary Plat, NE 8th & Duvall Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. North access roadway requires 20 Foot paved roadway marked as Fire Lane No Parking. Please feel free to contact me if you have any questions. • *, vl f( ) i E 1 - ° g L-� I f I I1i� \ K In0,1 - f 6"CHMK-IINK 1 LAW: R r- ?? 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This information was sent to: Name Representing Department of Ecology Don Hurter WSDOT KC Wastewater Treatment Division Larry Fisher Washington Department of Fisheries David F. Dietzman Department of Natural Resources Shirley Lukhang Seattle Public Utilities Duwamish Indian Tribe Rod Malcom Muckleshoot Indian Tribe Joe Jainga Puget Sound Energy (Signature of Sender) Slab, V. �1 STATE OF WASHINGTON ) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that � c<, S„ee L— signed this instrument and acknowledged it to be his/her/their free and voluntary act ta the uses and purposes mentioned in the instrument. Dated:-- c_, l'311 L-772 txl/ Per Notary Public i and for the State of Wa gton Notary (Print) MARILYNHEFF My appointmenCOl1M,flS!SION KAMC EXPIKES 6/19/99 Project Name: w oodc lek_ r�elmnt.w9.41 C�hfi Project Number: L UA q b 114, PP, a L NOTARY.DOC CITY F RENTON I I ( Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 14, 1999 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on January 12, 1999: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED WOODCREEK PRELIMINARY PLAT LUA-98-174,PP,ECF Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. Location: NE 8th St.; West of Duvall Ave. NE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 1, 1999. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. If you have questions, please call me at (425) 430-7219. Forthle Environmental Review Committee, Y") 19// ' Peter Rosen i 47 L'Project Manag r cc: King County Wastewater Treatment Division Larry Fisher, Department of Fisheries David F. Dietzman, Department of Natural Resources Don Hurter, Department of Transportation Shirley Lukhang, Seattle Public Utilities Duwamish Tribal Office Rod Malcom, Fisheries, Muckleshoot Indian Tribe (Ordinance) Joe Jainga, Puget Sound Energy AGNey-L--TR.DOe\ 1055 South Grady Way-Renton, Washington 98055 0 This paper contains 50%recycled material,20%post consumer �• CITY F RENTON .al. 1 Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator January 14, 1999 Mr. Thomas DeDonato Kirkland Development Company 5612 Lake Washington Boulevard NE Suite 100 Kirkland, WA 98033 SUBJECT: Woodcreek Preliminary Plat Project No. LUA-98-174,PP-H,ECF Dear Mr. DeDonato: This letter is written on behalf of the Environmental Review Committee (ERC) and is to advise you that they have completed their review of the subject project. The ERC, onJanuary 12, 1999, issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. See the enclosed Mitigation Measures document. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 1, 1999. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on February 9, 1999 at 9:00 AM to consider the proposed Preliminary Plat (PP). The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7219. For the Environmental Review Committee, (77-941 - Peter Rosen Projett Manager bb cc: Parties of Record Mr. Antonio Manzin/Owner Enclosure DNSMLTR.DOC 1055 South Grady Way-Renton, Washington 98055 CI ]This oaoer contains 50%recycled material.20%oost consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-174,PP,ECF APPLICANT: Kirkland Development Company PROJECT NAME: Woodcreek Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. LOCATION OF PROPOSAL: NE 8th Street, West of Duvall Avenue NE MITIGATION MEASURES: 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation 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 recording of the plat. 2. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 3. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site: 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per new single family residence, for an estimated total of$9,272 (19 single family residences X $488 = $9,272). The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $13,608.75. This fee is payable prior to recording the subdivision. 6. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The mitigation fee for the 19 new single family residential lots is estimated at $10,084.44. This mitigation fee is payable prior to recording the subdivision. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-98-174,PP,ECF APPLICANT: Kirkland Development Company PROJECT NAME: Woodcreek Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. LOCATION OF PROPOSAL: NE 8th Street, West of Duvall Avenue NE Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. The north access roadway requires a 20 foot wide paved roadway marked as Fire Lane No Parking. PLAN REVIEW SEWER UTILITY 1. There is an existing 8-inch sanitary sewer with a stub to this property in NE 8th Street. 2. The System Development Charge (SDC) shall be at the current rate of$585 per single family site. This fee is payable with the construction permit. 3. The East Renton Interceptor Special Assessment Fee shall be payable at issuance of the construction permit. 4. A sanitary sewer extension is required to serve the plat. WATER UTILITY 1. There is an existing 8-inch water line located in NE 8th Street. The site is located in APA Zone 2 and in the 565 pressure zone. 2. The System Development Charge (SDC) shall be at the current rate of$585 per single family site. This fee is payable with the construction permit. Woodcreek Preliminary Plat LUA-98-174,PP,ECF Advisory Notes (Continued) Page 2 of 2 3. A water main extension is required to serve the plat. STORM DRAINAGE 1. A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. 2. The System Development Charge (SDC) shall be at the current rate of$385 per single family site. This fee is payable with the construction permit. TRANSPORTATION 1. NE 8th Street has paving, curb & gutter, streetlighting and signage all on the south side of the right-of-way. GENERAL-- PLAN REVIEW All plans shall conform to the City of Renton drafting standards. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted. The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction cost, 4% of anything over$100,000 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance - Mitigated for the following project under the authority of the Renton Municipal Code. WOODCREEK PRELIMINARY PLAT LUA-98-174,PP,ECF Environmental review for proposal to subdivide a parcel into 19 single family residential lots. Location: NE 8th St, West of Duvall Ave. NE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 1, 1999. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-118. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the seventh floor of City Hall on February 9, 1999, at 9:00 AM to consider the proposed Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Publication Date: January 18, 1999 Account No. 51067 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-98-174,PP,ECF APPLICANT: Kirkland Development Company PROJECT NAME: Woodcreek Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. LOCATION OF PROPOSAL: NE 8th Street, West of Duvall Avenue NE LEAD AGENCY: City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 1, 1999. (14 days from the date of publication). Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. PUBLICATION DATE: January 18, 1999 DATE OF DECISION: January 12, 1999 SIGNATURES: egg Zimmerman, Administrator DATE epartment of Planning/Building/Public Works Jim Shepherd, Administrator Dp(TE / Community Services �g / a� /-1� - q7 Le Wheeler, Fire Chief DATE Renton Fire Department DNSMSIG.DOC CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-98-174,PP,ECF APPLICANT: Kirkland Development Company PROJECT NAME: Woodcreek Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. LOCATION OF PROPOSAL: NE 8th Street, West of Duvall Avenue NE MITIGATION MEASURES: 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation 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 recording of the plat. 2. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 3. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per new single family residence, for an estimated total of $9,272 (19 single family residences X $488 = $9,272). The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of$75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $13,608.75. This fee is payable prior to recording the subdivision. 6. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The mitigation fee for the 19 new single family residential lots is estimated at $10,084.44. This mitigation fee is payable prior to recording the subdivision. • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-98-174,PP,ECF APPLICANT: Kirkland Development Company PROJECT NAME: Woodcreek Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. LOCATION OF PROPOSAL: NE 8th Street, West of Duvall Avenue NE Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. The north access roadway requires a 20 foot wide paved roadway marked as Fire Lane No Parking. PLAN REVIEW SEWER UTILITY 1. There is an existing 8-inch sanitary sewer with a stub to this property in NE 8th Street. 2. The System Development Charge (SDC) shall be at the current rate of$585 per single family site. This fee is payable with the construction permit. 3. The East Renton Interceptor Special Assessment Fee shall be payable at issuance of the construction permit. 4. A sanitary sewer extension is required to serve the plat. WATER UTILITY 1. There is an existing 8-inch water line located in NE 8th Street. The site is located in APA Zone 2 and in the 565 pressure zone. 2. The System Development Charge (SDC) shall be at the current rate of$585 per single family site. This fee is payable with the construction permit. Woodcreek Preliminary Plat LUA-98-174,PP,ECF Advisory Notes (Continued) Page 2 of 2 3. A water main extension is required to serve the plat. STORM DRAINAGE 1. A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. 2. The System Development Charge (SDC) shall be at the current rate of$385 per single family site. This fee is payable with the construction permit. TRANSPORTATION 1. NE 8th Street has paving, curb & gutter, streetlighting and signage all on the south side of the right-of-way. GENERAL-- PLAN REVIEW All plans shall conform to the City of Renton drafting standards. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted. The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction cost, 4% of anything over$100,000 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. NOT10E ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: WOODCREEK PREUMINARY PLAT PROJECT NUMBER: LUA-98-174,PPH,ECF Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots.The lot sizes range between 4,502 s.l.and 6,228 at The primary access would be from a public street constructed off NE 8th Street,with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the ' site.The site contains a 29.925 sq.ft.Category 2 wetland.The proposal would not directly impact the wetland.Category 2 wetlands require a minimum 50 foot wide wetland buffer.The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements.Location:NE 8th Street,West of Duvall Avenue NE. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed In writing on or before 5:00 PM February 1, 1999. Appeals must be filed in writing together with the required$75.00 application fee with:Hearing Examiner,City of Renton,1055 South Grady Way,Renton,WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office,(425)-430-6510. A Public Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council Chambers on the 7th floor of City Hall,1055 South Grady Way,Renton,Washington,on February 9, 1999 at 9:00 AM to consider the proposed Preliminary Plat(PP). If the Environmental Determination is appealed.the appeal will be heard as part of this public hearing. 7• T I. � tr,t ° a- �r . f TTT lad.:: a �1 FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION •"4-'Please include theproject NUMBER when calling for proper file identification. CERTIFICATION fRca..e ti. , hereby certify that 3 copies of the above document were posted by me in '3 conspicuous places on or nearby the described property on ( / /61. Signed: M ATTEST: Subcribed and sworn before me, a Nortary Public, ' and for the tate of Washington residing in ,.( , , on the r `fir day of .a . /2 UV MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE January 12, 1999 Project Name Woodcreek Preliminary Plat Applicant Kirkland Development Company File Number LUA-98-174, PP, ECF Project Manager Peter Rosen Project Description Proposal to subdivide a 4.71 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access would be from a public street constructed off NE 8th Street, with a secondary access connecting to Anacortes Avenue NE from the northeast corner of the site. The site contains a 29,925 square foot Category 2 wetland. The proposal would not directly impact the wetland. Category 2 wetlands require a minimum 50 foot wide wetland buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. Project Location NE 8th Street west of Duvall Avenue NE. Exist. Bldg. Area gsf N/A Proposed New Bldg. Area gsf N/A Site Area 4.71 acres Total Building Area gsf N/A RECOMMENDATION Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated. Project Location Map ERCRPT.DOC City of Renton P/B/PW Department Environment ?view Committee Staff Report WOODCREEK PRELIMINARY PLAT LUA-98-174, PP, ECF REPORT OF JANUARY 12, 1999 Page 2 of 6 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommend that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON-SIGNIFICANCE-MITIGATED. Issue DNS with 14 day Appeal Period. X Issue DNS-M with a 14 day Appeal Period. Issue DNS with 15 day Comment Period Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. followed by a 14 day Appeal Period. C. MITIGATION MEASURES 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation 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 recording of the plat. 2. The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. 3. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. 4. The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per new single family residence, for an estimated total of $9,272 (19 single family residences X $488 = $9,272). The Fire Mitigation Fee is payable prior to recording the subdivision. 5. The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $13,608.75. This fee is payable prior to recording the subdivision. 6. The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The mitigation fee for the 19 new single family residential lots is estimated at $10,084.44. This mitigation fee is payable prior to recording the subdivision. ERCRPT.DOC City of Renton P/B/PW Department Environment ?view Committee Staff Report WOODCREEK PRELIMINARY PLAT LUA-98-174, PP, ECF REPORT OF JANUARY 12, 1999 Page 3 of 6 Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. FIRE 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. The north access roadway requires a 20 foot wide paved roadway marked as Fire Lane No Parking. PLAN REVIEW SEWER UTILITY 1. There is an existing 8-inch sanitary sewer with a stub to this property in NE 8th Street. 2. The System Development Charge (SDC) shall be at the current rate of $585 per single family site. This fee is payable with the construction permit. 3. The East Renton Interceptor Special Assessment Fee shall be payable at issuance of the construction permit. 4. A sanitary sewer extension is required to serve the plat. WATER UTILITY 1. There is an existing 8-inch water line located in NE 8th Street. The site is located in APA Zone 2 and in the 565 pressure zone. 2. The System Development Charge (SDC) shall be at the current rate of $585 per single family site. This fee is payable with the construction permit. 3. A water main extension is required to serve the plat. STORM DRAINAGE 1. A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. 2. The System Development Charge (SDC) shall be at the current rate of $385 per single family site. This fee is payable with the construction permit. TRANSPORTATION 1. NE 8th Street has paving, curb & gutter, streetlighting and signage all on the south side of the right-of- way. GENERAL-- PLAN REVIEW All plans shall conform to the City of Renton drafting standards. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted. The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction cost, 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. ERCRPT.DOC City of Renton P/B/PW Department Environment_ . .Jview Committee Staff Report WOODCREEK PRELIMINARY PLAT LUA-98-174, PP, ECF REPORT OF JANUARY 12, 1999 Page 4 of 6 D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. Has the applicant adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development? 1. Earth Impacts: The site is relatively level, topographic relief across the site from northeast to southwest is about 15 feet. A geotechnical report has been prepared by Geotech Consultants, Inc. and provides recommendations for general earthwork and design criteria for foundations, retaining walls, and pavements. No fill material is anticipated to be imported for the subdivision. Potential erosion impacts would be mitigated by City Codes which require the applicant to provide a Construction Mitigation Plan and require a Temporary Erosion and Sedimentation Control Plan (TESCP) prior to issuance of Construction Permits. Staff recommends a condition to ensure that Temporary Erosion Control measures are maintained throughout the duration of construction on the site. Weekly reports should be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation 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 should be required prior to recording of the plat Mitigation Measures: Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Weekly reports shall be submitted on the status and condition of the erosion control plan with any recommendations of change or revision to maintenance schedules or installation 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 should be required prior to recording of the plat. Policy Nexus: Environmental Ordinance. 2. Water Wetlands Impacts: The applicant has submitted a Wetland Evaluation Report, prepared by Terra Associates, Inc., and dated January 16, 1998. The report identifies one wetland approximately 29,925 square feet in area. The wetland is hydrologically supported by a shallow seasonal groundwater table and some flow from an associated intermittent stream channel that enters the northeast end of the wetland. The wetland includes forest and scrub-shrub vegetation communities. The report concludes that the wetland is considered a Category 2 wetland, according to the City of Renton Wetlands Management Ordinance, because it is located near the head of a watercourse and it is relatively undisturbed. Category 2 wetlands require a minimum 50 foot buffer width from the delineated edge of the wetland. The proposal is designed to avoid direct impacts to the wetland. The backs of the residential lots abut the wetland. The applicant is proposing to use wetland buffer averaging which is allowed by the code provided that 1) the buffer width is not reduced by more than one-half the standard width, and 2) the total buffer area required by the standard buffer width cannot be reduced. The proposed wetland buffer averaging satisfies these code provisions. A minimum buffer width of 25 feet (50% of the 50 foot required buffer width) is maintained on the site. The development intrudes into the 50 foot buffer area impacting 43,637 square feet and the applicant proposes 44,010 square feet beyond the 50 foot buffer to compensate for the impacted buffer area. In order to avoid impacts to the wetland and wetland buffer area during construction activities, the applicant should stake the outer edges of the wetland and wetland buffer, prior to initiating grading or construction. Storm water Impacts: The applicant proposes to use the wetland for stormwater detention. This is only allowed under the King County Stormwater Design Manual (KCSWDM) if the project can meet Special Requirement #8. Water quality treatment (bioswale, wetpond/wetvault) is required prior to discharge into the wetland. The stormwater ERCRPT.DOC • City of Renton P/B/PW Department Environment_. . .iview Committee Staff Report WOODCREEK PRELIMINARY PLAT LUA-98-174, PP, ECF REPORT OF JANUARY 12, 1999 Page 5 of 6 from the project cannot result in an increase of water surface elevation within the wetland of more than 0.1 feet for the 100-year, 24-hour design storm unless it meets conditions of the special requirement. Runoff currently exits the wetland via an 18" culvert that connects to a storm manhole in NE 8th Street. The applicant proposes to lower the culvert inlet elevation which would have an effect of reducing the existing storage function of the wetland. Plan Review staff has reviewed the drainage plan and report and has concluded that lowering the culvert elevation is unacceptable and the applicant will need to revise plans to provide an on-site detention facility separate from the wetland area. The site drains to Maplewood Creek. There are existing drainage problems in the entire Maplewood basin located downstream of the project. To ensure that the proposal does not exasperate existing downstream drainage problems in the area, City staff recommends that the applicant be required to provide additional stormwater detention, as has been required through environmental review for other developments in the area. Staff recommends that the release rate for the developed site be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site should be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. Mitigation Measures The stormwater release rate for the developed site shall be limited to 50% of the predeveloped 2 year 24 hour storm event through the 2 year storm event, with a safety factor of 10% in the detention volume. The release rates for the developed site shall be limited for the 5 year, 10 year and 100 year storm event to the predeveloped rates for those events, with a 30% safety factor for the 100 year storm event. The applicant shall stake the outer edge of the wetland areas to be retained and the outer edge of the buffer areas prior to initiating any grading or construction activities on the project site. Nexus: Storm & Surface Water Drainage Ordinance, Wetlands Mitigation Ordinance, Environmental Ordinance (SEPA) 3. Fire Protection Impacts: The proposal would add new construction to the City and would potentially impact the City's Fire Department. A Fire Mitigation Fee would apply to all new construction at a rate of $488 per new single family residence, for an estimated total of$9,272 (19 single family residences X $488 = $9,272). The Fire Mitigation Fee is payable at the time of issuance of Building Permits. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee equal to $488 per new single family residence, for an estimated total of $9,272 (19 single family residences X $488 = $9,272). The Fire Mitigation Fee is payable prior to recording the subdivision. Nexus: Fire Mitigation Fee Resolution and adopting ordinance, Environmental Review (SEPA) 4. Transportation Impacts: The primary access to the residential development would be from a public street constructed off NE 8th Street. A secondary, emergency access connects to Anacortes Avenue NE from the northeast corner of the site. The proposal would result in an increase in traffic trips on the local street system and therefore would be subject to the City's Transportation Mitigation Fee. The trip generation values are based on the ITE Trip Generation Manual which estimates 9.55 average daily trips per single family residential lot, or a total of 181.45 average daily trips for the 19 lot development. The Transportation Mitigation Fee is calculated to be $75 per average daily trip attributable to the project. The traffic mitigation fee is estimated to be $13,608.75. The applicant has submitted a Construction Mitigation Plan which discusses transportation routes to the site and states that construction activities would be limited to between the hours of 7:00 a.m. to 6:00 p.m. weekdays, or as required by the City. Truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development Guideline Ordinance. Mitigation Measures: The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each average daily trip associated with the project. The traffic mitigation fee is estimated to be $13,608.75. This fee is payable prior to recording the subdivision. ERCRPT.DOC • City of Renton P/B/PW Department Environment wiew Committee Staff Report WOODCREEK PRELIMINARY PLAT LUA-98-174, PP, ECF REPORT OF JANUARY 12, 1999 Page 6 of 6 Nexus: Transportation Mitigation Fee Resolution, Environmental Ordinance (SEPA) 5. Parks and Recreation Impacts: The applicant is proposing 19 single family residential lots. There are no on-site recreation facilities proposed. Future residents would make use of the existing and future City park and recreation facilities throughout the City. In order to mitigate the impact of the development on the City's parks and recreation facilities a mitigation fee of$530.76 per new single family residence is required. The mitigation fee for the 19 new single family residential lots is estimated at $10,084.44. Mitigation Measures: The applicant shall pay a Park's Department mitigation fee of $530.76 per new single family residential lot. The mitigation fee for the 19 new single family residential lots is estimated at $10,084.44. This mitigation fee is payable prior to recording the subdivision. Nexus: Parks Mitigation Fee Resolution, Environmental Ordinance (SEPA) E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. X Copies of all Review Comments are contained in the Official File. Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM February 1, 1999. (14 days from the date of publication). Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. ERCRPT.DOC w;10-23-5 RENT NEIGHBORHOOD DETAIL MAP xD,.x.N„.„.w,x,...°•,,,."„ 8Q5W _ :... 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Loom'144 LOT No. © Roof[xux.fx City or Kenton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: part3 COMMENTS DUE: 1 2/1 8/98 APPLICATION NO: LUA-98-174,PP,ECF DATE CIRCULATED: 12/4/98 APPLICANT: Antonio Manzin PROJECT MANAGER: Peter Rosen PROJECT TITLE: Woodcreek Preliminary Plat WORK ORDER NO: 78464 • LOCATION: NE 8th Street, West of Duvall Avenue SITE AREA: 4.94 acres BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to subdivide a 4.94 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street with a secondary access connecting to Anacortes Avenue NE. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 01/ t/C B. POLICY-RELATED COMMENTS Aa24) /7u% .sad. C. CODE-RELATED COMMENTS ` ( '740 i 'e;>2/6+ 2— We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additlo al information is needed to prep tty assess this proposal. /c2L-A/ • nature of Director or Authoriz d presentative Date DEVAPP.DOC Rev.10/93 City of rtenton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: CCO041M\c• COMMENTS DUE: 12/18/98 APPLICATION NO: LUA-98-174,PP,ECF DATE CIRCULATED: 12/4/98 APPLICANT: Antonio Manzin PROJECT MANAGER: Peter Rosen PROJECT TITLE: Woodcreek Preliminary Plat WORK ORDER NO: 78464 • LOCATION: NE 8th Street, West of Duvall Avenue SITE AREA: 4.94 acres BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to subdivide a 4.94 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street with a secondary access connecting to Anacortes Avenue NE. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet • B. POLICY-RELATED COMMENTS 5i76 S 01. !6.44j4,`-) !2..63IOtr"t 1/ . SirV6.I.L (1'cr-1,LY Ir.J i HZf cpr-tP S)•4I5,Yr; PtK-f1/, 0614 S rr'.( LSOa-trSI-) S; IS I<I?771-cr eY) . NO ('oLt cY Issoi S . Fay Srtira,t2nc_ PLivru rvc, C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. &/1y/98 Signature Director or horized Representative Date DEVAPP.DC Rev.10/93 • Woodcreek Preliminary Plat 12/22/98 City of Renton Density Worksheet for Development in the R-8 Zone According to Renton's City Code,the standards for new development in the R-8 Zone require that residential densities fall within a range of 5 to 8 dwelling units per net developable acre. (Section 4-31-5.D.2) The code does not require that the lots be developed simultaneously. However,the land must be platted so as not to preclude future development at an appropriate density. 1) Total parcel size minus street r-o-ws and sensitive areas: 137700.00 square feet 2) Net Acreage (line 1 divided by 43560): 3.1612 acres dwelling units net density 3) Maximum and minimum allowed dwelling units Max. 25 7.91 units/net acre and respective net densities: Min. 16 5.06 units/net acre 4) 137700.00 sq ft and 19 dwelling units result in a density of 6.01 d.u./acre. Deductions from gross area:29,925 sq ft for wetland. 37,522 sq ft for street r-o-w. 67,447 total deducted area. U/CALCDEN.XLS City or Kenton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Fw'e ?VeVkowi 1 COMMENTS DUE: 12/18/98 APPLICATION NO: LUA-98-174,PP,ECF DATE CIRCULATED: 12/4/98 APPLICANT: Antonio Manzin PROJECT MANAGER: Peter Rosen PROJECT TITLE: Woodcreek Preliminary Plat WORK ORDER NO: 78464 • LOCATION: NE 8th Street, West of Duvall Avenue SITE AREA: 4.94 acres l BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to subdivide a 4.94 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street with a secondary access connecting to Anacortes Avenue NE. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet �VG Mot A- `ir C S /aie� - V B. POLICY-RELATED COMMENTS /Uk C. CODE-RELATED COMMENTS 0614't'rlAi't‘46 We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is eded to properly assess this proposal. // 9 9� Signatur of Director or Autho ized epresentative Date DEVAPP. OC Rev 10/93 �SY � O • CITY OF RENTON ePL, FIRE PREVENTION BUREAU MEMORANDUM DATE: December 9, 1998 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Woodcreek Preliminary Plat, NE 8th & Duvall Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of$488.00 is required for all new single-family structures. 3. North access roadway requires 20 Foot paved roadway marked as Fire Lane No Parking. Please feel free to contact me if you have any questions. CITY OF RENTON MEMORANDUM Date: December 21, 1998 To: Peter Rosen, Current Planning From: Kayren K. Kittrick, Plan Review Subject: Woodcreek Preliminary Plat LUA-98-174, PP, ECF EXISTING CONDITIONS WATER - There is an existing 8-inch diameter water line located in NE 8th Street. The site is located in APA zone 2 and in the 565 pressure zone. SEWER - There is existing 8-inch diameter sanitary sewer with a stub to this property in NE 8th Street. STORM - A preliminary storm drainage plan per King County Surface Water Design standards has been submitted with the application. STREETS - NE 8th Street has paving, curb & gutter, streetlighting and signage all on the south side of the right-of-way. CODE REQUIREMENTS WATER 1. The System Development Charge shall be at the current rate of $850 per single family site. This fee is payable with the construction permit. 2. A water main extension is required to serve the plat. SANITARY SEWER 1. The System Development Charge shall be at the current rate of $585 per single family site. This fee is payable with the construction permit. 2. The East Renton Interceptor Special Assessment Fee shall be payable at issuance of the construction permit. 3. A sanitary sewer extension is required to serve the plat. SURFACE WATER 1. The System Development Charge shall be at the current rate of $385 per single family site. This fee is payable with the construction permit. WOODCRK DOC TRANSPORTATION 1. A Traffic Mitigation Fee of $75.00 per additional Average Daily Trip shall be assessed. This fee is payable prior to recording of the plat. (19 lots x 9.55 trips x $75 = $13,608.75) PLAN REVIEW - GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. A construction permit is required. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate, application and appropriate fee shall be submitted to the fourth floor counter. RECOMMENDED CONDITIONS 1. Temporary Erosion Control shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. 2. Weekly reports on the status and condition of the erosion control plan with 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. Certification of the installation, maintenance and proper removal of the erosion control facilities is required prior to recording of the plat. 3. Retention/detention for this site shall be required, with a release rate allowed equal to the pre-developed rate only. CC: Neil Watts WOODCRK.DOC 3L/ 7 . • , Y O � • NIA:�• '� ..................... _IX' II 16 .. .�'•• .:M' �• (\ . • r;-;*.27gge4-4",*- �``'+w"�> >.•i•>.:ry�;+.si!'.gsi#•�M.'^^!W%uN.le so«,+ ...+...u+v«.•Ac ..v+ .M. ry<�fvwn.,, �»c+S9cars..w..,.,a.v:nw✓..a.wrx•r..r.:v:+i. .rwwx £ .�» -. _ .w+. . FEE Project Name Woo 6(of Plat Project Address A)E q" ST 4 B✓ekNe✓tovi ,4v PE Contact Person , 1T 'io►via s De DDY1 aVD K)✓klCeAAd Dcve log yll-t Co. Address 5.612 Lakc- Weattpiktovl bid ME Sure 100? Ki✓kIeiid ..gg653 Phone•Number , 426 - S ZZ - 5 5 7 7 • Permit Number L OA - 17 Li- Project Description I q 4coviiiii lot S u 9 U 1 0 S/o v1 Land Us._e/Type: Method o ..Calculation: L" Residential LITES Trip Generation Manual i1-55 /cd ❑ Retail 0 Traffic Study 0 Non-retail 0 Other • • Calculation: oa. aea l /Yips 7 (m)(et, 55) = 1 ? I. y5 ofail[, trips A 75 -ivy • . (I(61, 1-15 ) ( 05 ) = 13 6D53. 75 Transportation Mitigation Fee: 13, r;DV7 5 Calculated by: i\i onA Date: i /�I /9 K 1 / Account Number: O 46: Date of Payment City of menton Department of Planning/Building/Public works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: •lay\ Re�(1Cl CoWty--COMMENTS DUE: 12/18/98 APPLICATION NO: LUA-98-174,PP,ECF DATE CIRCULATED: 12/4/98 crrY APPLICANT: Antonio Manzin PROJECT MANAGER: Peter Rosen O � O PROJECT TITLE: Woodcreek Preliminary Plat WORK ORDER NO: 78464 r/tr 0 � � • / LOCATION: NE 8th Street, West of Duvall Avenue IvV L7it/1 SITE AREA: 4.94 acres I BUILDING AREA(gross): SiON SUMMARY OF PROPOSAL: Proposal to subdivide a 4.94 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street with a secondary access connecting to Anacortes Avenue NE. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health _ Public Services • Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS SEC ' & o '>'rED u-f -' I t, We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. {98 Signa ure f Director or Authorized Representative Date DEVAPP.DO Rev.10/93 City or Kenton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: SU, ) LOct.slewak Y—COMMENTS DUE: 1 2/1 8/98 APPLICATION NO: LUA-98-174,PP,ECF DATE CIRCULATED: 12/4/98 APPLICANT: Antonio Manzin PROJECT MANAGER: Peter Rosen 0,)1. PROJECT TITLE: Woodcreek Preliminary Plat WORK ORDER NO: 78464 4S> e)A • LOCATION: NE 8th Street, West of Duvall Avenue SITE AREA: 4.94 acres I BUILDING AREA(gross): .,'t SUMMARY OF PROPOSAL: Proposal to subdivide a 4.94 acre parcel into 19 single family residential lots. The loS,jzes range between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street with a secondary access connectir o Anacortes Avenue NE. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air • Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ME11/4^-0 l$TE1> \2I21 Iq8 We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Sighs of Director or Authorized Representative Date DEVAP' y'C Rev.10/93 • City or Kenton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:—rmAnc?o afitnel COMMENTS DUE: 12/18/98 APPLICATION NO: LUA-98-174,PP,ECF DATE CIRCULATED: 12/4/98 APPLICANT: Antonio Manzin PROJECT MANAGER: Peter Rosen PROJECT TITLE: Woodcreek Preliminary Plat WORK ORDER NO: 78464 • LOCATION: NE 8th Street, West of Duvall Avenue t NO,c� SITE AREA: 4.94 acres I BUILDING AREA(gross): ®(6. y Nq��. SUMMARY OF PROPOSAL: Proposal to subdivide a 4.94 acre parcel into 19 single family residential Io The�t1' izesr4n4, between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street with a secondary acces�'6onnecti g to Anacortes Avenue NE. ,C .,9 i`. o` A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS .L., Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics • Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic./Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ' MERo 1)1s.1 \a-la' lit We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information��/ l.is needed to properly assess this proposa ' r- en.., 'C1- 3e\LA�.c.�C- 1���1 i 1Sigriatr of Director or Authorized Representative Date DEVAPP.&rJC Rev.10/93 CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: December 18, 1998 TO: Peter Rosen FROM: Sonja J. Fesser SUBJECT: Woodcreek Plat, LUA-98-174, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The drawing shows the plat road connecting with NE 8th Street to the north of the subject plat property. Is this road being required by the city for secondary access? Is there to be a dedication of property for street purposes to King County for this portion, since the property to the north is outside Renton's City Limits? Is the owner of this property to the north(Martin Luther King, Jr. Memorial Church)involved in any way with this plat application? Alternatively, could the property to the west of the subject property be used for access to NE 8th St? A dedication in this case would be to the City of Renton. Information needed for final plat approval includes the following: Note the city's land use action number (LUA-99-XXX-FP) and the city's land record number (LND- 10-0338) on the drawing. Please note that the land use action number for the final plat is different from the preliminary plat number and is unknown as of this date. Make ties to the City of Renton Survey Control Network Provide plat and lot closure calculations. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note the basis of bearing,per WAC 332-103-050 1.b.iii. Include a statement of equipment and procedures used,per WAC 332-130-100. Indicate what is to be set at the corners of the proposed lots. \\TS_SERVER\SYS2\COMMON\\\TS_SERVER\SYS2\COMMON\FILE.SYS\LND\10\WOODCREK.DOC • December 16, 1998 Page 2 Note the date the existing monuments were visited,per WAC 332-130-050 1.f.iv. Complete City of Renton Monument Cards, with reference points for right-of-way monuments. Note to whom new easements, if any, are to be granted(private or City-held). Note if the adjoining properties are platted(give plat name and lot number)or unplatted. Addresses for the proposed lots will be provided by the city after the preliminary review. The addresses need to be noted on the drawing. The property owners' signatures need to be notarized and the signatures should be preceded with a certification and dedication block. Required City of Renton signatures are : the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. Because this property is located within Zone 2 of Renton's Aquifer Protection Area, the Aquifer Protection Notice needs to be noted on the drawing. See the attachment. Note that if there are restrictive covenants or agreements to others as part of this subdivision,they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the City Clerk's office as a package. The plat shall have the first recording number. The recording number(s)for the associated document(s) will be referenced on the plat in the appropriate location(s). Comments for the Project Manager: Note the comments to the applicant regarding access to NE 8th Street. Fee Review Comments: The Fee Review Sheet for this preliminary review is provided for your use and information. tk X jai t 7,7 It it A } • THE. 1-'15 FALL /AQUIFER PROTECTION NOTICE WITHIN ZONE 2 OF RENTON'S AQUIFER PROTECTION AREA AND ARE SUBJECT TO THE REQUIREMENTS OF THE CITY OF RENTON ORDINANCE #4367. THIS CITY'S SOLE SOURCE OF DRINKING WATER IS SUPPLIED FRGM A SHALLOW ACQUIFER UNDER THE CITY SURFACE. THERE IS NO NATURAL BARRIER BETWEEN THE WATER TABLE AND GROUND SURFACE. EXTREML CARE SHOULD BE EXERCISED WHEN HANDLING OF ANY LIQUID SUBSTANCE OTHER THAN WATER TO PROTECT FROM CONTACT WITH THE GROUND SURFACE. IT IS THE HOMEOWNERS RESPONSIBILITY TO PROTECT THE CITYS DRINKING WATER. 4 PROPER 1 x SERVICES FEE REVIEW FOR SUBLi viSIONS No. 98 —055 . APPLICANT: M06.1.17 I I..l ) L1 I RECEIVED FROM (date) JOB ADDRESS: QM' Al}-1 LUEcf or riUVa1_1_ AWE'. WO# 4&4 NATURE OF WORK: Iq Loj- LOIJC-I-I ) LND N Id-p3 8 PRELIMINARY REVIEW OF SUBDIVISION BY LONG PLAT, NEED MORE INFORMATION: 0 LEGAL DESCRIPTION SHORT PLAT,BINDING SITE PLAN,ETC. 0 PID N's 0 VICINITY MAP ❑ FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES ❑ SQUARE FOOTAGE ❑ OTHER PRELIMINARY FEE REVIEW DATED ❑ FRONT FOOTAGE ❑ SUBJECT PROPERTY PARENT PID1 102-30 5 -qoo ,5. NEW KING CO.TAX ACCT.#(s)are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice,that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements(i.e.underground utilities,street improvements,etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. O The existing house on SP Lot# ,addressed as has not previously paid SDC fees,due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. ❑ We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The following quoted fees do NOT include inspection fees, side sewer permits,r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Agreement(pvt)WATER Latecomer Agreement(pvt) WASTEWATER Latecomer Agreement(pvt)OTHER St: ial Assessment District/WATER EAST ►.C�'ol,1 II A e 1=1 0�->02, 45224,52./UI.11-r 19 414,Z ,5.98 Special Assessment District/WASTEWATER + I>r.t =%M Joint Use Agreement(METRO) Local Improvement District + Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE-WATER 0 Estimated N OF UNITS/ SDC FEE O Pd Prey. 0 Partiall• Pd(Ltd Exemption) I Never Pd SQ. FTG. Single famil• residential$850/unit x ►9 6 I6, I 50.00 Mobile home dwelling unit$680/unit in park _ Apartment,Condo$510/unit not in CD or COR zones x Commercial/Industrial, $0.113/sq. ft.of property(not less than S850.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER ❑ Estimated O Pd Prey. 0 Partially Pd (Ltd Exemption) ix Never Pd Single family residential$585/unit x 1 c.71 43 I I , 115.Q ' Mobile home dwelling unit$468/unit x A.artment Condo$350/unit not in CD or COR zones x Commercial/Industrial$0.078/s r. ft.of property x(not less than$585.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER ❑ Estimated ❑ Pd Prey. 0 Partially Pd(Ltd Exemption) I . Never Pd Single family residential and mobile home dwelling unit$385/unit x - !<� -7, 3155.00 All other properties$0.129sq ft of new impervious area of property x (not less than S385.00) PRELIMINARY TOTAL $ 38,S45.138 t l o e ooe Signat.a of R w iewing Authority DA E ii. cm.p-d ❑ *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. ul ❑ Square footage figures are taken from the King County Assessor's map and are subject to change. a. 0) ❑ Current City SDC fee charges apply to 0 City or Kenton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: 12/18/98 APPLICATION NO: LUA-98-174,PP,ECF DATE CIRCULATED: 12/4/98 APPLICANT: Antonio Manzin PROJECT MANAGER: Peter Rosen PROJECT TITLE: Woodcreek Preliminary Plat WORK ORDER NO: 78464 • LOCATION: NE 8th Street, West of Duvall Avenue SITE AREA: 4.94 acres I BUILDING AREA(gross): SUMMARY OF PROPOSAL: Proposal to subdivide a 4.94 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street with a secondary access connecting to Anacortes Avenue NE. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing • Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet /L/ Olp CF (met ci-trr /Jwri 14) c'em oht B. POLICY-RELATED COMMENTS • C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where adcgitional information is needed to properly assess this proposal. Signaturerof Director or Authorized Repr ntative Date DEVAPP.DOC Rev.10/93 City of Renton Department of Planning/Building/Public v✓orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:CokS-tvkialcv.1 servi e& COMMENTS DUE: 12/18/98 APPLICATION NO: LUA-98-174,PP,ECF DATE CIRCULATED: 12/4/98 Crry" APPLICANT: Antonio Manzin PROJECT MANAGER: Peter Rosen PROJECT TITLE: Woodcreek Preliminary Plat WORK ORDER NO: 78464 DEC 0 8 1998 • L TION: NE h O AREA: 4 94 acr esStreet, West of Duvall Avenue BWU:hrv*DiL SITE SUMMARY OF PROPOSAL: Proposal to subdivide a 4.94 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street with a secondary access connecting to Anacortes Avenue NE. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS /-/Ae L C. CODE-RELATED COMMENTS Ak/VC, We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed t�o properly assess this proposal. Sign ,..e-7/ , ur�irector or uthorized Representative Date DEVAPP.DOC / P Rev,10/93 City of Renton Density Worksheet for Development in the Single Family Zone According to Renton's City Code, the standards for new development in the Single Family (SF) zone require that residential densities fall within a range of 5 to 8 dwelling units per net developable acre. (Section 4-31-5.D.2) The code does not require that the lots be developed simultaneously. However, the land must be platted so as not to preclude future development at an appropriate density. 1) Total parcel size minus street r-o-ws and sensitive areas: 51951.00 square feet 2) Net Acreage (line 1 divided by 43560): _ 2.33 acres net density 3) Maximum and minimum allowed dwelling units Max. 26 11.16 and respective net densities: Min. 19 8.15 4) 51951.00 sq ft and 19 dwelling units result in a density of 8.15 d.u./acre. H:\DIVISION.S\DEVELOP.SER\DEV&PLAN.ING\D ENCALC.XLS • CITY 0P f-15NTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site • PROJECT NAME: 1140Q l. E�s� APPLICATION NO: LUA •98 . 114+PP, The following is a list of property owners within 300 feet of the subject site. The Development Services Division will notify these individuals of the proposed development. NAME ADDRESS ASSESSOR'S PARCEL NUMBER /4)717 a4 Muf v'! 4 4RA)O •JeU er *r• om''=LOp C/7).OF REN OAJ y NG DEC 03 1998 RECt j D (Attach additional sheets, if necessary) 4 (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER • • • • Applicant Certification • I, !L(a.j, _ 4E4eCY✓s+ec2 , hereby certify that the above list(s) of adja - (Print Name) +Ot •4Q owners and their addresses were obtained from: 4ri/ • Records OIARP 0 City of Renton Technical Services CI Title Company Records ‘e° King County Assessors Records PUS%. cp"' 4 Signedo5-" s Date 40/4j5/� OF WA- 11,0� (Applicant) NOTARY ATTESTED: Subscribell and sworn before me, a Notary Public, in and for the State of Washington, residing at l?irt6 COu.h on the day of �e.,�0 , 19 41$ Signed /1 V 1 0 1 ( try Public) a:*** **** CERTIFICATION OF MAILING I, 3oJ4iL. t' ': hereby certify that notices of'the proposed;application were mailed to (City Em ployee} each listed property owner on .� . ' . $ :NOTARY ATTEST Seib cribed''and sworn before me, a otary Public, in and';for the State of Washington residing at on the , day of , 19,_ Signed . _n-rt_._l`c listprop.doc REV 07/95 MARILYN KAMCHEFF 2 COMMISSION EXPIRES 6/29/99 CITY OF RENTON DEVELOPMENT SERVICES DIVISION LIST OF SURROUNDING PROPERTY OWNERS Within 300 feet of subject site WOODCREEK NAME ADDRESS ASSESSOR'S PARCEL# Renton School District#403 435 Main Ave S. 102305-9007-00 Renton,WA 98055 Coal Creek Partners LLC 14943 SE 66`h St. 102305-9074-08 Bellevue,WA 98006 Martin Luther King,Jr.Memor. 324 S. Smither St. 102305-9075-07 Renton,WA 98055 Renton Church of Nazarene 850 Union Ave NE 102305-9078-04 Renton, WA 98055 102305-9078-95 102305-9095-03 Renton Church of Nazarene 246 Wells N. 102305-9095-94 Renton, WA 98055 Ben&Violet D. Pillo 860 Chelan Ave NE 102305-9106-00 Renton, WA 98059 Violet Pillo 860 Chelan Ave NE 102305-9119-05 Renton, WA 98059 Ben&Violet D. Pillo 860 Chelan Ave NE 102305-9106-00 Renton,WA 98059 Off'=LOP MENT PLAT 4t;VG Renton School District#403 435 Main Ave S. 102305-9121-01 CITY OF RENTON Renton,WA 98055 DEC 0 3 1998 King County 500 KC Admin. Bldg. 102305-9409-04 Seattle, WA 98104 RECEIVED Sharon Lynn Ransone 11847 139`h Ave SE 143765-0120-08 Renton, WA 98059 King County Real Prop.Div. 500 KC Admin.Bldg. 143765-0270-06 Seattle,WA 98104 Constance J. Porta 920 Anacortes Ave NE 556145-0040-09 Renton, WA 98059 Chinh Van&Phan Sau Le 914 Anacortes Ave NE 556145-0050-06 Renton,WA 98059 1 NAME ADDRESS ASSESSOR'S PARCEL# Randall M.&Sexton Elle Shaff 908 Anacortes Ave NE 556145-0060-04 Renton,WA 98059 Yukio Kato 902 Anacortes Ave NE 556145-0070-02 Renton, WA 98059 Kenneth J.&Sandy WK Chang 4345 NE 9th Place 556145-0080-00 Renton,WA 98059 Sebastain Sai Dun Ho 16180 SE Eastgate Way,#H204 556145-0090-08 Bellevue,WA 98008 James Michael Napier 4335 NE 9th Place 556145-0100-06 Renton, WA 98059 Gemmy Ching&Annie Liang 17311 Coal Creek Pkwy,#G206 556145-0110-04 Newcastle,WA 98059 Phillip E. Sutherland 4342 NE 9`h Place 556145-0230-09 Renton, WA 98059 Ronald Leslie&Valerie Knott 4417 NE 7th Place 640351-0010-06 Renton,WA 98059 Donogh Enterprises, Inc. P.O. Box 59086 640351-0020-04 Renton, WA 98058 Erica&Kwing Ong Man 4403 NE 7th Place 640351-0030-02 Renton, WA 98059 Kwok Keung Hung 4315 NE 7th Place 6403 5 1-0040-00 Man Anh Truong Renton,WA 98059 Donogh Enterprises,Inc. P.O. Box 59086 640351-0050-07 Renton,WA 98058 Donogh Enterprises,Inc. P.O. Box 59086 640351-0060-05 Renton,WA 98058 Floyd J.Johnson 4300 NE 7`h Place 640351-0070-03 Renton, WA 98059 Alan&Sheena Taing 4306 NE 7th Place 640351-0080-01 Renton WA 98059 Janney Kuo 4312 NE 7`h Place 640351-0090-09 Renton,WA 98059 Debbie R. Perovich 4318 NE 7th Place 6403 5 1-0 1 00-07 Renton, WA 98059 Eric P.&Jade J.Hudson 4402 NE 7th Place 640351-0110-05 Renton, WA 98059 2 NAME ADDRESS ASSESSOR'S PARCEL# Donogh Enterprises,Inc. P.O. Box 59086 640351-0120-03 Renton,WA 98058 Kieu-Nong&Ai-Bing Lieu 4418 NE 7th Place 640351-0130-01 Renton, WA 98059 Donogh Enterprises, Inc. P.O. Box 59086 640351-0140-09 Renton,WA 98058 Leng Et Al Ung 4506 NE 7th Place 640351-0150-06 Renton,WA 98059 Keng Khoung Ung 4512 NE 7th Place 6403 5 1-0 1 60-04 Ly Houn Chang Renton,WA 98059 John T.&Tamara W. Starr 3812 130th Lane SE,#D1 640351-0170-02 Bellevue, WA 98006 Chong Hyon&Suzaida Kim 1007 S.75th Street 6403 5 1-0 1 80-00 Tacoma,WA 98408 Suvendoo K.&Patricia G. Ray 4530 NE 7`h Place 640351-0190-08 Renton, WA 98059 Anthony W. Eng 4536 NE 7th Place 6403 5 1-0200-06 Renton,WA 98059 Theodore Ng 4542 NE 7`h Place 640351-0210-04 Renton, WA 98059 Timothy A. &Lara T.Conley 4548 NE 7th Place 6403 5 1-0220-02 Renton,WA 98059 Lebaron Homes, Inc. 25710 212th Ave SE 640351-0230-00 Maple Valley,WA 98038 Lebaron Homes,Inc. 25710 212th Ave SE 640351-0240-08 Maple Valley,WA 98038 Tai&Loan To Nguyen 21904 18th Place S. 640351-0250-05 Des Moines,WA 98198 Phang&Hoa Thi Bui Le 14740 NE 1s`Place,#A3 640351-0260-03 Bellevue,WA 98007 Visitt&Eva&Li Sinteppadon 4609 NE 7`h Place 6403 5 1-03 1 0-03 Renton, WA 98059 Thomas L. Hoang 4603 NE 7th Place 640351-0320-01 Renton,WA 98059 Roger T.&Lily P.Hsu 752 Bremerton Place NE 640351-0330-09 Renton,WA 98059 3 NAME ADDRESS ASSESSOR'S PARCEL# Edward K.&Cecelia Y.Chan 748 Bremerton Place NE 640351-0340-07 Renton,WA 98059 Hal S.&Susan L. Dawson 755 Bremerton Place NE 640351-0540-05 Renton,WA 98059 Satoru&Matsuda Maki Ozeki 759 Bremerton Place NE 640351-0550-02 Renton,WA 98059 GM Assoc. 9125 10th Ave S. 640351-0570-08 Seattle, WA 98108 GM Assoc. 9125 10th Ave S. 640351-0580-06 Seattle,WA 98108 4 MANY Development Regulations U .� Used For Project Mitigation: The proposal will be subject to the City's Environmental Ordinance,Zoning Code,Subdivision Ordinance,Public Works Standard's,etc.These adopted ''2 codes and standards will function to mitigate project impacts. r�1\Pt, Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project.These recommended Mitigation NOTICE OF APPLICATION Measures address project impacts not covered by existing codes and regulations as coed above. AND PROPOSED DETERMINATION OF 1.Traffic Mitigation Fee-$75.00 per new average daily trip attributed to the proposal. NON-SIGNIFICANCE, MITIGATED (DNS, M) 2-Fire Mitigation Fee-$488.00 per new single family structure. 3.Parks Mitigation fee-$534.76 per new single family structure. Comments on the above application must be submitted in writing to Peter Rosen,Project Manager,Development DATE: December 7,1998 Services Division,1055 South Grady Way,Renton,WA 98055,by 6:00 PM on December 21,1998. • This matter is also scheduled for a public hearing on February 9,1999,at 9:00 AM,Council Chambers,Seventh Floor, Renton City Hall,1055 South Grady Way,Renton.If you are interested in attending the heating,please contact the LAND USE NUMBER: LUA-98-f 74,PP,ECF Development Services Division,(425)430-7282,to ensure that the heating has not been rescheduled. APPLICATION NAME: Wooticreek Preliminary Plat If comments cannot be submitted in writing by the date indicated above,you may still appear at the healing and present your comments on the proposal before the Hearing Examiner.if you have questions about this proposal,or wish to be 25) Anyon PROJECT DESCRIPTION: The applicant,Kirkland Development Company,proposes to subdivide a 4.91 submits writteof record and n com comments will automatically addcallyabeco eaa tion by mail,contact Mr.Rosen at party of record and will be notiaed4of any 0.7219.on th sep o ect. who acre parcel Into 19 single family residential lots. The lot sizes range between 4,502 s.f.and 6,228 s.f. The primary access is proposed off NE 8th Street,with a secondary access connecting to Macones Avenue NE. CONTACT PERSON: Peter Rosen The site contains a 29,925 square foot Category 2 wetland area. The proposal would not directly Impact the wetland. Category 2 wetlands require a 50 loot wide buffer.The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION PROJECT LOCATION: NE 8th Street,West of Duvall Avenue OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M):As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS-M is likely to be issued.Comment periods for the project and the proposed DNS-M are integrated into a single comment period.There will be no comment period following the Issuance of the Threshold Determination or Non-SIgntieanco Mitigated(DNS-M).A 14 day appeal period will follow the issuance of the DNS-M. yw- «r...,. q+Gv f; -v - • .' PERMIT APPLICATION DATE: December 01,1998 '• w.,,,,,.�C .,O .' n ,1 NOTICE OF COMPLETE APPLICATION: December 07,1998 • ,, 1. -offf.- PERMITS/REVIEW REQUESTED: SEPA Environmental Review,Preliminary Plet,Construction Permits. i..+11!, 1 ir,ri -5 j - it REQUESTED STUDIES: Wetland Study,Geotechnical Report,Drainage Report,Environmental -g,1 if7 j+�'}t , i.l; j Checklist of f. {{�I�nit' _ LOCATION WHERE APPLICATION n M!N -''Y=L t .t •—um 1 i MAY BE REVIEWED: Planning/Building/Public Works Division,Development Services -� Department,1055 South Grady Way,Renton,WA 98055 -r'r•Y : Q PUBLIC HEARING: The dale of Tuesday,February 9,1999,at 9:00 a.m.,has been set fore public _ � � hearing to review the above-referenced matter.The hearing,before Mr.Fred m. Kaufman,Renton Hearing Examiner,will be held In the Council Chambers on "� 8 the seventh floor o1 City Hall,1055 South Grady Way,Renton,WA e - - e - CONSISTENCY OVERVIEW: -•y ^s• '�' v ar i-.,a. l Analytical process e.'., 1 tit • - Project consistency refers to whether a project is consistent with adopted and applicable development regulations,or in : ,�;;-�._\ • - their absence,comprehensive plan policies.RCW 36.708.110(2)(g)provides that the Notice o1 Application(NOA) h-, o.=, -tip include a statement of the preliminary determination of a projects consistency with the type of land use,level of s L'y A. development,infrastructure,and character of development it one has been made at the time of notice.At minimum, :o•.- ,;.�--•• every NOA shall include a determination of the project's consistency with the zoning,comprehensive plan and � .• • • - development regulations. •6, -_�I • Land Use: The subject site is zoned Residential 8 DU/AC(R-8).The proposed subdivision �?' - appears to meet the development standards of the R-8 zone except for the 'j: eR� _1 maximum density which is discussed below. `t • : : rid •-w r.- The site contains a 29,925 square foot Category 2 wetland area. The proposal _ would not directly impact the wetland. Category 2 wetlands require a 50 fool - ,"h..'_ g.t wide buffer. The applicant Is proposing to use wetland buffer averaging to T=`; _— .. � • satisfy butter requirements. Density: The net density of the proposal is 8.15 dwelling units per acre.The R-8 zone allows fora density range of 5 to 8 dwelling units per acre.The proposal exceeds the maximum density permitted in the R-8 zone. GENNMLOT.000 GENMALOT.000 CERTIFICATION Iit),4.qc- g,,,,,„ , hereby certify that _� copies of the above document were posted by me in `7 conspicuous places on or nearby the described property on j') 0 o j/�< < \ IC\ • 1 • Signed: g ,l ir_r\q- e-A.------ ATTEST: Subcribed and sworn before me, a Nortary Public,in and for the State of Washington residing In --rvd-s-"• on the 1--1 day of v /51 W ---).-/-1. -\ 6--t4y—. i<L2-1,7- 611f7 . MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 01`SY O� • toff NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS, M) DATE: December 7,1998 LAND USE NUMBER: LUA-98-174,PP,ECF APPLICATION NAME: Woodcreek Preliminary Plat PROJECT DESCRIPTION: The applicant, Kirkland Development Company, proposes to subdivide a 4.94 acre parcel into 19 single family residential lots. The lot sizes range between 4,502 s.f. and 6,228 s.f. The primary access is proposed off NE 8th Street,with a secondary access connecting to Anacortes Avenue NE. The site contains a 29,925 square foot Category 2 wetland area. The proposal would not directly impact the wetland. Category 2 wetlands require a 50 foot wide buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. PROJECT LOCATION: NE 8th Street,West of Duvall Avenue OPTIONAL DETERMINATION OF NON-SIGNIFICANCE-MITIGATED(DNS-M): As the Lead Agency,the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore,as permitted under the RCW 43.21 C.110,the City of Renton is using the Optional DNS(M)process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance Mitigated(DNS-M). A 14 day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: December 01,1998 NOTICE OF COMPLETE APPLICATION: December 07,1998 PERMITS/REVIEW REQUESTED: SEPA Environmental Review,Preliminary Plat,Construction Permits. 4f% REQUESTED STUDIES: Wetland Study,Geotechnical Report,Drainage Report,Environmental Checklist. LOCATION WHERE APPLICATION MAY BE REVIEWED: Planning/Building/Public Works Division,Development Services Department,1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: The date of Tuesday,February 9,1999,at 9:00 a.m.,has been set for a public hearing to review the above-referenced matter. The hearing, before Mr.Fred Kaufman,Renton Hearing Examiner,will be held in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way,Renton,WA CONSISTENCY OVERVIEW: Analytical process Project consistency refers to whether a project is consistent with adopted and applicable development regulations,or in their absence,comprehensive plan policies. RCW 36.70B.110(2)(g)provides that the Notice of Application(NOA) include a statement of the preliminary determination of a project's consistency with the type of land use,level of development,infrastructure,and character of development if one has been made at the time of notice. At a minimum, every NOA shall include a determination of the project's consistency with the zoning,comprehensive plan and development regulations. Land Use: The subject site is zoned Residential 8 DU/AC(R-8). The proposed subdivision appears to meet the development standards of the R-8 zone except for the maximum density which is discussed below. The site contains a 29,925 square foot Category 2 wetland area. The proposal would not directly impact the wetland. Category 2 wetlands require a 50 foot wide buffer. The applicant is proposing to use wetland buffer averaging to satisfy buffer requirements. Density: The net density of the proposal Is 8.15 dwelling units per acre. The R-8 zone allows for density range of 5 to 8 dwelling units per acre. The proposal exceeds the maximum density permitted in the R-8 zone. GENMALOT.DOC Development Regulations Used For Project Mitigation: The proposal will be subject to the City's Environmental Ordinance,Zoning Code,Subdivision Ordinance,Public Works Standard's,etc. These adopted codes and standards will function to mitigate project impacts. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. 1.Traffic Mitigation Fee-$75.00 per new average daily trip attributed to the proposal. 2.Fire Mitigation Fee-$488.00 per new single family structure. 3.Parks Mitigation fee-$534.76 per new single family structure. Comments on the above application must be submitted in writing to Peter Rosen,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055,by 5:00 PM on December 21,1998. This matter is also scheduled for a public hearing on February 9,1999,at 9:00 AM,Council Chambers,Seventh Floor, Renton City Hall,1055 South Grady Way,Renton. If you are interested in attending the hearing,please contact the Development Services Division,(425)430-7282,to ensure that the hearing has not been rescheduled. If comments cannot be submitted in writing by the date indicated above,you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal,or wish to be made a party of record and receive additional information by mail,contact Mr.Rosen at(425)430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Peter Rosen PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION 89 5W•,9-23 5 RE}NT NEIGHBORHOOD DETAIL MAP __c�__ 1.-....:1i11 f3' 'EK a ,. R hl 7 a t` 6Dmx I ¢ 7wi. 1i�l C$ T. ..�.s c 's 2z � T r If wd,1 ommymo7l." * _a, ••: :t r ii"' r C i_:li';:i Imo. ,p._ _ 1, , t r (? .‘ r R i� '" E mm ry tlj ,.. j'i'-: :. AT@TDF"SEATTLEE wit , GENMALOT.DOC aRr. CITY IF RENTON ..ia, '-: Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator December 4, 1998 Mr. Thomas DeDonato Kirkland Development Company 5612 Lake Washington Boulevard NE Suite 100 Kirkland, WA 98033 • SUBJECT: Woodcreek Preliminary Plat Project No. LUA-98-174,PP,ECF Dear Mr. DeDonato: The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on January 12, 1999. Prior to that review, you will be notified if any additional information is required to continue processing your application. The date of Tuesday, February 9, 1999, at 9:00 a.m., has been set for a public hearing to review the above referenced matter. The hearing, before Mr. Fred Kaufman, Renton Hearing Examiner, will be held in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, WA. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me, at (425) 430-7219, if you have any questions. Sincerely, Peter Rosen Project Manager cc: Mr. Antonio Manzin/Owner ACCPTLTR.DOC 1055 South Grady Way-Renton,Washington 98055 C• This paper contains 50%recycled material,20%post consumer CITY OF RENTOI�t DEVELOPMENT SERVICES DIVISION MASTER APPLICATION PROPERTY OVUNER(Sf PROJECT;INFORMATION Note. if there is more than one legal owner,please attach an additional> •notarized'Master Application for each owner PROJECT OR DEVELOPMENT NAME: NAME: /19/77Oi✓/f) /4Ai1/2//✓ �OIDQG,‘li� t c� . / 1 PROPERTY/PROJECT ADDRESS(S)/LOCATION: ADDRESS: /f/ / n— /8�1- " '�f7 314t, /i/E j" ci• 1#76j/ edi/Att-LG /4s# • CITY:� . .44,�J' ZIP: 7.//, O KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): J /Ow/30.,�— 70O4/..... eip • TELEPHONE NUMBER: ? EXISTING LAND USE(S): t1 • APPLICANT (If other hn ';ownery T /� PROPOSED LAND USES: NAME: T%O/YlA3 C1��O/✓iG L/.�Q/(//f/D� � /4/ ,Q�sia�fa L � COMPANY (if applicable): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: / /e, " -.,+/D d 'ti' /.. /) 7E // .moo . /P— Ar D / l EV_Ljop,,,,ENT ADDRESS: alp/d- j�E �jGjj/4s/A✓7�e✓ PROPOSED COMPREHENSIVE PLAN MAP De3FG��(if a @eble): ��tea, /✓ i� ,✓� DEC 03 199p CITY: ZIP: o .E4L.a.✓� Ief/j EXISTING ZONING: � C�iV • A4- I TELEPHONE NUMBS ��.) .&r. ) �'77 PROPOSED ZONING (if applicable): CO;NTACT PERSON N/ • SITE AREA (SQ. FT. OR ACREAGE): NAME: /A/0�Laca /7 COMeANY°(if applicable): PROJECT VALUE: 1PIr /Ooo mca0 / / fDR §S;TC : .,',4 \ IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? • C1TY _ . ZIP: r{+J.a..: IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? ✓0 j• c)4CE�14 / T' TELEPHONE NUMBER: ��O>✓,IiA/.✓.S ../;,/jjC es!.45�• e7• -"AL.q►✓o S. • • LEGAL DESC T'ION OF PROPERTY (Attach sel [te sheet if neces ary South half of west quarter of southeast quarter of northwest quarter • of Section 10 , Township 23 North, Range 5 East , W.M. , in King County, Washington; EXCEPT the south 30 feet conveyed to the City of Renton by deed recorded under Recording Number 9410101486 for NE 8th Street . • TYPE OE! APPLICATION &•FEI S Check alt application types hat apply= City`staff'w>Ilt determine fees _ ANNEXATION $ SUBDIVISION: _ COMP. PLAN AMENDMENT $ _ REZONE $ — LOT LINE ADJUSTMENT $ _ SPECIAL PERMIT $ — SHORT PLAT $ TEMPORARY PERMIT $. _TENTATIVE PLAT $ CONDITIONAL USE PERMIT $ X PRELIMINARY PLAT $ • SITE PLAN APPROVAL $ _ FINAL PLAT $ _ GRADE & FILL PERMIT $ (NO. CU. YDS: ) PLANNED UNIT DEVELOPMENT: $ • VARIANCE $ (FROM SECTION: ) PRELIMINARY WAIVER $ _ FINAL • WETLAND PERMIT $ _ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ BINDING SITE PLAN $ SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT $ _ CONDITIONAL USE $ VARIANCE $ EXEMPTION $No Charge 'ENVIRONMENTAL REVIEW $ REVISION $ AFFIDA�/IT OF OWNERSHIP I, (Print Name)T,E.baws..T. G�aghApibeclare that I am(please check one)_the owner of the property involved in this application the authorized representative to act for the property owner(please attach proof of authorization), and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. • ATTEST: Subscribed and sworn to before me, a Notary Public, in and for ti�e State of (A.)k/ residing at (Name of Own presentative) fCiin Colia-+LO/ , on the /Slay of *co- I G.� GRIs{yo (Signature of & ner/Representtive) Qyi Swo�G� a 'Q ( ignatu of Notary Public) (This<section to be com leted b `C Staff l ::: `' . CIty Pile Number I A AAD RSP CAPS CAP';U CPA CU A <:: I4®� MNPF,P �R!.. RVMP SA-A SA H SHPL A ..SHPL H P SM SME TP ; �. `��' W TOTAL;FEES i$ TOTAL POSTA E PR VIDSt ....' MASTERAP.DOC REVISED 8/97 FROM : BIANCO ROSSO IMPORTS/c.FATTLE PHONE NO. : 206 781 0710 P01 PROOF OF AGENCY 1, ANTo'ID I" ''Q f , hereby certify that I am the Owner of the property at the following address: liCiZes k ,C 6) SST-o AivIjI Ave, 0 .WA . 1 further certify that Kirkland Development Company, Inc. is authorized to act as the Owner's sole agent regarding the property at the above address for the purpose of filing applications for decisions, permits, or review under the Land Use Code and other applicable City codes and has full power and authority to perform on behalf of Owner all acts required to enable the City to process and review such applications. This agency shall be effective until revoked by written instrument executed by the undersigned and delivered to the City Planning, Building or Public Works Department. -Lc' ' h°4:� 7 t. C�r'rrt ) 7-6 w( Tr-4 bKahW !� c_LA r gA c, (T'f A t?R Ql 3,4,L s ! 7` C e Y`1` W i-t#-4 bfq I certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct. 64- —y`ti� c ! L Signature of Owner / J rt 4(o INAN ZiN Type or Print Name off,,^pop e 7TC er�'oF NT Place (City where signed) °F •,, A/ v.'"JG Date V [) PROOF OF AGENCY /..4 ✓G4,eZo /1),o,t,z, ✓ , hereby certify that I am the Owner of the property at the following address: I further certify that Kirkland Development Company, Inc. is authorized to act as the Owner's sole agent regarding the property at the above address for the purpose of filing applications for decisions, permis, or review under the Land Use Code and other applicable City codes and has full power and authority to perform on behalf of Owner all acts required to enable the City to process and review such applications. This agency shall be effective until revoked by written instrument executed by the undersigned and delivered to the City Planning, Building or Public Works Department. Owner has the option to withdraw or disclaim City approvals if Kirkland Development withdraws from transaction. I certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct. -----Signature of Owner /Vel)(JO • `�. Type or Print Name S -C-7A _ A Place (City where signed) 1)-/ LO Op ,0AirpLAp• .‘ i\/7_ •t. Date 114-!' 0 G'v `11998 PROOF OF AGENCY 1, Aevo,e'Eillfir , hereby certify that I all = - Owner of the property at the following address: n/. �/ C '; Ad s,oaGG #4 ^I - i1/A I further certify that Kirkland Development Company, Inc. is authorized to act as the Owner's sole agent regarding the property at the above address for the purpose of filing applications for decisions, permits, or review under the Land Use Code and other applicable City codes and has full power and authority to perform on behalf of Owner all acts required to enable the City to process and review such applications. This agency shall be effective until revoked by written instrument executed by the undersigned and delivered to the City Planning, Building or Public Works Department. Owner has the option to withdraw or disclaim City approvals if Kirkland Development withdraws from transaction. I certify under penalty of perjury under the laws of the State of Washington that the foregoing is tru Corr nature of Owner N w f(.A-A) -2t Type or Print Name Place (City where signed) 1 D 7q- / 6 g —'�LOPMENr P Date Ct7Y OF REN O .;NG DEC 03 1998 RECEJ 11-03-1998 3:45PM FROM 206 828 4454 P_ 7 !110. /+ t a a 3 ..�r.i. -:�1� Map >{>,::•r.r,Rl�i�ro� r r <.w. s. '>t.K>t • erg„r DE11E4,01 4:Ni $0. AGE$DIVFSICy t44 <. t 55�:e• «5e'inbre 2 a•w:adr;w •4•x x•xtY,ba' :y<:AF ) Ai4T�: N.. 't.s}sr,:.,:>w:SR•:.�,•tx>r:yk'•:'-^,•r..Ye.'} STATE OF WASHINGTON ) COUNTY OF KING ) , being first duly sworn on oath, deposes and says: rh 1. On the Ji) day of /.N I Olie vv be' , 19 , 1 installed public informatio sign(s and plash fixer box on the property located at •"LOPMENT PLAN,SING fit LUS ;)E of-Duva l l/VA or the following project: CITY OF RENTON ncr, 03 1998 Project name �'i,�,,�G�'✓�J �Ex� lo�ih ✓ Owner Name 2. 1 have attached a copy of the neighborhood detail map marked with an "Xi5 to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Renton Municipal Sections 9-12-8 G and 9-12-9-I 2a. In t er Signature `©l 6 E,t'44ON t.. 5slon SUBSCRIBED AND SW 614t®i' ' : i �� ,day of 19 * � PUBLIC %JAW UBLIC in and for the State of Washington, nget • • My commission expires on P' BSIGN$.Ovc REV-9197 PROJECT NARRATIVE FOR WOODCREEK > The subject site comprises 4.94 acres, or approximately 215,186 square feet. The site is undeveloped and vacant with no existing improvements. > The site contains approximately 29,800 square feet of Class 2 wetlands; there are no other known special site features. > The property to be platted and adjacent land to the south, west and east is zoned R-8, City of Renton. The land adjacent to the north is outside the City Limits of Renton and is governed by King County. The existing use of this property is Martin Luther King, Jr. Memorial Church. • > The proposed use of the property is a residential subdivision of 19 lots. The scope of proposed improvements will include: - clearing and grading for roadways - construction of new paved roadway with curb, gutter and sidewalks on both sides and a cul-de-sac on the north end - paving, curb, gutter and sidewalk on the north half of NE 8th Street - water, sanitary sewer, gas, telephone and cable television services will be extended into the site to serve the future residences on site > Construction of the proposed project is anticipated to occur during March, April and May, 1999 and will not be phased. > Proposal includes request to modify street standards to allow 42' right-of-way. > Topographical Map reflects all trees currently existing on site; Grading Plan reflects those trees to be retained. OLI. LOPMENT P CiTy OF REN oN.ING DEC 0 3 1998 RECEIVED DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS:. REQUIREMENTS: Calculations, Survey, Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3 AND 4 Elevations, Grading 2 Existing Covenants (Recorded Copy)4 Existing Easements (Recorded Copy) 4 Flood Plain Map, if applicable Floor Plans 3AND4 Geoteohnical Report 2 AND 3 Grading Plan, Conceptual 2 Grading Plan; Detailed 2 King County Assessor's Map Indicating Site 4 Landscaping:Plan, Conceptuala Legal Description 4 List of Surrounding Property Owners 4 Mailing Labels for Property Owners 4 Map of Existing Site Conditions 4 Master Application Form 4 Monument Cards (one per monument) , Parking, Lot Coverage & Landscaping Analysis 4 ... . . . .. . .. ................... ..... .... Plan Reductions (PMTs)4 Postage 4 Public Works Approval Letter2 Title Report or Plat Certificate 4 Topography Map (5' contours)3 -Traffic Study 2 Tree CuttingNegetation Clearing Plan 4 Utilities Plan, Generalized 2 Wetlands Delineation Map4 Wetlands Planting Plan 4 Wetlands Study 4 This requirement may be waived by:1. Property Services Section PROJECT NAME: OODCREE V- 2. Public Works Plan Review Section J 3. Building Section DATE: .2/ t./ L g 4 Development Planning Section h:\division.s\develop.ser\dev.plan.ing\waiver.xls CONSTRUCTION MITIGATION PLAN FOR WOODCREEK Proposed Construction Dates: Beginning: February 15, 1998 Ending: April 30, 1998 Hours of Operation: 7:00 AM—6:00 PM Proposed Hauling& Transportation Routes: It is anticipated that hauling and transportation will be via Duvall Street and 8th Street NE. Measures to minimize dust, traffic etc: Standard construction practices will be employed to minimize any adverse construction related impacts., Hours of operation as imposed by the `' City of Renton will be adhered to. Any mud will be swept from the affected roadways. Dust will be kept to a minimum by watering the site when necessary. We do not anticipate any traffic or transportation impacts outside of normal construction activity. 1g9� � 1 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the Agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the Agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental Agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. - The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The Agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NON-PROJECT ACTIONS: Complete this checklist for non-project proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NON-PROJECT ACTIONS (Part D). For non-project actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively.`=N r-— • CITY F RENIGad CFC011998 RECEIVED 1MPL\ENVCKLST/6-18-96/BK:rk -I - A. BACKGROUND 1. Name of proposed project, if applicable: Woodcreek 2. Name of applicant: Kirkland Development Company, Inc. 3. Address and phone number of applicant and contact person: 5612 Lake Washington Blvd. NE, Suite 100, Kirkland, WA 98033; (425) 822-5577; Thomas J. DeDonato 4. Date checklist prepared: 11/18/98 5. Agency requesting checklist: City of Renton ., 6. Proposed timing or schedule (including phasing, if applicable): Spring, 1999 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Wetland Evaluation Report dated January 16, 1998 from Terra Associates, Inc. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No 10. List any government approvals or permits that will be needed for your proposal, if known. Preliminary plat approval;grading & other development permits 11. Give brief, complete description of your proposal, including the proposed uses, the size and scope of the project and site including dimensions and use of all proposed improvements. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. We propose to subdivide the 4.94 acre parcel into 19 legal building lots and install site improvements including curb, gutter, sidewalk, roadways and underground utilities. Single family detached homes will be constructed on the lots by others. 13. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The property is located on the north side of NE 8th Street, approximately 300 feet west of its intersection with Duvall Avenue in Section 10, Township 23 North, Range 5 East. Legal Description is attached. VV\PL\ENVCKLST/6-18-96/BK:rk -2 - B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one): Flat, rolling, hilly, steep, slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope)? _less than 15% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. Medium dense, weathered soils overlying dense to very dense gravelly, silty sand. There is a wetland on site which comprises 29,800 square feet of forested and scrub-shrub vegetation. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None known other than wetland areas. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading for roadways; no fill anticipated. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes; erosion could occur during clearing and/or rough grading. • g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt, buildings)? 43% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fencing as needed. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities, if known. Exhaust from machinery during grading It construction; dust from construction activities. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. None known. W\PL\ENVCKLST/6-18-96/BK:rk -3 - c. Proposed measures to reduce or control emissions or other impacts to air, if any: Standard construction practices. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the • site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Yes; there is a category 2 wetland on site which comprises 29,800 square feet. Details are contained in the Wetland Evaluation Report dated January 16, 1998 from Terra Associates, Inc., which is included in the Application. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Yes; grading and road construction will occur within 200 feet of the wetland. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. 1MPL\ENVCKLST/6-18-96/BK.rk -4 - Storm water will be discharged to a biofiltration swale. Some storm water will then be discharged into ground water. See Storm Drainage Report for details. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.) Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff(including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Roof drains, runoff from roads; storm water will be discharged into biofiltration swale, then to wetland. 2) Could waste materials enter ground or surface waters? If so, generally describe. No. d, Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Storm detention as required by City of Renton. 4. PLANTS a. Check or circle types of vegetation found on the site: XXXX deciduous tree: alder, maple, aspen, other )00O( evergreen tree: fir, cedar, pine, other X)OO( shrubs Grass Pasture crop or grain )OO(X wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other )000C water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? Some deciduous and evergreen trees and some shrubs will be removed. IMPL\ENVCKLST/6-18-96/BK.rk -5 - c. List threatened or endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will consist primarily of native plants. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: (see next page) Birds: hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other Fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered species known to be on or near the site. None known. c. Is the site part of a migration route? If so, explain. No. d. Proposed measures to preserve or enhance wildlife, if any: Maintain required buffer from wetland. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for hearing, manufacturing, etc. Electricity and natural gas will be used for power and heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: None. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could 1MPL\ENVCKLST/6-18-96/BK:rk -6 - occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. None anticipated. 2) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Construction related noise during construction; anticipated to occur between 7:00 AM and 6:30 PM. 3) Proposed measures to reduce or control noise impacts, if any: • Standard construction practices; mufflers on construction machinery. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Site is vacant; adjacent to west is Honey Dew School; adjacent to east is single family subdivision under construction; adjacent to north is vacant. b. Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. None. d. Will any structures be demolished? If so, what? No. e. What is the current zoning classification of the site? w\PL\ENVCKLST/6-18-96/BK:rk -7 - R-8. f. What is the current comprehensive plan designation of the site? • R-8. { g. If applicable, what is the current shoreline master designation of the site? N/A. h. Has any part of the site been classified as an "environmentally sensitive" area? Yes; 29,800 square feet on site has been designated as Class 2 wetland. i. Approximately how many people would the completed project displace? None. j. Proposed measures to avoid or reduce displacement impacts, if any: None. k. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Adherence to existing zoning and comprehensive plan designations. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 19 homes are planned; middle income. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any: None. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? N/A. b. What views in the immediate vicinity would be altered or obstructed? None. W\PL\ENVCKLST/6-18-96/BK.rk -8 - c. Proposed me.ures to reduce or control aesthetic impacts, if any: None. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Street lighting; evening b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? None. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None. 13. HISTORICAL AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. N/A. 1MPLIENVCKLST/6-18-96/BK:rk -9 - c. Proposed meal_. is to reduce or control impacts, if N/A. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on-site plans, if any. NE 8th Street fronts the site and provides direct access to Duval! Avenue NE; a new street will be constructed on site which will connect new homes within site to NE 8th Street. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No; a few blocks to Duvall Avenue NE. c. How many parking spaces would the completed project have? How many would the project eliminate? Approximately 76 (4 per home); none. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes; a new public street will be required within the site; improvements _- to the north side of NE 8th will also be required. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Approximately 171;primarily during morning (8:00 AM +/-) and evening (5:00 PM +/-) commutes. g. Proposed measures to reduce or control transportation impacts, if any: None. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes; there will be a increased need for such services associated with an addition oF19 residential homes. W\PL\ENVCKLST/6-18-96/BK:rk - 10 - b. Proposed measures to reduce or control direct impacts on public services, if any. None. . 16. UTILITIES a. Circle • • " cur a t....tI a ailable at a site: 44 1►� ater servic -, •elephon v:.-ni ary sew septic sys em, of er. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. We will be extending the above noted utilities into the site to serve the proposed lots. Utility providers consist of: Water & Sewer: City of Renton Electricity & Gas: Puget Sound Energy Telephone: US West Refuse: C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. KIRKLAND DC-Q i OPMENT COM gAN , INC. • Signature)-)-Signature )-)-7 s Date Submitted: �ivoA,' W\PLIENVCKLST/6-18-96/BK.rk - 11 - WOODCREEK LEGAL DESCRIPTION South half of west quarter of southeast quarter of northwest quarter ' of Section 10 , Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the south 30 feet conveyed to the City of Renton by deed recorded under Recording Number 9410101486 for NE 8th Street . } TERRA ASSOCIATES, Inc. V Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences •� „ OP� TENT DECPLl' `J 'VL CITY OF FN DEC 1 1998 January 16, 1998 _Project No. T-3247 GEM- Mr. Andreas Manzin 2044-23rd Avenue East Kenmore, Washington 98112 Subject: Wetland Evaluation Report Manzin Property Renton, Washington Dear Mr. Manzin: As requested, we conducted a wetland evaluation of the property located west of Duvall Road and north of NE 8th Street in the City of Renton, Washington. The purpose of our work was to evaluate existing site conditions and delineate the boundaries of the wetland area known to be present on the property. Our site evaluation and determination of wetland conditions was conducted using the routine methodology outlined in the Federal Manual for Identin,ing and Delineating Jurisdictional Wetlands(1989), as required by the city of Renton. These procedures involve analysis of vegetation patterns, soil conditions, and surface hydrology to distinguish between wetland and upland areas. Our scope of work included an initial site visit on June 27, 1996, and a final visit on October 19, 1997, at which time we completed our evaluation. PROCEDURES For the purpose of this study, we used the wetland definition adopted by the Environmental Protection Agency (EPA) and the Army Corps of Engineers (COE) for administering Section 404 of the Clean Water Act. According to this definition, wetlands are: Those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and under normal condition do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. 12525 Willows Road, Suite 101, Kirkland, Washington 98034 • Phone (425) 821-7777 • Mr. Andreas Manzin January 16, 1998 In accordance with this definition, a given area is designated as jurisdictional wetland if the hydrology results in inundated or saturated soils during the growing season, hydric soils are present, and the dominant vegetation is hydrophytic. Delineation procedures are based on diagnostic environmental indicators of wetland vegetation, wetland soils, and wetland hydrology. These procedures, outlined in the Federal Manual for Identifying and Delineating Jurisdictional Wetlands (1989), are commonly known as the Triple Parameter Method. By definition, an area is designated as a wetland when there are positive indicators for all three parameters. The Corps of Engineers Wetlands Delineation Manual (1987) has slightly different criteria for determining wetland boundaries. However, on this property, the methods in the 1987 Manual would result in the same wetland boundary. A listing of plant species has been developed for use in the methodology for delineating wetland areas. This listing assigns plant species to one of five indicator status categories, ranging from Obligate wetland species, which almost always occur in wetlands, to Upland species, which rarely occur in wetlands. Under normal conditions, hydrophytic vegetation is determined to be present if more than 50 percent of the dominant species are in the Obligate(OBL), Facultative Wetland (FACW), or Facultative (FAC) indicator categories. Diagnostic indicators of hydric soils are related to soil saturation, which leads to anaerobic conditions in the soil. Under these conditions, decomposition of organic material is inhibited and soil minerals are reduced, giving characteristic soil colors that can be quantified by comparison with Munsell Soil Color Charts. A chroma of one or less in unmottled soils, or a chroma of two or less in mottled soils, generally indicates a hydric soil. In addition, soils that are saturated during the growing season satisfy a criterion for hydric soils. We used a hand auger to collect soil samples for determination of hydric soil criteria. Wetland hydrology is defined as inundated or saturated soil conditions for at least five percent (fourteen consecutive days) of the growing season. If no water is present at the time of evaluation, other indicators may include topographic low points or channels, flood debris, complete absence of vegetation, or presence of hydric soils. Standardized data forms are available to record observations on each of these parameters. We completed data forms for the Routine On-site Determination Method at six locations on the property. Copies of these data forms are attached. SITE CONDITIONS The subject property is a rectangular parcel of approximately 4.9 acres located on the north side of NE 8th Street and west of Duvall Road, in Renton, Washington, as shown on the Vicinity Map, Figure 1. Adjacent property to the south has recently been constructed with single-family residences as a part of the Orchards development. A school and playfields occupy Land west of the subject property, and land to the east (between the property and Duvall Road) has been partially cleared and is occupied by a house and other small buildings. Adjacent property to the north is currently undeveloped. Project No. T-3247 Page No. 2 Mr. Andreas Manzin January 16, 1998 At present, the Manzin property is undeveloped and is covered by a second growth mixed coniferous and broadleaf deciduous forest. Dominant tree species on the site are Douglas fir (Pseudotsuga menziesii), red alder (Alnus rubra), big-leaf maple (Acer macrophyllum), and western hemlock (Tsuga heterophylla). The understory includes salmonberry (Rubus spectabilis), hazelnut (Corylus cornuta), vine maple (Acer circinatum), red elderberry (Sambucus racemosa), salal (Gaultheria shallon), and sword fern (Polystichum munitum). Numerous trees have blown down near the south edge of the property. Other plant species observed on the property are listed on Table 1. Soils'on the property•ate mapped as Alderwood gravelly sandy loam (Soil Survey of King County Area, Washington, U.S. Soil Conservation Service, 1973). The Alderwood soil type is characterized as a moderately well-drained soil and is not included on the National Technical Committee on Hydric Soils (NTCHS) listing of hydric soils. Soils in the upland portions of the property are consistent with a designation as Alderwood soil. Topographically, the site slopes gently from high areas near the north end of the property boundary to a low point on the southeastern boundary of the site. The average elevation of the site is about Elev. 410 feet. WETLAND AREA One area with wetland conditions is located on the subject property, as shown on the Wetland Location Map, Figure 2. This wetland is located in the low swale in the southwestern corner of the property. The boundary of this wetland was flagged by Terra Associates, Inc. and has been surveyed by Dodds Engineers, Inc. The area of wetland on the propertyis 29,800 square feet (0.68 acres), and the total area, including off-site portions of the wetland, is estimated to be less than one acre. This wetland has been disturbed by construction of NE 8th Street at the south boundary of the property and by an old driveway on adjacent property to the east. This wetland is a mixture of forested and scrub-shrub vegetation. Dominant tree species include western red cedar (Thz ja plicata), black cottonwood (Populus trichocarpa), and red alder; salmonberry and hardhack spirea (Spiraea douglasii) are common shrubs (see Data Forms #1, #3, and #5). The dominant herbaceous vegetation includes lady-fern (Athyrium fzlix femina), slough sedge (Carex obnupta), skunk cabbage (Lysichitum americanum), water parsley(Oenanthe sarmentosa), and creeping buttercup (Ranunculus repens). Soil colors in the wetland area were black (10YR2/1 to 2.5Y2.5/1) to very dark gray (10YR3/1) with very dark grayish brown (10YR3/2 to 2.5Y3/2) or dark brown (10YR3/3) mottles. These soil samples had a high organic content and a strong smell of sulfur. Soils in the wetland area were saturated or inundated during our May site visit. These soils are consistent with the description for Norma loam, a poorly drained hydric soil. Soils in the adjacent upland areas were dark yellowish brown (10YR3/4)without mottles. Hydrologically, this wetland appears to be supported by a shallow seasonal groundwater table and some flow through the channel entering the northeast end of the wetland. Wetland conditions continue east of the driveway on adjoining property to the east. At the south end of the property, the outlet from this wetland enters a culvert under NE 8th Street. Project No. T-3247 Page No. 3 Mr. Andreas Manzin January 16, 1998 Wetland A has generally moderate functional values, primarily because of its relatively undisturbed condition and association with an intermittent stream channel. Buffer condition and water quality improvement have high values. Groundwater discharge, surface water retention, biological production export, wildlife habitat, cultural values, and shoreline stabilization have moderate values. Groundwater recharge is given a low rating. Details of the functional analysis are provided on Table 2, Wetland Functional Value Summary. Using the U.S. Fish and Wildlife Service (USFWS) wetland classification system (Cowardin et al., 1979), this wetland has areas of palustrine forested wetland with broad-leaved deciduous vegetation (PFO1) and palustrine scrub-shrub wetland with broad-leaved deciduous vegetation (PSS1). The stream channel is an intermittent streambed (R4SB). This wetland is not mapped on the National Wetland Inventory Map (Renton quadrangle, USFWS, 1988) or in.the King County Sensitive Areas Map Atlas. However, the stream channel and its outlet to the south are shown in the King County Sensitive Areas Map Atlas as an unclassified stream. It is our interpretation of the city of Renton Wetlands Management regulations (Section 4-32-3(D)) that this area is a Category 2 wetland. The wetland is larger than 2,200 square feet in size, it is located near the head of a watercourse, and it is relatively undisturbed. The city of Renton requires that Category 2 wetlands be provided with a 50-foot wide buffer. We trust this information satisfies your current needs. If you have any questions or need additional information, please call. Sincerely yours, TERRA ASSOCIATES,INC. Thomas R. Strong, Ph.D. Project Scientist TRS:kh Encl: Figure 1 - Vicinity Map Figure 2 - Wetland Location Map Table 1 - Plant Species Observed On-Site Table 2 - Wetland Functional Value Summary Data Forms (6) Project No. T-3247 Page No. 4 TABLE 1 PLANT SPECIES OBSERVED ON-SITE Manzin Property . Renton,Washington Scientific Name Common Name Status Upland Wetland TREES Acer macrophyllum Big-leaf maple FACU X - Alnus rubra Red alder FAC X X Fraxinus latifolia Oregon ash FACW X _ Picea sitchensis Sitka spruce FAC X Populus trichocarpa Black cottonwood FAC X X Prunus emarginata Bitter cherry FACU X Pseudotsuga menziesii Douglas fir FACU X Salix lasiandra Pacific willow FACW X Thuja plicata Western red cedar FAC X X Tsuga heterophylla Western hemlock FACU X SHRUBS Acer circinatum Vine maple FAC X X Berberis nervosa - Cascade Oregon grape UPL X Corylus cornuta Hazelnut FACU X X Cytisus scoparius , Scot's broom UPL X - Gaultheria shallon - Salal FACU X Holodiscus discolor Creambush ocean-spray UPL X Ilex aquifolium English holly UPL X Lonicera involucrata Twinberry FAC X X Oemleria cerasiformis Indian plum UPL X Physocarpus capitatus Pacific ninebark FACW X Pyrusfuscus Western crabapple FACW X X Rhamnus purshiana Cascara FAC X X Ribes lacustre Prickly currant FAC X X Rubus discolor Himalayan blackberry FACU X Rubus laciniatus Evergreen blackberry FACU X Rubus pary Torus Thimbleberry FAC X Rubus spectabilis Salmonberry FAC X X Rubus ursinus Trailing blackberry FACU X X Salix scouleriana Scouler's willow FAC X Salix sp. Willow X Sambucus racemosa Red elderberry FACU X X Sorb us aucuparia European mountain ash UPL X Spiraea douglasii Hardhack spirea FACW X X Symphoricarpos albus Snowberry NI X Vaccinium parvifolium Red huckleberry UPL X Project No. T-3247 • • TABLE 1 (CONTINUED) PLANT SPECIES OBSERVED ON-SITE Manzin Property Renton,Washington HERBS Agrostis exarata Spike bentgrass FACW X Athyrium ftlix femina Lady-fern FAC X X Cardamine oligosperma Few-seeded bitter cress FAC X X Carex obnupta • Slough sedge - OBL X Dicentraformosa Bleeding heart FACU X Digitalis purpurea Foxglove .FACU X Epilobium watsonii Watson willow-herb FACW X Galium aparine Cleavers FACU X Geranium robertianum Robert geranium UPL X Geum macrophyllum Large-leaved avens FACW X X Glyceria data Tall mannagrass FACW X Graminae spp. Grasses X X Lilium columbianum Tiger lily UPL X Lolium multiflorum Italian ryegrass UPL X Lu_ula parvora Small-flowered wood-rush FAC X Lysichitum americanum Skunk cabbage OBL X Maianthemum dilatatum False lily-of-the-valley FAC X Montia sibirica Western springbeauty FAC X X Oenanthe sarmentosa Water parsley OBL X Plantago lanceolata English plantain FAC X Poa pratensis Kentucky bluegrass FAC X Polygonum persicaria Lady's-thumb FACW X Polystichum munitum Sword-fern FACU X X Pteridium aquilinum Bracken-fern FACU X Ranunculus repens Creeping buttercup FACW X X Rumex crisp us Curly dock FAC X Solanum dulcamara European bittersweet FAC X X Sonchus asper Prickly sow-thistle FAC X Stachys cooleyi Cooley's hedge-nettle FACW X X Tiarella trifoliata Foam flower FAC X Tolmiea menziesii Pig-a-back plant FAC X X Trillium ovatum Western trillium FACU X Urtica dioica Stinging nettle FAC X X Veronica americana American brooklime OBL X * Wetland Indicator Status: • OBL Obligate wetland-Almost always(est.>99%)occurs in wetlands. FACW Facultative wetland-Usually(est. 67%to 99%)occurs in wetlands,but may be found in uplands. FAC Facultative-Equally likely to occur(est. 33%to 67%)in wetlands or uplands. FACU Facultative upland-Usually(est. 67%to 99%)occurs in uplands,but may be found in wetlands. UPL Upland-Almost always(est.>99%)occurs in uplands. NI No indicator- Insufficient information to assign a status. Project No. T-3247 • • TABLE 2 WETLAND FUNCTIONAL VALUE SUMMARY Manzin Property Renton,Washington Wetland Function") . Functional Comments Rating General Condition High Second-growth mixed forest and scrub-shrub,with few exotics. Crossed by NE 8th Street and driveway on adjacent property. Buffer Condition High Most of buffer is forested. Parts of buffer adjacent to roads or low density residential development. Groundwater Recharge Low Area is relatively small,underlain by low permeability strata,and seasonally flooded. Outflow approximately equal to inflow. Groundwater Discharge Moderate Area is relatively small,underlain by low permeability strata,and seasonally flooded. Outflow approximately equal to inflow. Stream outlet eventually flows to Cedar River. Surface Water . Moderate Area is relatively small with only moderate depression,underlain by low Detention/Retention permeability strata,high in watershed. Associated with seasonal stream. Water Quality Treatment Moderate Area has good vegetative cover and relatively low flow. Possible pollutant input from residential area runoff. Moderate runoff detention. Soils include mix of organic and mineral soils. Biological Production Export Moderate Area is relatively small with moderate vegetative cover. Outlet eventually flows to Cedar River. Wildlife Habitat Moderate Area is relatively small with two vegetative classes,associated with seasonal stream. Area has high vegetation structure and high plant species diversity. Area has high quality buffer zone, moderate connections with other habitats,and numerous snags and down logs. Cultural Values Moderate Private ownership but adjacent to public road,no scenic vistas,no archeological or historical sites,no special educational value. Two vegetation classes,moderate wildlife habitat. Presence of state sensitive wildlife species. Shoreline/sediment stabilization Moderate Area has dense woody vegetative cover,silt or clay substrate,and low flow rates. Wetland Size Less than one acre. Wetland Community Type(s)(2 Palustrine forested,needle-leaved evergreen(PFO4) Palustrine forested,broad-leaved deciduous(PFOI) Palustrine scrub-shrub,broad-leaved deciduous(PSSI) Wetland Category City of Renton Category 2 (i) Based on Adamus(1987) Wetland Evaluation Techniques (2) Cowardin et al (1979) Classification of Wetlands and Deepwater Habitats Project No. T-3247 DATA FORM ROUTINE ONSITE WETLAND DETERMINATION 1181 1989 Describe General Site 2nd growth broadleaf forest and scrub-shrub wetland Data Point No.: Conditions: Site Disturbance? No recent disturbances Location: —15'E of TA-111 VEGETATION o N E o y E. caa Dominant Plant Species _ Dominant Plant Species 1 Alnus rubra FAC T 8 2 Pyrus fuscus FACW S 9 3 Spiraea douglasii FACW S 10 4 Rub us spectabilis FAC S 11 5 Athyrium frlix femina FAC H 12 6 Lysichitum americanum OBL H 13 7 Oenanthe sarmentosa OBL H 14 Percent of dominant species that are OBL,FACW, and/or FAC: 100 Is the hydrophytic vegetation criterion met? Yes Rationale: > 50%FAC, FACW, or OBL SOIL Soil Type: Alderwood gravelly sandy loam Hydric Soils List: No • Histic Epipedon? No Mottles? Yes Gleyed? No Matrix Color: 10 YR 2/1 Mottle Colors: 10 YR 3/2 Depth: 10" Other hydric soil indicators: Sulfur smell, saturated Is the hydric soil criterion met? Yes Rationale: Low chroma with mottles. HYDROLOGY Is the ground surface inundated? No Surface water depth: - Is the soil saturated? Yes Depth to free-standing water in probe hole: To surface Other field evidence hydrology: Close to surface water. Near west edge of broad shallow Swale. Is the wetland hydrology criterion met? Yes Rationale: Saturated to surface. WETLAND DETERMINATION Are wetland criteria met? Yes Rationale for wetland decision: Positive indicators for all parameters. Project Name: Manzin Property Terra Associates, Inc. Field Investigator(s): T. R. Strong 12525 Willows Road, Suite 101 Project No.: T-3247 Date: 6/27/96 Kirkland, Washington 98034 DATA FORM ROUTINE ONSITE WETLAND DETERMINATION 1987 1989 Describe General Site 2nd growth mixed forest Data Point No.: 2 Conditions: Site Disturbance? No recent disturbances Location: —15' W of TA-111 VEGETATION Dominant Plant Species R Dominant Plant Species rn _ 1 Pseudotsuga menziesii FACU T 8 Rub us ursinus FACU V 2 Alnus rubra FAC T 9 Polystichum munitum FACU H 3 Acer circinatum FAC S 10 Pteridium aquilinum FACU .H 4 Corylus cornuta FACU S 11 5 Rubus spectabilis FAC S 12 6 Gaultheria shallon FACU S 13 7 Vaccinium parvifolium UPL S 14 Percent of dominant species that are OBL, FACW, and/or FAC: 30 Is the hydrophytic vegetation criterion met? No Rationale: <50%FAC, FACW, or OBL SOIL Soil Type: Aldenvood gravelly sandy loam Hydric Soils List: No Histic Epipedon? No Mottles? No Gleyed? No Matrix Color: 10 YR 3/4 Mottle Colors: -- Depth: 10" Other hydric soil indicators: None Is the hydric soil criterion met? No Rationale: High chroma, no mottles. HYDROLOGY Is the ground surface inundated? No Surface water depth: - Is the soil saturated? No Depth to free-standing water in probe hole: - Other field evidence hydrology: None. On slope above wetland. Is the wetland hydrology criterion met? No Rationale: No evidence of inundation or saturation. WETLAND DETERMINATION Are wetland criteria met? No Rationale for wetland decision: No positive indicators for any parameter. Project Name: Manzin Property ' Terra Associates, Inc. Field Investigator(s): T. R. Strong 12525 Willows Road, Suite 101 Project No.: T-3247 Date: 6/27/96 Kirkland, Washington 98034 DATA FORM ROUTINE ONSITE WETLAND DETERMINATION 1987 1989 Describe General Site 2nd growth broadleaf forest and scrub-shrub wetland Data Point No.: 3 Conditions: Site Disturbance? No recent disturbance, but close to new street and culvert at Location: --8'E of TA-4 south end of wetland. VEGETATION o E o c 4EnDominant Plant Species - Dominant Plant Species 0 4 cam? v) 1 Alnus rubra FAC T 8 2 Thu ja plicata FAC T 9 3 Pyrus fuscus FACW S 10 4 Acer circinatum FAC S 11 5 Rubur spectabilis FAC S 12 6 Polystichum munitum FACU H 13 7 . Carex obnupta OBL H 14 Percent of dominant species that are OBL, FACW, and/or FAC: 86 Is the hydrophytic vegetation criterion met? Yes Rationale: >50%FAG, FACW, or OBL SOIL Soil Type: Alderwood gravelly sandy loam Hydric Soils List: No Histic Epipedon? No Mottles? Yes Gleyed? No Matrix Color: 10 YR 3/1 Mottle Colors: 10 YR 3/3 Depth: 10" Other hydric soil indicators: Sulfur smell, saturated Is the hydric soil criterion met? Yes Rationale: Low chroma with mottles, sulfur smell. HYDROLOGY Is the ground surface inundated? Yes Surface water depth: 3" Is the soil saturated? Yes Depth to free-standing water in probe hole: - Other field evidence hydrology: Near east edge of broad shallow swale. Is the wetland hydrology criterion met? Yes Rationale: Inundated early in rainy season. WETLAND DETERMINATION Are wetland criteria met? Yes Rationale for wetland decision: Positive indicators for all parameters. Project Name: Manzin Properly Terra Associates, Inc. Field Investigator(s): T. R. Strong 12525 Willows Road, Suite 101 Project No.: T-3247 Date: 10/19/97 Kirkland, Washington 98034 • DATA FORM ROUTINE ONSITE WETLAND DETERMINATION 1912 1989 Describe General Site 2nd growth mixed forest Data Point No.: 4 Conditions: • Site Disturbance? No recent disturbances Location: --15 E of TA-4 VEGETATION Dominant Plant Species Dominant Plant Species ri v' S 1 Pseudotsuga menziesii FACU T 8 Polystichum munitum FACU H 2 Alnns rubra FAC T 9 3 Corylus cornuta FACU S 10 - 4 Acer circinatum FAC S 11 5 Rhamnus purshiana FAC S 12 6 Oemleria cerasiformis UPL S 13 7 Rubus ursinus FACU V 14 Percent of dominant species that are OBL, FACW, and/or FAC: 38 Is the hydrophytic vegetation criterion met? No Rationale: < 50%FAC, FACW, or OBL SOIL Soil Type: Alderwood gravelly sandy loam Hydric Soils List: No Histic Epipedon? No Mottles? No Gleyed? No Matrix Color: 10 YR 3/4 Mottle Colors: - Depth: 10" Other hydric soil.indicators: None Is the hydric soil criterion met? No Rationale: High chroma, no mottles. HYDROLOGY Is the ground surface inundated? No Surface water depth: - Is the soil saturated? No Depth to free-standing water in probe hole: - Other field evidence hydrology: None. On slope above wetland. Is the wetland hydrology criterion met? No Rationale: No evidence of inundation or saturation. WETLAND DETERMINATION Are wetland criteria met? No Rationale for wetland decision: No positive indicators for any parameter. Project Name: Man_in Property Terra Associates, Inc. Field Investigator(s): T. R. Strong 12525 Willows Road, Suite 101 Project No.: T-3247 Date: 10/19/97 Kirkland, Washington 98034 DATA FORM ROUTINE ONSITE WETLAND DETERMINATION 1987 1989 Describe General Site 2nd growth broadleafforest and scrub-shrub wetland Data Point No.: 5 Conditions: Site Disturbance? No recent disturbances, but close to clearing on adjacent Location: —15'S of property to east. TA-103 VEGETATION o en E o N E Dominant Plant Species _ Dominant Plant Species E v� c v) 1 Alnus rubra FAC T 8 2 Pyrus fuscus FACW S 9 3 Rubus spectabilis FAC S 10 4 Athyrium filix femina FAC H 11 5 Tolmiea men:iesii FAC H 12 6 Ranunculus repens FACW H 13 - 7 14 Percent of dominant species that are OBL, FACW, and/or FAC: 100 Is the hydrophytic vegetation criterion met? Yes Rationale: >50%FAC, FACW, or OBL SOIL Soil Type: Alderwood gravelly sandy loam Hydric Soils List: No • Histic Epipedon? No Mottles? Yes Gleyed? No Matrix Color: 2.5 Y2.5/1 Mottle Colors: 2.5 Y3/2 Depth: 10" Other hydric soil indicators: Sulfur smell, saturated Is the hydric soil criterion met? Yes Rationale: Low chroma with mottles, sulfur smell. HYDROLOGY Is the ground surface inundated? No Surface water depth: - Is the soil saturated? Yes Depth to free-standing water in probe hole: To surface. Other field evidence hydrology: Close to surface water. Near north end of broad shallow swale. Is the wetland hydrology criterion met? Yes Rationale: Saturated to surface. WETLAND DETERMINATION Are wetland criteria met? Yes Rationale for wetland decision: Positive indicators for all parameters. Project Name: Man_in Property Terra Associates, Inc. Field Investigator(s): T. R. Strong 12525 Willows Road, Suite 101 Project No.: T-3247 Date: 10/19/97 Kirkland, Washington 98034 DATA FORM ,ROUTINE ONSITE WETLAND DETERMINATION 1987 1989 Describe General Site 2nd growth mixed forest Data Point No.: Conditions: Site Disturbance? No recent disturbances Location: Atiof TA-1C3 VEGETATION cn E Dominant Plant Species Dominant Plant Species can cis I Tsuga heterophylla FACU T 8 Rubus ursinus FACU V 2 Alnus rubra FAC T 9 Polystichum munitum FACU H 3 Pseudotsuga men_iesii FACU T 10 Pteridium aquilinum FACU H 4 Corylus cornuta FACU S 11 5 Sorbus aucuparia UPL S 12 6 Rubus spectabilis FAC S 13 7 Berberis nervosa UPL S 14 Percent of dominant species that are OBL, FACW, and/or FAC: 20 Is the hydrophytic vegetation criterion met? No Rationale: <50%FAC, FACJV, or OBL SOIL Soil Type: Alderwood gravelly sandy loam Hydric Soils List: No Histio Epipedon? No Mottles? No Gleyed? No Matrix Color: 10 YR 3/4 Mottle Colors: - Depth: /0" Other hydric soil indicators: None Is the hydric soil criterion met? No Rationale: High chroma, no mottles. HYDROLOGY Is the ground surface inundated? No Surface water depth: - Is the soil saturated? No Depth to free-standing water in probe hole: - Other field evidence hydrology: None. 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WIN q 01 SENT BY:PACIFIC NW TITLE ;11-19-58 ; 10:59 ; UNIT 4-, 206 828 4454;# 1/ 1 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 (206)627.-1040 SUPPLEMENTAL TITLE REPORT O ENT R•NToN J1,VG pre 0 1 1998 TO: Kirkland Development A 5612 Lk Washington Blvd. #100 Owner: Manzin •/•`7�CC,� Kirkland, Washington 98033 Our Order No. : 357669 Attn: Tom Supplemental No. ; 1 of Plat Certificate The following matters affect the property covered by this order: • A. Full Update of the Plat Certificate from September 18, 1998 through November 17, 1998 at 8;00 a.m. hate disclosed the following: Second Half General Taxes as shown in Paragraph 1 ace aow Delinquent * There has been no change in the title to the property covered by this order since September 18, 1998, EXCEPT the matters noted hereinabove. Dated as of November 19, 1998 at 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY By: Dave Maddux Title Officer FG/1039R • PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 1201 Third Avenue, Suite 3800 Seattle, Washington 98101 Title Officer, Dave Maddux Senior Title Officer, Pete Harper Unit No . 4 FAX Number 206-343-8402 Telephone Number 206-343-1353 Kirkland Development Company Title Order No . 357669 5612 Lake Wash. Blvd. N.E . , #100 CERTIFICATE FOR Kirkland, Washington 98033 FILING PROPOSED PLAT Attention: Tom Your Ref . MANZIN/KIRKLAND DEVELOPMENT COMPANY PLAT CERTIFICATE SCHEDULE A GENTLEMEN: In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described rand: South half of west quarter of southeast quarter of northwest quarter of Section 10 , Township 23 North, Range 5 East, W.M. , in King County, Washington; EXCEPT the south 30 feet conveyed to the City of Renton by deed recorded under Recording Number 9410101486 for NE 8th Street . IS VESTED IN: GIANCARLO MANZIN and ANDREW MANZIN, each as their separate estate, as to the South 237 feet of subject property and ANTONIO MANZIN, as his separate estate, as to the remainder SUBJECT TO THE FOLLOWING EXCEPTIONS : As on Schedule B, attached hereto. CHARGE : $200 . 00 TAX : 17 . 20 TOTAL CHARGE : $217 . 20 RECORDS EXAMINED TO : September 18 , 1998 at 8 : 00 a.m. PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, Dave Mad u Senior Title Officer Unit No . 4 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. PLAT CERTIFICATE Schedule B Order No. 357669 GENERAL EXCEPTIONS : 1 . Rights of claims of parties in possession not shown by the public records . 2 . Public or private easements, or claims of easements, not shown by the public record. 3 . Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises . 4 . Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen' s Compensation Act not shown by the public records . 5 . Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands , or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government . 6 . (a) Unpatented mining claims ; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7 . Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal . 8 . General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9 . Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes . Order No. 357669 PLAT CERTIFICATE SCHEDULE B Page 2 SPECIAL EXCEPTIONS : 1 . GENERAL AND SPECIAL TAXES AND CHARGES : FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID : YEAR: 1998 TAX ACCOUNT NUMBER: 102305-9008-09 LEVY CODE : 2145 CURRENT ASSESSED VALUE : Land: $105, 000 . 00 Improvements : None GENERAL TAXES : AMOUNT BILLED: $1, 383 . 35 AMOUNT PAID : $ 691 . 68 AMOUNT DUE : $ 691 . 67 SPECIAL DISTRICT: AMOUNT BILLED: $5 . 00 AMOUNT PAID: $2 . 50 AMOUNT DUE : $2 . 50 END OF SCHEDULE B Title to this property was examined by: Derek Osborn Any inquiries should be directed to one of the title officers set forth in Schedule A. DWO/slm/1039R 4 4 SE Niv 10- z3 - S ` % V .- 7 b i a 7 . I± , C 1 ` 2.4 �` 7-7 � �f tom♦ i rf N ' t � NE 8TH ST, 4 a`. �i M . 1.. - - _.r_ - — - t 1- -2•ss 1a E v C L t lz `,,. ` (ice •'' . o -. $ - -1 • • • _ . — '1 yob ` w - nF ,, - :I Wit: '.f C of `` `'C L Z ' a b ! • 1 0 ;I „ : . i , ♦ ' _ ( !' NE. 8TH ST .__ 12 I. S a..-._wA .f: D 14 -1I., f. a — r --=- N 38' ' o1' wr — 1— mot_ : .� r .t i APACIFIC NORTHWEST TITLE CONiPAN N Order No. - SR-6(c, 1 IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. • GEOTECH August 11, 1998 CONSULTANTS, INC. 13256 NE 20th Street,Suite 16 JN 98316 Bellevue,WA 98005 (425)747-5618 FAX(425)747-8561 Kirkland Development Company 5612 Lake Washington Boulevard Northeast, Suite 100 Kirkland, Washington 98033 D—Pl'ELOPMENT p Attention: Tom DeDonato fin' DING CiTy OF Re LAN Subject: Geotechnical Engineering Study DEC 01 1998 Proposed 19-Lot Residential Subdivision RECEIVED Northeast 8th Street near Bremerton Avenue Northeast Renton, Washington Dear Mr. DeDonato: We are pleased to present this geotechnical engineering report for the proposed 19-lot subdivision to be constructed at Northeast 8th Street near Bremerton Avenue Northeast in Renton, Washington. The scope of our work consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations, retaining walls, and pavements. You authorized our work by accepting our proposal, P-4622, dated June 16, 1998. The subsurface conditions of the proposed subdivision were explored with twelve test pits that generally encountered a thin topsoil layer and 3 to 5 feet of loose to medium-dense, weathered soils overlying dense to very dense, gravelly, silty sand. Conventional footings bearing on the native soils beneath the topsoil can be used to support the proposed single-family residences. In general, much of the on-site soils are moisture sensitive and will make wet weather grading and earthwork more difficult. The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or if we can be of further assistance during the design and construction phases of this project. Respectfully submitted, GEOTECH CONSULTANTS, INC. sict,ve James R. Finley, P.E. Principal JR alt GEOTECHNICAL ENGINEERING STUDY Proposed 19-Lot Subdivision Northeast 8th Street near Bremerton Avenue Northeast Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the site of a proposed residential subdivision in Renton, Washington. The Vicinity Map, Plate 1, illustrates the general location of the site. Development of the property is in the planning stage, and detailed plans were not made available to us. The site plan provided to us prior to our explorations depicted the proposed building lots, designated wetlands, and proposed pavement areas along with topographic information. We understand that the project development includes one street and 19 residential lots. A sizable portion of the property, designated as a wetland, will be left undeveloped. SITE CONDITIONS Surface The site is a rectangular-shaped tract covering nearly 5 acres. Situated on the north side of the street, the site has about 326 feet of frontage along Northeast 8th Street. A 12-lot subdivision is under construction immediately east of the subject property. The Honeydew Elementary School abuts the western property line. A low ridge-like feature, oriented northeast to southwest, provides some of the topographic relief within the site. A designated wetland is situated in the southeastern portion of the property. Topographic relief across the site from northeast to southwest is about 15 feet. The property is well-vegetated with trees and dense undergrowth. Subsurface The subsurface conditions were explored by excavating twelve test pits at the approximate locations shown on the Site Exploration Plan, Plate 2. The field exploration program was based upon the proposed construction and required design criteria, the site topography and access, the subsurface conditions revealed during excavation, and on the scope of work outlined in our proposal. The test pits were excavated on July 20, 1998, with a trackhoe. A geotechnical engineer from our staff observed the excavation process, logged the test pits, and obtained representative samples of the soils encountered. "Grab" samples of selected subsurface soils were collected from the trackhoe bucket. The Test Pit Logs are attached to this report as Plates 3 through 8. Beneath 6 to 12 inches of topsoil, loose to medium-dense, brown, weathered, silty sand with gravel underlies the site to a depth of 3 to 5 feet. Underlying the weathered soils, we encountered moist, very dense, gray, gravelly, silty sand. The very dense, silty sands have been glacially consolidated Kirkland Development Company JN 98316 August 11, 1998 Page 2 and are referred to as glacial till in this report. In our explorations, the dense to very dense glacial till was encountered to a maximum explored depth of 10 feet below existing surface grade. The final logs represent our interpretations of the field logs and laboratory tests. The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit logs are interpretive descriptions based on the conditions observed during excavation. The compaction of backfill was not in the scope of our services. Loose soil will therefore be found in the area of the test pits. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. Groundwater Minor to moderate groundwater seepage was observed in two test pits located immediately west of the designated wetland at depths of from 4.5 to 7.5 feet below existing grade. The test pits were left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level. It should be noted that groundwater levels vary seasonally with rainfall and other factors. We anticipate that groundwater could be found between the near-surface, weathered soil and the underlying glacial till and in more permeable soil layers or pockets within the till soils, especially during the wet winter and spring months. CONCLUSIONS AND RECOMMENDATIONS General Based on the observations made during our site visit and on laboratory tests of soil samples taken from the site, it is our opinion that the proposed residential development is feasible from a geotechnical engineering standpoint. The proposed single-family residences can be supported on conventional foundations that bear on the competent, medium-dense to very dense, weathered and unweathered glacial till soils which underlie the site, or on compacted structural fill. During wet times of the year, it is possible that the weathered sand will be too wet to compact, and unsuitable to support foundations and thus dense soils would have to be exposed in footing areas, or a layer of quarry spalls would need to be placed over the native soils. In addition, it is very important that each lift of structural fill be in a firm, stable condition when compacted in addition to achieving 95 percent compaction. For the glacial till soil, this will require that its in-place moisture content be within 1 to 2 percent of its optimum moisture content. Because of the high silt content and sensitivity to moisture, the on-site silty sand and glacial till soil may be difficult to grade and compact if wet. It may also be necessary to protect silty building and pavement subgrades with imported granular fill if earthwork is to be accomplished during the wet season. Granular, imported fill should be utilized for utility trench backfill if the soils are too wet to achieve compaction. GEOTECI I CONSULTANTS,INC. Kirkland Development Company r JN 98316 August 11, 1998 Page 3 Conventional Foundations The proposed houses can be supported on conventional continuous and spread footings bearing on undisturbed, non-organic native soil, or on structural fill placed above this competent native soil. See the later sub-section entitled General Earthwork and Structural Fill for recommendations regarding the placement and compaction of structural fill beneath structures. We recommend that continuous and individual spread footings have minimum widths of 12 and 16 inches, respectively. They should be bottomed at least 12 inches below the lowest adjacent finish ground surface for frost protection. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. Depending on the final site grades, some overexcavation may be required below the footings to expose competent native soils. Unless lean concrete is used to fill an overexcavated hole, the overexcavation must be at least as wide at the bottom as the sum of the depth of the overexcavation and the footing width. For example, an overexcavation extending 2 feet below the bottom of a 2-foot-wide footing must be at least 4 feet wide at the base of the excavation. If lean concrete is used, the overexcavation need only extend 6 inches beyond the edges of the footing. The following allowable bearing pressure is appropriate for footings constructed according to the above recommendations. For footings placed directly on competent native soil, or on structural fill placed above competent native soil, an allowable bearing pressure of 2,000 pounds per square foot (psf) is expected. A one-third increase in the above design bearing pressure may be used when considering short- term wind or seismic loads. For the above design criteria, it is anticipated that the total post- construction settlement of footings founded on competent native soils, or on structural fill up to 5 feet in thickness, will be about one inch, with differential settlements on the order of one-half inch in a distance of 50 feet along a continuous footing. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil, or surrounded by level structural fill. We recommend using the following design values for the foundation's resistance to lateral loading: Parameter I Design Value I Coefficient of Friction 0.40 • Passive Earth Pressure 300 pcf Where: (i) pcf is pounds per cubic foot, and (ii) passive earth pressure is computed using the equivalent fluid density. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above design values. GEOTECII CONSULTANTS,INC. Kirkland Development Company JN 98316 August 11, 1998 Page 4 Seismic Considerations The site is located within Seismic Zone 3 as illustrated on Figure No. 16-2 of the 1997 Uniform Building Code (UBC). In accordance with Table 16-J of the 1997 UBC, the site soil profile is best represented by Profile Type So (Stiff Soils) to Sc (Very Dense Soils). The dense on-site soils are not susceptible to liquefaction. Slabs-on-Grade Garage and basement floors may be constructed as slab-on-grade atop competent native soils. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported structural fill. All slabs-on-grade should be underlain by a capillary break or drainage layer consisting of a minimum 4-inch thickness of coarse, free-draining structural fill with a gradation similar to that discussed later in Permanent Foundation and Retaining Walls. In areas where the passage of moisture through the slab is undesirable, a vapor barrier, such as a 6-mil plastic membrane, should be placed beneath the slab. Additionally, sand should be used in the fine-grading process to reduce damage to the vapor barrier, to provide uniform support under the slab, and to reduce shrinkage cracking by improving the concrete curing process. Permanent Foundation and Retaining Walls Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended design parameters are for walls that restrain level backfill: Parameter Design Value I Active Earth Pressure * 35 pcf Passive Earth Pressure 300 pcf Coefficient of Friction 0.40 Soil Unit Weight 135 pcf Where: (i) pcf is pounds per cubic foot, and (ii) active and passive earth pressures are computed using the equivalent fluid pressures. • For a restrained wall that cannot deflect at least 0.002 times its height, a uniform lateral pressure of 25H psf should be used as active earth pressure. H is the effective design height of the wall, including surcharges. The values given above are to be used to design permanent foundation and retaining walls only. The passive pressure given is appropriate for the depth of level structural fill placed in front of a retaining or foundation wall only. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above recommended values to design the walls. GEOTECH CONSULTANTS,INC. Kirkland Development Company JN 98316 August 11, 1998 Page 5 The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharge slopes or loads, such as vehicles, will be placed behind the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Also, if sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The wall design criteria assumes that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the No. 4 sieve should be between 25 and 70 percent. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The sub-section entitled General Earthwork and Structural Fill contains recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof the below-grade walls. If moist conditions or some seepage through the walls are not acceptable, damp-proofing or waterproofing should be provided. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. Applying a thin coat of asphalt emulsion is not considered waterproofing, but will only help to prevent moisture, generated from water vapor or capillary action, from seeping through the concrete. Excavations and Slopes Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. Based upon Washington Administrative Code (WAC) 296, Part N, the glacial till soil at the subject site would be classified as Type A. Therefore, temporary cut slopes within the glacial till soils greater than 4 feet in height cannot be excavated at an inclination steeper than 0.75:1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. GEOTECH CONSULTANTS.INC. Kirkland Development Company JN 98316 • August 11, 1998 Page 6 The above recommended temporary slope inclination is based on what has been successful at other sites with similar soil conditions. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that sands and gravels can cave suddenly and without warning. Utility contractors should be made especially aware of this potential danger. All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V). Fill slopes should not be constructed with an inclination greater than 2:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. Also, all permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. Drainage Considerations We recommend the use of footing drains at the base of footings, and all backfilled, earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least as low as the bottom of the footing, and it should be sloped for drainage. Drainage should also be provided inside the footprint of a structure, if an excavation encounters significant seepage. We can provide recommendations for interior drains, should they become necessary, during excavation and foundation construction. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 9. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. Groundwater seepage was observed during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavations and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should slope away at least 2 percent, except where the area is paved. Pavement Areas All pavement sections may be supported on competent native soil or on structural fill, provided these soils can be compacted to a 95 percent density and are in a stable, non-yielding condition at the time of paving. Should the required 95 percent compaction prove to be unachievable due to soil moisture, granular structural fill or fabric will be required below the pavement section. We recommend using Supac 5NP, manufactured by Phillips Petroleum Company, or a non-woven fabric with equivalent strength and permeability characteristics where fabric is required. In most GEOTECH CONSULTANTS,INC. Kirkland Development Company JN 98316 August 11, 1998 Page 7 instances where unstable subgrade conditions are encountered, 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas where additional fill could be required. The subgrade should be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural fill beneath pavements are given in a later sub-section entitled General Earthwork and Structural Fill. The performance of site pavements is directly related to the strength and stability of the underlying subgrade. The pavement section for the planned street should consist of 3 inches of asphalt concrete (AC) over 6 inches of crushed rock base (CRB). The pavement section recommendations and guidelines presented in this report are based on our experience in the area and on what has been successful in similar situations. Some maintenance and repair of limited areas can be expected. To provide for a design without the need for any repair would be uneconomical. General Earthwork and Structural Fill All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, existing fill, and other deleterious material. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill placed under a building, pavement, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not compacted to specifications, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: Location of Minimum Fill Placement Relative Compaction Beneath footings, slabs or 95% walkways Behind retaining walls • 90% 95% for upper 12 inches Beneath pavements of subgrade; 90% below that level Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry density, as determined in accordance with ASTM Test Designation D'1557-78(Modified Proctor). GEOTECH CONSULTANTS,INC. . Kirkland Development Company JN 98316 August 11, 1998 Page 8 Use of On-Site Soil If grading activities take place during wet weather, or when the silty, on-site glacial till soil is wet, site preparation costs may be higher because of delays due to rain and the potential need to import granular fill. The on-site glacial till soil is generally silty and therefore moisture sensitive. Grading operations will be difficult during wet weather, or when the moisture content of this soil exceeds the optimum moisture content. Ideally, structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil encountered in the test pits is representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test pits. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of the Kirkland Development Company, and its representatives, for specific application to this project and site. Our recommendations and conclusions are based on observed site materials, and selective laboratory testing. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. We recommend including this report, in its entirety, in the project contract documents so the contractor may be aware of our findings. ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the intent of contract plans and specifications, and to provide recommendations for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or GEOTECH CONSULTANTS_INC • Kirkland Development Company JN 98316 August 11, 1998 Page 9 agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. The scope of our work did not include an environmental assessment, but we can provide this service, if requested. The following plates are attached and complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 8 Test Pit Logs Plate 9 Footing Drain Detail We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. Respectfully submitted, GEOTECH CONSULTANTS, INC. whoFI WAS , 19660 OI �es. 0.7STE4 SZONAL E' /Ain? EXPIRES 8/ 17/ 99 1 James R. Finley, P.E. Principal DBG/JRF/: alt GEOTECI-I CONSULTANTS,INC. L - — ,� 4 Sf ;. C =J� . • '',iE J.r rl'. <1IIr l J _ T.7 _SE °7:Tn P\ N UX \ �! ��li '1 •l: S' �' F9` Sr rpry \-4j _)i • ?.r rr BC(4EN Cr �� �\t S1.•, .r _. ^•- BO/• - CE1l p' • �.y4 'a y. Sf rs3` Sid1TS�+•- N; 43R1;1'. ..'i: 11:., {'> ...;i si= - .-C 9 ~ ic 139TH AV`' 6 `SE 7lI tH-Jr PI.,2 • Y L XE f 14 y;fr _ . 19TH� pR e - 2 a YII: - • �. 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NE 9TH PL I ,Z • SE\113• < I 1 1 �4 NE ^J d61 §- < C. c AE z _;= y°-•r KIWANIZ -I - -Si_--- ✓ = NE d!H z - L FS 4 0 l 'aa{,PARK p r 5 ta L : = 9 = Fl `f` ` NfBTM- . ` - s 10 (® , NI,4 X z" • •• �j �t1E 8�H 5� ' -t N( 7TH CT e _ �90O r,LUG, th PARK ` NE `,S•:_ NE TTH $T< +� 4. NI 7TN ffopp . `SE 4 121ST� Sr VICINITY MAP ,...tit GEOTECH NE 8th STREET NEAR - CONSULTANTS BREMERTON AVE NE RENTON, WA 4. Job No., Coto: I Lopped err Rote, �� 98316 AUG 1998 1 1 TP-1 LOT 19 ' - LOT 11 LO' TP-9 - - rn 03 LOT 16 LOT 1 : - TP-10 - -- LOT 17 _OT 2 I LOT 1 rTP-2 TP-11 _ � L LOT 18 4S SITE EXPLORATION PLAN NE 8th STREET NEAR BREMERTON AVE NE RENTON, WA No. Oolr' Stole' Plate' 3318 AUG 1998 2 ������< TEST PIT 1 ti Ao`y� fi �e4 G0 Esc)," Description _ Forest duff and TOPSOIL I l l l 1 Brown, silty SAND with trace of gravel, moist, loose to medium-dense ! SM _ IIIII 5 _ Gray, silty SAND with some gravel, moist, very dense (Glacial Till) - becomes damp ISM 10 -- * Test Pit was terminated at 9 feet on July 20, 1998. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15 — e TEST PIT 2 e4�� � . de`0r�aao\� �C, c G Description \Forest duff and TOPSOIL SM Brown, silty SAND with gravel, fine-to medium-grained, moist, loose to II II medium-dense 5 GM Gray, silty, sandy GRAVEL, damp to wet, dense SM Gray, silty SAND, fine-grained, damp to wet, dense ISM Gray, silty SAND with gravel, moist to damp, very dense (Glacial Till) 10 — * Test Pit was terminated at 9 feet on July 20, 1998. * Minor to moderate groundwater seepage was observed at 4.5 feet during excavation. * No caving was observed during excavation. 15— TEST PIT LOG -4.411 GE O T E C H Northeast 8th Street CONSULTANTS, INC. Renton, Washington Job No: Date: Logged by: Plate: 98316 July 1998 DBG 3 TEST PIT 3 9e4NT Goo �, a'° �5G Description '1 I \Forest duff and TOPSOIL SM Brown, silty SAND with gravel, fine- to medium-grained, moist, loose to medium-dense _ \becomes more gravelly 5 — Gray, silty SAND with gravel, moist, very dense (Glacial Till) lSMI 10 — * Test Pit was terminated at 9 feet on July 20, 1998. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15— olc TEST PIT 4 •s 904 wood ,�a° �5G Description \Forest duff and TOPSOIL Brown, silty SAND with gravel, fine- to medium-grained, moist, loose to — SM medium-dense 5 — Gray, silty SAND, fine-grained, damp to wet, dense - becomes gravelly and medium-grained (Glacial Till) v ISM I � 10 -- JI * Test Pit was terminated at 10 feet on July 20, 1998. * Moderate groundwater seepage was observed at 7.5 feet during excavation. * No caving was observed during excavation. 15— TEST PIT LOG G E O T E C H Northeast 8th Street CONSULTANTS,INC. Renton, Washington ♦ .r Job No: I Date: l Logged by: Plate: I l 98316 July 1998 DB 4 TEST PIT 5 tio`y� cti� G5 9�4 Go ,Sa J5 Description iiiii \Forest duff and TOPSOIL SM I Brown, silty SAND, fine- to medium-grained, dry to moist, loose to medium- dense I,11II - with some gravel (smi- Light brown, silty SAND with trace of gravel, fine-grained, moist, medium-dense 5 — II I'I. \to dense SM Gray, silty SAND with some gravel, moist, very dense (Glacial Till) 10 — * Test Pit was terminated at 8.5 feet on July 20, 1998. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15— `oi, TEST PIT 6 ' et c`p oQ`6,2 C;, G J Description 1 , I rl \Forest duff and TOPSOIL SM Brown, silty SAND with some gravel, fine- to medium-grained, moist, loose to , medium-dense Gray, silty SAND with gravel, moist to damp, very dense (Glacial Till) 5 SM * Test Pit was terminated at 7feet on July 20, 1998. * No groundwater seepage was observed during excavation. 10 — * No caving was observed during excavation. 15— TEST PIT LOG G E O T E C H Northeast 8th Street CONSULTANTS, INC. Renton, Washington Job No: Date: Logged by: Plate: 983/6 July 1998 DBG 5 • . , <z�e TEST PIT 7 ti� o`y ,,er..a` ,\� G, 962 �`60�" rs,e) J5 Description. _ I l l I Forest duff and TOPSOIL — I SM Red-brown, gravelly SAND with some silt, moist, medium-dense 5 ._ Gray, silty SAND with gravel, moist, dense to very dense (Glacial Till) SM 1 * Test Pit was terminated at 7.5 feet on July 20, 1998. _ 10 -- * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15-- e TEST PIT 8 �v o`5 ��� ale,`0 5 96(Z GOB `�,Sa'°" JAG Description — I•I I I I \Forest duff and TOPSOIL — SM Light brown, silty SAND with some gravel, fine-grained, dry to moist, loose to . III medium-dense — I ,I Gray, siltySAND withgravel, moist, verydense (Glacial Till) I, I � Ii � Y, 5 ^ SM _ * Test Pit was terminated at 8 feet on July 20, 1998. 10 — * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15— TEST PIT LOG GEOTECH Northeast 8th Street `�' CONSULTANTS, INC. Renton, Washington J Job No: ' Date: Logged by: Plate: 98316 July 1998 I DBG 6 • <e °l' TEST PIT 9 ,,. o~y e��\retie G5 �e4 �`�or Description ' I I I'I I `orest duff and TOPSOIL SM,' Brown, silty SAND with trace of gravels, fine- to medium-grained, moist, loose 1 I I I 1 to medium-dense 5 Gray, silty SAND with gravel, moist, very dense (Glacial Till) SM * Test Pit was terminated at 8 feet on July 20, 1998. 10 — * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15— e oi� TEST PIT 10 < < ts,e�`\2" G5 ,;;)ex v cp `�,ca° J5 Description Forest duff and TOPSOIL SM I Dark brown, silty SAND • - becomes gray, moist to damp, loose to medium-dense — Gray, silty SAND with some gravel, moist, very dense (Glacial Till) 5 — SMI * Test Pit was terminated at 7.5 feet on July 20, 1998. 10 — * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15— TEST PIT LOG 4.410G E O T E C H Northeast 8th Street CONSULTANTS, INC. Renton, Washington Job No: Date: I Logged by: Plate: 98316 July 1998 DBG 7 e . e<e��l`< TEST PIT 11 ti o`y�ti��,\o•�`� G5 9�4 G� ,Sd N5 Description \TOPSOIL 111 Ism' Brown, silty, gravelly SAND, medium-grained, dry to moist, loose to medium- - III dense 5 ,_ Gray, silty SAND with gravel, moist, dense to very dense (Glacial Till) SM 10 -- * Test Pit was terminated at 8 feet on July 20, 1998. * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15-- �� �l� TEST PIT 12 o`y ��1a`,�ti� G5 Go ,Sa J5 Description Forest duff and TOPSOIL SM I Brown, silty, gravelly SAND, fine- to medium-grained, moist, loose to medium- - i rrri i dense 1 Gray, silty SAND with some gravel, damp to moist, dense to very dense (Glacial Till) 5 -- s� * Test Pit was terminated at 7.5 feet on July 20, 1998. 10 * No groundwater seepage was observed during excavation. * No caving was observed during excavation. 15— TEST PIT LOG GE O T E C H Northeast 8th Street CONSULTANTS,INC. Renton, Washington Job No: I Date: 1Loggedy: Plate: 98316 Jul 1998 DB 8 Slope back/ill away from foundation. T/GHTL/NE ROOF DRAIN Do not connect /o footing drain. BACKFILL See lex/ for VAPOR BARR/ER requirements SLAB WASHED ROCK • ° . 0 '\ s 4"min. 6 min. •.. FREE-DRAINING SAND/GRAVEL NONWOVEN GEOTEXTILE FILTER FABRIC 4"PERFORATED HARD PVC PIPE Inver/ a/ leas/ as /ow as fooling and/or crow/ space. Slope to drain. Place weepho/es downward. • FOOTING DRAIN DETAIL GEOTECH NE 8th STREET NEAR CONSULTANTS BREMERTON AVE NE RENTON, WA lob No., oats, Scale: Plots: "`�'" 98316 AUG 1998 N.T.S. 9 li ill Sieve Opening(mm.) 100.00 10.00 1.00 0.10 0.01 11!100.O!L_ !! I 1 1 1 1 , 111 I i I 11C0 I I 90.7! I I ' ! I , 90 eo 1� ( 82.2! I '1 I ! 1 • Ieo 56.1 a Ti----- 50 I I v 1 40 u Iu 30 Ii i I I 11 1 26.0 20 I� I 10 IL__ __ 1-- -----..I._.._11 I_I_ I.---I I I.1_I._____ -------_11-L I I-----------------.- - 0 I i . Sieve Opening(mm.) 100.00 10.00 1.00 0.10 0.01 1111 1 ! II , go 1 1189.91-H" ' :Hir 1 ! I1 1 _II IIII I 1 _i__ 80 i 1__I i r... .I'I- I-!83.5 71.3 f� -- �f I -1_- --i--- - - I-I------r•----- 70 -a 1 11- !� ----p--j52.9. I 71 50C. � I1 �_I ! 1� i 40 tu 1 T i -1-7-7-.Ti (-;-� 8 I 7 iH1 1 '33 9 I r-I 20 ' 11 l i 11 1 1 :1111-r r 1 11111T 1 = 0 GRAIN SIZE IN MILLIMETERS COBBLES co,RS( I FIN( COARSE ) Y(DIUV I !IN( GRav(l SAN° FINES BORING/TEST PIT DEPTH SAMPLE MOISTURE KEY SYMBOL SOIL CLASSIFICATION SIEVE ANALYSIS GEOTECH NE 8TH STREET NEAR �, BREMERTON AVE NE CONSULTANTS RENTON, WA 1"``.;�� - ,-�=-T'-_ Jot, No.. Coif 187- P/a/� 98316 I Aug 1998 10 1 k*************************************************************** 2ity of Renton WA Reprinted: 12/01/98 09 : 16 Receipt k*************************************************************** Receipt Number: R9807000 Amount : 3 , 031 . 36 12/01/98 09 : 16 Payment Method: CHECK Notation: 3878-KIRKLAND Init : CRP Project # : LUA98-174 Type: LUA Land Use Actions Parcel No: 102305-9008 Total Fees : 3 , 031 . 36 This Payment 3 , 031 . 36 Total ALL Pmts : 3 , 031 . 36 Balance: . 00 k*************************************************************** Account Code Description Amount 105 . 000 . 20 . 345 . 85 Park Mitigation Fee 515 . 68 000 . 345 . 81 . 00 . 0007 Environmental Review 500 . 00 000 . 345 . 81 . 00 . 0008 Prelim/Tentative Plat 2 , 000 . 00 000 . 05 . 519 . 90 .42 . 1 Postage 15 . 68 / 1 t 11"101111,Iluiuu �• �� B-twelve Associates Inc. Nui =10!N 1103 W. Meeker St. (v)253-859-0515 a= I'uWl„dui Suite C (t)253-852-4732 Kent,WA 98032 5751 (e)bl2assoc@compuserve.com February 1, 1999. Mr. Peter Rosen Mr. Neil Watts Renton Planning Department 1055 S. Grady Way Renton, WA 98055 RE: Woodcreek Plat (Manzin property) B-twelve Job #98-151 Gentlemen, This letter has been prepared in response to the questions you raised regarding the proposal to detain the Woodcreek plat storm water in the on-site wetland. We understand that there are two primary issues to be addressed from this proposal. 1) Can the project meet the storm water detention standards for detention in a wetland as required by Renton storm drainage design requirements, and 2) can the project meet the allowed wetland impact guidelines for detention in wetlands. This storm drainage information has been prepared by Kathryn Emery of D'Amato Conversano Engineers, Inc and B-twelve Associates. Kathryn's technical information is included in her document "Woodcreek Plat Stormwater Conceptual Analysis" for Kirkland Development dated January 1999. Storm drainage analysis and wetland impact issues are complicated by the fact that when NE 8th Street was constructed,the culvert under the street was constructed approximately 2 feet higher than the elevation specified on the engineering design plans. As a result, storm water from the upper basin has been back flooding into the Manzin wetland area. Kathryn Emery has prepared a map showing the existing flooding area from this back up. Attachment A shows the existing 100-year ponding area. The pond area lies within the wetland boundary with minor exceptions at the southern end of the site. The smaller more frequent storms will pond well within the wetland boundary. Public works has required that the culvert be lowered by the Woodcreek project to meet the designed elevations. With the lowering of the culvert, stormwater from the Woodcreek project will still pond in the wetland. Ponding of the 100-year storm will match the 100-year flood elevation that currently exists in the wetland basin. Smaller more frequent storms will pond well within the wetland boundary. E xh1 S� RE: Woodcreek B-twelve #98-151 February 1, 1999 Page 2 of 5 Section 1: Storm Drainage Compliance Renton uses the 1990 King County Surface Water Design Manual for calculation of storm water facilities needs. According to Section 1.3.8 of the Manual, a project must meet the following applicable criteria if detention in the wetland is proposed. The details of the compliance are included in the Woodcreek Stormwater Conceptual Analysis plan. In summary, the criteria and compliance are as follows: 1. It is in compliance with the Sensitive Areas Ordinance See Section 2 Wetland Impact Compliance below 2. There are no existing flooding problems There are no structures effected by the existing or proposed storm ponding. 3. The ponded wetland area is completely within the site, or the ponded elevation does not increase by more than 0.01 feet. The entire wetland, except a small area within the right-of-way of NE 8th Street, lies within the project boundaries. In addition, the existing ponded wetland area falls well within the property boundaries. As discussed above, the ponding level after development will increase by no more than 0.01 feet in any design storm from the existing ponding levels. 4. The outlet peak rates from the site meet the existing 2, 10, and 100-year rates. Due to downstream drainage problems and in compliance with City requirement, the proposed storm detention system will exceed the King County Design Manual requirements. Ms. Emery therefore concludes that detention of the storm water within the wetland will meet or exceed the design requirements established by the City of Renton for detention of water within wetlands. Section 2: Wetland Impacts from Stormwater Detention The City of Renton Code Chapter 32, Section 4-32-4 addresses Allowed and Regulated Activities in Wetlands. Paragraph A-9 specifically addresses stormwater detention in wetlands. Proposals for detention must address significant changes in water temperature or chemical characteristics of the wetland water sources, and ensure that that there is no increase in the existing rate of flow. As summarized in Section 1 above and discussed in the project TIR, no increase in the existing rate of flow is proposed in the wetland with the addition of project storm water. The King County Design Manual directs the engineer and scientist to the study of wetlands and storm water being completed at the time the manual was adopted. That RE: Woodcreek B-twelve #98-151 February 1, 1999 Page 3 of 5 study was published on September 26, 1996 under the title "Wetlands & Urbanization Implications for the Future" by the Puget Sound Wetlands and Storm Water Research Program. Chapter 15 of the study titled"Wetlands and Stormwater Management Guidelines" identifies wetland impact issues that should be addressed when considering use of the wetland for stormwater detention. Components of the guidelines that we feel are appropriate when considering the Woodcreek plat are discussed below. 1. Consider the landscape position of the wetland and its existing condition. This wetland has been heavily impacted by urbanization activities over the last few years. A new subdivision to the northeast of the project is discharging storm water into the wetland thereby increasing flows into the wetland. Construction of NE 8th Street filled the most southerly part of the wetland. However, the single most detrimental activity has been the placement of the culvert under NE 8th. The engineer for the project has determined that the culvert was placed approximately 2-feet higher than the normal, historic ground elevation of the wetland. The combined result of the elevated culvert and the increased storm water has significantly increased the ponding in the lowest level of the wetland. The too-high culvert has caused a back up "dead storage" in the wetland. Both the height of the flooding and the duration of the flooding have been significantly increased. Channelization through the wetland appears to be more evident and the large number of snag trees indicates drowning of the trees. Thus, the hydroperiod of the wetland has already been strongly altered by a combination of recent urban activities not related to the proposed project. In addition, this activity has significantly changed the hydrodynamics of the water entering and discharging from the wetland. The combined activity to lower the culvert to the designed elevation and storing Woodcreek stormwater in the wetland will not significantly change the existing detention times in the wetland. Thus, the wetland area is not expected to be impacted by the project stormwater. 2. Consider the impact of the proposed project stormwater on the wetland, particularly water quantity and water quality. A. Water quantity increases will result from increases of impervious surface in the project. As noted above, the culvert under 8t Street has altered the existing discharge from the wetland. The engineer has determined that detention of the plat water within wetland will increase the flood elevations in the wetland by approximately 0.01 feet above the existing condition of the design storms. As noted in the Terra Associates report and based on B-twelve field reconnaissance, the wetland hydrology is supplied, in part, from ground water seep areas along the wetland edge. Thus, the wetland edge is not expected to be altered by the minor changes in flooding elevation anticipated by the project. RE: Woodcreek B-twelve #98-151 February 1, 1999 Page 4 of 5 B. Water quality is most appropriately considered in two phases; construction activities and post-development, long-term concerns. During construction, the project storm water will be detained in on-site siltation basins outside both the wetland and its buffer. Best Management Practices will be included in the Erosion Control Plan to ensure that sediment-laden water does not reach the wetland or its buffer. The storm drainage facilities for the built project will include treatment of the street and roof drain waters in a biofiltration swale and discharge to the wetland through a level spreader near the edge of the wetland. Thus, the storm water chemistry is expected to be typical to subdivision developments. Minor changes in wetland water chemistry may result from yard maintenance chemicals that may enter the storm drainage system or flow directly from the yards to the wetland buffer. These changes are not expected to have a significant negative impact on the wetland. Some degradation of water quality may occur with the removal of the filtering soils and vegetation outside the wetland and wetland buffer of the project. This possible change is considered to be an unavoidable impact to the natural systems as a direct result of increased urbanization. However, the proposed temporary and permanent systems, if designed and installed correctly, will meet the city guidelines required for this project and are expected to protect the quality of the water in the wetland. The project will not significantly increase the temperature of the surface water in the wetland. Storm water flows from the project will be typical to water temperatures first entering a storm pond and then discharging to a wetland. In fact, in summer months, the water may be somewhat cooler, and therefore more typical to pre-development temperatures, than if the water is first held up to 24-hours in a large, non-vegetated storm pond. 3. Consider the impact on wetland functions The project will preserve an averaged 50-foot vegetated buffer adjacent to the wetland. No direct impacts to the wetland will result from the project. As noted in the engineer's report,the existing wetland has fluctuations of 0.5-feet during a 2-year storm event. Based on this fluctuation and on guidelines in the Stormwater Management document, we conclude that the wetland is already a poor candidate for support of a healthy amphibian community. However, given the very small increases in project flood elevations, we conclude that the existing amphibian population will not be further degraded. The buffer around the wetland will continue to provide habitat opportunities for songbirds and small mammals. The wetland itself will continue to provide flood storage, flood attenuation, natural water quality treatment, and storm water discharge functions. Thus, the wetland functions are expected to be preserved by the project. RE: Woodcreek B-twelve #98-151 February 1, 1999 Page 5 of 5 Based on this analysis, we conclude that the wetland is already functioning, in part, as a storm water detention pond. We also conclude that the quality of the wetland will not be further degraded by use of the wetland as the stormwater detention facility by the Woodcreek project, provided the temporary and permanent storm drainage and erosion control facilities are designed, installed, and maintained in accordance with City of Renton criteria. We believe this information should address the concerns you have raised with the project proponent, Kirkland Development. Please call if we can answer any questions or provide any additional information. Sincerely, B-twelve Associates, Inc. Stocvit,oty,o_inuz,0(44. Susan L. B rgemeister President Cc: Tom DeDonato, Kirkland Development Kathryn Emery, D'Amato Conversano File sb\98151stormwater.doe JAN 29 '99 09:04 FR DC I ENGINEERS 425 827 8986 TO 12538524732 P.02/02 , , • / 1 1 • I I I , I- .,,,i, :- • i• I . . I 2 r. i 1 .- . 1 , ; ! ,••• / • .. • • . -- -' I ••7• ..•.' .. . .- , - .1.14l 1"-,,-••.' .• . ,.... •'.., t••• .: ., 1 FF.Ni• . 7. .^r...-•-•- . .„, '-• 3" •','', LIPAtS PH;) 5: -42&1 " --1--f-;-----.....,L2:...... --- z r A 1, __. ,. 1—;--, .. sN.,.. 7 ------ - —,-.. , _ _.. . . , .„.. • „... -_. .. c.d 1`... N ......... . .-ra %I.•• N., _ '• s... .. ass 0.7.7,---..... :i.,a s- . • J...,--T • ... .T. ,- s /1. Z.......* • N.,.. .-., r. ••••........................ ,... ••• .... .... : • I ... ••,........ • I . 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WOODCREEK PLAT RENTON, WASHINGTON STORMWATER DRAINAGE CONCEPTUAL ANALYSIS prepared for Kirkland Development 5612 Lake Washington Blvd. NE Kirkland, WA 98033 �F�• \ED G° 2821 NORTHUP WAY•SUITE 200•BELLEVUE, WA 98004 PHONE: (425) 827-2238 •FAX: (425) 827-8986 2722 COLBY AVENUE•SUITE 717 • EVERETT, WA 98201 PHONE: (425) 252-0454 •FAX: (425) 252-1699 ti WOODCREEK PLAT RENTON, WASHINGTON STORMWATER DRAINAGE CONCEPTUAL ANALYSIS prepared for Kirkland Development 5 612 Lake Washington Blvd. NE Kirkland, WA 98033 prepared by D'Amato Conversano Incorporated 2821 Northup Way, Suite 200 Bellevue, Washington 98004 (425) 827-2238 DCI Job No. 98025.80 November, 1998 SECTION I PROJECT OVERVIEW I. Project Overview The site is located on NE 8th St west of Duvall Ave NE. It consists of approximately 4.7 acres of undeveloped property. There are a few areas of clearing, but the site is predominantly wooded. There is a large wetland area (approximately 30,000sf) on-site. The contributory drainage area to the site is from the northeast and includes area east of Duvall Ave. It enters the site via the wetland area and outlets via an existing 18" pipe under 8t. A portion of the western part of the site drains to the west and is not tributory to the wetland. The site will be developed with single family residential lots. The existing wetland will be utilized for detention storage. Prior to release into the wetland, storm runoff will be piped to a biofiltration swale. , . -- S.E.. .. _.- 116TH -o ❑ To ❑ o ❑ tC6N6,49 j _171) 1,8.53 "^ D 30 �8Y 14• a/ C ^'Qc e t= ,, 12 1 N 84 � 16549 r Z71.15 9711 g ♦ j 11: 1 �=�SO ; sI � I) �e, r MLK, JR. ,__ � m = to , MEMORIAL • /-- f I . 22 2 9;� CHURCH 0.31 I, u909 U :II .'I 11 ") , 210 I I AC. 16521 1 85 m?4 �6 u® �; —__-1y M Q ••. 11 99.10 i _ Al r120 toS sg. 10� TRACT 'A' ^',oU oc r' ' us a c. 1;..: m 1so 83.os y \-� �� IDS CY ^' . 11 14 = • 127 �^ C 4 SFR ' Q � e 19 g ' II c .—. _ Is 71 2.57 AC. • iR. B 5 i8 W "'S� VACANT , - - O I' el I • us s e50 11 FI VACANT e' 12o 0 �}S 17 1-- SO 7 ;1; 'I✓ zls 0.1 ,k, 18509 _ I4713 I.j3 16 1-- .nn 65?° 75 12 `/ S.E. // 1076 75 �_ RN-E 'T�, ru. 327.*8 r-� ,•, r—� 0185.22` r--7 a' 33r, 9 S '�� `t �l _ 133 s2 p 7a8e BTU 7 I ST. g j:� ,./"�•F�34 I. 48 °—° 68g2' 75 �- -- : I I-, SFR --� 6 $o = R-8 II I. (�j n , 5al 11 TRACT 'C 4 T R-8 � g !; ! VACANTc CD 5 " i 4.94 AC. �) 3 CT) U TR 'o'�; Er 60 �i�RESIDEHTIAI 14 1524 673 I;� 2 • 30 0 �j PLAT II 1626, ti�� 0. 9 TT T n en 177 9 •° Al� R•8 13 '� 4.' 17: .. 6 K I 0 - I° 26 r- el N TR. 'F' o n 1i I`% g'. -- -`' O O 91T9 12 •I II iR 74 .1 a TR.'E' LA{ 12d 6t3 (:C ns,32 f18 Ob 30 A. • dope , 087 ' ROAD ESMT. 652.46 r CEN. 5EC.10 ROAD cs.rr, f - 6o ( 84.91 • 8233 5) \ 145 II. 723N-� -.5E. !: I a �c.Sil �3 �'I 12 s l ��7 r- / 6W Z. 5 16 17 d8 9 20 2i 22 ,.•/ 23 / A II o u c .2N 60 - - - 1 • 6. a a 24 �� . 71. ss.� t/t \~ 10 in 2 t0 p 7 -D . 7 T H ko, t-�= ^ $ S ,� , bt, 4, PL.,. 25 F �� , , . s.• ., \' 4:7 ,•tt 724 et., 41 4.0 »I` ' 6465 •'r� .eTf�L ,►�9D42 3 oil ' 55\ 33 ^ <. II IA lc (� N ve J� ' Cr u 32 to 26 �. 6, �.+ Q es \ `2 riZ a .34 31 - ars II 6!!I ti A.o. i�.t 1o7.at �`/ .. e:s� \,, 4. \ 27 Its = ,14, r sQ S 1 S'i" $ 53 : rn $ 35 30 / .o % o I jrz 5 1 1_,.. cc, = vs. A =. .r.\C1 /29 S` 28 I as co _ 1 (51P21 5 4 beti I•- g 22 y52 �� #t: Os a i .. Kri6 19 1: Zr Ct' 2 ' /37 / 39 / 40 i� i. .2 51 `'' ��38 I e 8 1 0 26c../ =5n1 ;St 23 bD 4 t: .T; J't / 4. . 15041 . - 23 50 .• t' cy., iO 41 T 102 50yre ;,,� '.. s "-�+d.rn_- RM-I Ise i II t+' 49 / J N,,, 42 .. I y' • • D/^4:. / 47 w 1:1 \f¢ 43 vs, a 7 1 1 r ) A1.-r •:� . • . .I • VI_I 1 \„ AkF ___., I. 0 ---- . I C. BM• a •_...Li- o•, eM311 / . I ! �, V ` .• ,m • "t�'.. n �7— ,_., -...,.. ...i.. , • .. • )i n o ‘. ... • , ,UPI• 1\ ,__........,_ �• • ;- 1 BM .,..., • i! \ u - \ 1 _. ,_ . �J \'' r ;Trailer • • - a • � ��— ,1� • j \ti' ar�' •I' , • I• 'Iff I • I • • • •I . r _.---, =Li 1 i "r--_. ` ' 'i_/--'F rf rI ril . --•%.0.- CP_.**, 7 I : IHr----_-,NAgD.1 •.. ... ..„,_-_, ."- - : 1 AkF . 19: . II • ----; -,:..:;'::; :,/1; .:; • " -... \ \ • . ••••;• . •I • WI -t - • pia,•M • 1`LJ ji , /.,,�...•'� L= •r..... Trailer ark • i • .I1� • i r r �i\ • j• .... 0N▪1• I I1 - --;C•----•----fi---•t3rM ._ .%-- -- � BAT •' \ ,•. , \\�� :REIF _ u' ,I a�- _ i,1� :i'lv :(C gal•• :a t.� ) __1p t 1r• S --•11 ''Ij• •`.- -, �F,42• '\•-r,7 �• �� \ , S • :_'•. - Nn I I • 111 Imo-• --+ ; l: J/'L .. "•\ ...,,,,,,....:....„-.,,:,, .....:.,,,,...;„,, •• • ,,:. . y . '• _,JA,•"•' i ghland▪'ti .‘';' i 1 'i' ii: r ''' .,_` . , • � 'i . ILL„,_ . i,r $ tj. ,, T .. • I } rl tt1 .I _ '� • '• 11 i .41 •• %3611-E . ,` �s'am6 i Ili � - -"'III, I.: r' �•--1_• . . .. ) '\ 6 \• II • Ai • J�� �/ I,•,.a-;,.-Illy -, �� o _—=_=_ • _�. i =1: a ,e , •• ,- •Jfr.iTradr .e (rr 7l■ i Parkl. • , ••• . is•; -•jl� n•c•Bivai ,II•'� r 'I • • � • Sy , i "' .BM Ism. • .) • 7�J`dh• ' • /I/i` 1 �';9� I • 3 -.1 `----r'1. , ■ •'•i • • li •I- •3�3 " 424 . I • { i /r EvD , 1 -�� II Greenwood Cent, : •ii • •f '•� ,�\� I . ! / I I `` ,r • II 1-I I •�� �,.•,kr I II ; : - •%J • i�iIr t Oli 1 u n o , - i > I:' ,aa l_:.,, a IIn ) • ' 406cry °seoi/ -D;� ' Cem ii I `°o ji an u : ; • 'ark Pc \ �'`% I,a.av3' +• rr as a 11 �• *. .-n I1' .�aa\ 1,II ' as '� \C• Ste �// 00. •� ' 163`� �� 121: e�'r���a� n a I ''Ij 1 • = • . �_, I11 • :� °arc • 15' :I 14 ;1,7 `t▪ u/ C,�. \Akr 1 Ev(2. IAkF II .A. • uII D1� :i• I • - �; - 1 _ - ,�..1 {! ••- ' .,:• :Irk-' 3 I i • :iji.• A C 8M137A". AkF RITr �''-•., ,., -d, 1a\� / \\ E \ 2 i-771 •- nr� '.4-" 1 -1.-1-°-_-�- _ `-, / :'..j•.▪ 1, co„,...,.. •/. •�.� 1 L��'} • - , ''.•. r ^Qsi .' '/' \` ':;:,, 'l/' '1 '• 1i ' •` r 1`---i•\ �i "'. --' -Substa1 I I� (r„• \ r. • r\' ` •••• • .yam li •�.,. �. ° _ �,.— fir.. 1 ;' i ^r s, ,,z, 1 / '�'� �+ z.' �C'.yI % • l 4�A -g�c� `, a e, • •::,. q• on Ii p 1 `" ..•,' 1. 21 Po \ 455'II a\ .�r it -�:_ �.12��ay� lit• ` `EIIqh IOL - !'�' Ci-j----EN M % \< j 1 j•:� 1 - �k•4, • u t _ `+ p\l •• �gC 11,�a•a, ▪ AkF i /' a h '� \o. '�.�/\ -1•r ^ _ r'• �J� „� a, eau \ 1 : A. •• NIP SECTION II PRELIMINARY CONDITIONS SUMMARY N/A • SECTION III OFF-SITE ANALYSIS L. Section III. Off-site Analysis A detailed off-site analysis was completed for the Estates at Hidden Creek project. A portion of that analysis will be included with this report. The contributory area to the site wetland consists of approximately 17.4 acres as shown on the Downstream Drainage Map from the Estates at Hidden Creek storm report. The area is partially developed and partially wooded. There is some new development within the drainage basin that has a detention pond. This area was calculated as pre-developed to most closely match the release rates from the pond. • Estates at Hidden Creek TIR PEI Job No.97001 SECTION III OFF-SITE ANALYSIS The site is bound by undeveloped property to the north and west, 138th Ave. SE (Duvall Ave.)to the east, and 8th Avenue NE to the south. The upstream basin consists of approximately 0.22 Ac delineated from the centerline of 138th Avenue SE (Duvall Ave.) to the property boundary line. 138th Avenue SE is crowned which splits the runoff along the centerline of the roadway. The upstream basin is depicted on the topographic map,Figure 6. According to the Drainage Basin Map of King County, Figure 7, the site is located in the Cedar River Basin and the found within the Lower Cedar River Sub-Basin boundary. The property is located in the Newcastle Community Planning Area, Figure 8. The site is not located in any of the critical drainage areas defined in the reference section of the 1994 King County Surface Water Manual. As shown on the King County FEMA Map, Figure 9, the site is located outside of the 500-year floodplain. Based on the King County Sensitive Areas Maps, Figures 10-15, the property lies outside of the potential problem areas for landslide, seismic, erosion, wetland, stream, and coal mine hazards. As previously noted,the on-site soil is Alderwood gravelly sandy loam(see Figure 4)which is classified as Hydraulic Group"C". The following downstream analysis is based upon the Level One Off-site Analysis reported by Dodds Engineering, Inc. for the Plat of the Orchards. The findings presented by Dodds Engineering, Inc. were confirmed by an on-site visit on April 12, 1997 (see Figure 17). The storm water runoff that is released from the detention vault will travel to the south for 37LF through 12"SD at a slope of 0.65%to a proposed catch basin. The runoff is then directed to west for 135LF through 12"SD with a slope of 0.65% at which point the storm water enters an existing catch basin that is located on the Plat of the Orchards. The runoff flows to the south under 8th Street NE for 34LF. Once on the south side of 8th Street NE,the storm water travels to the west for 387LF through a series of 12" pipe and catch basins. At the southeast corner of 8th Street NE and Bremerton Avenue NE, the runoff is directed to the southwest for 51LF and then to the south for 138LF through 12"CP to a catch basin on the southeast corner of Bremerton Ave. NE and NE 8th Place. From this catch basin,the runoff is conveyed to the east for 99LF through 12"CP. The water is then conveyed to the south for 233LF through 18"CP and then to the west through 12"CP for 42LF to an outfall. The runoff outfalls into a water quality pond located in - center of the Plat of the Orchards. The water quality pond feeds into a wetland area and the runoff migrates through the open area to the south where it is collected in a swale located on the north side of NE 6th Street.- The swale conveys the runoff to the east along the north side of NE 6th Street. The flow travels east under 138th Avenue SE (Duvall Avenue) in an 18" concrete culvert. Once the runoff reaches the discharge point on the east side of 138th Avenue SE, it is then directed to the south for 650 feet by means of a roadside ditch and existing wetland. The storm water runoff is then conveyed westerly,back under 138th Avenue SE,through 36"CP. The flow continues in a westerly direction. "Striving for the Peak of Excellence" • y :,,,'hl!t;1,Lc r; '1- .•,: . Y,rl 1• ..ram .. . I.5•.,',r}!.r•'. L1.1...ti'}�.I 1;1" !'r7'wllr'i`t'�1►•rY, v11.y Ti,,,11' .r•, S op y :M • Z p• r't -•. .1 - -_ * ___rill 4 _-1 _- ___--- •• 1 . 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III 11 it ....1, 11••• 141 ' ,I, , ' e 'I' !.. , '.1 -� ' •\ I • I , '1I r' , , . 1l^J Onr L. ..•I OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE Surface Water Design Manual, Core Requirement #2 Basin: Subbasin Name: Subbasin Number: Symbol Drainage Drainage Component < Slope Distance Existing Potential Observations of field inspector Component Type, Description from site Problems : Problems resource reviewer,-or resident Name, and Size • discharge Type sheet flow,swale, • constrictions,under capacity,ponding, see map stream,channel, %pipe, drainage basin,vegetation,cover, 1/4 fnl=1,320 ft overtopping,flooding,habitat or organism tributary area,likelihood of problem, Size.diameter,. depth,:type of sensative area,volume destruction,scouring,bank sloughing, overflow pathways,potential Impacts. pond* sedimentation,incision,other erosion surface area • / 1a" 5D cf'or4 p opese.,o1 vauI1 O,G5 37 f , 12.1' .5D Profe.Sc.o, 0.G5 172 " Ex l st ti ++' S+, ICE 2.97 2O 30 LAAJ g IC 50 rid on 5 si c ergtt'SI-, 3,0 I `ILI3' IZ GP W "ft,c me,r of S°S+ jgre,,,t,h0,73 513 N �y4 / Iz CP ,sak kies+ I.Cq IZ„cP SOG1t o1, ia;dt. O ry� l » ,�, o,Irl 7`I7 50tAft, ac,r.ss OE Tti'Pit• 0,43 73z' IZ"GP IZ"" GP �s� S. ssole, of PI w OrLiL 8$1' re" GP 50e RN rot,0h aTe ,,y, 0,2z I, I I LI / _l I l)q+br 14A 1; r,o� , [_p Iz GP o���p +o YP° 0 I' I5Co S. ,/ 1+I II / 1,90Gr r lAie.�'fl aho1 3 rk LT, gnrAsS;Spi[>w rr -_ JJ 6Th.. 1 L1Table doc 11/2/92 • r SECTION IV RETENTION/DETENTION ANALYSIS AND DESIGN Section IV. Retention/Detention Analysis and Design The existing contributory area to the wetland is 17.4 acres. Development consists mostly of single family residential and undeveloped wooded or grassed area. There is some new development that has detention, however this area was assumed to be undeveloped for the storm analysis to most closely match the orifice release rates. The impervious area was therefore approximated at 4 acres and the remainder was assigned an average CN number of 82. The proposed development will add another 1.8 acres of impervious area and 0.4 acres of pervious area to the wetland. The increase in runoff will be stored in the wetland area and released at the pre-developed rate. Runoff currently exits the wetland via an 18" culvert that connects to a storm manhole in NE 8t. This culvert was set above the wetland grade when constructed and created additional ponding that was not previously there. It is proposed that with the plat development this pipe will be lowered to the existing wetland grade. This will more than provide for the additional runoff due to development. Two small areas of the site will not be contributory to the wetland and therefore, the detention system. The developed flow off of these areas will be less than the existing site flow that is not contributory to the wetland. , f / KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1H 100-YEAR 24-HOUR ISOPLUVIALS 3. s .111 f r . - g2 \ '10117.711, 4r* itf1.13.4 4.15iWilikkit Ailiktvitto fifi -Ift''N' -. ti ttè4 .&ia$3ligAgagtvw 't 3lior 41007sw,, 4---0 4.114110.4146-. A f i ilt Cik‘ l - 4--l'IN clasp Ail"1 a Itc,%, "bt.,:i it ) 4. { ,.#0 *„,tovir.,„criiiiiisacsit,A y ., . '4 vit.„ 4a4 v matte* ,,, ,,,, . , 43 1 ` Mi.tom' sU �J:-ff ir - Oiii 4ditorilittpt, � � 4.4 , ,.. - �'��` 1 L _ �, at��'ram r id :0 e ,(1\, 1 ill. •-. A\ lit - 1 ''' 11111 ji, ‘Alt‘$) -4eareiritt . 4..-4tillitt, ', kikk , . looreir defriitig. ..r....01,_ \ v Is 1/4*, Wrilatli t ' iti -4! i \-4 p.-00.10,;.. ..tol.4 \III, 6.' il -4T Milk IC (at I., ' hi % i ii ir Altt $ ‘1647.40 -iirer- - „qpiletc;. - e- ./ ....,,...4 tg4‘ik\,\ ,./ 46,, ik 0 II . ' 2-,-iim .lik .,11111 4 L..4" .4.6ii\\vb..'". \IF c., or 4°11111'' Aill,'-114.-,; . .... ilt,,,,,.. _ , (.,c_lt - aElo�t� � '�"ramp "� koNlot‘ \ \ 1 'A o r ,. Aiiki , Airily . 1r •'', '‘, '.. ...- ;I. 1 - ; rim %---' IA Vilt ' irsi Q,-.4.-.,%.* 4, I _ .. ._._/ _ i ... lit A rliffil I* ! WPM. 4. ,,,. '''' iiii I tt i 111§1 • ‘ or- / ill= 6 "wme aglii 4mom 4 .AL ak%dal , ( nii, ..., _,„ TilitillytitgweetassibAll 1110/1 : ilp.,_4,Ift OA/R.141i fiiim iritori,„ -it, „Az ,, _ „„ r if if e'rt'ifi 11041 f Ar- '-‘001-1-i' / ---, r 1 i Fla IN 1M ::::-''' 4' 1 itipt . . . 'wAin Mk court 4 - ,;:),.- i. 1 us 4S � 0,41*1,_ '. L ARa 11 �wrP b ► -_ --1 " alwllnm mayt *. 1=,7-w a p v , t(o'� N I :: 44 VIM? •) ,r , irg . 0 ----' ' Iv:fill 1 A , 4 0, . Ilk J,,,, - 6-- .------Y - ' -- -- --- ; *VA Ati 7/ ' 't o oy .. A Alb , ... _ar c, -,Arziewalk , ,,N to.. ,. w A �f /1st o . s, 6_�' 00-YEAR 24-HOUR PRECIPITATIONp � ��Q��z�, ! - 6.0 3.4 ISOPLUVIALS OF 100-YEAR 24-HOUR �` '� � �� R - $.5�°N TOTAL PRECIPITATION IN INCHES Q� / ' `�� � , 0 1 2 3 4 5 6 7 8 Miles 43 J 11/25/98 10 :36 :4 am DAmato & Conversano Inc. page 1 WOODCREEK PRELIMINARY PLAT WETLAND DETENTION STORAGE BASIN SUMMARY BASIN ID: D100 NAME: TOTAL BASIN DEV 100 YEAR SBUH METHODOLOGY TOTAL AREA • 19 . 60 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE KC24HR PERV IMP PRECIPITATION • 3 . 90 inches AREA. . : 13 . 80 Acres 5 . 80 Acres TIME INTERVAL 10 . 00 min CN • 82 . 00 98 . 00 TC • 53 .10 min 6 .30 min ABSTRACTION COEFF: 0 . 20 TcReach - Sheet L: 300 . 00 ns : 0 .2400 p2yr: 2 . 00 s : 0 . 0733 TcReach - Shallow L: 700 . 00 ks :5 . 00 s : 0 . 0329 TcReach - Channel L: 100 . 00 kc:21. 00 s : 0 . 0100 TcReach - Channel L: 1100 .00 kc: 10 . 00 s : 0 . 0182 PEAK RATE: 9 .23 cfs VOL: 4 .21 Ac-ft TIME: 480 min BASIN ID: D100B NAME : BY-PASS DEV 100 YEAR SBUH METHODOLOGY TOTAL AREA • 0 .52 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE • KC24HR PERV IMP PRECIPITATION • 3 . 90 inches AREA. . : 0 .15 Acres 0 . 37 Acres TIME INTERVAL • 10 . 00 min CN • 82 . 00 98 . 00 TC • 6 .30 min 6 .30 min ABSTRACTION COEFF: 0 .20 PEAK RATE : 0 .44 cfs VOL: 0 . 14 Ac-ft TIME : 470 min BASIN ID: E100 NAME: TOTAL BASIN EX 100 YEAR SBUH METHODOLOGY TOTAL AREA • 17 .40 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE KC24HR PERV IMP PRECIPITATION • 3 .90 inches AREA. . : 13 .40 Acres 4 . 00 Acres TIME INTERVAL • 10 . 00 min CN • 82 . 00 98 . 00 TC • 53 . 10 min 6 .30 min ABSTRACTION COEFF: 0 .20 TcReach - Sheet L: 300 . 00 ns : 0 .2400 p2yr: 2 . 00 s : 0 . 0733 TcReach - Shallow L: 700 . 00 ks :5 . 00 s :0 . 0329 TcReach - Channel L: 100 . 00 kc: 21 . 00 s : 0 . 0100 TcReach - Channel L: 1100 . 00 kc: 10 . 00 s : 0 . 0182 PEAK RATE: 7 .42 cfs VOL: 3 .59 Ac-ft TIME: 480 min . 11/25/98 10 :36 :4 am DAmato & Conversano Inc. page 2 WOODCREEK PRELIMINARY PLAT WETLAND DETENTION STORAGE BASIN SUMMARY BASIN ID: EX100R NAME : SITE AREA NOT CONTR TO WETL SBUH METHODOLOGY TOTAL AREA • 2 .30 Acres BASEFLOWS : 0 . 00 cfs RAINFALL TYPE KC24HR PERV IMP PRECIPITATION • 3 . 90 inches AREA. . : 2 .30 Acres 0 . 00 Acres TIME INTERVAL 10 . 00 min CN • 78 . 00 98 . 00 TC • 37 .58 min 0 . 00 min ABSTRACTION COEFF: 0 .20 TcReach - Sheet L: 180 . 00 ns : 0 .4000 p2yr: 2 . 00 s : 0 . 0694 TcReach - Shallow L: 240 . 00 ks :3 . 00 s : 0 . 0143 PEAK RATE : 0 .59 cfs VOL: 0 .35 Ac-ft TIME: 490 min 11/25/98 10 :36 :4 am DAmato & Conversano Inc. page 3 WOODCREEK PRELIMINARY PLAT WETLAND DETENTION STORAGE STAGE STORAGE TABLE CUSTOM STORAGE ID No. WETL Description: WETLAND STORAGE STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> STAGE <----STORAGE----> (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- (ft) ---cf--- --Ac-Ft- 404.50 5260 0.1208 405.40 13635 0.3130 406.30 20023 0.4597 407.20 25022 0.5744 404.60 6264 0.1438 405.50 14474 0.3323 406.40 20475 0.4700 407.30 25940 0.5955 404.70 7268 0.1669 405.60 15313 0.3515 406.50 20927 0.4804 407.40 26859 0.6166 404.80 8272 0.1899 405.70 16152 0.3708 406.60 21378 0.4908 407.50 27777 0.6377 404.90 9276 0.2129 405.80 16990 0.3900 406.70 21830 0.5011 407.60 29629 0.6802 405.00 10280 0.2360 405.90 17829 0.4093 406.80 22282 0.5115 407.70 31480 0.7227 405.10 11119 0.2553 406.00 18668 0.4286 406.90 22733 0.5219 407.80 33332 0.7652 405.20 11958 0.2745 406.10 19120 0.4389 407.00 23185 0.5323 407.90 35183 0.8077 405.30 12796 0.2938 406.20 19571 0.4493 407.10 24103 0.5533 408.00 37035 0.8502 • f • 11/25/98 10 :36 :4 am DAmato & Conversano Inc . page 4 WOODCREEK PRELIMINARY PLAT WETLAND DETENTION STORAGE STAGE DISCHARGE TABLE INLET CONTROL CULVERT ID No. PIPE Description: EX OUTLET PIPE Diameter (ft) : 1 .50 Entrance type : 5 Length (ft) 30 . 00 Invert Elev : 405 . 68 Slope (ft/ft) : 0 . 0733 No. of Clvrts : 1 Mannings n : 0 . 0120 Max Ponding el :409 . 00 Stg-Dis Increment : 0 . 10 STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> (ft) ---cfs (ft) ---cfs (ft) ---cfs (ft) ---cfs 405.68 0.0000 406.50 2.4234 407.40 8.1958 408.30 12.515 405.70 0.0146 406.60 2.9445 407.50 8.7845 408.40 12.899 405.80 0.0877 406.70 3.5196 407.60 9.3390 408.50 13.271 405.90 0.1609 406.80 4.1476 407.70 9.8621 408.60 13.631 406.00 0.4611 406.90 4.8197 407.80 10.357 408.70 13.982 406.10 0.7860 407.00 5.5187 407.90 10.828 408.80 14.324 406.20 1.1396 407.10 6.2225 408.00 11.277 408.90 14.658 406.30 1.5267 407.20 6.9111 408.10 11.706 409.00 14.984 406.40 1.9526 407.30 7.5709 408.20 12.118 11/25/98 10 : 36 :4 am DAmato & Conversano Inc . page 5 WOODCREEK PRELIMINARY PLAT WETLAND DETENTION STORAGE STAGE DISCHARGE TABLE INLET CONTROL CULVERT ID No. PIPE2 Description: DEV OUTLET PIPE Diameter (ft) : 1 . 10 Entrance type: 4 Length (ft) 30 . 00 Invert Elev : 404 . 71 Slope (ft/ft) : 0 . 0733 No. of Clvrts : 1 Mannings n : 0 . 0120 Max Ponding el :409 . 00 Stg-Dis Increment : 0 . 10 STAGE <--DISCHARGE---> STAGE <--DISCHARGE---> STAGS <--DISCHARGE---> STAGE <--DISCHARGE---> (ft) ---cfa (ft) ---cfe (ft) ---cfa (ft) ---cfe 404.71 0.0000 405.80 2.8197 406.90 5.7666 408.00 7.6169 404.80 0.0758 405.90 3.1834 407.00 5.9595 408.10 7.7638 404.90 0.1601 406.00 3.5246 407.10 6.1458 408.20 7.9083 405.00 0.3482 406.10 3.8416 407.20 6.3263 408.30 8.0504 405.10 0.5578 406.20 4.1361 407.30 6.5015 408.40 8.1903 405.20 0.7932 406.30 4.4106 407.40 6.6720 408.50 8.3280 405.30 1.0590 406.40 4.6678 407.50 6.8383 408.60 8.4637 405.40 1.3592 406.50 4.9100 407.60 7.0006 408.70 8.5974 405.50 1.6946 406.60 5.1394 407.70 7.1594 408.80 8.7293 405.60 2.0596 406.70 5.3577 407.80 7.3148 408.90 8.8593 405.70 2.4404 406.80 5.5664 407.90 7.4673 409.00 8.9874 11/25/98 10 : 36 : 38 am DAmato & Conversano Inc . page 6 WOODCREEK PRELIMINARY PLAT WETLAND DETENTION STORAGE LEVEL POOL TABLE SUMMARY MATCH INFLOW -STO- -DIS- <-PEAK-> STORAGE DESCRIPTION > (cfs) (cfs) --id- --id- <-STAGE> id VOL (cf) EX 100 YEAR PONDING 7.42 7.42 WETL PIPE 407.09 10 23988.36 cf DEV 100 YEAR PONDING 7.42 9.23 WETL PIPE2 407.08 11 23874.42 cf • 4" I I • i \ 1-1 1,4. 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