Press Alt + R to read the document text or Alt + P to download or print.

No preview available

The URL can be used to link to this page

Home My WebLink AboutLUA99-084 u ..,,....f.-.041.1.111.92.1.431.1.1.14111,411.4Pf.w. ' •• ,,... -, '10. - I '- � 114 ..yam .lam .. •'s' .. - ��....., _ -4.. .05 1 C•. , "�` _ �»s .+•' •r.. .t ,._•.�-"�' .,i-r: "r aw.. 1 ai .b3 , s _ :zs.... 7_?3t�rr��=A ,®. sS.E. o LIMIT m i "' S r \� r :fir f`''�-----�-A T E - � ' a r .i LOCATION AS PER G�A SSORSYA-` ,h. I f - --- --- - ___....-....,..-.a 1 g' CO 0 95 l v - i� ii W A o0 T, A (() 1 \N,` 011 I j S.P.t28C070 Wa 153Ac 11 O 1 N J/�• .1_ 1 1 R24. ! R N I Q * I`' 327 wi II 6:..J14 j el \ G R E EIN LC '9 i 4(�8 � S•� \ lo II 404 ' 40 '1 ,� N I �% II .ilk\ ' I • o Fred A.Skinner \9 '4 " 3i I I----T356 1384Ac. 1 160 . 1 N sT . --� II Sti � a .y ,, I I r i Z %, ,,e O I,...,o o (N \�6, U II N • I 1 1 s6'35 N 1-o O S.P 382095 , tS \00 i l �. a . ... 1. SCale 1-81:25 8411:1° 30 10 - "-Too f'89 sl ._.�,.. o' � c _ � .� - •�- :. • 347Ac O• n N ?b :I. Z�5 CO ;103 „\.,QO r E I I , S� o dz Ac. V.V. *� f30 a Ii I 8 Pc 1 Z `y r07Ac _co W \ IJames Vandermay ♦TLll4 �7 _ C 4e, s isb 181.E I.•.1 - g;. 9 :r O 1 N O -� }I UM .2 o56 050Ac, m \� ,...,2.50AC • . m ]II _ uQ 0 N 3.57Ac. 1•� ir,' Q9 96 ��ki �zec If 9 - (3 47 Acm' 01.23 ,i� �l 68 74 So 16o-is 16o.)4 60 1422 t 160.I S V -__'z-7 �, _ � ,.�. 172.56 T I1�� a 1 I ar_ 2 ;38 !r' ; Pm z 0.63ACmQ �I ��'�,� (I) (2) (3) a 1-12.s6 er12. • ivt Lot a / SIERRA Nf/6NTS/ (11!.:1 L-4; - 2: m I ;' 2© 3 14 5.77 Ames - "' lit °� 1 S.F,48604 �'�1 "' ELEMENTARY SCHOOL " e.+ m 0013Ac. ,22 -1 o ° 1.39Ac. i� z71 6c. 1 c am.. I ©,iIg1.5 io0.73 96.OS so - 0. r. NE III. Ac• /... Renton School C Istnct No 403 ,- ,�o- s ;, LtBAc. 1.20Ac. �q A c3� 0.43 Ac.i �,=__?$O.T z_1co.is 43 160 0160•IS S.E. 99TH __ // �� 130 79.99 .Aso .,� 80.Ot 79.19 S 1. � �� H0.32 73 U � . 1.?:, oa, g W T� 'n Ipprt�'n ,g1 $ t 1 ��j' g I__ A'J�j`� OAc9 JÔ a 9b 991 h a ,►2a 2 .� 2A. a 10 So G l en CO e _ le� 14 49 0]: `eo to = \� '!• r'1� Li Ac I �o -�1.d7 .r so .� '� 90 _ rl M ti o '° '" Park $ 60 . ', -: r�c9 sr zz7.7e 9 a 370 $ (A) SI; 0 j's, J,u3,,b4 4� N.E� School Dist 403 �1. Y�° ti '' s, Aso 1Q4 n •- - - �9T� �fi� SI v3 .P .no .p gt- 0 89 A� 3° .S le) ado 2„0 ®Ac. 4* S m I A i g la s SIERRA HEIGHTS T L 76 J70 0 I �'° 125 I x 125 126.42 330.725 ,1°; 2CI 30 C �, 415 - 414 413 412 411 410 409 408 407 406 405 404 403 402 1401 SP 36 77 D Chambers ti 142 EI - - - - (A) N ` y - s (a) si � V.r.i. 1. ._._ .... - - .. G {Spy_.. - _ Or • ESN ♦/ �a .ary s O 14 7 Ac. 3 :'aR,iF,..w _.. i. • -~ '.✓�. , Y4u . y<• 46 c. , c?5 TL 293_n I ,4, N. E E. 24T H S T. -1f .6- Smooth Feed SheetsTM 9a.O$i4e ter ei 160® ROBERT E.DYKEMAN MITHRA M.K.V.SANKRITHI DANIEL J.MCFARLING 14029 SE 124TH ST 2822 BROADWAY E 9636 132ND AVE SE RENTON WA 98059-4838 SEATTLE WA 98102-3936 RENTON WA 98059-3509 ALAN H.PADGETT SAMUEL &KAREN GALAGAZA MICHAEL A.HUDSON 4200 NE 25TH PL 2602 WHITMAN AVE NE 2626 WHITMAN AVE NE RENTON WA 98059-3531 RENTON WA 98059-3617 RENTON WA 98059-3617 BRENT A.&ANN M.WAKEMAN WERNER A.&BONNY L.KLIMOVITSCH ORENCIO C.DELOS SANTOS 2614 WHITMAN AVE NE 4140 NE 25TH PL 421 EASTLAKE AVE E RENTON WA 98059-3617 RENTON WA 98059-3528 SEATTLE WA 98109-5408 RENTON SCHOOL DIST 403 GLENN J.PERKINS JAMES VANDERMAY 435 MAIN AVE S 9623 132ND AVE SE 9639 132ND AVE S E RENTON WA 98055-2711 RENTON WA 98059-3508 RENTON WA 98059-3508 GEORGE MEHL DALPAY PROPERTIES LLC JAMES W.DALPAY 9547 132ND AVE SE 4033 NE SUNSET BLVD PO BOX 2436 RENTON WA 98059-3510 RENTON WA 98056-3321 RENTON WA 98056-0436 DAVID J.GOLDY JAY D.COOK GERALD BROWNING 9536 132ND AVE SE 13407 SE 95TH WAY 9550 132ND AVE SE RENTON WA 98059-3511 RENTON WA 98059-3519 RENTON WA 98059-3511 JERRY LEE HARRIS TOMMY R.SIEH 13419 SE 95TH WAY 13429 SE 95TH WAY RENTON WA 98059-3519 RENTON WA 98059-3519 11 AVERY® Address Labels Laser 5160® ...,._.131 KING COUNT PAI'''41,,,,, IGNi PE, • ' W.1.1\ ® _.,'i f f t.•' re Et3 ,CI i 13 Ilk 1 , v . ,r 4011- ei GREEWA"Y 1 II . o.... .4 Wit.6•• 1 I 4): * I 1 g II James Vander .j. 01/If 1 11 iiei 15 41 I i - -1 I I ---) WV ,,.., „4 , 4 *— ,•,;'' ..0. G ,o C.577 A es g 6: ,,, / Renton School !strict No 403 ... L, _ „..,,, ,o,s, -00 s s 99114 e .... 0,o.r„20.4 7.. ,.A.4. %,.. Glencoe 771111 011 4 .g p Pack ce arw, •cc -- 4- 1—;:i ." a) 44-lin l .'"' - ;•S T A; 1 SIERRA HEIGHTS e 's ,I,,, . i- ih 0 Chambers I S42 1 Gi OS_41 411 41.2 41.1 •113 WI 408 KW PM RS 01 1 ASS 84.114. ''S• L , ,..... L. EJI! 0 0 E 2 1".$I,IA/' iNr. 3 PARK IT f=1 ' '• • .,, e„ ' *"24TH ST. CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: August 3,2000 TO: Environmental Review Committee FROM: Steve Taylor, Senior Planner SUBJECT: Additional Information on Wells Preliminary Plat LUA 99-084,PP, ECF The City was recently informed by King County that the SEPA determination issued for the Wells Preliminary Plat did not disclose that the water line being extended to serve the site was greater than 8-inches(lines 8-inches or less are SEPA exempt). After consulting with DOE it was decided to address this discrepancy through an addendum which discloses this minor new information. The addendum states that the new information does not result in significant adverse impacts and that the original mitigation measures imposed by the determination remain unchanged. cc: Jennifer Henning A:\99-084.PR\Addendum MEMO.doc\st 40 CITY OF RENTON N ADDENDUM DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat ADDENDUM INFORMATION: On June 29, 1999 the City of Renton Environmental Review Committee issued a mitigated determination of non-significance for above listed preliminary plat (see enclosed). Although the staff review indicated that utilities to serve the site would be provided through the extension of existing facilities in Union Avenue NE, the description of the proposal did not specifically indicate that the water line was 12-inches in diameter. This new information does not change the original determination and is not likely to result in significant adverse environmental impacts. LOCATION OF PROPOSAL: 28XX Union Ave. 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 the addendum information 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 imposed as mitigation measures by the Environmental Review Committee under the original determination remain unchanged. DATE OF DECISION: August 8, 2000 SIGNATURES: Gregg Zimmerman, Administrator DATE Department of Planning/Building/Public Works Jim Shepherd, Administrator DATE Community Services Lee Wheeler, Fire Chief DATE Renton Fire Department Addendum dns.doc •• CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract "A" for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. LOCATION OF PROPOSAL: 28XX Union Ave. 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 July 19, 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. PUBLICATION DATE: July 5, 1999 DATE OF DECISION: June 29, 1999 SIGNATURES: 44 6 / ?/ Gre r meZn, minis r o DATE Depart t of Planning/Building/Public Works P < -e- ---, Cie /_,.2 (c; Cl 'Jim Shepherd,Administrator DATE 7 Community Service (7Ji.,Z, _ - .:;,-z .?.-- ' Lee e fer, Fi Chief DATE Renton Fire Department dnsmsig CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract "A" for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. LOCATION OF PROPOSAL: 28XX Union Ave. NE MITIGATION MEASURES: 1. The applicant shall follow the recommendations of the Geotechnical Engineering Study, dated May 27, 1999, prepared by Terra Associates, Inc., regarding site disturbance and development of utilities, roads and structures. 2. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 5. 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 or record to the public works inspector for the preliminary short plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the final plat. 6. 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. 7. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488 per new single family residence. The Fire Mitigation Fee is payable prior to recording the plat. 8. The applicant shall pay a Traffic Mitigation Fee of $75 for each new average daily trip associated with the project. This fee is payable prior to recording the plat. 9. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of$530.76 per each new single family residential lot. The fee is payable prior to recording the plat. AFFIDAVIT OF PUBLICATION Charlotte Ann Kassens, first duly sworn on oath states that he/she is the Legal Clerk of the SOUTH COUNTY JOURNAL NOTICE OF ENVIRONMENTAL DETERMINATION 600 S. Washington Avenue, Kent, Washington 98032 ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee a daily newspaper published seven (7) times a week. Said newspaper is a legal (ERC) has issued a Determination of Non- newspaper of general publication and is now and has been for more than six Significance-Mitigated(DNSM)for the fol- months prior to the date of publication, referred to, printed andpublished in the lowing project under the authority of the Renton Municipal Code. English language continually as a daily newspaper in Kent, King County, WELLS PRELIMINARY PLAT Washington. The South County Journal has been approved as a legal LUA-99-084,PP,ECF On June 29, 1999 the City of Renton newspaper by order of the Superior Court of the State of Washington for King Environmental Review Committee issued a County. DNSM for Wells preliminary plat. Although The notice in the exact form attached, was published in the South the staff review indicated that utilities to serve the site would be provided through County Journal (and not in supplemental form) which was regularly distributed to the extension of existing facilities in Union the subscribers during the below stated period. The annexed notice, a Avenue NE,the description of the proposal did not specifically indicate that the water line was 12-inches in diameter. This new Wells Preliminary Plat information does not change the original determination and is not likely to result in as published on: 8/14/00 significant adverse environmental impacts. Location: 28xx Union Ave. NE. The full amount of the fee charged for said foregoing publication is the sum of Appeals of the environmental determina- $48.88, charged to Acct. No. 8051067. tion must be filed in writing on or before 5:00 PM August 28,2000.Appeals must be filed in writing together with the required Legal Number 8071 $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 Legal Clerk, South CountyJournal process may be obtained from the Renton g City Clerk's Office,(425)430-6510. Published in the South County Journal August 14,2000.8071 Subscribed and sworn before me on this (7 day of , 2000 ��OQQ�9iG�r06Fpf.�� 00 f, • Ate; ®as Notary Public of the State of Washington `j.•.t!`• o residing in Renton .2 6; ?�••� �= King County, Washington Nonot ENVIRONMENTAL DETERMINATION ADDENDUM POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: WELLS PRELIMINARY PLAT PROJECT NUMBER: LUA-99-084,PP,ECF On June 29.1999 the City of Renton Environmental Review Committee issued a DNS-M for Wells preliminary plat. Although the staff review indicated that utilities to serve the site would be provided through the extension of existing facilities In Union Avenue NE,the description of the proposal did not specifically Indicate that the water line was 12-Inches in diameter. This new information does not change the original determination and is not likely to result in significant adverse environmental impacts.Location: 28XX Union 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 August 28,2000.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. �t�ale-r10-•,-•_, 1P�—....� .a:�n..,.', r \ CCNM.Y t • • SIC... .class 1 r 1 r FOR FURTHER INFORMATION,PLEASE CONTACT THE CITY OF RENTON,DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. CERTIFICATION I, 4id&e e De 83 , hereby certify that 3 copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on 42A3a c t /ar ?10o , Signed: ATTEST: Subcribed and sworn before me,a Nortary Public, in and for the State of Washington residing *,,,u¢Ki._,„ , on the I\kit day of .,A„ • 1 .. MARIL N KAMCHEFF NOTARY PUBLIC G')--7'1 STATE OF WASHINGTON COMMISSION EXPIRES AAAFi1LYN KAMCHEFF JUNE 29, 2003 MY APPOINTMENT EXPIRES:6-29-03 CITY F RENTON c. ..IL '{ ` Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 9, 2000 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determination -Addendum Transmitted herewith is a copy of the Addendum to Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on August 8,2000: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) WELLS PRELIMINARY PLAT LUA-99-084,PP,ECF On June 29, 1999 the City of Renton Environmental Review Committee issued a DNS-M for Wells preliminary plat. Although the staff review indicated that utilities to serve the site would be provided through the extension of existing facilities in Union Avenue NE, the description of the proposal did not specifically indicate that the water line was 12-inches in diameter. This new information does not change the original determination and is not likely to result in significant adverse environmental impacts. Location: 28XX Union Avenue NE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM August 28, 2000. 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. For the Environmental Review Committee, AW-e. Steve Taylor Project Manager 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 Dorothy Bolar, King County DCFM agncyltr2\ 1055 South Grady Way -Renton, Washington 98055 This naner contains 50%recycled material.20%post consumer CITY IF RENTON ..LL Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 9, 2000 Mr. Tom Touma Touma Engineers 6632 South 191st Place, Suite E-102 Kent, WA 98032 SUBJECT: Wells Preliminary Plat Project No. LUA-99-084,PP,ECF Dear Mr. Touma: 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, on August 8, 2000, issued an addendum to the original threshold Determination of Non-Significance-Mitigated. On June 29, 1999 the City of Renton Environmental Review Committee issued a DNS-M for the subject preliminary plat. Although the staff review indicated that utilities to serve the site would be provided through the extension of existing facilities in Union Avenue NE, the description of the proposal did not specifically indicate that the water line was 12-inches in diameter. This new information does not change the original determination and is not likely to result in significant adverse environmental impacts. Appeals of the environmental determination must be filed in writing on or before 5:00 PM August 28, 2000. 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. 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, ;—) ,A0iNjt71 Steve Taylor Project Manager cc: Mr. John Long; Ms. Mithra Saukrithi Mr.Arthur Wells/Owner Mr. Mike Davis/Davis Consulting Enclosure dnsmItr2 1055 South�� Grady Way- Renton, Washington 98055 all Thic nanar nnntains R0%rwrvclad material.20%oust Consumer CITY OF RENTON ADDENDUM DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat ADDENDUM INFORMATION: On June 29, 1999 the City of Renton Environmental Review Committee issued a mitigated determination of non-significance for above listed preliminary plat (see enclosed). Although the staff review indicated that utilities to serve the site would be provided through the extension of existing facilities in Union Avenue NE, the description of the proposal did not specifically indicate that the water line was 12-inches in diameter. This new information does not change the original determination and is not likely to result in significant adverse environmental impacts. LOCATION OF PROPOSAL: 28XX Union Ave. 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 the addendum information 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 imposed as mitigation measures by the Environmental Review Committee under the original determination remain unchanged. DATE OF DECISION: August 8, 2000 SIGNATURES: �P / �� /o regg Zi erma , Administrator DAT� D;eartm n of Pi nning/Building/Public Works 1 , /7.-iz-, . 4,.. ...L___k ( 7,,,,_,, Jim �Shepherd, dmi trator DAT Community Se i7( ///1421 j;----2-, r 00 %Lee Whe‘7( , DATE Renton Fire Department APPEALS of the environmental determination must be filed in writing on or before 5:00 PM August 28, 2000. Appeals must be filed in writing together with the required $75.00 application fee with Hearing Examiner, City of Renton, 1055 So. 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. Addendum dns CITY OF RENTON ADDENDUM DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat ADDENDUM INFORMATION: On June 29, 1999 the City of Renton Environmental Review Committee issued a mitigated determination of non-significance for above listed preliminary plat (see enclosed). Although the staff review indicated that utilities to serve the site would be provided through the extension of existing facilities in Union Avenue NE, the description of the proposal did not specifically indicate that the water line was 12-inches in diameter. This new information does not change the original determination and is not likely to result in significant adverse environmental impacts. LOCATION OF PROPOSAL: 28XX Union Ave. 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 the addendum information 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 imposed as mitigation measures by the Environmental Review Committee under the original determination remain unchanged. DATE OF DECISION: August 8, 2000 SIGNATURES: � . l�l�� V i/00 regg Zi erma ,Administrator DATE D artm n of Pi nning/Building/Public Works , CilL:( ( IVCC) Jim Shepherd, dmi . trator DAT Community Services ( / ,,, 0c322.- r ti, le.2r.„,„‘„, Lee W he r, ire i DATE Renton Fire Department APPEALS of the environmental determination must be filed in writing on or before 5:00 PM August 28, 2000. Appeals must be filed in writing together with the required $75.00 application fee with Hearing Examiner, City of Renton, 1055 So. 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. Addendum dns • Ill 0 Tit rcHE ENVIRONMENTAL DETERMINATION ADDENDUM POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: WELLS PRELIMINARY PLAT PROJECT NUMBER: LUA-99-084,PP,ECF On June 29, 1999 the City of Renton Environmental Review Committee issued a DNS-M for Wells preliminary plat. Although the staff review indicated that utilities to serve the site would be provided through the extension of existing facilities in Union Avenue NE, the description of the proposal did not specifically indicate that the water line was 12-inches in diameter. This new information does not change the original determination and is not likely to result in significant adverse environmental impacts. Location: 28XX Union 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 August 28, 2000. 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. *0 ` 1 d31013113 NI v,ff'' d° i - . RE E l'AY Lis f II 1 40f 404 j i ® , , Q, 1 y P I � 'a I2 \. ii 3_ 4L 2oo ` •i , tral'' • f\e, 1 4 I 44' 1 i .,.,.a. s'?` ill (e ., ,, b 7% • ,., f :lux Ei '^•J' -vL't a oar, e..... . . - { a •S T Ai SIERRA HEIGHTS PARK ` y .R 1Y` °�`' ,.. ... ''',42i'1;4 C 0 E 7 a j';;1.410.g3 "�; 1 i ri I. o _�__ ' .N.E. 7�TN ST , FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT(425)430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee (ERC) has issued a Determination of Non-Significance - Mitigated (DNSM)for the following project under the authority of the Renton Municipal Code. WELLS PRELIMINARY PLAT LUA-99-084,PP,ECF On June 29, 1999 the City of Renton Environmental Review Committee issued a DNSM for Wells preliminary plat. Although the staff review indicated that utilities to serve the site would be provided through the extension of existing facilities in Union Avenue NE, the description of the proposal did not specifically indicate that the water line was 12-inches in diameter. This new information does not change the original determination and is not likely to result in significant adverse environmental impacts. Location: 28xx Union Ave. NE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM August 28, 2000. 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. Publication Date: August 14, 2000 Account No. 51067 dnsmpub.dot CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: August 9, 2000 TO: Environmental Review Committee FROM: Steve Taylor, Senior Planner SUBJECT: Additional Information on Wells Preliminary Plat LUA 99-084,PP,ECF The City was recently informed by King County that the SEPA determination issued for the Wells Preliminary Plat did not disclose that the water line being extended to serve the site was greater than 8-inches(lines 8-inches or less are SEPA exempt). After consulting with DOE it was decided to address this discrepancy through an addendum which discloses this minor new information. The addendum states that the new information does not result in significant adverse impacts and that the original mitigation measures imposed by the determination remain unchanged. cc: Jennifer Henning A:\99-084.PR\Addendum MEMO.doc\cor 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 16th day of August ,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: j/?'l f/' l CQ SUBSCRIBED AND SWORN to before me this /64i day of Gzl61-4-1-, 1999. Notary Public i and for the State of Washington, residing at , therein. Application, Petition, or Case No.: WELLS PRELIMINARY PLAT LUA99-084,PP The Decision or Recommendation contains a complete list of the Parties of Record. dl. !" ,71} ,t.. 'fit ( r 4X►• ur* s s e p • r' ;; , c !# •fie ` jR 4 f , ir¢3% Y1 I .k I# X Y,'� +�fey 4 '�''yu�, !� t a �1�y„�. t' ,j' '+fS ,t{�'+�s.\ `ta '°b F " �% t ♦i e - {►, ':*. '#+g T •i• I 'dY �." `l .$ g` t i 74 § s a 3 • t° 'kSr. >A..:._. 4," r "r;. i�j.. "`` fi .Y=fit #t ., •... ,,,...,.. ,,,, ° may, ? �!yr.�', ' -J-9- �� L 'i Y'S i ^ . Tv Y f' ,°fp c •-�1 4• ,t , } AR 41 'fit yyy sqi • �j F a y } r .a }r y • i 1y '''> `y i : .. 1 ", .� YL Y• ra " i„ k. - . {.if—2t: >+' K'. ! t=# 2 B F 4� Lr u' {r ri "# i- .ate ''"a Y i -" Y, - as - t eIsrl -� ,$ * - 4. .,;E'G'�w� bi s� '- 4 4_ !�' * :fit `#.y,�,�,` r. It _-- .t�Y`,p:E �Ti; tibe' ,- t� �" } " : � rya �' �". w r 4:' ` '` • 't i f `ter, �.°_ �+ x�rrg �' I Y a - •.-.AFi r _ i +i• n tt..t ' \ a ` •t� �--R\` ' • r t l �l`.,'- ,- "raj' ,�,� � '�1 � !i}S cy f' r.'b '-,` '.s .E �.,. i �' y• "eke. ay } F . - �' .. -.�, . g j.A.a 5i` �{.. ,5'3* - t, }t 'arp ', r`�` �`. 4 ;r a#' •�. €; f :y �iy_ '•.�y` . 'w a t"ib �1` '` � !""" ♦._ '� fT" 4M i r�. �" u L a -T yak*ti �R. 1,r � � � S +tll�` t -Si I -4, t -. k,t �'{" ,1► I i, rX' • '.cy .. f 1i v •h r'• _ ` �S , '` y -'� �y{ �w, `-lam `4 .,gip . ,r i" • '_ - f i ,. b�� j . yam 3 N ii Y;.' 1 v� i� 1 �' '''"1-Xtvi - -;; -•** ' 0.''.•': '-' '7•''7:-4- _-***•-eilf•-‘7,.--"74.*•,,,'74`40,,-- - ,7 „.-;,'„ , ,',, ?'7- -, :.:10-;.4—;:- --,i' ta -. . .' 1• J - �} �' i• S+r A .- e, 'stir .;' c •„ti" S .. r ▪ - 0 0'' qa- `vw TT�� 7. iZi�,. it'` r r It ` ,• n *; #r t r b41. . a.. , tom. ,�; �� HEARING EXAMINER'S REPORT �a i '�, t Y, ' August 16, 1999 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP LOCATION: 28XX Union Avenue NE SUMMARY OF REQUEST: To subdivide 3.81 acre parcel into 21 lots for single family residences. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on July 25, 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 August 3, 1999 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,August 3, 1999,at 9:30 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: Slope map 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 subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range from 4,500 to 13,950 square feet. Tract A in the northwest corner of the site has been designated for storm water detention. The net density of the proposal is 6.56 dwelling units per acre. Access to the lots would be from a new public street to be constructed off Union Avenue NE with a 42 foot right of way. The street would terminate in a cul- de-sac. The subject site is located in the northeast portion of the site and was annexed to the City in May 1999. Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 2 The Environmental Review Committee(ERC)issued a Determination of Non-Significance- Mitigated with several mitigation measures attached. Several of the mitigation measures deal specifically with more stringent erosion control measures because of the hilly slopes on the subject site. The ERC also required payment of fire, traffic and parks mitigation fees by the applicant. Because of the site's location close to May Creek, greater storm water detention was required. The Comprehensive Plan(CP)designated this site as Residential Single Family and it is intended to promote and enhance single family neighborhoods and this proposal is consistent with that designation. The proposal meets the density range and minimum lot size of the CP designation and R-8 zoning of this site. The proposed lot sizes are smaller than others in the surrounding area,but with the extension of services to this area it is anticipated that it will develop with urban densities. The proposal meets lot dimension standards of the R-8 zone, as well as subdivision regulations. Transportation and Plan Review staff evaluated whether there should be stub streets that would allow for future connections to the City street network. The topography through the east portion of the site is quite hilly which would make a road connection difficult. In addition,staff concluded that connecting to SE 95th Way would create a three-way intersection close to the Coal Creek Parkway and there would be operational problems. Staff, therefore, is not recommending connections at this time. The site has rolling terrain with slope gradients generally between 6 to 20 percent. There are two small areas of steep slopes which exceed 40 percent. One located along the west property boundary would need to be graded to provide access to the property. The other steep slope area is located on Lot 13 and applicant has indicated sufficient area for a building envelope. Staff is recommending that the applicant record a Native Growth Protection Easement on the portion of the lot that exceeds 40 percent to preserve that steep slope area from land clearing and tree cutting. Police and Fire Departments have indicated sufficient resources exist to serve the proposed development. The proposed plat would generate 9 to 10 school age children and the Renton School District does not expect this to impact its facilities. Regarding storm water,the site is split into two drainage basins. Tract A will have an underground storm detention vault to serve both basins. There are adequate sewer and water utilities available to the site. Staff is recommending approval of the plat, subject to the following conditions: (1)compliance with the ERC mitigation measures; (2)recording of a Native Growth Protection Easement on the portion of Lot 13 with slopes exceeding 40 percent;(3)an access and maintenance agreement to be recorded to ensure that all the lots have legal access to Tract A,the storm water facility. Tom Touma, 6632 S 191st Place,#E-102,Kent, Washington 98032,applicant representative herein,clarified that Tract A will be a detention tract and a vault will be considered. The biofiltration methods being considered are utilizing the area on top of the tank as a biofiltration or to be a part of the wet vault system,but a decision has not yet been made. Neil Watts,Development Services,City of Renton, 1055 S Grady Way,Renton,Washington 98055,detailed the topography of the site and the drainage problems associated with it. Because the drainage is all to the May Creek system, it can be collected and drained into one pipeline from the site. He also explained the street grid Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 3 system plans for this area. He further recommended a restrictive covenant be placed on Tract A to preclude it from being platted for residential use. 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 10:10 a.m. FINDINGS,CONCLUSIONS&RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,Mike Davis,filed a request for approval of an 21-lot Preliminary Plat. 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 on the east side of 2800 block of Union Avenue NE(132nd Avenue SE in King County). The subject site is located in the extreme northeast corner of the City. Coal Creek Parkway is east of the subject site. Sierra Heights Elementary School is located south of the site and west of Union. 6. The subject site is approximately 3.81 acres. The subject site is approximately 628.9 feet deep(east to west)by approximately 264 feet wide. The Union frontage is 264 feet. 7. The subject site has slopes generally ranging from 6%to 20%. Two areas of the site have slopes in excess of 40%. One of the areas is located along the Union frontage as a result of the road cut. The other area is located in the northeast corner of the site. The high point on the site is located near the middle of the parcel and divides the site into two drainage patterns. 8. The subject site was annexed to the City with the adoption of Ordinance 4780 enacted in May 1999. 9. The subject site received its current zoning,R-8(Single Family Residential; 8 units per acre)with annexation. The R-8 definitions were adopted as part of Ordinance 4404 enacted in June 1993. 10. 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 uses,but does not mandate such development without consideration of other policies of the Plan. 11. The area is predominantly a mix of undeveloped land and single family uses. As noted, a school is located southwest of the subject site. Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 4 12. The applicant proposes dividing the subject site into twenty-one(21) lots suitable for single family homes. There will be a tract, Tract A, for storm water detention. The proposed lots range in size from approximately 4,500 square feet to 13,950 square feet. Tract A will be approximately 4,800 square feet. Access to the subject site will be via a new cul-de-sac street,NE 28th Court. 13. The proposed lots will be arranged in generally two tiers aligned north and south of new NE 28th Court. Four lots will be arranged around the end of the cul-de-sac bulb. Proposed Lot 1 will be the corner lot at the southwest corner of the subject site. The lots will be numbered to the east across the south tier,and then back across the northern tier,ending with Proposed Lot 21 at the northwest corner of the site. The two corner lots,Proposed Lots 1 and 21,will be wider. 14. Proposed Lot 10 is 8,688 square feet. Proposed Lot 10 has frontage on the roadway of less than 80%of the required 50 foot lot width. Proposed Lot 10 will have a 20 foot wide pipestem access. The area of the pipestem which is approximately 1,500 square feet is not counted toward the required lot area of 4,500 square feet. The parcel will be more than 7,000 square feet and meets code. 15. The storm water tract is approximately 30 feet wide by 160 feet deep. It does not meet code requirements for development in the R-8 zone. 16. Lot area after subtracting the steep slopes and roadway will be approximately 3.20 acres and will yield a net density of 6.56 lots per acre. 17. The new street will have a width of 42 feet which has been approved by staff. This new street would have curbs, gutters and sidewalks on both sides of the street. Improvements will also be required along the Union frontage. 18. The development of the subject site will generate approximately 200 new vehicles trips for the 21 homes. Mitigation measures based on vehicle trips were imposed by the ERC. 19. The subject site will generate approximately 9 to 10 new students. Students are assigned to schools of the Renton School District on a space available basis. 20. Staff has reviewed the terrain on and around the subject site as well as road configurations and needs. They have determined that establishing a through street pattern in this area is neither necessary nor practical. 21. Storm water will be routed to the detention tract from both portions of the site that otherwise drain toward two separate drainage basins. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. The plat provides additional housing opportunities in an area of the City that is or can be served by urban services. 2. The parcels with the exception of those clustered around the cul-de-sac are generally rectangular. All the parcels including those at the cul-de-sac meet the dimensional requirements of the R-8 Zone. Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 5 3. The division of the subject site into 21 parcels meets the density requirements of the Zoning Code, providing a density of 6.56 units per acre. 4. The proposed storm water tract is approximately 30 feet wide by 160 feet deep. It contains sufficient square footage to accommodate a lot but is generally too narrow. It does not meet code requirements for development in the R-8,zone but could wind up being the subject of a tax sale or other inappropriate conveyance. The plat should contain language that Tract A is not a developable lot and that no dwelling units may be constructed on the tract. 5. While there are larger lots in the area,the site will be developed under the newer development standards. Other lots will probably be subdivided in the future. 6. It appears that the City infrastructure can handle the additional population,traffic and students. 7. In conclusion,the proposed plat appears to meet standards and will add to the tax base of the City without unduly burdening City systems. RECOMMENDATION: The Preliminary Plat is approved subject to the following conditions: 1. The applicant shall comply with the mitigation measures which were required by the ERC Threshold Determination prior to recording of the subdivision; 2. The applicant shall record a Native Growth Protection Easement on the portion of Lot 13 with slopes exceeding 40%. The Native Growth Protection Easement shall prohibit tree cutting and land clearing in the area with 40%or greater slopes. The Native Growth Protection Easement shall be recorded concurrent with the recording of the preliminary plat. 3. An access and maintenance agreement shall be recorded to ensure that all the lots have legal access to the Tract A stormwater facility and will share in the cost of maintaining the stormwater facility. The agreement shall be approved by the Development Services Division prior to recording. The agreement shall be recorded concurrent with the recording of the preliminary plat. 4. The plat shall contain language that Tract A is not a developable lot and that no dwelling units shall be constructed on the tract. ORDERED THIS 16th day of August, 1999. FRED J.KA HEARING EXA INER Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 6 TRANSMI 1-1'ED THIS 16th day of August, 1999 to the parties of record: Peter Rosen Tom Touma Neil Watts 1055 S Grady Way 6632 S 191st Place,#E-102 1055 S Grady Way Renton,WA 98055 Kent,WA 98032 Renton,WA 98055 Mike Davis Arthur Wells John M.Long 900 Meridian Ave E,#19-313 5 Azalea Drive 1624 Pioneer Milton,WA 98354 Apalachin,NY 13732 Enumclaw,WA 98022 Mithra Saukrithi 832 SW 295th Federal Way,WA 98023 TRANSMITTED THIS 16th day of August, 1999 to the following: Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Admin. Members,Renton Planning Commission Jana Hanson,Development Services Director Chuck Duffy,Fire Marshal Sue Carlson,Econ.Dev.Administrator Lawrence J. Warren,City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington,Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Betty Nokes,Economic Development Director 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.,August 30,1999. 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. Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 7 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. \ 5 • �eSE��45TM•-•'WAY....4:•� -'. ..i.......�� .._ --•--� ,� .. WAY . •i i �' •� tA0 . I ► " 14pe G R E E1 W A Y 4.5 i 40� 404 IA : I! Ors 4S�ne.r • $ o,l it 41 ; • 4m m , a I �J 4I 6:4447:' LH . a. yV//1..� `�'r.673ee �t iuw'"I Iv., / I In 4a l f jQ e, i5,.10.1.4.,77 1104. • -" -- _' ` n '-.., .,• V Qenlen Scbel C44.0 14 401 - L li 2 es rifi-rirke--.• a lit.l 'I G; E uwV^ ,' < 3 ,y Pert - HE• w-1".'''— .I . , tok P./. ...•S T•AI M,O Dory Y SIERRA HEIGHTS l- w, ;;i,, .• 44 .,i0 Y PARK -e1, jN C 0 Ej {0D I V .jN10. 3 "'jy; e 0....•.• ,G LiE i i J! l © _ ,• N.E.I 4TN 1 .. 1 1 1 _ Y 7 1— SL •+y CIT' 3F RENTON X , City Clerk Jesse Tanner,Mayor Marilyn J.Petersen September 14, 1999 Mr. Mike Davis Davis Consulting Group 900 Meridian Avenue E., #19-313 Milton, WA 98354 Re: Wells Preliminary Plat; File No. PP-99-084 Dear Mr. Davis: At the regular Council meeting of September 13, 1999, the Renton City Council approved the referenced preliminary plat subject to the conditions outlined in the hearing examiner's recommendation, dated August 16, 1999. 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 . P sen City Clerk/Cable Manager cc: Mayor Jesse Tanner Council President King Parker Peter Rosen, Development Services Division Fred Kaufman,Hearing Examiner • 1055 South Grady Way - Renton, Washington 98055 - (425)430-6510 /FAX(425)430-6516 ®This paper contains 50%recycled material,20%post consumer • t., DF RENTON tb CIT` • ..LL Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator CITY CLERK(2) OF RENTCNU • MAY 0 2 2000 • May 1, 2000 • . V CITY-CLE CCEIRK`S OFFEDICE • • SUBJECT: PLATS RECENTLY ADDRESSED: TO WHOM IT MAY CONCERN: • Please note the following new addresses assigned to recently approved preliminary plats, final plats and short plats in the City of Renton. You should add these addresses to your databases. Attached new preliminary plats and short plats: Briere Creek Preliminary Plat PP-q1- 131 Briere Preliminary Plat PF- t1 -oo3 Candlewood Short Plat 5+I9-oo-031 Chow Short Plat 5 H P— qq-0`i g, City View Short Plat S+iP-qg- 1�.3 Clover Elizabeth rPlaceabrador Preaminarryiminary Pl t P 9�atl5D Conrad Short Plat Ernst Preliminary Plat PP-q9-i`I Harrington Square Short Plat S}i P-91- 13 2' S P_qg iy5Honey Creek Heights II Short Plat Keith Short Plat SHP- 9q-I y2— Kirkland Court Final Plat FP-qq-152- Manson Short Hat 5tIP-qg-I%`d PP qcl-0 Maplewood Estates Prelim Plat Miller Short Plat 5 HP- 'i - oVi SW 4th Place Short Plat SNP- 7' -°4 I Talbor Ridge Final Plat FP- TT -►&S Teri Short Plat S++P-qj- 183 Wells Preliminary Plat fp_gq- ogq Sincerely, Jan Conklin Development Services Representative Development Services Division Telephone: 425-430-7276 #1 :utilltr • • ,:.: 1055 South Grady Way R.enntton,Washington 98055 .• - ,y, Li This Paper Contains 50%recydud mst�4W 20%Post consumer` ,S t. . ...,.,...•;F,::-.•.....,."*. 'it/ • • 1I 1 I4 i I 1 Illru.Aso ...• I GRAPHIC SCAMmarI marf • .ocs.srtsrr I :•• zr4 w SUMO r I I -- — - "� S 88 29'25" E 628.90' / R v cnfff*in J:J a Inca 1 I moo VD DC . bW MOW ,m -s N7I}S-t Z I I • • \ 13 SURVEY NOTES: CI _ ri18 :',� f7 �n 16 15 a n14 _ • 8 WS/RI/M[MI, !l MCraw�ws IAWLN}iM-wIQC Wa ` I I «r n. J)., 20 = 19 ^•� S . . a 8 l',�// R Nt rNnn YXD: N. r4-C;Mara(we s AMNANGLES (O 21 - • - M�/'3a «CI n C T 2O� V•�/ DAIt Of SM.WE(ARC.IMP W , i o .. • :a ~(�l' 7�Z Vi (� // .)J' O IMMS Or R[AMNO WEST Oa Or INC No,VA 81 p I wlr arNJ7JO MC J-JJ (N Or7a'aR- •a 'S,` S N]r']5•I' 0 rtACNMAR.f; LYTr a RDN IDN MON risk • l IOU glob I�Z ;J— �f�2 r-J • C;X :R xt K rw r r.)JM . 12 Sr4trr A omO Nr q j= I ; 13 J[O ,a Oflr Sr JI 54„• N>e' j / S ; (v CItrAAW' asiJ;(rJr r�lrl i r —-—�r �1�� I = sNnaf[ DEVELOPER: OWNER: ` I - IRLNI RQLwS MINOR M[LLS ICI a n set.* ' if fJ r/ 1 1 WR LN RRR4rXi RK' S AIKCA OMK C I >a J..r 287H CT Y P.o BOx ➢sr AP w i J NE '1 't ��//"� •3/�7 C� 7 PUNA[R. 4w 51 •4 LNML NY 8 l.}'I U •0I0/ (�/13 �•/I I Y I��a f r`�I ,�f`�J CO O APPLICANT: Q I .4: =' I • �� '�. Ma. Ms casVLD C GROUP.LLD 1 .� . .n ,••, g rIJ„ _ 900 Y[Rlp.'AN AEJAK CAST/rr-JIJ J 1 2 $x 3 4 5 Ea 6 ;a 7 . . �� MN]f N'R Yx TON. •A 93334 n I : ; .. Z. . Y .. • a a .,. • S N 6 R 8 , /C�s O vfRaNt(nJl e[._asa• `t W « 8^ 9 J ti= 0 LAND SURVEYOR V np Z I. - �•; 8 MOAN MA 'TON-TGVMA,its ty Z It MOW '00• ' k 6632 SU �9 sI CL >AND Kc Ofi `•� f Q kJ ov .�• • • KENT. WA (•7s�5r-OrQS 1 s N 88 29r 4" W 629.52'7. r»fJ cc r 2 — —I ' � 1 i I '�` o� I . J-. I \ rcrf R WOW•CAI PLAT DATA Z ( / rase sum A rf• DV t•4 TOTAW I'' ' \`•.r�f� Jfr Fr I •w SCUM I 1 t� I [t J»h+' I I I ZON£L AREA JRBB) ACRES m NUMBER OF LOTS 21 LOTS f r. �' I 1 TRACTp AA-DETENTION TRACT - 4800 SF 0.39 J I n 1 1 I I _., I J•N'I J+� _ _ _ _ _ _ — 3 �.N II.rue rl•J::. 1.2 1 �� IrNCM K ®®�L .1 , =IN Diaj) W LEGAL DESCRIPTION r r3 L N ,,,,ff,,,,,, I.M i �•- NNu � �i aN J!L 2 r.xV J/Wr~DI AK ;f pN nrvi S��'i7fiTF'� �.mg ORErE AP INC«ER O OT NORM]r•rC[I Or THE ROR/N•[SI AS 1. R Or GOKRNfrN1 LOT•, /NV•r�ll �r•R wax AD NE StCNON J.r0•NSwP 7J ROAN RANG[5 LA51. RM.w x.0 LOUNIr, f NN .20.21.24 ._ .._ 0 NASrwGIorL, S�WI:1l1S. 40..........0 n►ff fw ' lt>•�'r7 MT1 .r !WEPT If[•[St JO r[[I TOR ROAD(r)1fp AENur Xf J....rr Dv.IV or ir 4— IMINI/1=12/717 .ry •..zc sa}a c wr R•.iRI 0.b 010. R]ir a•Qr R Mo•MI NC MAO 1 a 59NTR September 13, 1999 Renton City Council Minutes Page 307 Plat: Wilkinson, Shattuck Ave Development Services Division recommended acceptance of a dedication of S/S 22nd P1 (ROW right-of-way on the west side of Shattuck Ave. S., south of S. 22nd Pl.,to fulfill Dedication), SHP-99-021 a requirement of the Wilkinson Short Plat(SHP-99-021). Council concur. EDNSP: Hiring of Economic Economic Development,Neighborhoods&Strategic Planning Department Development Specialist @ requested authorization to hire an Economic Development Specialist at Grade E Step E of Salary Range of the salary range. Refer to Finance Committee. Annexation: Knight, 144th Economic Development,Neighborhoods& Strategic Planning Department Ave SE& SE 132nd St recommended a public meeting be set on 9/27/99 to consider the 10%Notice of Intent to Annex for the proposed Knight Annexation; approximately 46 acres located in the general vicinity of 144th Avenue SE and SE 132nd Street. Council concur. Plat: Wells, 2800 Block of Hearing Examiner recommended approval, with conditions, of the Wells Union Ave NE(PP-99-084) Preliminary Plat; 21 single family lots on 3.81 acres in the 2800 block of Union Ave.NE(PP-99-084). Council concur. Public Works: SW 23rd St Surface Water Utility Division requested approval of a sole source contract Drainage Channel with Foss Environmental for clean-up and disposal of contaminated water and Contamination Clean-up, Foss sediment in the SW 23rd Street drainage channel at an estimated cost of Environmental $300,000. Council concur. (See below for Council discussion of this matter.) Transportation: Main Ave S Transportation Systems Division recommended approval of an agreement with Railway Warning Device Burlington Northern Santa Fe Railway(BNSF) for upgrading the active Upgrade (BNSF) warning devices at the Main Ave. S. railroad crossing at a cost of$118,086. Council concur. CAG: 99-052, Oakesdale Ave Transportation Systems Division requested approval of Amendment No. 1 to SW(19th to 31st),Kato& CAG-99-052, agreement with Kato&Warren, Inc., for additional design work Warren on the Oakesdale Ave. SW(SW 19th to SW 31st Streets)project in the amount of$497,124. Council concur. MOVED BY PARKER, SECONDED BY SCHLITZER, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED*. Public Works: SW 23rd St Councilman Clawson requested that the Public Works Department provide Drainage Channel more information on item 8.i., the emergency sole source contract with Foss Contamination Clean-up, Foss Environmental for clean-up and disposal of contaminated water and sediment Environmental in the SW 23rd Street drainage channel. Ron Straka,Utility Engineering Supervisor, explained that the contamination was discovered on August 25th by a contractor hired by the City to remove sediment in the drainage channel. As the contractor removed debris and sediment from the storm drain,previously trapped petroleum products were released into the drainage channel. The contractor immediately stopped work and notified the City,which called in Foss Environmental as this company is an expert in hazardous waste clean-up. Foss recovered approximately 300 gallons of oil and water from the outfall of the storm drain and placed into storage tanks. Mr. Straka said subsequent tests of the contaminated material identified it as diesel and motor oil. The absence of heavy metals will make the clean-up less costly than originally thought(closer to$200,000 than to $300,000), since the disposal rate for less hazardous waste is$33 per ton but the rate would have been$180 per ton for more hazardous waste. Councilmember Keolker-Wheeler asked where this contamination was discovered as compared to the recent Olympic Pipeline Company spill. Saying I CITY OF RENTON COUNCIL AGENDA BILL IAI #: 0 r._,,, SUBMITTING DATA: FOR AGENDA OF: Dept/Div/Board.. HEARING EXAMINER Staff Contact... Fred J. Kaufman, ext. 6515 AGENDA STATUS: Consent XX SUBJECT: Wells Preliminary Plat Public Hearing.. Correspondence.. Location: 2800 Block of Union Ave NE Ordinance File No. LUA-99-084,PP Resolution Old Business.... EXHIBITS: 1. Hearing Examiner's Report& Recommendation New Business.... Study Session... Other RECOMMENDED ACTION: Approve Hearing Examiner's Recommendation APPROVALS: Legal Dept Finance Dept.... Other FISCAL IMPACT: N/A Expenditure Required... Transfer/Amendment.. Amount Budgeted Revenue Generated... SUMMARY OF ACTION: The Hearing Examiner's Report and Recommendation on Wells Preliminary Plat was published on August 16, 1999. There were no requests for reconsideration and the appeal period ended on August 30, 1999. The Examiner recommends approval of the proposed preliminary plat, subject to the conditions outlined on page 5 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. August 16, 1999 OFFICE OF THE HEARING EXAMINER CITY OF RENTON REPORT AND RECOMMENDATION APPLICANT: Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP LOCATION: 28XX Union Avenue NE SUMMARY OF REQUEST: To subdivide 3.81 acre parcel into 21 lots for single family residences. SUMMARY OF ACTION: Development Services Recommendation: Approve with conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on July 25, 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 August 3, 1999 hearing. The legal record is recorded on tape. The hearing opened on Tuesday,August 3, 1999,at 9:30 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: Slope map 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 subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range from 4,500 to 13,950 square feet. Tract A in the northwest corner of the site has been designated for storm water detention. The net density of the proposal is 6.56 dwelling units per acre. Access to the lots would be from a new public street to be constructed off Union Avenue NE with a 42 foot right of way. The street would terminate in a cul- de-sac. The subject site is located in the northeast portion of the site and was annexed to the City in May 1999. Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 2 The Environmental Review Committee(ERC) issued a Determination of Non-Significance-Mitigated with several mitigation measures attached. Several of the mitigation measures deal specifically with more stringent erosion control measures because of the hilly slopes on the subject site. The ERC also required payment of fire, traffic and parks mitigation fees by the applicant. Because of the site's location close to May Creek,greater storm water detention was required. The Comprehensive Plan(CP)designated this site as Residential Single Family and it is intended to promote and enhance single family neighborhoods and this proposal is consistent with that designation. The proposal meets the density range and minimum lot size of the CP designation and R-8 zoning of this site. The proposed lot sizes are smaller than others in the surrounding area, but with the extension of services to this area it is anticipated that it will develop with urban densities. The proposal meets lot dimension standards of the R-8 zone, as well as subdivision regulations. Transportation and Plan Review staff evaluated whether there should be stub streets that would allow for future connections to the City street network. The topography through the east portion of the site is quite hilly which would make a road connection difficult. In addition, staff concluded that connecting to SE 95th Way would create a three-way intersection close to the Coal Creek Parkway and there would be operational problems. Staff, therefore, is not recommending connections at this time. The site has rolling terrain with slope gradients generally between 6 to 20 percent. There are two small areas of steep slopes which exceed 40 percent. One located along the west property boundary would need to be graded to provide access to the property. The other steep slope area is located on Lot 13 and applicant has indicated sufficient area for a building envelope. Staff is recommending that the applicant record a Native Growth Protection Easement on the portion of the lot that exceeds 40 percent to preserve that steep slope area from land clearing and tree cutting. Police and Fire Departments have indicated sufficient resources exist to serve the proposed development. The proposed plat would generate 9 to 10 school age children and the Renton School District does not expect this to impact its facilities. Regarding storm water,the site is split into two drainage basins. Tract A will have an underground storm detention vault to serve both basins. There are adequate sewer and water utilities available to the site. Staff is recommending approval of the plat, subject to the following conditions: (1)compliance with the ERC mitigation measures; (2)recording of a Native Growth Protection Easement on the portion of Lot 13 with slopes exceeding 40 percent; (3)an access and maintenance agreement to be recorded to ensure that all the lots have legal access to Tract A,the storm water facility. Tom Touma, 6632 S 191 st Place,#E-102, Kent, Washington 98032,applicant representative herein, clarified that Tract A will be a detention tract and a vault will be considered. The biofiltration methods being considered are utilizing the area on top of the tank as a biofiltration or to be a part of the wet vault system,but a decision has not yet been made. Neil Watts,Development Services,City of Renton, 1055 S Grady Way,Renton, Washington 98055, detailed the topography of the site and the drainage problems associated with it. Because the drainage is all to the May Creek system, it can be collected and drained into one pipeline from the site. He also explained the street grid Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 3 system plans for this area. He further recommended a restrictive covenant be placed on Tract A to preclude it from being platted for residential use. 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 10:10 a.m. FINDINGS, CONCLUSIONS&RECOMMENDATION Having reviewed the record in this matter,the Examiner now makes and enters the following: FINDINGS: 1. The applicant,Mike Davis,filed a request for approval of an 21-lot Preliminary Plat. 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 on the east side of 2800 block of Union Avenue NE(132nd Avenue SE in King County). The subject site is located in the extreme northeast corner of the City. Coal Creek Parkway is east of the subject site. Sierra Heights Elementary School is located south of the site and west of Union. 6. The subject site is approximately 3.81 acres. The subject site is approximately 628.9 feet deep(east to west)by approximately 264 feet wide. The Union frontage is 264 feet. 7. The subject site has slopes generally ranging from 6%to 20%. Two areas of the site have slopes in excess of 40%. One of the areas is located along the Union frontage as a result of the road cut. The other area is located in the northeast corner of the site. The high point on the site is located near the middle of the parcel and divides the site into two drainage patterns. 8. The subject site was annexed to the City with the adoption of Ordinance 4780 enacted in May 1999. 9. The subject site received its current zoning,R-8(Single Family Residential; 8 units per acre)with annexation. The R-8 definitions were adopted as part of Ordinance 4404 enacted in June 1993. 10. 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 uses,but does not mandate such development without consideration of other policies of the Plan. 11. The area is predominantly a mix of undeveloped land and single family uses. As noted,a school is located southwest of the subject site. Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 4 12. The applicant proposes dividing the subject site into twenty-one(21) lots suitable for single family homes. There will be a tract, Tract A, for storm water detention. The proposed lots range in size from approximately 4,500 square feet to 13,950 square feet. Tract A will be approximately 4,800 square feet. Access to the subject site will be via a new cul-de-sac street,NE 28th Court. 13. The proposed lots will be arranged in generally two tiers aligned north and south of new NE 28th Court. Four lots will be arranged around the end of the cul-de-sac bulb. Proposed Lot 1 will be the corner lot at the southwest corner of the subject site. The lots will be numbered to the east across the south tier,and then back across the northern tier,ending with Proposed Lot 21 at the northwest corner of the site. The two corner lots,Proposed Lots 1 and 21,will be wider. 14. Proposed Lot 10 is 8,688 square feet. Proposed Lot 10 has frontage on the roadway of less than 80%of the required 50 foot lot width. Proposed Lot 10 will have a 20 foot wide pipestem access. The area of the pipestem which is approximately 1,500 square feet is not counted toward the required lot area of 4,500 square feet. The parcel will be more than 7,000 square feet and meets code. 15. The storm water tract is approximately 30 feet wide by 160 feet deep. It does not meet code requirements for development in the R-8 zone. 16. Lot area after subtracting the steep slopes and roadway will be approximately 3.20 acres and will yield a net density of 6.56 lots per acre. 17. The new street will have a width of 42 feet which has been approved by staff. This new street would • have curbs,gutters and sidewalks on both sides of the street. Improvements will also be required along the Union frontage. 18. The development of the subject site will generate approximately 200 new vehicles trips for the 21 homes. Mitigation measures based on vehicle trips were imposed by the ERC. 19. The subject site will generate approximately 9 to 10 new students. Students are assigned to schools of the Renton School District on a space available basis. 20. Staff has reviewed the terrain on and around the subject site as well as road configurations and needs. They have determined that establishing a through street pattern in this area is neither necessary nor practical. 21. Storm water will be routed to the detention tract from both portions of the site that otherwise drain toward two separate drainage basins. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. The plat provides additional housing opportunities in an area of the City that is or can be served by urban services. 2. The parcels with the exception of those clustered around the cul-de-sac are generally rectangular. All the parcels including those at the cul-de-sac meet the dimensional requirements of the R-8 Zone. Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 5 3. The division of the subject site into 21 parcels meets the density requirements of the Zoning Code, providing a density of 6.56 units per acre. 4. The proposed storm water tract is approximately 30 feet wide by 160 feet deep. It contains sufficient square footage to accommodate a lot but is generally too narrow. It does not meet code requirements for development in the R-8,zone but could wind up being the subject of a tax sale or other inappropriate conveyance. The plat should contain language that Tract A is not a developable lot and that no dwelling units may be constructed on the tract. 5. While there are larger lots in the area,the site will be developed under the newer development . standards. Other lots will probably be subdivided in the future. 6. It appears that the City infrastructure can handle the additional population,traffic and students. 7. In conclusion,the proposed plat appears to meet standards and will add to the tax base of the City without unduly burdening City systems. RECOMMENDATION: The Preliminary Plat is approved subject to the following conditions: 1. The applicant shall comply with the mitigation measures which were required by the ERC Threshold Determination prior to recording of the subdivision; 2. The applicant shall record a Native Growth Protection Easement on the portion of Lot 13 with slopes exceeding 40%. The Native Growth Protection Easement shall prohibit tree cutting and land clearing in the area with 40%or greater slopes. The Native Growth Protection Easement shall be recorded concurrent with the recording of the preliminary plat. 3. An access and maintenance agreement shall be recorded to ensure that all the lots have legal access to the Tract A stormwater facility and will share in the cost of maintaining the stormwater facility. The agreement shall be approved by the Development Services Division prior to recording. The agreement shall be recorded concurrent with the recording of the preliminary plat. 4. The plat shall contain language that Tract A is not a developable lot and that no dwelling units shall be constructed on the tract. ORDERED THIS 16th day of August, 1999. FRED J.KA AN HEARING EXA ER Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 6 TRANSMITTED THIS 16th day of August, 1999 to the parties of record: Peter Rosen Tom Touma Neil Watts 1055 S Grady Way 6632 S 191st Place, #E-102 1055 S Grady Way Renton,WA 98055 Kent, WA 98032 Renton,WA 98055 Mike Davis Arthur Wells John M.Long 900 Meridian Ave E,#19-313 5 Azalea Drive 1624 Pioneer Milton,WA 98354 Apalachin,NY 13732 Enumclaw, WA 98022 Mithra Saukrithi 832 SW 295th Federal Way, WA 98023 TRANSMITTED THIS 16th day of August, 1999 to the following: Mayor Jesse Tanner Gregg Zimmerman, Plan/Bldg/PW Admin. Members,Renton Planning Commission Jana Hanson,Development Services Director Chuck Duffy,Fire Marshal Sue Carlson,Econ. Dev.Administrator Lawrence J. Warren, City Attorney Larry Meckling,Building Official Transportation Systems Division Jay Covington, Chief Administrative Officer Utilities System Division Councilperson Kathy Keolker-Wheeler South County Journal Betty Nokes, Economic Development Director 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.,August 30, 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. Mike Davis Davis Consulting Group Wells Preliminary Plat File No.: LUA-99-084,PP August 16, 1999 Page 7 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. • • • • • • tTLI1 • GRE E WA.Y ,�, •. I 404 I L ye i \ • 401 if . faa.scrw �y\s9 19„ I till ; ! . . i z *.'.._rTTII1 , � s- C�. GQP'._•. -- ,Xr arwaf m n 'sp` I l .I4+3 I y . ,�,11 s C I (77. fYN I 1f.4 el • +.M.ey r /r ••1 fcn.M k!ool Cruncf .c01 a4�'•" ra rr.14r.' kb (��"14 -. IV • N11.1�n ' HLEH ; % AI SIERRA HEIGHTS i./0.i3 en r'ter.EH ..I ' l^Yr•.I•-1•- f.1^. 1 1 f••.••y • • • • EXHIBIT'A' The North 264 feet of the northwest quarter of Government lot 4, Section 3, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the West 30 feet for road (132nd Avenue SE/Union Avenue NE) • • • I'•• • ■ ii I. I.r1 6 pI , wY el Aia ws•,:. I . GRAPHIC SCALE e Fm' I ``ir6' Y ISAIP SNpArr P I --�--• ....` Mal"PIMP MAIM / Iwlu'I PA ' Is\• A NDaY S 8829 25" E 628.90' / A v.MAMA MC a-sa-a r• TRACT A^ o aa°D MOO aom xx nw n•\I-RWan" ` scar I ` .Qi Now' I Sen/?ST ;• • ' 13 SURVEY NOTES: • • 14 • !• a , a 1� = 1 ,�:� 16 15 , r.\.w.., • •t•••••Y« g MSIAW(NI.•(3 S( /O/Al SIA)ION Ohr_AIQc ♦ --err 11 !n, • u : • R (a Stops sc sc MiCNAt ` I"! t1 .. S n ) ... •� µaN.• KDN.b DSr4(KLD KASIM[MNIS RAID ANOI(S 1 27 g i 20 $" 19 + o -e • 6 a YAc^as-Pao-0(0 N N DAIr or S 6Cr Apa WO I j .. a . N „ 0 MLa a A(AAA/0: MS8 lM'C a rat-N( S N• o wnY s MOM'I.• 0 MC a-»-f(N mea'af•q 10 • R.ioad�.• t.l 11 1 �-�\ S. .� ``I. µ B[nCMY.Mf: Cl!.Of k[N tPY I( I,IJ4 V! CA SC A t M( tr,N$[C I.p•I Df NC 2 11\ W et /-(aw x / • • 12 arArrr wAON r ? I . .),o' SDoo' nkr wa/' ___ • N a[v Naw Aas.0 (u6.1ev1 J • :. ®,-- ---'MR "__ -�'11 I ai-—f.. -------- i- r - . - .. ox sw��( DEVELOPER: OWNER: • k BR(lRNI POURS • ARDNR PCLIS� 'lit_ • NOR(NT(RPR,S(z Mc 5 A1Alu ORIP 911_�-� — . APAIACNAr Nr? x6Jpo „J1 •• Y \ r P.0 BR OAMD965/JB02 p Jd akae NAaisi U I 28ST CT '. : a.. ^13 APPLICANT. •• • I -.i \'� � L''n.? • ,Ir' • ► • • • • i ` nzn • DAPS CONSUL DNC CROUP.(IC .1i a; 1 y 2 $^ 3 7. 4 _"0 5 0 6 7 • Q. N SOWN'. .fa ray,POO WA 903s,/wr usr tra_au J s a _ s b 8 ;{ ,,r • O PoOnt(laa)es.-osf. 8•, N « N 4'. N yv �A£ 9 �{'+ 10 LAND SURVEYOR C tl x.• S UMW"IOW IOONA PLS Ct Y� Pape , 1 i • ~�I I. R IpAIA(NerNaRS R(MO SURVIMMS 6632 503IN/9151 PLACE.51AI((102 Q R b4.� . .. �� Sam• w. mow, • • k(NI• WA 90032 IF m '5/• NOV((4251131-0663 if:f • I 1 • I 629.52' "' I OP MC I I 1. (` • 111 I 80.0 AM CAP roulD 41664 6 CM - PLAT DATA `V L• ((„-7-5 w^- 611 s4/M It I wY II •JYa Lr I I I I ITOTAL ONS AREA J.81 ACRES CL I I R8 NUMBER Of LOTS 71 LOTS (1 r^`' R/W AREA 0.59 ACRES (l k f I I I • TRACT "A'-OETENT/ON TRACT - 4800 SF • 1.-- -- —.� - - - _ _ _ _ W Attu•I aomT qr.rol /[AS:M KA,wa: CUtP If..CIA R.WS LEGAL DESCRIPTION • %u '+e7(ut T'it) 2.75 RI - ^a1PDJ/M•,MASS nuc Mtrnl ro•rxN Ar u wNA o pc NORM'M(!EU a PIC NOR0•6952 WAVER 0E COKRNKNI lar(• =Y•w�t —▪—��j—i��- starts N uYDA Ai[Ar SECl/pN a lOwS/kP JJ NORIK RAN((3[AS{Ral.M KING COIMII, • �r"HiTiS6r . 0 1rA51r1(O/OYt • T'-7(A-7r.l-' ••• • w. tAC(Pr lIE(EST.10 r(Er MR 4040(1J1t0 A15NIK 5E) - —• 'y1P w ikt V I/(DNNP ora-)J•a I-S ma nal .• . • IN saw SALIM A WNW Ati M CI7 OF RENTON Hearing Examiner Jesse Tanner,Mayor Fred J.Kaufman September 2, 1999 Mr. Mike Davis Davis Consulting Group 900 Meridian Avenue E, #19-313 Milton, WA 98354 Re: WELLS PRELIMINARY PLAT FILE No. LUA-99-084,PP Dear Mr. Davis: The Hearing Examiner's Report and Recommendation regarding the referenced request has not been appealed within the time period established by ordinance. Therefore, this matter is being submitted 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, Fred J. Kalman Hearing Examiner FJK/mm cc: Peter Rosen Sandi Seeger, Development Services 1055 South Grady Way - Renton, Washington 98055 - (425)430-6515 CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: September 2, 1999 TO: Marilyn Moses q� FROM: Sonja J. Fesser SUBJECT: Wells Preliminary Plat,LUA-99-084,PP Legal Description Approval Dave Christensen and I have reviewed the above referenced legal description and find that said legal is technically flawed(it is not correct to describe an aliquot part of a government lot). However,this problem will be remedied upon the recording of the subject plat. Therefore,the legal description is approved for purposes of preliminary plat approval. Please note that this same comment was made on our review memo dated June 24, 1999. \\TS SERVER\SYS2\COMMON\H:\FILE.SYS\LND\10\0343\RV990901.DOC • CITY OF RENTON NELL HEARING EXAMINER AUG 311999 MEMORANDUM CITY OF RENTON Errxinr, .• _4)t. Date: August 31, 1999 To: Sonja Fesser From: Marilyn Moses 111 Re: Wells Preliminary Plat LUA99-084,PP Would you please verify that the attached legal is correct before we send it on to City Council for approval. EXHIBIT'A' The North 264 feet of the northwest quarter of Government lot 4, Section 3,Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the West 30 feet for road(132nd Avenue SE/Union Avenue NE) AFFIDAVIT OF PUBLICATION Charlotte Ann Kassens first duly sworn on oath states that he/she is the Legal Clerk of the SOUTH COUNTY JOURNAL NOTICb�EN IRO��NTAL -- MffsiA600 S. Washington Avenue, Kent, Washington 98032 ENVIRONMENTAL REVIEW COMMITTEE RENTON,WASHINGTON The Environmental Review Committee a daily newspaper published seven (7)times a week. Said newspaper is a legal (ERC)has issued a Determination of Non- newspaper of general publication and is now and has been for more than six months Significance Mitigated for the following project under the authority of the Renton prior to the date of publication, referred to, printed and published in the English language Municipal Code. continually as a daily newspaper in Kent, King County, Washington. The South County WELLS PRELIMINARY PLAT LUA-99Journal has been approved as a legal newspaper by order of the Superior Court of the Proposal to, CF Proposal to subdivide parcel into 21 lots State of Washington for King County. intended for single family residences. The notice in the exact form attached, was published in the South County Location:28xx Union Ave.NE. Appeals of the environmental determine- Journal (and not in supplemental form) which was regularly distributed to the subscribers tion must be filed in writing on or before during the below stated period. The annexed notice, a 5:00 PM July 19, 1999. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Wells Preliminary Plat Examiner, City of Renton, 1055 South Grady Way,Renton,WA 98055.Appeals to the Examiner are governed by City of as published on: 7/5/99 Renton Municipal Code Section 4-8-11B. Additional information regarding the appeal process may be obtained from the Renton The full amount of the fee charged for said foregoing publication is the sum of$48.88, City Clerk's Office,(425)-430-6510. charged to Acct. No. 8051067. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, Legal Number 6322 August 3,1999 at 9:00 AM to consider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will Lega lerk, ounty ournal be heard as part of this public hearing. Interested parties are invited to attend the public hearing. ��1r\\ A Publication Date:July 5,1999 Subscribed and sworn before me on this .pou day of qtLi , 19 q5 Published into South-pounty Journal July 5, 1999.63ill _(-- FA--g—AJ--,-- \O'\ '- --q-61,1,L,,,riA_ __ �`��"4 `" Notary Public of the State of Washington ~ ' residing in Renton _" King County, Washington J LUA qq, OS4, i'P CITY OF RENTON 1 1999 1.CVJ � )j\/1J3 CITY AUG CL ER1 K�S OFFICE DEVELOPMENT PLANNING CITY OF RENTON AUG 1999 RECEIVED August 9, 1999 City Clerk City of Renton 200 Mill South Renton, WA 98055 To Whom It May Concern: I am writing to request that I be made a Party of Record on City of Renton File Number LUA 99-094, known as Wells Preliminary Plat. Thank you. Sincerely, LOZIER HOMES CORPORATION 19.1U3 LQ,Pa Teresa LeMay Land Acquisition Administrative Specialist cc: file LOZIER HOMES CORPORATION 1203 I14TH AVENUE SOUTHEAST BELLEVUE,WA 98004 425 454.8690 LOZIEHC315MM FAX 425 646•8695 1 I iI L� • hf I I,• �� ' v wv eL -1eD AI'rr. i GRAPHIC SCALE ,. • V I1 Rm• .mar S/NN Raw SIAM. 4 • r[I _ I / rr.K•a K I / - — — « S 88 29'25" E 628.90' I r/.WNW.s(c J-IJ-a VW) , n, TRACT A- '°" mm >oDD ,.,, d / ,x N�'"w°°( IX i nJr t. UMW / _ W 1 I �m Sf�isT S 4lS'2S•E 2 W C mm Moo i • SURVEY NOTES: V� I I « \ \ \ i \ 14 1 8 EihvorpriA::sfr: JN OIµ SIA IK)NDTY-A/aO =�18 17 15 6.e.>a• (S S(COHD.HSrauMCNI). WVl K 'ill K.R .• Sn 16 g ar,Lv.• 8 a Q :ncio ri+sua(:.El rs.WD:Nuts (O21 y 20 19 • '.. • o' vr. RCN r9„ « $ M • ~ H,,J' O RAYS Or BEAR/NG• \EST LSCC Of I S••• O 33'S,-[1 5.4 i W I y y • D.II. 66'4771• 'rr SM),IS-f ~4J N.„OD 60 .l R(NCNu.RK: ('rtv D!R(N IQV"pV/IRJ0. [ (/� avr.-aw74• L.I 4r �..�. 'A J/r6-ea.ss PL uc.N coHcar rr MON INii I�nn S/RCf I aT UN.(}Ht IRSCC rrON OC,IC I.In 111�'�rnY1r1L1 '-IXw OP . /L'' 12 W rEi N[ Ifs. a W W I 5D» _ ax' / (V u[v.NON-.x.sJ Lu,.reMJ Y 7 ? 8 J4Lo• Jam 6 aft i' . - --- ~ _ - „ran. _ r - s e,+l°T E DEVELOPER: OWNER: `2 I T. ' _ --�_ BRCN/ROLL/NS AR INUR*ILLS D6 p,� M SI YJ • 11 I MR OCBOXRPRSSCS.,NC- 5 AZALEA AP4AC N,ONYC Js7 >a0 M. r SOM CT • \ / SUMNER, wA 98100 h. NE 28T1-1 • _ n O APPLICANT:: CO AWE DAVIS S. ' • \ \ ; �} DANS CONSUL MG CROUP.LLC PI o r1f 70 _ 900 YCRLBAN AKNUE(A57//9-JIJ f 1 O 2 a^ 3 \ 4 ; 5 a 6 at' 7 g. .L • N a,»I. MIL 705 WA%JSI y/' y n II d I`I o B v 8 .. .J, O PHONE(75JJ B14-O694 ` CO ^ • n S• 9 ��,,�, 10 LAND SURVEYOR n P `L. S [101/NIR-TOM-Ip/YA PL5 (� ^ , .....8 > r "r .. IOUYA ENGINEERS tr LAND SURVEYORS �L G 6611 SOUTH 19157 PLACE,ART(E707 4 f a•_ IOD xm SOLO• :fo KEN', WA 9BOJ1 ��• �•,• S6,J PHONE'(475)75r-0665 2 V a ,IlY r77 YE ` Q N 88 29 4" W 629.52' 11I1 1 o - - -I I I I �L. Q � � I I r I Moo R(BM a CM I PLAT DATA W `< moo WO.a CA, DvlK CC 4 L ..,:i L'""•rB at7 scour TOTAL AREA U • w,�r�_- ZONE I *vet •Jnsl„ I I I RB ACRES I � I I NUMBER OF LOTS R/W AREA 77 LOTS f Z 0.59 ACRES 1 I I.; I TRACT A"-DETENTION TRACT - 4800 SF J I J I --- .-- - f- — — — — — — — - JamI moor rwr LfNGM�1 KMK.G • �WNW L(Hc DNS • i ' LEGAL DESCRIPTION —Y—lf.�t _ = H-.,:zgl _—_ 1Tli_:7fbb' / aw..J/N-1.5 RUC _>wttt)t Y w COW.II •r N wRA t. EC NORM 764 CCCI or MC NO RANGES7 WARIER Or GOVERNMENT LO7 4, 'R•'YJt -1--j..--sr - ` -n K swift a Iwo.Ala t SECTION J,IDr1I1SNIP IJ NORI 'i i' +•''IJ3. -)—yTr-;;$-- 1 M 5 CAST,W.Y.,M KING COfM71; 4 J/a—fT,�- 0 WASIRNG704 .r EXCEPT ME HEST JO C(CT TOR ROAD(IJIND AVENUE SO - 0401.,WV it -u net NO ate j 'Or'-r IR 19f wNR O • MI JOw 5K"11 I WM.Ai Mr GRAPHIC Ik t • . . • lr'••In(. I ;, - - --. "-- 1 ,. 1 _ m,.•: .:.•. ; ,i/OE� , Y I. 1 s � _] ' /..,.i/%.//f:,`::,,C//�%r/�/%i' •� Li�ii.O•Oi•V�•I•i• .\" 1//i"j'; ;0'i:�//i:/'4QT( A" • \ �1/ ` %// ,, // / .. ,, .. . �,\_.. A,..,,. . r :.n. w �a 0': �e • _� �; iz 4 21 2tJ� 19 Y/ 0/ \ • . . • I! j i/ /''1 a°°•� i, p 1,4 0 4-s., ,,. i . % ice/y !lf�� / /,.M � � \2 �� to I:. • /: • r / f, . ,/ 7 Q 1 /.%/:•' -� i / • it �� 115/ ��/// i f 1 E**. 1 .4 ,.. . •,,,.,,, .... ,•,,,,..•• / ..:: • .........• ..... /iv,: . , , / (0' • . '....:47' . • / / i- 2 .'Azi .6v . 6. 1 A1/3"./ 4 _- , / 41 //re ........ /1 /j),"f " W.. . -: - 9.52 7,..! 1 .11 •.•;,//,:''..•/,t:///e,„••.,,•,,,z . . , , _-Zelliiili. - ..,,. VO: r•(A:I/T j �.. . .tir •� MONO RUM t CO •• I I \� I �O I 1 I• I 41Y MIN I ,,, I I I I ; 1 1 I I yl OA I I I �� J 1 TO 25 PERCENT J t.i.• 4 ' • _ I 26-39 PERCENT ••'•': 40 PERCENT AND GREA TER g z i EY eo a l►Yf.M f �OF N f ores.n 1 41r 5rag. . ' CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 2 11 day of .},,,:..,.1 , 1999, I deposited in the mails of the United States, a sealed envelope con aining Pe -i. -\. C'4 I'Ivui P)ULi>A tt_ documents. This information was sent to: Name Representing AN01.,e_ DadrS ►AVAAIV r l,.)ZitS tAkkA UM_ W1 tkinvL Sa & (r-t t (Signature of Sender) ivaip t k Se .e.i STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that S—A nC1teic 5 2 dzi,) signed this instrument and acknowledged it to be his/her/their free and voluntary act for t� uses and purposes mentioned in the instrument. Dated: 3O, / `7`f I �G�� (0 f.(1� IL KANiCHEFF ►► Notary Public in nd for the State of Was ngton NOTARY PUBLIC ' Notary (Print) 1 STATE OF WASHINGTON My appointr A OrMMCHEFF COMMISSION EXPIRES MY AP OIN I MINI EXPIRES 6-29-03 1 JUNE 2.0, 2003 Project Name: .deaw _el 1 Plat Project Number: LUA 9, oeifl F NOTARY DOC CITY OF RENTON HEARING EXAMINER PUBLIC HEARING AUGUST 3, 1999 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Wells Preliminary Plat PROJECT NUMBER: LUA-99-084,PP,ECF PROJECT DESCRIPTION: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq.ft. The subject site is located in the northeast end of the City and was annexed into City limits in May 1999. Project location: 28XX Union Avenue NE. AGNDA 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: August 3, 1999 Project Name: Wells Preliminary Plat Applicant/ Mike Davis Address: Davis Consulting Group 900 Meridian Avenue E#19-313 Milton, WA. 98354 Owner/ Arthur Wells Address: 5 Azalea Drive Apalachin, N.Y. 13732 File Number: LUA-099-084, PP, ECF Project Manager: Peter Rosen Project Description: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract "A" for stormwater detention, located in the northwest corner of the site. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. The subject site is located in the northeast end of the City and was annexed into City limits in May 1999. Project Location: 28XX Union Avenue NE ,MT I _ . E54 AY.~ , - c° - IR � R °'1 - G R E E WAY E i cps-.< �\ ! .op 4o4 1iI J CLI'iI .. ..v 41 shr eQ z , P, I i _ O a.sazoa: la o sr �.�. _. C.C.—.2Q._._. a I I (ally fy 4,y ` i .m.. r a l -- r 9f:: i a III IN �.:W f - 4 a� / Renton School Cisms'(Ne cal 'g 9 "„ "�' . t - �' a SE. �99�H ou"yR a _F 1�v a 4,0 a@?r ;AN: ,ri <4I ,.G l a ncoe ; ._, -ter. .ce.3,rl. y„Art pa �.r r __3 4 Park a NE. on... �� . s S T A s SIERRA HEIGHTS a 7�_i! I.,I .. I „.I ei ,.,; 9. .�ui,�xy1V PARK 'I'o cl.....e... : 'IG'L'E.1N CO E ..a Dir IV. 1N'40.3 SI. r. ® L.:�,'a •N.E. 24TH St . City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner WELLS PRELIMINARY PLAT LUA-99-084,PP, ECF PUBLIC HEARING DATE: AUGUST 3, 1999 Page 2 of 8 B. GENERAL INFORMATION: 1. Owner of Record: Arthur Wells 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: Single family residential, undeveloped East: Single family residential South: Single family residential West: Single family residential, school 6. Access: Union Avenue NE 7. Site Area: 3.81 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 4780 05-10-99 Comprehensive Plan 4498 02-20-95 Zoning Code 4404 06-07-93 D. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Residential-8 DU/AC (R-8) Zone Use Table, Section 4-2-070D, Residential-8 DU/AC (R-8) Zone Development Standards, Section 4-2-110A. 2. Street Improvements, Section 4-6-060 3. Subdivision Ordinance, Chapter 7 HEXRPT.doc City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner WELLS PRELIMINARY PLAT LUA-99-084, PP,ECF PUBLIC HEARING DATE: AUGUST 3, 1999 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 Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract "A" for stormwater detention, located in the northwest corner of the site. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. The subject site is located in the northeast end of the City and was annexed into City limits in May 1999. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on June 29, 1999 the Environmental Review Committee issued a Determination of Non-Significance, Mitigated. The appeal period for the SEPA threshold determination ended on July 19, 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. The applicant shall follow the recommendations of the Geotechnical Engineering Study, dated May 27, 1999, prepared by Terra Associates, Inc., regarding site disturbance and development of utilities, roads and structures. 2. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. HEXRPT.doc City of Renton P/B/PW Department Prelnruriary Report to the Hearing Examiner WELLS PRELIMINARY PLAT LUA-99-084, PP,ECF PUBLIC HEARING DATE: AUGUST 3, 1999 Page 4 of 8 5. 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 or record to the public works inspector for the preliminary short plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the final plat. 6. 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. 7. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of$488 per new single family residence. The Fire Mitigation Fee is payable prior to recording the plat. 8. The applicant shall pay a Traffic Mitigation Fee of $75 for each new average daily trip associated with the project. This fee is payable prior to recording the plat. 9. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of $530.76 per each new single family residential lot. The fee is payable prior to recording the plat. 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 (RSF) on the Comprehensive Plan Land Use Map. The RSF designation is intended to promote and enhance single family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for future construction of single family homes. The proposal is consistent with policies of the RSF 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. The subject site was annexed into the City in May 1999 and the larger lots in the area have remained underdeveloped due to a lack of available sewer services. The proposed lots are consistent in size with recent subdivisions that have developed in the area. (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 21 new single-family residences. HEXRPT.doc City of Renton P/B/PW Department Preln,,,,,a,y Report to the Hearing Examiner WELLS PRELIMINARY PLAT LUA-99-084,PP,ECF PUBLIC HEARING DATE: AUGUST 3, 1999 Page 5 of 8 The minimum lot size permitted in the R-8 zone is 4,500 square feet. The proposed lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. 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 steep slopes and the area of public streets from the gross acreage of the site. The subject site is 3.81 gross acres. There is a steep slope area of 700 sq. ft. on Lot 13 and 0.59 acres of proposed right-of-way. Therefore, the net site area for purposes of calculating density is 3.20 acres. The proposed subdivision would have a net density of 6.56 dwelling units per acre which meets the allowable density of the R-8 zone. 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. The preliminary plat includes setbacks showing potential building envelopes on the lots. There is sufficient lot area on all the proposed lots for the intended residential construction. (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. 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. For lots along cul-de- sacs, the minimum frontage width is 35 feet. Lots which don't meet the minimum frontage requirement are considered pipestem lots. All of the proposed lots meet the minimum frontage requirement except for Lot 10 which is proposed with a 20 foot wide pipestem. 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 10 is proposed with a lot area of 8,688 square feet. The pipestem portion of the lot is approximately 1,500 square feet. Therefore, Lot 10 complies with the minimum lot size standard of 4,500 square feet exclusive of the area of the pipestem. The pipestem portion of a lot also may not be included for measuring the required front yard setback. The size and shape of Lot 10 is adequate for construction of a residence with respect to this setback requirement. 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 25 feet. HEXRPT.doc City of Renton P/B/PW Department Preliminary Report to the Hearing Examiner WELLS PRELIMINARY PLAT LUA-99-084,PP,ECF PUBLIC HEARING DATE: AUGUST 3, 1999 Page 6 of 8 (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 dedication to 42 feet (Section 4-6-060.R.3)when the extra area is used for the creation of an additional lot(s). Plan Review staff has approved the proposed right-of-way improvements. Transportation and Plan Review staff evaluated whether there should be stub streets required on the subject property to provide for future connections to the City's street network. Staff concluded that the topography through the east portion of the site would make a through road connection difficult. In addition, Transportation staff concluded that extending the proposed cul-de-sac to connect to SE 96th Street/SE 9th Way would create a three-way intersection very close to the intersection with Coal Creek Parkway. This could result in operational problems with no potential benefit to traffic circulation. 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 site has rolling terrain with slope gradients generally between 6 to 20 percent. There are some localized portions that exceed gradients of 20 percent. There are two small areas of steep slopes exceeding 40%. One of the steep areas is located along the west property boundary of the site, right off Union Avenue NE. This steep slope is essentially a road cut embankment. The applicant would need to grade this slope to provide access to the property. This slope area, although exceeding 40%, is not over 15 feet in horizontal distance and therefore is not subject to the clearing/grading restrictions of the Tree Cutting and Land Clearing. The other steep slope area is in the northeast corner of the site on proposed Lot 13. Lot 13 is 13,950 square feet; the largest of the proposed lots and the steep slope area on the lot comprises approximately 700 square feet. According to the slope analysis map submitted by the applicant, there is sufficient buildable area on Lot 13 to avoid any disturbance of the steep slope area. Staff recommends that the applicant record a native growth protection easement on the portion of Lot 13 that exceeds 40%. The Environmental Review Committee (ERC) evaluated the steep slope issue relative to potential erosion and stormwater impacts. ERC imposed several mitigation measures requiring more restrictive erosion controls during site preparation/construction as well as an increased level of stormwater detention because the site drains to the May Creek basin. Relationship to Existing Uses The subject site is located in the northeast corner of the City and was just recently annexed into the City in May 1999. The site is at the edge of the urbanizing area and is surrounded by larger lots that range in size from a minimum of one-half acre to 13 acres. The area has been slow to develop at urban densities due to a lack of available sewer services. The proposed subdivision would create smaller lots than the existing land use pattern. However, this was recognized when the City Council adopted R-8 zoning on the site with approving the annexation. The proposal meets the density range and minimum lot size specified in Comprehensive Plan policies and the R-8 zoning. HEXRPT.doc City of Renton P/B/PW Department Preli,,,,,.y Report to the Hearing Examiner WELLS PRELIMINARY PLAT LUA-99-084,PP,ECF PUBLIC HEARING DATE: AUGUST 3, 1999 Page 7 of 8 (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. 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 9 to 10 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 subject site is split into two small drainage basins. The easterly basin covers the area including proposed Lots 10 through 14. The westerly basin covers the remaining lots. A Level 1 Drainage Analysis for the proposal was prepared by Touma Engineers and Land Surveyors to address off-site flows and downstream analysis. The plat improvements would increase impervious surfaces (roofs, streets, driveways, etc.) and reduce the natural vegetative cover. The impervious surfaces would increase the rate and volume of stormwater discharge from the site. Stormwater facilities would be required to control the rate of stormwater flows from the site. The proposal includes a 4,800 square foot Tract "A" for stormwater detention, located in the northwest corner of the site. Due to location of this site within the May Creek drainage basin, the Environmental Review Committee (ERC) issued a SEPA mitigation measure requiring additional stormwater detention, beyond the requirements of the 1990 King County Surface Water Design Manual. The mitigation measure will require that the stormwater 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 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. Water and Sanitary Sewer Utilities Adequate sewer and water utilities are available to the site to serve the proposed residential development. The applicant would be responsible for extending sewer and water lines to connect to existing systems in Union Avenue NE. 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 of the street. The Street Improvement Ordinance allows a reduced right-of-way dedication to 42 feet (Section 4-6-060.R.3) when the extra area is used for the creation of an additional lot(s). Plan Review staff has approved the proposed right-of- HEXRPT.doc City of Renton P/B/PW Department Report to the Hearing Examiner WELLS PRELIMINARY PLAT LUA-99-084,PP,ECF PUBLIC HEARING DATE: AUGUST 3, 1999 Page 8 of 8 way improvements. The applicant would also be required to improve the frontage along Union Avenue NE with curb, gutters, sidewalks and street lighting. G. RECOMMENDATION: Staff recommends approval of the Wells Preliminary Plat File No. LUA-99-084, 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 record a native growth protection easement on the portion of Lot 13 with slopes exceeding 40%. The native growth protection easement shall prohibit tree cutting and land clearing in the area with 40% or greater slopes. The native growth protection easement shall be recorded concurrent with the recording of the preliminary plat. (3) An access and maintenance agreement shall be recorded to ensure that all the lots have legal access to the Tract 'A' stormwater facility and will share in the cost of maintaining the stormwater facility. The agreement shall be approved by the Development Services Division prior to recording. The agreement shall be recorded concurrent with the recording of the preliminary plat. 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-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre.The proposal includes a 4,800 square foot Tract "A" for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. LOCATION OF PROPOSAL: 28XX Union Ave. NE MITIGATION MEASURES: 1. The applicant shall follow the recommendations of the Geotechnical Engineering Study, dated May 27, 1999, prepared by Terra Associates, Inc., regarding site disturbance and development of utilities, roads and structures. 2. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 5. 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 or record to the public works inspector for the preliminary short plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the final plat. 6. 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. 7. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488 per new single family residence. The Fire Mitigation Fee is payable prior to recording the plat. 8. The applicant shall pay a Traffic Mitigation Fee of $75 for each new average daily trip associated with the project. This fee is payable prior to recording the plat. 9. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of$530.76 per each new single family residential lot. The fee is payable prior to recording the plat. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract 'A' for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. LOCATION OF PROPOSAL: 28XX Union Ave. 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 3600 square feet in area,the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. PLAN REVIEW Water 1. The Water System Development Connection charge is $850 per single family residence. 2. On Union Ave. NE, an 8-inch water main is to extend from the existing main the full length of the property fronting on Union Ave. NE. 3. The proposed plat is located in the 565-water pressure zone. Water static pressure is to be within 30 to 80 psi. 4. Drawings to adhere to City of Renton drafting standards. 5. A vertical profile will be required showing the water system on the construction plans. 6. Show City of Renton Standard Detail Drawing on the construction plans. 7. The conceptual plans need to show water valves and meter locations and size. 8. The site is located on the quarter section map NW 3-23-5. Surface Water - 1. The Storm Drainage System Development Connection charge is $385 per single family resident. 2. Conceptual stormwater plan could be a little more definite as to the final method of detention such as a wet vault or detention pond. 3. Plans to use the NAVD 1988 datum. This datum is to be shown on all plans with elevations. 4. Erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requirements. Wells Preliminary Plat LUA-99-084,PP,ECF Advisory Notes (continued) Page 2 of 2 Wastewater 1.The System Development Charge is $585 per single family residence. 2. On Union Ave. NE,the sewer line is to extend south to existing system. 3. Side sewer line to have a 2% slope to property line. 4. The project is located in the May Creek Basin. 5. Construction drawing size is 22 X 34. 6. Provide floor elevation on construction plans. 7. The conceptual plan needs to show where proposed lines are connecting into existing lines. 8. Conceptual plan needs to show size of lines. Transportation 1. Curb, gutter, 5-foot sidewalk and street lighting is required for the full length of property frontage on Union Ave. NE. Plan Review- General 1. The City title block is to be eliminated from the civil utility construction plans. The consulting engineering firm should use their title block. CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: June 24, 1999 TO: Peter Rosen FROM: Sonja J. Fesser SUBJECT: Wells Plat,LUA-99-084,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 project narrative states that access to the proposed plat will be via"Union Avenue NE." In fact, the road fronting the proposed plat is a county road and, most properly,the county name should be used. The preliminary plat drawings indicate that improvements will be made in the right of way of the county road fronting the subject plat. We assume King County will be involved in the permitting process for those improvements. The legal description as written is technically flawed. It is not correct to describe an aliquot part (`Northwest Quarter")of a government lot. However, since the property is to be platted,the problem in this legal will be remedied upon recording of the plat. Information needed for final plat approval includes the following: Note the City of Renton land use action number(LUA-XX-XXX-FP)and the city's land record number(LND-10-0343) on the drawing. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat is different from the preliminary plat, and is unknown as of this date. Tie to the City of Renton Survey Control Network. The geometry will be checked when ties have been made. Provide plat and lot closure calculations. \\TS SERVER\SYS2\COMMONW:\FILE.SYS\LND\10\0343\990617.doc June 17, 1999 Page 2 Indicate what is to be set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Complete City of Renton Monument Cards, with reference points for new right of way centerline monuments. Note to whom new easements, if any, are to be granted(private or City-held). The City will provide addresses for the proposed lots after the preliminary review. The addresses will need to be noted on the drawing. The property owner's 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. 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)will be referenced on the plat in the appropriate location(s). An updated plat certificate is required, dated within 45 days of Council action on approval of the plat. Fee Review Sheet: The Fee Review Sheet for this preliminary plat review is provided for your use and information. PROPERTY SERVICES FEE REVIEW FOR SUBDIVISIONS No. 99 - oZq APPLICANT: �l�J 1 S 1 Al '.1..4 V R RECEIVED FROM (date) JOB ADDRESS: Z,SOC> U{,1JC j ,&' . LIE • wo# '7854 e PKATURE OF WORK: al L jfLG �L ( WLLc, -p LND# 10- 08 43 PRELIMINARY REVIEW OF SUBDIVISION BY LONG PLAT, NED MORE INFORMATION: ❑ LEGAL DESCRIPTION SHORT PLAT,BINDING SITE PLAN,ETC. ❑ PID#'s ❑ VICINITY MAP ❑ FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES 0 SQUARE FOOTAGE ❑ OTHER PRELIMINARY FEE REVIEW DATED ❑ FRONT FOOTAGE ❑ SUBJECT PROPERTY PARENT PID# oBra05-q050 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. ❑ 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. El 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 -o- Latecomer Agreement(pvt)WASTEWATER -0 - Latecomer Agreement(pvt)OTHER Special Assessment District/WATER p - y ioN,F_y RQ.I I 4Z.50/ 21 - 5,250-oo. Special Assessment District/WASIPMATER Joint Use Agreement(METRO) .•p - Local Improvement District * -o- Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION -p - FUTURE OBLIGATIONS -p - SYSTEM DEVELOPMENT CHARGE-WATER 0 Estimated #OF UNITS/ SDC FEE 0 Pd Prey. 0 Partially Pd(Ltd Exemption) R Never Pd SQ. FIG. Single family residential$850/unit x Z I $ 17,8 .0 , 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$850.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER❑ Estimated ❑Pd Prey. ❑Partially Pd(Ltd Exemption) if Never Pd Single family residential$585/unit x 21 6 I Z PFi5,00 Mobile home dwelling unit$468/unit x Apartment, Condo$350/unit not in CD or COR zones x Commercial/Industrial$0.078/sq.ft. of property x(not less than$585.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER 0 Estimated ❑ Pd Prey. ❑Partially Pd(Ltd Exemption) ON Never Pd Single family residential and mobile home dwelling unit$385/unit x 2I 8,085.co All other properties$0.129sq ft of new impervious area of property x (not less than$385.00) PRELIMINARY TOTAL $ . 43,47o.e D Jfr a) �zE onfJ�� 24 f 99 �t Signatu f Rev ing Authority DATE , ,a ❑ *If subject property is within an LID,it is developers responsibility to check with the Finance Dept.for paid/un-paid status. ❑ Square footage figures are taken from the King County Assessor's map and are subject to change. 0 ❑ Current City SDC fee charges apply to n m F'- c:/template/feeappl/tgb EFFECTIVE July 16, 1995/Ord.Nos.4506,4507,4508,4525,and 4526 O • 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): 3.22 acres net density 3) Maximum and minimum allowed dwelling units Max. 25 7.76 and respective net densities: Min. 17 5.28 4) 51951.00 sq ft and 21 dwelling units result in a density of 6.52 d.u./acre. gross site area - 3.81 ac. r-o-w .59 ac net site area 3.22 ac. H:\DIVISION.S\DEVELOP.SER\D EV&PLAN.I N G\D EN CALC.XLS CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: June 14, 1999 TO: Nick Afzali FROM: Clinton Morgan SUBJECT: Proposed Wells Preliminary Plat Comments for the above referenced plat is scheduled for Environmental Review which is due June 22, 1999. Please provide the following information: 1. Do we want or need stub streets to the East,North or South? The Hearing Examiner will want to know staff position. 2. On Union Ave.NE what is the desired dimension from center line to face of curb? Please provide any other comments you may want to have forwarded to the Environment Review. Thank You. 99cm054m Cyci 7 t sd��z�t► iPtti boVil - 'utl `i IrG'✓1 7vu1,15 - )'I/ vn c�ti s(IS L�7/1l D v10V 1 /1 S-0“ flea !,(,` To k�,o w po;ft1 1 . / \\TS SERVER\SYS2\COMMON\C:\WINWORD\99CM054M.DOC r--------- Nick Afzali From: Nick Afzali To: Clinton E. Morgan Subject: Proposed Wells Preliminary Plat Date: Tuesday, June 22, 1999 3:46PM Per your request, we have reviewed the site plan for the proposed Wells Preliminary Plat and visited the site. The proposed street layout with a cul-de-sac seems appreciate. Although the City Transportation Element encourages connectivity of the City's street network, eliminating the cul-de-sac and extending the road to be connected to SE 96th St./SE 95th Way would create a three way intersection very close to the existing intersection of Coal Creek Parkway. This may cause some operational problems with no potential benefit to traffic circulation. Page 1 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ECOA MIL t�0QA t Mom'COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosen PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 LOCATION: 2800 block of Union Avenue NE SITE AREA 3.81 acres BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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 LlghVGlare 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 I Q npt,tL iS:5vCS Fo t S:t12-1-7crz.ic PLr-Yvrv,rv�. $ [L !S rD6-3,&rv/} 7(_- ) P— 3it)LjVT /-)Z_ ir.f L( r r'.0 — (kS) �Yv i t1Cr C�r�F' Ili . vc� 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 who re.additionalinformapon is needed to property assess this proposal. • &fi_5/7/ SignatureOf Direct ,orA horized Representative Date nOVAaa'./ Rev.10r83 City of Renton Department of Planning/Building/Public Works NVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET <EVIEWING DEPARTMENT: .t:;4-V COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 ' APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosen PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 LOCATION: 2800 block of Union Avenue NE SITE AREA: 3.81 acres _ BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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/Shorellne Use Utilities Animals Transportation Environmental Health Public Services Energy/ Hlstoric/Cuhural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet aZ -•/ B. POLICY-RELATED COMMENTS C / i�; 45-56 • 7lv c7V, � � 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. 217/.07 gnature of Director or Aut orized Representative Date DEVAPP Rev.10193 City of Renton De artment of Planning/Building/Public Works .i ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: FrAtCC COMMENTS DUE: .JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosen PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 LOCATION: 2800 block of Union Avenue NE SITE AREA: 3.81 acres BUILDING AREA_(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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 S I C�S -Ow C -bzic/ian , us CozYtiohf,--c_ - Ln2pacf p C LZIeL /ce.4A 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 additional information is needed to properly assess this proposal. . ./S- 27 Signature of Director or Aut red Representative Date nFV App Rev.1063 . 37g . • • JP �.w.•�x.�.. .y+ �G� „ ""'.7"'•cy;".ie•+rm-a.-»w«v.3.rho»..,.-... wr+.a.s_,t..,r....»..,..,v, „ P- TFIAi SPQRTPTT' 1= Itlf47 • ..�. ):<TM'Iw)ITMY�.wnvrM+N.wY/.w.AY./.M�L'.:•,......:�,�. 1 �O• I1� FTE Project Name We (Is Net • Project Address ZOO A is iJ Contact Person �/1 i ke Dcr OS Address Phone Number (2 5 3) - g 7y - 0..6 l 1 • Permit Number LUA — qq - o v-{ Project Description 2 I /OT 5l(oyIt fft►MI/U pluT .r. Land Use Type: Method of Calculation: Residential .r ITE Trip Generation Manual q,55 trips ❑ Retail ❑ Traffic Study /0_0A ❑ Non-retail 0 Other Calculation: vrvacet_ c awry tri( s — ( 61 • 55 ) ( ZI) = zoo. 55 o161/, Zr'P5 At 475 rz-g- trip ( $75) ( 200. 55 ) _ $ ) 5 , 0/{ I . 25 Transportation Mitigation Fee: 15 1 vy./ • 25 Calculated by: Ai a4-7 l Date: VerAci Account Number: _ - 7--D— DQ. Date of Payment City of Renton Department of Planning/Building/Pubic Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: S, , , rc.el L& u r COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 C��tc APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosen A'�rlr. PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 Q LOCATION: 2800 block of Union Avenue NEr��',r4 SITE AREA 3.81 acres BUILDING AREA(gross): N/A r v,,,,� v SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residents. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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 Ught/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 j e e 11' 3 C Lt,- .exv‘f -E; O ti— V C V i et i -) i2, E L S 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. (71/7 -.//7.7. Signature of Director or Authorized Representative p Date ncveaa Rev.10/93 WELL PRELIMINARY PLAT 2800 Block of Union Ave. NE Environmental Review Development Services June 22, 1999 SEWER: 1. The Sewer System Development Connection charge is $585 per single family resident. 2. On Union Ave.NE the sewer line to be shown extended South to existing system. 3. Side sewer line to have a 2%slope to property line. 4. The project is located in the May Creek Basin. 4. Construction drawing size is 22 x 34. 5 Provide floor elevation on construction plans. 6. The conceptual plan needs to show where proposed lines are connecting into existing lines. 7. Conceptual plan need to show proposed size of lines. STORM DRAINAGE: 1. The Storm Drainage System Development Connection charge is $385 per single family resident. 2. Conceptual stormwater plan could be a little more definite as to the final method of detention such as wet vault of detention pond. 3. A plans to use the NAVD 1988 datum. This datum to be shown on all plans with elevations. 4. Site drainage construction plans and erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requirements. 99cm054D 99CM054D.DOC\ City of Renton Department of Planning/Budding/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET TY REVIEWING DEPARTMENT: PIS Re J L*) g�,We - COMMENTS DUE: JUNE 22, 1999" OFRPIvraiy APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 .1Jia_ J APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rwr • 199 - f1-L' PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 11 ram, 1._,1 'JIUN LOCATION: 2800 block of Union Avenue NE SITE AREA: 3.81 acres BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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 !/ LlghVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Hlstoric/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS 11 5 P �- L_ C,4-7 i,-ti, ,: -, I-2 1- e v-t Y<,._.., C^-'1+7 ez-) 5 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. , - -7 _'-', _7_ ,=„7,7____ :=.//,.,1--M Signature of Director or Authorized Representative Date MCA/ADD Rev.10/93 WELL PRELIMINARY PLAT 2800 Block of Union Ave. NE Environmental Review Development Services June 22, 1999 WATER: 1. The Water System Development Connection charge is $850 per single family resident. 2. On Union Ave.NE. an 8-inch water main to be show extended from the existing main to the full length of the property frontage on Union Ave.NE. 3. The proposed plat is located in the 565 water pressure zone. Water static pressure to be within 30 and 80 psi. 4. A fire hydrant is required within 300-hundred feet of the each residents. The first hydrant is required to be locate at the entrance from Union Ave.NE and 300 feet thereafter. 5. Drawings to adhere to City of Renton drafting standards available at the 6th floor counter. 6. A vertical profile will be required showing the water system on the construction plans. 7. Show City of Renton Standard Detail Drawing on the construction plans. 8. The conceptual plans need to show water valves and meter locations and size. 9. The site is located on the quarter section map NW 3-23-5. 99cm054W 99CM054W.DOC\ City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION R�E:VIEW, EE�Tr pint 1-*H/rNTIQN RI!RPAL, REVIEWING DEPARTMENT: Rife Pv'Cvttvvttcrn COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 JUN 0 9 -099 APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosenci }-- 1 a I! ,1 , ,-'ti a./ �# ty L.1..e3 PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 LOCATION: 2800 block of Union Avenue NE SITE AREA 3.81 acres BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. A. ENVIRONMENTAL IMPACT(e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Ma/or 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 L)11 C. CODE-RELATED COMMENTS / c - //je e d ,61 br 1 VY� P r We have r 'awed this application with particular attention to those areas in which we have expertise and have Identified areas of probable impact or areas where ad 'onal information eeded to properly assess this proposal J Signat e of Director or Authorize presentative Date DEVAP Rev.10/93 G�Y O� CITY OF RENTON FIRE PREVENTION BUREAU -Nrc MEMORANDUM DATE: June 9, 1999 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Wells Preliminary Plat, 2800 Blk. Union AV NE 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. Please feel free to contact me if you have any questions. City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: CA:Nk51vuacrnSelrvtC,e...6 COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosen 0 /4'0 • e PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 /1/ bb LOCATION: 2800 block of Union Avenue NE 6C, f ,1 SITE AREA: 3.81 acres l BUILDING AREA(gross): N/A r�`'+. `.. SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single`ftir i.ly residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq ft. The proposal has a net density of 6.54 dwellirl gypts per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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/Shorellne 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 - ` 7Cve C. CODE-RELATED COMMENTS A/U rV E. 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 additi nal information Is needed to property assess this proposal. Signature of Director oYAUthorized Representative c Date nni a Do '/ Rev.1O/3 4441,4.7 II •.vi v IL-lw As'r-. M I GRAPHIC SCALE �j � PROI06ED SIrARr / 11 mow I i JC201, MINN Pimp SIAN. / L YMT I 1 IMtl ! Rr EL -, : '.41 ,a x S 88 29'25" 628.90 / N r/1 CORNER SEC l-IJ-! w w E / r acw P.=E vI g TRACT A� ww 3636 19ra>I•� �� } I MOW _ W i npg n v' C. I'rl 7 `S m79'23"F Z i woo for. -- _ 1 j ! ! M 13 SURVEY NOTES: U O. 18— — — j •C 14 INSTRUMENT: ON TOTAL STATION DTY-AIOLG II i ; 7 ♦CC 'J ! 6.-yA,o n 8 co SECOND INSTRUMENT). 6.1 Ln ,, "- - ti 1V 8 y°Ii 8 a I,� AVEIROD USED: FIELD TRAVERSE MIR4 ACTUAL a ! 04 h o �.L,�f FIELD MEASUREMENTS AND ANGLES Q O _ S - RAC JJ1-rJ999 2 tl5 II I 21 ,20 19 N -M y -N p - DA 7f OF SURVEY MARCH 1999 Q f 1 M 119.J!' 0 BASIS OF BEARING: REST UNE EC!`2'NE NW 10•33'39•E) i 8 III OW, N'4252" I S m79'IS"f V45- f ' � - . I /G�. 60 e BENCNMwRK: CI tY OF REN ION YL?V IIBJB: I�L1nn F (SiY! i � �>,N� L.2•I // \'. \ L6 1 CASE ARME NL FGRSEC RON OfJNE 21LR 'L�yl y ,07....01., -.'/// SNKET!U::3 AYF NE. IYuI�_ R g W` l"2JrI �• • Sqx• / :.,52,02.... N ELEVAIK)N 96.6!•(1J9.leM) 8• C ` O2;4 K ,2 ! ` -I` smE DEVELOPER: OWNER: "' 3 BRENT ROLLINS ARTHUR WELLS Y .- SE9J 1I HBR ENTERPRISE$INC. S AZALEA DRIVE ,�O — - - saa60.J! 8 P.O.BOX 95I APALACHIN,NYC? I Jn. .00 1I ,r '18TH CTn Sf/.MNER, WA 9BJB0 n i pNE + y' O APPLICANT:: I�^� I e. ! ! '�. (b MITE DANS ! C c I2»' P LLC 'µ BOO YfRDAMS AN AI ENUENG OfAST p9-3?3 :. N ' a 6 8a .i,U7 1..:*". .....'------a _ . ' Nm]974•N YIL 10N, WA 9BJ51 (11 2 3 v g4 _ o N o O PHarE(zsJl e�4-0694- ' 8 9 �G �� LAND SURVEYOR Z9 8 •' �... "r.rn 8 MOUNM"TOM"IOI/MA,PLS TOUMA ENGINEERS&LAND SURVEYORS 91 ,71 I j 6632 SOUTH I91ST PLACE,SUITE E102 saw som 'aDD' K£NT, WA 9BOJ7 ! Iro JOB w� PHONE(425)251-0665 93 u3r N 88 29 24" W :>J' n2> �' 629.52' hI I I I L. I1_ ti N FOUND arBAa A CAP I PLA T DATA II - I EOIM'D REBAR A CAP I ON L. ` I - -wtrt-..19e«�- oIa saurR I TOTAL AREA �` 1 Li ` EL •.19s r`,• I I ZONE R881 ACRES m N If I NUMBER OF LOTS 21 LOTS r L� ,...1Z I I R/W AREA 0.59 ACRES ('1 �, I TRACT A"-DETENTION TRACT - 4800 SF J g i ' I I J ma .r ' ®�. OMIT LENOIR RADIUS t r b1 MO i MEP LEGAL DESCRIPTION ©®r2�1Q' � H Fr ryW6-Wrs RSV !PI. _ w{OW012R.Y IRE Writ DE fe........_______ (HE NORTH 764 FEET OF THE NORTHWEST QUARTER OF GOVERNMENT LOT 4, ME >M n m®WWC`3'YTi7 1 ISE B8 RE 2•122Mall II(IS J,TOWNSHIP 23 NORM,RANGE 5 EAST, W.Y.,IN KING COUNTY, LD U . >Y�!N- WASHING IWy' W Moo Moo " Nth xmI NI EXCEPT THE WEST 30 FEET FOR ROAD(I32ND AVENUE SE) AP.yr lk 14 I .4 arrlro WI 1f n mil rlro oAR Now rFF� III �Aa 111 wD 3 wA5sA0 COMM 4au W/0 Ra T4py. wOMFAW B. r RI S79 O NE MO SIr4II m MOM lit At LJ/44.) • 10 S1.rrn It ti ,g Ip 8 365 S `t S 8 38'9 8d 5 g 0 O , I JE<i /SiD AI(!C onz ---- t F - 99a .r i9 i 9K'( RIM • i 4 (KY 1445 x j 1 I 2 I i I aJ9. 4 •,f. m ''. J90 ., -- $ o g m 1 1 II 1 z J9.E _ 99CS•2.50 - "'n"1 ' a&¢-J9..70 l 8 1 I.• rn N .e9la �,: rws.INSO • 11, I 0 A a .., ":3 i • VO_ SKS:5.00 8 4e9.06 /613E:425.00 I 8$i • 31, as-sr-sm a ' M o 6 tug: • at at .7,]aa I (.CS-6.00 8 :Id.B) (9a..x 6l 1 821.9 , • I 1 I .7,9 , 8 / 1 .0J6 I N e "I 1 g a WELLS PREL/MI NA R Y PLAT rouMA ENGINEERS F_ c ✓ ! ! Lsd( LAND SURVEYORS ` ( �Q 4 STREET PROFILES _ LM+� a 3 wEHtev wacH,NIITIW N, �T i I 132nd AVENUE SE (UNION AVENUE NE) 1 rrz PA KriNT - • NW / ,_ 1..‹,.F T-c)r\IY/_ E::,E FA KVENr 71 INN:7i'4. •, I%) T--sb I , T. m d o- jsi II `` y I D W Z ru o x $-� I N 111 CO n. Entlialill CO Ail _....-.4111 00 CO z CO OW r. ill V tli U 1\:(1 fl, . 4 0 IV • - $ . ' ____ ___ _____ tv i tl co o I N N S O1.48'0i" W 264.00' \ n A 7 t7 ti _ r 7 �i r I i_ b WELLS PRELIMINARY PLAT �i2TOUMA ENG/NEERS -� a w F!! - r i. LSS& LAND SURVEYORS l,°F GRADING PLAN MQ �� a R[NRW WASHINGTON �4 4, _-c r 132n d AVENUE SE (UNION AVENUE NE) ' --" -77 .'R;_ =Mti 6a•2,*1:::,. . a .. � \\ i f�.& \\ \ \ ice- N 'Eo i.-, _;. \ \ , 1 i . k :\k: I \ N j , , , ... __ ---- --- ' \k 4 , , — (P" -.... . . - - \‘' I Ts \ , VN \ \ \ ..--- ,, '\,., C \ \\ \ \ \*\\\..\,,,\ .\ . — — — — .z`\ o, - ,: ... a;: .:. '`�= ' k'' - ----::: --:— NI ' . —1 \-X• , \off �\\\NN,, ,,, ,\,,, ,,,, ,,,k,,,,...:Nis„, ,.„•,,,,..,.. ...&... ,..„*.%H.,..i..iii.:, -----01:it i\.\\.\\-N\N S\e\\. \%., , - . - _ _ ___L'.. . \\\\N\Vi 00 . 'T ..,•4•46.•••.:;* r) CA \N / , . A,,....• 0,C - 2 r �. .•i°i°i.•i❖. ( \\\ e , S _'-Ir B g � s i i 4. a ti WELL'S PRELIMINARY PLAT lbQTDANDuENGINEYlRS �� !` SLOPE ANALYSIS p _ RR, PEN712N wa.,.n,-.M — —�+ . I — _ _I. - 132nd AVENUE SE - (UNION A VENUE NE) CC,C PA AVE, I - T , -N-- ti I z N ' AT �I \iiiiii CO n t� 2 0, '1 OD NCo ki — — — — * r'S,L �� N �t. _ (A_ -t' nl 01 _- --- ..2 I .a'. __ • Nco 0 > ' }/- • -- .. § V -J5_ v N ♦, 4. \ S 01 48'Q i" W 264.00' „ \ s .4 !f 1 r, 8 m F I i i 1 i i%I B WELL'S PRELIMINARY PLAT TOUMA ENGINEERS �`�' ° a 41 11 TREE IN BEN TOR Y PLAN �� LANO SURVEYORS aII s � �� A(N7pN ice._. • City of Seattle Paul Schell, Mayor Seattle Public Utilities Diana Gale, Director July 20, 1999 Bob Gambill SPU - Real Property -WTR c/o 10th floor mail room Dexter Horton Building 710 Second Avenue Seattle, WA 98104-1714 Mr. Peter Rosen City of Renton Planning/Building/Public Works Department 1055 South Grady Way Renton, WA 98055 RE: WELLS PRELIMINARY PLAT— LUA-99-084,PP,ECF Dear Mr. Rosen: Thank you for including Seattle Public Utilities in your circulation of notices for development projects. The purpose of this letter is to provide notice that Seattle Public Utilities operates a 36 inch water transmission pipeline that is located in the east side of Union Avenue N.E. (a.k.a. 132nd Ave S.E.) abutting this project. As its name implies, this transmission main supplies most of the water for the King County communities east of Lake Washington and Mercer Island. Our plans indicate the pipe is located between 11 and 16 feet west of the east right of way line of Union Avenue NE, and its depth may be as little as 2 to 5 feet. Seattle Public Utilities should be included in the pre-construction process and the actual construction if there is to be the operation of heavy equipment, excavation or construction performed in the area. Information we generally need Three copies of scalable Plan, Section and Profile drawings that show the planned improvements in proximity to our pipe. These plans will be reviewed for comment by SPU Operations. The planned start and finish dates. Dexter Horton Building, 10th Floor,710 Second Avenue,Seattle,WA 98104 Tel:(206)684-5851,TTY/TDD:(206)233-7241,Fax:(206)684-4631 An equal employment opportunity,affirmative action employer.Accommodations for people with disabilities provided upon request. Information you may need As-built plans of our facilities can be obtained from the City of Seattle Vault which is located at the 8th floor of the City of Seattle Municipal Building, 600 4th Ave., Seattle, 98104. Jack Tipton is the supervisor. His number is 206-684-5132. Any work in close proximity to our pipeline (including locating by potholing) must be supervised by SPU. Call SPU's Lake Youngs Headquarters at 425-255-2242 at least 48 hours in advance. Because the pipeline is only 2 to 5 feet deep, there may need to be pipe protection if heavy equipment crosses the pipe. Typical temporary bridging would be timbers and steel plate. Proximity of utility installations to our pipeline: 1. We like to see 10 feet of horizontal separation for parallel installations. 2. We prefer that any crossing of our pipeline be at a right angle and under the pipe. 3. Whether the crossing is over or under our pipe there needs to be a minimum vertical separation of 12 inches for water lines and mains and 18 inches for sewers and storm drains. 4. Water mains and sewer mains crossing our pipeline must be ductile iron pipe (d.i.p.). One (19 to 20 foot) section must be centered on our pipeline so that the section joints are not over or under any portion of our pipeline. The joints should be pressurized and tested for leaks. Steel cased force sewer mains are also acceptable. 5. Catch basins should not be located within 10 feet of our pipeline. Shallow curb inlets can be closer than 10 feet if the drain line diverts the water to a catch basin at a remote location. If anyone connected with this project should need additional information please contact me at 206) 684-5969 or e-mail bob.gambill@ci.seattle.wa.us. Sincerely, Bob Gambil Sr. Real Property Agent Copies: To File, Joe Mickelson Attachments: Diagram, showing approximate location of the E.S.S.L. • 8q 5- •• WELLS ` PRELIMINARY C R m PLAT j . -\---- --§1-1( + 4 • ✓7~\ k 1A1 63 e *1 34 v M6 X Pk.../ i«s Zz461.57 , •4.Ali(�Z oriti 3 S V 5 E• q6= ast�oywv kt Ibc389 T- NI 'TEV. OV EP Lrc �O P4 APt-LEL��EL "[ d J 0 (� 2/S�4oQO _ N W .Sec. Line � I�' S E. 96—"J „TT • 13 M-I _ (//""/ . 11 aZ sue. sue+ 4, 30.V S.E. 98T~ST. \ 18'50 0. (CUSH NN IN SD AT 563',479.741',789' 5.E. 99'"ST. • N.OF 9.L.101 Sb ST. 5DEND 493N °riot it ,. :: 2."TMLcable - Lair) 19'E03T of 4 ( )) d 2.. AV(5C l.. Ili SE)olsr r.S6 • 96�sr•-/Er•f J SE. l00 T^' > . covlK • 1 0 � z Zvi SE,oV w D .„ SE" /O/-Er ST UJ ff Q W 14i �E. ��I N • 41 W \ SE/02^=� ST : 0Q "ttQ W FOR GIT(or Q E514-ron1 tin?` I ,` PRDVGwAErtf'2 On! N •(V N CO N S.E. 1O3tP S 1 UUIOn1ME ME • -- \ �6z 5` Co1-P£R To 86Z83<, _ �ap�� 452 SE ~ /04"/ ST _ ,------, 1-7--- I CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the I s day of - 1 , 1999, I deposited in the mails of the United States, a sealed envelope containing ER(.., cdetev'vv,%v o rin% documents. 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) Sa Aciva IL. Se y STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that Clr'-lx,d'Lr;� ,4.c'c.��-/ signed this instrument and acknowledged it to be his/her/their free and voluntary act for thd- ses and purposes mentioned in the instrument. 1 G Date •� �,� � I 2-)Cif'�.e � �'�'��'./l_ PAA�ILY CH _FF otary Publiand for the State of Wa ton NOTARY PUBLIC Notary (Print) 1AAAAHILYN KAAACHEFF STATE OF WASHINGTON '' COMMISSION EXPIRES My appointmethe JUNE 29, 2003 �{ � vvv � � wY � Project Name: GIs preAkyv,»nct,,,i Plat Project Number: LUpi. ell . 0 g,,‘` la`mil act, NOTARY DOC c. CITY RENTON , Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator June 30, 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 June 29, 1999: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED WELLS PRELIMINARY PLAT LUA-99-084,PP,ECF Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract"A"for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. Location: 28XX Union Avenue NE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 19, 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. For the Environmental Review Committee, Peter Rosen Project Manager 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 agncy ltrl 1055 South Grady Way - Renton, Washington 98055 61)This oaoer contains 50%recycled material.20%oost consumer CITY 1 F RENTON ` \r, Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator June 30, 1999 Mr. Tom Touma Touma Engineers 6632 South 191st Place, Suite E-102 Kent, WA 98032 SUBJECT: Wells Preliminary Plat Project No. LUA-99-084,PP,ECF Dear Mr. Touma: 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, on June 29, 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 July 19, 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, on August 3, 1999, at 9:00 AM to consider the Preliminary Plat. 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, Peter Rosen Project Manager cc: Mr. John Long; Ms. Mithra Saukrithi Mr. Arthur Wells/Owner Mr. Mike Davis/Davis Consulting Enclosure dnsmRr 1055 South Grady Way- Renton, Washington 98055 rT7 This naner rnntains 50%recycled material ?O%nest consumer CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract"A" for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. LOCATION OF PROPOSAL: 28XX Union Ave. NE MITIGATION MEASURES: 1. The applicant shall follow the recommendations of the Geotechnical Engineering Study, dated May 27, 1999, prepared by Terra Associates, Inc., regarding site disturbance and development of utilities, roads and structures. 2. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 5. 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 or record to the public works inspector for the preliminary short plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the final plat. 6. 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. 7. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of$488 per new single family residence. The Fire Mitigation Fee is payable prior to recording the plat. 8. The applicant shall pay a Traffic Mitigation Fee of $75 for each new average daily trip associated with the project. This fee is payable prior to recording the plat. 9. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of $530.76 per each new single family residential lot. The fee is payable prior to recording the plat. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract "A" for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. LOCATION OF PROPOSAL: 28XX Union Ave. 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 3600 square feet in area,the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. PLAN REVIEW Water 1. The Water System Development Connection charge is $850 per single family residence. 2. On Union Ave. NE, an 8-inch water main is to extend from the existing main the full length of the property fronting on Union Ave. NE. 3. The proposed plat is located in the 565-water pressure zone. Water static pressure is to be within 30 to 80 psi. 4. Drawings to adhere to City of Renton drafting standards. 5. A vertical profile will be required showing the water system on the construction plans. 6. Show City of Renton Standard Detail Drawing on the construction plans. 7. The conceptual plans need to show water valves and meter locations and size. 8. The site is located on the quarter section map NW 3-23-5. Surface Water 1. The Storm Drainage System Development Connection charge is $385 per single family resident. 2. Conceptual stormwater plan could be a little more definite as to the final method of detention such as a wet vault or detention pond. 3. Plans to use the NAVD 1988 datum. This datum is to be shown on all plans with elevations. 4. Erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requirements. Wells Preliminary Plat LUA-99-084,PP,ECF Advisory Notes (continued) Page 2 of 2 Wastewater 1. The System Development Charge is $585 per single family residence. 2. On Union Ave. NE, the sewer line is to extend south to existing system. 3. Side sewer line to have a 2% slope to property line. 4. The project is located in the May Creek Basin. 5. Construction drawing size is 22 X 34. 6. Provide floor elevation on construction plans. 7. The conceptual plan needs to show where proposed lines are connecting into existing lines. 8. Conceptual plan needs to show size of lines. Transportation 1. Curb, gutter, 5-foot sidewalk and street lighting is required for the full length of property frontage on Union Ave. NE. Plan Review- General 1. The City title block is to be eliminated from the civil utility construction plans. The consulting engineering firm should use their title block. 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. WELLS PRELIMINARY PLAT LUA-99-084,PP,ECF Proposal to subdivide parcel into 21 lots intended for single family residences. Location: 28xx Union Ave. NE. Appeals of the environmental determination must be filed in writing on or before 5:00 PM July 19, 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 in the Council Chambers on the seventh floor of City Hall, August 3, 1999 at 9:00 AM to consider the 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: July 5, 1999 Account No. 51067 • CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract "A" for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. LOCATION OF PROPOSAL: 28XX Union Ave. 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 July 19, 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. PUBLICATION DATE: July 5, 1999 DATE OF DECISION: June 29, 1999 SIGNATURES: cq/-11,- er ll ik / /1 Gregg Zimmerman,"A minis r or DATE 1 Department of Planning/Building/Public Works /74:2,0, Jim Shepherd, Adrninistrator D E Community Service Lee e ter, F Chief DATE Renton Fire Department dnsmsig CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) MITIGATION MEASURES APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract "A" for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. LOCATION OF PROPOSAL: 28XX Union Ave. NE MITIGATION MEASURES: 1. The applicant shall follow the recommendations of the Geotechnical Engineering Study, dated May 27, 1999, prepared by Terra Associates, Inc., regarding site disturbance and development of utilities, roads and structures. 2. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 5. 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 or record to the public works inspector for the preliminary short plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the final plat. 6. 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. 7. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488 per new single family residence. The Fire Mitigation Fee is payable prior to recording the plat. 8. The applicant shall pay a Traffic Mitigation Fee of $75 for each new average daily trip associated with the project. This fee is payable prior to recording the plat. 9. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of$530.76 per each new single family residential lot. The fee is payable prior to recording the plat. CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) ADVISORY NOTES APPLICATION NO(S): LUA-99-084,PP,ECF APPLICANT: Mike Davis PROJECT NAME: Wells Preliminary Plat DESCRIPTION OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract "A" for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. LOCATION OF PROPOSAL: 28XX Union Ave. 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 3600 square feet in area,the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. PLAN REVIEW Water 1. The Water System Development Connection charge is $850 per single family residence. 2. On Union Ave. NE, an 8-inch water main is to extend from the existing main the full length of the property fronting on Union Ave. NE. 3. The proposed plat is located in the 565-water pressure zone. Water static pressure is to be within 30 to 80 psi. 4. Drawings to adhere to City of Renton drafting standards. 5. A vertical profile will be required showing the water system on the construction plans. 6. Show City of Renton Standard Detail Drawing on the construction plans. 7. The conceptual plans need to show water valves and meter locations and size. 8. The site is located on the quarter section map NW 3-23-5. Surface Water 1. The Storm Drainage System Development Connection charge is $385 per single family resident. 2. Conceptual stormwater plan could be a little more definite as to the final method of detention such as a wet vault or detention pond. 3. Plans to use the NAVD 1988 datum. This datum is to be shown on all plans with elevations. 4. Erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requirements. I Wells Preliminary Plat LUA-99-084,PP,ECF Advisory Notes (continued) Page 2of2 Wastewater 1. The System Development Charge is $585 per single family residence. 2. On Union Ave. NE, the sewer line is to extend south to existing system. 3. Side sewer line to have a 2% slope to property line. 4. The project is located in the May Creek Basin. 5. Construction drawing size is 22 X 34. 6. Provide floor elevation on construction plans. 7. The conceptual plan needs to show where proposed lines are connecting into existing lines. 8. Conceptual plan needs to show size of lines. Transportation 1. Curb, gutter, 5-foot sidewalk and street lighting is required for the full length of property frontage on Union Ave. NE. Plan Review- General 1. The City title block is to be eliminated from the civil utility construction plans. The consulting engineering firm should use their title block. , NoncE ENVIRONMENTAL DETERMINATION POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: WELLS PREUMINARY PLAT PROJECT NUMBER: LUA-99-084,PP,ECF Proposal to subdNloe a 3.81 acre parcel Info 21 lots Intended for single family residences.The lot sizes range between 4,500 sq.It.end 13,950 sq.R.The proposal has a net density of 8.52 dwelling units per acre.The sub)ed site is zoned Residential-8 DU/AC(R-8),which allows for a density range of 5 to a dwelling units per acre.The proposal includes a 4,000 square foot Tract'A'for stommater detention. The proposed lots would be accessed from a public street to be consbuded off Union Avenue NE. Location:28XX Union 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 July 19, 1999. Appeals must be filed In writing together with the required S75.00 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 4-0.1113. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-43043510. 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 August 3.1999,at 9:00 AM to consider the Preliminary Plat.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. l• a� -•)s 0_,''�„�_,�-� ...,tea, _ r a � ' ..• m AI �. H itj l I "",srre o _'w I _ a.. V/ ......i...... raax • ENCESIMIkil .r .. . r FOR FURTHER INFORMATION,LEES SE SOIONTACT THE N AT(425 4CITY2OOF.RENTON,DEVELOPMENT SERDO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION ' -Please Include the project NUMBER when calling for proper file Identification CERTIFICATION DT RS12.1f) I \ Qc certi that co ies of the above hereby certify P document were posted by me in 3 conspicuous places on or nearby the described property on 2— I /6(cj O . Signed: 6-4..,,x2„, ATTEST: Subcribed and sworn before me, a Nortary Public, m and for e State of Washington residing in tom,-, , on the /`rl"11 day of ll O j,79 1 . MARILYN KAMCHEFF -a NOTARY PUBLIC �� r STATE OF WASHINGTON ; ..--..•, COMMISSION EXPIRES MARILYN KAMCHEFF JUKE 29,2003 MY APPOINTMENT EXPIRES:6-28'03 °' STAFF City of Renton REPORT Department of Planning/Building/Public Works ENVIRONMENTAL REVIEW COMMITTEE A. BACKGROUND ERC MEETING DATE June 29, 1999 Project Name Wells Preliminary Plat Applicant Mike Davis File Number LUA-099-084, PP, ECF Project Manager Peter Rosen Project Description Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq. ft. and 13,950 sq. ft. The proposal has a net density of 6.52 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposal includes a 4,800 square foot Tract "A" for stormwater detention. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. The subject site is located in the northeast end of the City and was annexed into the City limits in May 1999. Project Location 28)0( Union Ave. NE Exist. Bldg. Area gsf NA Proposed New Bldg. Area NA Site Area 3.81 acres Total Building Area gsf NA RECOMMENDATION Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance, Mitigated. I. - .....0 • , d3 ictil' NI �,• I' i 1 < RRE EMWAY p �. igu w �, ® li <.r.„ C • i it .-. —. �.d , ok e,• v.. '14�°IliB IAI� 6 E 15�7 - 1 SIERRA HEIGHTS .. y' 1''ti .- ' 'y�. 4 a A, PARK °n'"••• 'aG L EjN Co E Diro 9N10.�3 "'jay. N.E. ITN ST. ERCRPT.doc aodr'� ® .. Is t • t I. t .t•7 L'1.'("I-I I 1 r 1 I-r--Y r City of Renton P/B/PW Department Environmental ew Committee Staff Report WELLS PRELIMINARY PLAT LUA99-084, PP, ECF REPORT OF JUNE 29, 1999 Page 2 of 7 B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends 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 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. with Concurrent 14 day Appeal Period. C. MITIGATION MEASURES 1. The applicant shall follow the recommendations of the Geotechnical Engineering Study, dated May 27, 1999, prepared by Terra Associates, Inc., regarding site disturbance and development of utilities, roads and structures. 2. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 5. 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 or record to the public works inspector for the preliminary short plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the final plat. 6. 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. 7. The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488 per new single family residence. The Fire Mitigation Fee is payable prior to recording the plat. 8. The applicant shall pay a Traffic Mitigation Fee of$75 for each new average daily trip associated with the project. This fee is payable prior to recording the plat. 9. The applicant shall pay the appropriate Parks Mitigation Fee at the rate of $530.76 per each new single family residential lot. The fee is payable prior to recording the plat. ERCRPT.doc City of Renton P/B/PW Department Environmental 9w Committee Staff Report WELLS PRELIMINARY PLAT LUA99-084, PP, ECF REPORT OF JUNE 29, 1999 Page 3 of 7 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 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. PLAN REVIEW Water 1. The Water System Development Connection charge is$850 per single family residence. 2. On Union Ave. NE, an 8-inch water main is to extend from the existing main the full length of the property fronting on Union Ave. NE. 3. The proposed plat is located in the 565-water pressure zone. Water static pressure is to be within 30 to 80 psi. 4. Drawings to adhere to City of Renton drafting standards. 5. A vertical profile will be required showing the water system on the construction plans. 6. Show City of Renton Standard Detail Drawing on the construction plans. 7. The conceptual plans need to show water valves and meter locations and size. 8. The site is located on the quarter section map NW 3-23-5. Surface Water 1. The Storm Drainage System Development Connection charge is $385 per single family resident. 2. Conceptual stormwater plan could be a little more definite as to the final method of detention such as a wet vault or detention pond. 3. Plans to use the NAVD 1988 datum. This datum is to be shown on all plans with elevations. 4. Erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requirements. Wastewater 1. The System Development Charge is $585 per single family residence. 2. On Union Ave. NE, the sewer line is to extend south to existing system. 3. Side sewer line to have a 2% slope to property line. 4. The project is located in the May Creek Basin. 5. Construction drawing size is 22 X 34. 6. Provide floor elevation on construction plans. 7. The conceptual plan needs to show where proposed lines are connecting into existing lines. 8. Conceptual plan needs to show size of lines. Transportation 1. Curb, gutter, 5-foot sidewalk and street lighting is required for the full length of property frontage on Union Ave. NE. Plan Review- General 1. The City title block is to be eliminated from the civil utility construction plans. The consulting engineering firm should use their title block. ERCRPT.doc City of Renton P/B/PW Department Environmental 9w Committee Staff Report WELLS PRELIMINARY PLAT LUA99-084, PP, ECF REPORT OF JUNE 29, 1999 Page 4 of 7 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 subject site is hilly with slopes ranging from 12% to 28%, according to the application materials. There are two small areas of steep slopes exceeding 40%. One of the steep areas is located along the west property boundary of the site, right off Union Avenue NE. This steep slope is essentially a road cut embankment. The applicant would need to grade this slope to provide access to the property. The other steep area is in the northeast corner of the site on proposed Lot 13. Lot 13 is 13,950 square feet, the largest of the proposed lots. According to the slope analysis map submitted by the applicant, there is sufficient buildable area on Lot 13 to avoid any disturbance of the steep slope area. Grading would be limited to road improvements, utilities, and building foundations. The applicant anticipates excavating approximately 5,340 cubic yards for the proposed road right-of-way. The excavated material would be used on-site. Terra Associates, Inc prepared a geotechnical report for the proposal. The report states that the existing steep slope areas are currently stable and should remain stable during and after construction, based on the site's soil and groundwater conditions. The report recommends that building foundations adjacent to slopes should maintain a minimum horizontal distance of 15 feet from the edge of the footing to the slope face. To mitigate for potential slope impacts, staff recommends that the applicant follow the recommendations of the geotechnical report. Potential erosion impacts that could occur during construction would largely be mitigated by City Code requirements for a Temporary Erosion and Sedimentation Control Plan (TESCP) and Construction Mitigation Plan, approved prior to issuance of Construction Permits. However, due to the steep nature of this site and staff concerns for possible erosion and sedimentation problems from construction activities on the site, staff recommends the following conditions for this plat (for both preliminary plat development and future building permits for the individual lots): 1. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 4. 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 or record to the public works inspector for the preliminary short plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the final plat. ERCRPT.doc City of Renton P/B/PW Department Environmental 9W Committee Staff Report WELLS PRELIMINARY PLAT LUA99-084, PP, ECF REPORT OF JUNE 29, 1999 Page 5 of 7 Mitigation Measures: 1. The applicant shall follow the recommendations of the Geotechnical Engineering Study, dated May 27, 1999, prepared by Terra Associates, Inc., regarding site disturbance and development of utilities, roads and structures. 2. The applicant shall install a silt fence along the downslope perimeter of the area that is to be disturbed. The silt fence shall be in place before clearing and grading is initiated, and shall be constructed in conformance with the specifications presented in Section D.4.3.1 of the King County Surface Water Design Manual, Appendix D. This will be required during the construction of both off-site and on-site improvements as well as building construction. 3. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow away from the construction area to a stabilized discharge point. Vegetation growth shall be established in the ditch by seeding or placing sod. Depending on site grades, it may be necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates. The design and construction or drainage swales shall conform to the specifications presented in Section 4.4.1 of the SWDM. Temporary pipe systems can also be used to convey stormwater across the site. This will be required during the construction of both off-site and on-site improvements as well as building construction. 4. The project contractor shall perform daily review and maintenance of all erosion and sedimentation control measures at the site during the construction of both off-site and on-site improvements as well as building construction. 5. 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 or record to the public works inspector for the preliminary short plat construction. Certification of the installation, maintenance and proper removal of the erosion control facilities shall be required prior to recording of the final plat. Policy Nexus: Environmental Ordinance (SEPA) 2) Surface Water Impacts: The subject site is split into two small drainage basins. The easterly basin covers the area including proposed Lots 10 through 14. The westerly basin covers the remaining lots. A Level 1 Drainage Analysis for the proposal was prepared by Touma Engineers and Land Surveyors to address off-site flows and downstream analysis. The plat improvements would increase impervious surfaces (roofs, streets, driveways, etc.) and reduce the natural vegetative cover. The impervious surfaces would increase the rate and volume of stormwater discharge from the site. Stormwater facilities would be required to control the rate of stormwater flows. Due to location of this site within the May Creek drainage basin, additional stormwater detention, beyond the requirements of the 1990 King County Surface Water Design Manual, is recommended as a mitigation measure for this project. Staff recommends that the stormwater 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 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. 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. Policy Nexus: Storm & Surface Water Drainage Ordinance, Environmental Ordinance (SEPA) ERCRPT.doc City of Renton P/B/PW Department Environmental ew Committee Staff Report WELLS PRELIMINARY PLAT LUA99-084, PP, ECF REPORT OF JUNE 29, 1999 Page 6 of 7 3) Fire Protection Impacts The proposal would add new construction to the City which would potentially impact the City's Fire Department. A Fire Mitigation Fee applies to all new construction at a rate of $488 per new single family residence. Mitigation Measures The applicant shall pay the appropriate Fire Mitigation Fee at a rate of $488 per new single family residence. The Fire Mitigation Fee is payable prior to recording the plat. Policy Nexus Fire Mitigation Fee Resolution and adopting Ordinance, SEPA Ordinance. 4) Transportation Impacts: The proposed lots would be accessed from a public street constructed off Union Avenue NE. The street ends in a cul-de-sac at the east end of the site. The street right-of-way improvements would consist of a 32-foot wide pavement width, 5-foot wide sidewalks on both sides, curb, gutter, and streetlights. Half-street improvements would be required along the property frontage on Union Avenue NE. The proposed street would exceed an 8% grade and have a maximum grade of 15% for a short distance. The applicant will need approval from the Board of Public Works to construct a street exceeding an 8% grade. The proposal would result in an increase in traffic trips and therefore would be subject to the City's Transportation Mitigation Fee. The Transportation Mitigation Fee is calculated to be $75 per average daily trip attributable to the project. It is estimated that single family residences generate 9.55 average daily trips. The total Traffic Mitigation Fee for the proposal is estimated to be $15,041.25 (9.55 trips X 21 new residences X$75 = $15,041.25). The applicant has submitted a Construction Mitigation Plan that proposes hours of operation between 8:00 a.m. and 5:00 p.m. Truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the Development Guidelines Ordinance in order to avoid conflicts with peak hour traffic. Construction activity within 300 feet of residential areas is limited to 7:00 a.m. to 8:00 p.m. Monday through Friday, and 9:00 a.m. to 8:00 p.m. on Saturdays. Mitigation Measures: The applicant shall be required to pay a Traffic Mitigation Fee of $75 for each new average daily trip associated with the project. This fee is payable prior to recording the plat. Policy Nexus: Environmental Ordinance, Transportation Mitigation Fee Ordinance 5) Community Services Impacts: It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per new residence to address impacts to the City's Park and Recreation system. The fee is estimated to be $11,145.96 (21 homes x $530.76 = $11,145.96). Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee at the rate of $530.76 per each new single family residential lot. The fee is payable prior to recording the plat. Policy Nexus: Parks Mitigation Fee adopting Resolution; Environmental (SEPA) Ordinance. 6) Land and Shoreline Use Impacts: The subject site is located in the northeast end of the City and was annexed into the City limits in May 1999. The site was zoned Residential-8 DU/AC (R-8) upon annexation. Single family residences are allowed as a primary permitted use in the zone. The proposed lots and density comply with the development standards of the R-8 zone. Mitigation Measures No recommended mitigation measures. Policy Nexus NA. ERCRPT.doc City pf Renton P/B/PW Department Environmental =w Committee Staff Report WELLS PRELIMINARY PLAT LUA99-084, PP, ECF REPORT OF JUNE 29, 1999 Page 7 of 7 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 July 19, 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. ERCRPT.doc CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: June 24, 1999 TO: Peter Rosen FROM: Sonja J. Fesser IA, SUBJECT: Wells Plat,LUA-99-084,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 project narrative states that access to the proposed plat will be via"Union Avenue NE." In fact, the road fronting the proposed plat is a county road and,most properly,the county name should be used. The preliminary plat drawings indicate that improvements will be made in the right of way of the county road fronting the subject plat. We assume King County will be involved in the permitting process for those improvements. The legal description as written is technically flawed. It is not correct to describe an aliquot part (Northwest Quarter")of a government lot. However, since the property is to be platted,the problem in this legal will be remedied upon recording of the plat. Information needed for final plat approval includes the following: Note the City of Renton land use action number(LUA-XX-XXX-FP)and the city's land record number(LND-10-0343)on the drawing. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat is different from the preliminary plat, and is unknown as of this date. Tie to the City of Renton Survey Control Network. The geometry will be checked when ties have been made. Provide plat and lot closure calculations. \\TS SERVER\SYS2\COMMON\H:\FILE.SYS\LND\10\0343\990617.doc June 17, 1999 Page 2 Indicate what is to be set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Complete City of Renton Monument Cards,with reference points for new right of way centerline monuments. Note to whom new easements, if any, are to be granted(private or City-held). The City will provide addresses for the proposed lots after the preliminary review. The addresses will need to be noted on the drawing. The property owner's 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. 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)will be referenced on the plat in the appropriate location(s). An updated plat certificate is required,dated within 45 days of Council action on approval of the plat. Fee Review Sheet: The Fee Review Sheet for this preliminary plat review is provided for your use and information. PROPERTY SERVICES FEE REVIEW FOR SUBDIVISIONS No. 99 - oZ9 APPLICANT: \N L- ) RECEIVED FROM (date) JOB ADDRESS: 2800 1E510G� . Or 1..)1,1l04..1 ,&Y . LIE •• , W 4 3 O# 7858 NATURE OF WORK: 2..1 .45 PRELIMINARY REVIEW SUBDIVISION t ONG LAT, NE1 D MORE INFORMATION:: 0 LEGAL DESCRIPTION SHORT PLAT,BINDING SITE PLAN,ETC. ❑ PID#'s 0 VICINITY MAP ❑ FINAL REVIEW OF SUBDIVISION,THIS REVIEW REPLACES ❑ SQUARE FOOTAGE ❑ OTHER PRELIMINARY FEE REVIEW DATED ❑ FRONT FOOTAGE ❑ SUBJECT PROPERTY PARENT PID#03L30°.3-gos0 X 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. ❑ 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. Cl 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 -0- Latecomer Agreement(pvt)WASTEWATER _0 - Latecomer Agreement(pvt)OTHER Special Assessment District/WATER /p - 1 ,, AG7,1 1 4Z.JU/U!J►T 21 $5,25O-OO Special Assessment District/WASTEV%ATER Joint Use Agreement(METRO) 'O Local Improvement District * -0 Traffic Benefit Zones $75.00 PER TRIP,CALCULATED BY TRANSPORTATION -o - FUTURE OBLIGATIONS -0 - SYSTEM DEVELOPMENT CHARGE-WATER ❑ Estimated #OF UNITS/ SDC FEE ❑Pd Prey. 0 Partially Pd(Ltd Exemption) 6(] Never Pd SQ.FTG. Single family residential$850/unit x I .* Ili 85= .Oc) 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$850.00)x Boeing,by Special Agreement/Footprint of Bldg plus 15 ft perimeter(2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE-WASTEWATER 0 Estimated ❑Pd Prey. 0 Partially Pd(Ltd Exemption) E Never Pd Single family residential$585/unit x 21 $ 12,2g5,0 p Mobile home dwelling unit$468/unit x Apartment,Condo$350/unit not in CD or COR zones x Commercial/Industrial$0.078/sq.ft.of property x(not less than$585.00) SYSTEM DEVELOPMENT CHARGE-SURFACEWATER Cl Estimated 0 Pd Prey. 0 Partially Pd(Ltd Exemption) IL Never Pd Single family residential and mobile home dwelling unit$385/unit x p.1 8,oS5.0® All other properties$0.129sq ft of new impervious area of property x (not less than$385.00) PRELIMINARY TOTAL $ 43.43,470.o0 Li/WO . �7 F[1Af)3 a/24/9q `C Signa Rev ing Authority DATE w to ❑ *If subject property is within an LID,it is developers responsibility to check with the Finance Dept.for paid/un-paid status. ❑ Square footage figures are taken from the King County Assessor's map and are subject to change. 0 ❑ Current City SDC fee charges apply to M tD C w c:/template/feeappl/tgb EFFECTIVE July 16, 1995/Ord.Nos.4506,4507,4508,4525,and 4526 0 0 • 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): 3.22 acres net density 3) Maximum and minimum allowed dwelling units Max. 25 7.76 and respective net densities: Min. 17 5.28 4) 51951.00 sq ft and 21 dwelling units result in a density of 6.52 d.u./acre. gross site area - 3.81 ac. r-o-w .59 ac net site area 3.22 ac. H:\DIVISION.S\DEVELOP.SER\D EV&PLAN.ING\D ENCALC.XLS CITY OF RENTON PLANNINGBUILDING/PUBLIC WORKS MEMORANDUM DATE: June 14, 1999 TO: Nick Afzali FROM: Clinton Morgan SUBJECT: Proposed Wells Preliminary Plat Comments for the above referenced plat is scheduled for Environmental Review which is due June 22, 1999. Please provide the following information: 1. Do we want or need stub streets to the East,North or South? The Hearing Examiner will want to know staff position. 2. On Union Ave.NE what is the desired dimension from center line to face of curb? Please provide any other comments you may want to have forwarded to the Environment Review. Thank You. 99cm054m cc: C1► - l2 CI Sow -i l� I r`+ r00 -jvuNS - l�rV 01,1 y 1 5115 ICE ��1 pia . D. (Ax. te„,z e-64--t • 1.1/ 7 HeAv ttci vto vi ti to lc tic)w E'c,►a� �' PoS r t to. ti \\TS SERVER\SYS2\COMMON\C:\WINWORD\99CM054M.DOC Nick Afzali From: Nick Afzali To: Clinton E. Morgan Subject: Proposed Wells Preliminary Plat Date: Tuesday, June 22, 1999 3:46PM Per your request, we have reviewed the site plan for the proposed Wells Preliminary Plat and visited the site. The proposed street layout with a cul-de-sac seems appreciate. Although the City Transportation Element encourages connectivity of the City's street network, eliminating the cul-de-sac and extending the road to be connected to SE 96th St./ SE 95th Way would create a three way intersection very close to the existing intersection of Coal Creek Parkway. This may cause some operational problems with no potential benefit to traffic circulation. Page 1 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: aotiowtkc, peUeloFe COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF F DATE CIRCULATED: JUNE 8, 1999 APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosen PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 LOCATION: 2800 block of Union Avenue NE SITE AREA: 3.81 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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 11 O P 01A 15 S Li Fact_ 5 cifin9"rtr,a, p -rvnyvt, $ -rcS 15 O6-314-ArPr-7c r R-631OLS11'rTr/ _ ,5i/VALLS"' FIL Y (p_s) 7tV Tlk Covh.pr&t iftrrisIVif: RAN • 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 informaon is needed to properly assess this proposal. is/W Signature of Director or A horized Representative Date DEVAPP Rev.10r93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: F_s COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosen PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 LOCATION: 2800 block of Union Avenue NE SITE AREA: 3.81 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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/ HlstorlrlCulturai Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet ,p B. POLICY-RELATED COMMENTS �- 7r tie)-\ 1,530 . 7�p 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. Ze7/.07' gnature of Director or Aut orized Representative Date DEVAPP Rev.10/93 City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PaIIGC COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosen PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 LOCATION: 2800 block of Union Avenue NE SITE AREA: 3.81 acres 1 BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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 LightGlare 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 S IJ C P.5 —0 /vi e/c on J %o22us ice' G'ornfrOle -e 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 additional information is needed to properly assess this proposal. � • -AS 2 7 Signature of Director or Autriled Representative Date DEVAPP Rev.10/93 3 7 � n ). .ter 1.« ��' r.: �' 14P .-.IOW 11 16 • ty ' •• it! �;'�'V,MT5'J%aJ.Grrlo..•..,•.w�.•y,ra,};;�,r.vr,.. Project Name kitk (/5 Not Project Address Z'oO UP►oh Atic A Contact Person Mike Dcr v15 Address Phone Number (253) - 1714 - q • Permit Number L UA — Rq - 0 2L Project Description Z I 10t 5 I y 1It F w i/U p lug -c Land Use Type: Method of Calculation: Residential Er ITE Trip Generation Manual C( 55 hips ❑ Retail ❑ Traffic Study /0.(2'1 /o- ❑ Non-retail 0 Other Calculation: A ✓rva r,{a i/l� trios — ( q . 55 ) ( 21) = Z00. 55 of611c, t vlPS At i75 1 trip ( $75) ( 200. 55 ) = $ I5) I . 25 • Transportation Mitigation Fee: 15 , 25 Calculated by: tJ a)a.76 Date: /q/qq Account Number: Date of Payment • City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 5 1 +41 i�.s-keu' - COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 � n� APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosen PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 e, n LOCATION: 2800 block of Union Avenue NE ��+r,,� _ SITE AREA: 3.81 acres I BUILDING AREA(gross): N/A r yrz, SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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 LandiShorellne Use Utilities 1 Animals Transportation Environmental Health Public Services Energy/ Hlstoric./Cuitural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS S e C' 1± c �1 � .(2.,1„f - ° v- Y e vi ee�? ri 1 try-, 6 $ • 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. ./'7 S/77 Signature of Director or Authorized Representative , Date DEVAPP Rev.10/93 WELL PRELIMINARY PLAT 2800 Block of Union Ave. NE Environmental Review Development Services June 22, 1999 SEWER: 1. The Sewer System Development Connection charge is $585 per single family resident. 2. On Union Ave. NE the sewer line to be shown extended South to existing system. 3. Side sewer line to have a 2%slope to property line. 4. The project is located in the May Creek Basin. 4. Construction drawing size is 22 x 34. 5 Provide floor elevation on construction plans. 6. The conceptual plan needs to show where proposed lines are connecting into existing lines. 7. Conceptual plan need to show proposed size of lines. STORM DRAINAGE: 1. The Storm Drainage System Development Connection charge is $385 per single family resident. 2. Conceptual stormwater plan could be a little more definite as to the final method of detention such as wet vault of detention pond. 3. A plans to use the NAVD 1988 datum. This datum to be shown on all plans with elevations. 4. Site drainage construction plans and erosion/sedimentation control plans are to meet the 1990 King County Surface Water Design Manual requirements. 99cm054D 99CM054D.DOC\ City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: P+� ReVke� -�). aV - COMMENTS DUE: JUNE 22, 1999 A.Pnirno APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rwn '999 PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 4.0 0 v�r ,,YY LOCATION: 2800 block of Union Avenue NE SITE AREA: 3.81 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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 !/ UghVGlare Plants Recreation land/Shorellne Use Utilities Animals Transportation Environmental Health Public Services Energy/ Hlstorfc/Cuitural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS 5 e Cm-7i- S - 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. e—E-24.-4A - )//_///y Signature of Director or Authorized Representative Date DEVAPP Rev.10/93 WELL PRELIMINARY PLAT 2800 Block of Union Ave. NE Environmental Review Development Services June 22, 1999 WATER: 1. The Water System Development Connection charge is $850 per single family resident. 2. On Union Ave.NE. an 8-inch water main to be show extended from the existing main to the full length of the property frontage on Union Ave. NE. 3. The proposed plat is located in the 565 water pressure zone. Water static pressure to be within 30 and 80 psi. 4. A fire hydrant is required within 300-hundred feet of the each residents. The first hydrant is required to be locate at the entrance from Union Ave.NE and 300 feet thereafter. 5. Drawings to adhere to City of Renton drafting standards available at the 6th floor counter. 6. A vertical profile will be required showing the water system on the construction plans. 7. Show City of Renton Standard Detail Drawing on the construction plans. 8. The conceptual plans need to show water valves and meter locations and size. 9. The site is located on the quarter section map NW 3-23-5. 99cm054W 99CM054W.DOC\ City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEWwtl EET Ftv Pv`eu k�11i;c r'NFUENTIO�I BUREAU REVIEWING DEPARTMENT: t371 COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 ',III n 91999 APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter RosenLt 1 r r�LQ PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 Y LOCATION: 2800 block of Union Avenue NE SITE AREA: 3.81 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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 A B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 5 e .1t1-(O CDWl141 Qvt We have rgviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where add ional information i needed to properly assess this proposal. ' 1 ate, V 9')' Signat e of Director or Autho' presentative Date DEVAPP Rev.10/93 `“. CITY OF RENTON FIRE PREVENTION BUREAU - >NTo MEMORANDUM DATE: June 9, 1999 TO: Peter Rosen, Planner FROM: Jim Gray, Assistant Fire Marshal SUBJECT: Wells Preliminary Plat, 2800 Blk. Union AV NE 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. Please feel free to contact me if you have any questions. City of Renton Department of Planning/Building/Public Works ENVIRONMENTAL 8 DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ClAr‘shi.aatetSeyvice4 COMMENTS DUE: JUNE 22, 1999 APPLICATION NO: LUA-99-084,PP,ECF DATE CIRCULATED: JUNE 8, 1999 APPLICANT: Mike Davis/Davis Consulting Group PROJECT MANAGER: Peter Rosen /4. 4t PROJECT TITLE: Wells Preliminary Plat WORK ORDER NO: 78548 NpQh LOCATION: 2800 block of Union Avenue NE }n SITE AREA: 3.81 acres I BUILDING AREA(gross): N/A SUMMARY OF PROPOSAL: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft. and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8), which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union 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 - /IGAle 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 additi I information is needed to properly assess this proposal. Signature of Director orized Representative Date DEVAPP Rev 10/93 Davis Consulting Group, LLC 900 Meridian Ave East#19 PMB 313 Milton,WA 98354 (253)874-0694 O Fax(253)874-5241 Crry OF NT PLAN,RENTG, SUN 1 1 1999 Monday, June 07, 1999 'TeCe1 ' V�D Laureen Nicolay City of Renton 1055 South Grady Way Renton, WA 98055 RE: Plat appl#LUA99-084 Dear Laureen: Enclosed you will find the original master application for the above referred plat per your request. Thank-you for your attention to this matter. If you should have any questions please call me at the number listed above. Mik is Davis Consulting Group,LLC CITY OF RENTON • DEVELOPMENT SERVICES DIVISION • LIST OF SURROUNDING PROPERTY OWNERS within 300 feet of the subject site PROJECT NAME: l 1 115 -Pee II YYI :h 11w+ APPLICATION NO: LOA.99 • ot Pp, E( ' 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 4c '4 &d • ICe (Attach additional sheets, if necessary) (Continued) NAME ADDRESS ASSESSOR'S PARCEL NUMBER Age_ Applicant Certification I, //// � QJ7T1�4 , hereby certify that the above list(s) of adjacent property (Print Name) owners and their addresses were obtained from: CI City of Renton Technical Services Records 131 Title Company Records Cw S•to• 43 CI Ki Con s sors Records Signed Date 5` e;/ NOTARY ATTESTED: bscribed and sworn before me, a Notary Public, in and for the State of Washington residing at %�C�e�.CcL/ on the (2q day of 471A-Lt_( , 19 Signed � 1�1�x�.}} ti � {`lotary Public) ****For City of Renton Use**** CERTIFICATION OF MAILING I, SQNCk4Q IL• Sea )'ear', hereby certify that notices of the proposed application were mailed to (City Employee) each listed property owner on I'o•9 • 91 Signed SVAci tt K• Se•eu r Date: (o•q .11 NOTARY ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing at }��r� ,on the c s} day of ?fJ---n-e `? . , 19 9 Signed � � - _ listprop.doc REV 07/98 MARILYN KAMCHEFF 2 COMMISSION EXPIRES 6 99 ] APN ( Owners Phone No. Property Address Mail Address i 032305-9006-00 DYKEMAN ROBERT E 4110 NE 25TH PL 14029 SE 124TH ST 2 032305-9096-01 SANKRITHI MITHRA M K V 2822 BROADWAY E 3 032305-9103-02 ;CAVENEE GERALD D 2611 WHITMAN AVE NE 2611 WHITMAN AVE NE 4 032305-9156-08 IMCFARLING DANIEL J 425/228-1457 9636 132ND AVE SE 9636 132ND AVE SE 5 032305-9166-06 !PADGETT ALAN H 4200 NE 25TH PL 4200 NE 25TH PL 6 032305-9186-02 1GALAGAZA SAMUEL&KAREN/HW 2602 WHITMAN AVE NE 7 032305-9197-09 HUDSON MICHAEL A 425/228-6060 2626 WHITMAN AVE NE 2626 WHITMAN AVE NE 8 032305-9222-08 WAKEMAN BRENT A&ANN M 425/228-8621 2614 WHITMAN AVE NE 2614 WHITMAN AVE NE 9 032305-9271-08 iKLIMOVITSCH WERNER A& BONNY L 4140 NE 25TH PL 4140 NE 25TH PL io 032305-9272-07 DELOS SANTOS ORENCIO C/HW 4206 NE 25TH PL 421 EASTLAKE AVE E ii 042305-9069-03-000 ,IRENTON SCHOOL DIST 403 9901 132ND AVE SE 435 MAIN AVE S 12 042305-9069-03-001 1 RENTON SCHOOL DIST 403 9901 132ND AVE SE 435 MAIN AVE S • 13 042305-9069-03-002 j RENTON SCHOOL DIST 403 9901 132ND AVE SE 435 MAIN AVE S 14 042305-9069-03-003 RENTON SCHOOL DIST 403 9901 132ND AVE SE 435 MAIN AVE S 15 042305-9114-08 PERKINS GLENN J 19623 132ND AVE SE 16 042305-9142-04 VANDERMAY JAMES 425/235-8896 9639 132ND AVE SE 9639 132ND AVE S E 17 042305-9234-03 MEHL GEORGE/UN 9547 132ND AVE SE 18 334510-0510-09 DALPAY PROPERTIES LLC 4033 NE SUNSET BLVD 19 334510-0511-08 MEHL GEORGE 9635 132ND AVE SE 9547 132ND AVE SE zo 334510-0512-07 I DALPAY JAMES W I 206/255-2566 9537 132ND AVE SE PO BOX 2436 21 342405-9013-03 IGOLDY DAVID J 425/271-6974 9536 132ND AVE SE i9536 132ND AVE SE 22 342405-9065-00 COOK JAY D 425/235-1179 13407 SE 95TH WAY 13407 SE 95TH WAY 23 342405-9131-00 'BROWNING GERALD 425/228-1541 9550 132ND AVE SE 19550 132ND AVE SE 24 342405-9138-03 I'GOLDY DAVE 9536 132ND AVE SE 5 342405-9147-02 HARRIS JERRY LEE 206/255-7967 13419 SE 95TH WAY 26 342405-9148-01 SIEH TOMMY R 206/271-9031 13429 SE 95TH WAY • If © 1996 Win2Data 2000 Page: 1 of 1 �7��Y Development Regulations • e) • Used For Project Mitigation: The proposal wie ujo he 8ynvron Odinco,Zning Code,Subdswlsionlll bOrdinance,s bect t Put blic C Works's E Stai ndanmerd's,el etc. These adoptedo '� N codex and standards will function to mitigate project impacts. Proposed Mitigation Measures: NOTICE OF APPLICATION 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. AND PROPOSED DETERMINATION OF 1.Traffic Mitigation Fee-375.00 per new average daily trip attributed to the proposal. NON—SIGNIFICANCE, MITIGATED (DNS, M) 2.Fire Mitigation Fw•u88.00 pee new single family dwelling unit 3.Parks Mitigation fee-$530.78 per new single family dwelling unit. DATE: June 8,1999 LAND USE NUMBER: LUA-99-084,PP,ECF Comments on the above application must be submitted In writing 10 Mr.Peter Rosen,Project Manager,Development Services Division,1055 South Grady Way,Renton,WA 98055.by 5:00 PM on June 25,1999.This matter is also APPLICATION NAME: WELLS PRELIMINARY PLAT scheduled fora public hearing on August 3,1999,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 Development Services Division,(425)430.7282,to ensure that the hearing has not been rescheduled.If comments cannot be submitted in PROJECT DESCRIPTION: Proposal to subdivide a 3.81 acre parcel Into 21 lots Intended for single family writing by the data indicated above,you may still appear at the hearing and present your comments on the proposal residences.The lot sizes range between 4,500 sq.ft.and 13,950 sq.ft.The proposal has a net density of 8.54 dwelling before the Heating Examiner.If you have questions about this proposal,or wish to be made a party of record and units per acre.The subject site is zoned Residential-8 DU/AC(Ft--8),which allows for a density range of 5 to 8 dwelling receive additional information by mail,contact Mr.Rosen at(425)430-7219.Anyone who submits written comments will units per acre.The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. automatically become a party of record and will be notified of any decision on this project. PROJECT LOCATION: 2800 block of Union Avenue NE CONTACT PERSON: PETER ROSEN(425)430-7219 OPTIONAL DETERMINATION OF NON.SIGNIFICANCE-MITIGATEO(DNS-M):As the Lead Agency,the City of 'PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Renton has determined that significant environmental impacts are unlikely to resu8 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 glue notice that a ONS-M b likely to be issued.Comment periods for the project and the proposed ONS-M am integrated into ■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: June 1,1099 • NOTICE OF COMPLETE APPLICATION: June 8,1999 APPLICANT: Mike Davis,Davis Consulting Group,900 Meridian Avenue E. I: t,~- -' a19-313,Milton.WA 98354;(253)874-0894 Ili; •1 -- M1- OWNER: Mr.Arthur Wells,Apaiachin,NY i i _I_1 \ Permits/Review Requested: SEPA Environmental Review,Preliminary Plat rs'q J., .•• , A a, `` 3 Other Permits which may be required: Construction Permits,Final Plat IIP j 1 . ,, n \� e Requested Studies: Geolechnlcal Report.Drainage Report i I i ss I j .,\ 1 Location where application may , be reviewed: Planning/Building/Public Works Division,Development Services Department, I I ~ f Z 1055 South Grady Way,Renton,WA 98055 �y PUBLIC HEARING: Public hearing scheduled for Tuesday,August 3,1999 before the Renton p ,,�f^r^+• Hearing Examiner In Renton Council Chambers.Hearings begin at 9:00 AM on ...w.r=� Pi the 7th floor of the new Renton City Hail located at 1055 Grady Way South. },Pr • I^ I ►�y}' }y[ CONSISTENCY OVERVIEW: . -�='I V44y�' r0,f` ��It 1X s. Analytical sroenss StleSa asisars '" Ki6 }at Project consistency refers to whether a project is consistent with adopted and applicable development regulations,or In s A e n aiLi s�� w: IE their absence,comprehensive plan policies.RCW 38.708.110(2)(g)provides that the Notice of Application(NOA) In Include a statement of the preliminary determination of a project's consistency with the type or land use,level of .. -+• -.. - -t 1 1 i• i 1 r 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 located in the Residential-8 DU/AC(RS)zone.The proposal is for single family residential lots,which are allowed as a primary permitted use In the zone.The proposal complies with the development standards of the R-8 zone. Density: The net density of the proposal is 8.54 dwelling units per acre which is consistent with the density range of 5 to 8 dwelling units per acre allowed in the R-8 zone. GENMAIOT GENMALOT CERTIFICATION I, ;r�(k (G'0A7 ept,1 , hereby certify that copies of the above document were posted by me in 3 conspicuous places on or nearby the described property on n 11 / lei c1cj • Signed: .�(,.___ ATTEST: Subcribed and sworn before me, a Nortary Public in r the State of Washington residing innio,,,t,(5.-, ,on the „II -- day of Cam. /99 y. C71/)/) (1)C•V--- /'rea-2--,-1.....A _,, MARILYN KAMCHEFF COMMISSION EXPIRES 6/29/99 e NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS, M) DATE: June 8,1999 LAND USE NUMBER: LUA-99-084,PP,ECF APPLICATION NAME: WELLS PRELIMINARY PLAT PROJECT DESCRIPTION: Proposal to subdivide a 3.81 acre parcel into 21 lots intended for single family residences. The lot sizes range between 4,500 sq.ft.and 13,950 sq.ft. The proposal has a net density of 6.54 dwelling units per acre. The subject site is zoned Residential-8 DU/AC (R-8),which allows for a density range of 5 to 8 dwelling units per acre. The proposed lots would be accessed from a public street to be constructed off Union Avenue NE. PROJECT LOCATION: 2800 block of Union Avenue NE 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: June 1, 1999 NOTICE OF COMPLETE APPLICATION: June 8, 1999 sIrf APPLICANT: Mike Davis, Davis Consulting Group,900 Meridian Avenue E. #19-313,Milton,WA 98354;(253)874-0694 OWNER: Mr.Arthur Wells,Apalachin,NY Permits/Review Requested: SEPA Environmental Review, Preliminary Plat Other Permits which may be required: Construction Permits,Final Plat Requested Studies: Geotechnical Report,Drainage Report Location where application may be reviewed: Planning/Building/Public Works Division,Development Services Department, 1055 South Grady Way,Renton,WA 98055 PUBLIC HEARING: Public hearing scheduled for Tuesday,August 3, 1999 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 Grady Way South. 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 located in the Residential-8 DU/AC(R-8)zone. The proposal is for single family residential lots,which are allowed as a primary permitted use in the zone. The proposal complies with the development standards of the R-8 zone. Density: The net density of the proposal is 6.54 dwelling units per acre which is consistent with the density range of 5 to 8 dwelling units per acre allowed in the R-8 zone. GENMALOT 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 dwelling unit. 3.Parks Mitigation fee-$530.76 per new single family dwelling unit. Comments on the above application must be submitted in writing to Mr.Peter Rosen, Project Manager,Development Services Division, 1055 South Grady Way,Renton,WA 98055, by 5:00 PM on June 25,1999. This matter is also scheduled for a public hearing on August 3,1999,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 (425)430-7219 PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION III t • ! SE ssnr--wA ( :I. �m Oka3. o� I �ti�CrRE E W A Y 4 I ' cos L i ® l r..,.w� Q All 1 1 �-I" --lit r P. 1 R L ,I _ cS/T - ' II• ( . /1 .0.know Mono ow.1) 'O!-s•i a°i� " �{ / '' r�•Q c.l�9 'ry E '. Fv Park tar 8' SIERRA HEIGHTS 'Mir` ——� z, -•• '° _ "°'" . °c PARK o��....... .,1^d,G�L�EaN_ CCO EI .I IV1«IN .3 ti 1 ® '° • KE. ITX 7t '1_ ,--_ '=f=" if��I:. J�.:r'2.1 •i I-I 11 r 1 r 1•=Y r GENMALOT • • r `,,, f.} ,^ i �i,4. . lir :,,:v- 7 f..ys4 -3c;<,ti,.. - '^w-.�" �i. M Y-,S� -. ',:- 't,r4R � ' CITY OF RENTON -IL Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator June 8, 1999 Mr. Mike Davis Davis Consulting 900 Meridian Avenue E.#19-313 Milton, WA 98354 SUBJECT: Wells Preliminary Plat Project No. LUA-99-084,PP,ECF Dear Mr. Davis: 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 June 29, 1999. Prior to that review, you will be notified if any additional information is required to continue processing your application. The date of Tuesday, August 3, 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. Arthur Wells/Owner Mr. Tom Touma/Touma Engineers ACCEPT 1055 South Grady Way -Renton, Washington 98055 - MA —20-99 THU 2: 10 Pm P. 2 Yn1 1:,: :2�..:. *:k� "'S �A%n�.n'+M,nT.9:S,n tt A:<i' •�H• 'y,V%: ?+J•:%�<:t;• • %, : '.1h� 'h•'�' .a.r••;,.Y iti...,t...•::..: I;.JYI•�jn y :N. ``� .f• f:a T''' 9 :Y. yyy �•{�t.n ^Rc Y4: ^ nviY: ��l•' .r%; '•', a.:t+:C�: �ily�'n 1�� V ry is ..:r" �Y�,• ��«.a>s,:, .::J•. !]' n.:k :• �" '.•! !%'.. Si:t• ,Y•::'17�ir t:<SJt•fl�,b .Y�� i'.�.•n ,9 .2: .u,'n' kY+{.e.:\;::�it.,i :Y{. '.N?'<a'r•':r. ?`„1':`',y�•i. n4;.3, ..:x;T .a.... ;' .,iy.f.o-•:'.t. s7'..: . `:e<...J�l:��:„.•.%`t`. f:?��;�".4; �'•'.:o� .b.. "�y� "!Ya;..ast r�.;f�' s�" k:% C`y�+� ^^�y�, `�. � .'.��:'•"•':ht!2�:'•r^n♦r.:.+ �Xe'�,..,,.p.''^ nti::w YJ. en �•• e:ter: ..,':;� :'�:�. •:k. S• t.,:Y �g� tt w f .r:f•Y •Fni ��iI.•4D'.n .,Nsrrrr ' t �. , . t�,i(.. 'YbF 4,'• Y:l.!�• ..y� 1. 4 � ::.:v.u,�,4.�.Z' ..Y�QS[� }<Fyy/ t S.gip•2 .4:..ty.3:Yr. ` '<£. f.,�. �.. 11/�. ,s:. �'E R � P�� :..�t.:!r:,..,,: %r.:Y,v..�.:::rz :�.�,.�:r,:�::!�t,f�_.� ,%: ,k 4 ram. ,]z, :�:c .r:. :,�Y.y ,•<.: r s ,.:cs. oi• a...Y.,, � F „ds, g �.!�+.•<,s .:3� � kk t ...s+:r i rei�+ f �i i:fiy .y� ri •.L'• yy :•Y.. ,y. ,q•A .i4't4.:.: .}: 4�4f�: F' f:;5:{, :;X>'iai: b Jt:i;.a'. � r.. .% r"f:rt:<!: ..a. .1.:. .�. 'ssr: ��,,,,,, :.{ �.+,R.. =tS£^ .r':i'�! .:<. :.1 S x .l#: d�•:='�e:': ..<..;{.� '„{?<' .�.:.•.`I1°:s. J�'- fti•�J., ..��' �,. :"Ms.J.:k` ''iron k.• ..�>i• s. >•...�:.. .'c.:. ,{r., .atY•t:., re: ..� :: „�rs;'`,..w S 5,u,:n :yq: ,T7,:rr:: -•.1.,. ps.N. .s ':sr•'::. ..I,f,J^4 t•:YYrYa►`.L ::s': �,{.: ✓�• y+e�.r+.�.;': t.5,'}r`,,or.•'.' •,,°w"` :{r`i'W>:,US:S•Y,,>,• ti y>:5o•%;i•'<�r'•' k i•F;S< .. ';' tSi`. 4 �r'•PROJEGT.. QRMAT .� >..... .... '::;�:r,:::saf`i��'•�:-�'.:> PE� �i.0.1Aj' �F.�l. �<��:3xx<.�j::��:��t ;��:.I„�:�. �� ,. IN�- I �1�� !;!>'r,' .:;<•1., :;+;5.!' ..:;.. "F.y'�. :.V.y..: � 3: t ..{;�:.' .:e. tnet rash A 'p j 9at;A'w br: :tl::0e:e li . �0'k. .,i d1.4:: not�f(Zlfd'iiifa>ater%i0t'dP Il'eatio'!t eitth dwrier.. : <.# ` <s<a d vrsx,! PROJECT OR DEVELOPMENT NAME: NAME: Arthur Welle • Wells Preliminary Plat PROPERTY/PROJECT AODRESS(S)/LOCATION: ADDRESS: I -; Azalea D i'r c--a i .. 2 Xx Uli.Lur1 Iv Ci•Iu. KING COUNTY ASSESSOR'S ACCOUNT NUMBER(5): CITY; Apalachin, NY ZIP` j i 1 ;�A 032305-9050 O � A TELEPHONE NUMBER: EXISTING LAND USE(S): ,��1,A _� Vacant Acreage JAM ��TO v4 4 P I Al '(��:9 sr than.>own r)`.... . �: i, , 497 y ��,r� PROPOSED LAND USES: C`� 9i9� NAME: Mike Davis 4"A` Single Family `,O COMPANY (if applicable): Davis Consulting Group EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Single Family ADDRESS: 900 Meridian Ave E #1 9-31 3 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Single Family CITY: Milton, Wa. ZIP' 98354 EXISTING ZONING: n TELEPHONE NUMBER: (253) 874-0694 PROPOSED ZONING (if applicable): .,.'.:Y'..y.•; �:.u;.,. .Rll,n :'q'a.+.:+.s.• .I �:�r.•'X'�� p: F i. 4:CQr i : ERSC N 4 Y. :; :Y . ::; SITE AREA (SQ. FT. OR ACREAGE): NAME: Tom Touma 3 .81 acres PROJECT VALUE: COMPANY (if epplioable): Touma Engineers ADDRESS: 6632 S 1 91 st Place, Suite e-1 02 IS THE SITE LOCATED IN THE AQUIFER PROTECTION AREA? NO CITY: Kent, Wa ZIP: 98032 IS THE SITE LOCATED IN ANY OTHER TYPE OF ENVIRONMENTALLY SENSITIVE AREA? TELEPHONE NUMBER: ( 425) 251 -0665 ,.MAY—a0-99 THU 2: 11 PM P. 3 7,.•,:<: �z ::�,s<r , b . ,iA,:.> Y Ali `` h se ii its it �f.v 0 g" k g ¢V . ..,, � ,:� �;��LE.G��:DESG,� lPTloiV IiOP PITY ( � p 5:. ...3 �� The North 264 feet of the northwest quarter of Government lot 4 section 3, Township 23 North, Range 5 East,W.M. , In King County. Washington; Except the West 30 feet for road (132nd Ave. S.E. /Union Ave N.E. ) sx: .. �:.a:.x'iZ.''vix'w:is°:i:�, �..e..:.,. ,";` .;:. #}s y. .��br._' :,,�;3 v <s :��`:•�':�a ikYw'�e>:� ��: s,�a !.ems. r,u, vc k e?> Vii. > P..p 10AT1 ',, a^' i 4.. ii.. v,. { a C&fv. &�><>�� ' •}4�r�. TYPi~:Q,�; �>^/N ��ES � w � �' °' ° }.! } n ..<,t ai is,ii§.!•:tViit.i .v<, ry ,i ..Vk''' wan d{. '' :ii .u^ems',. i <.a: :�:�2. .,, rr5t., r 'H. °�' �g 4n{��; .d^y { •S M;'7L `f¢3 tl:{'•< 'u„'i,..�• d' �`,�.�.} � y �F�'N Ck�r��'1� a�.1.�1P I.Ik��lon!{�Y�Pb��`th�,t'::a ':px�' >�• 1.�� :�h I ANNEXATION $ iSUBDl VISION; I COMA F'!;AN AM.ENOfdii=l`.i i �_—_ _.a._. ; REZONE $y LOT LINE ADJUSTMENT $ SPECIAL PERMIT $ � SHORT PLAT $ — TEMPORARY PERMIT $ _TENTATIVE PLAT $ CONDITIONAL USE PERMIT S PRELIMINARY PLAT 9 l/ SITE PLAN APPROVAL $ _ FINAL PLAT $ GRADE & FILL PERMIT $ (NO. CU. YDS: 1 PLANNED UNIT DEVELOPMENT: $ VARIANCE $ (FROM SECTION: 1 PRELIMINARY _ WAIVER $ FINAL _ WETLAND PERMIT $ _ ROUTINE VEGETATION MOBILE HOME PARKS: $ MANAGEMENT PERMIT $ _ BINDING SITE PLAN $ SHORELINE REVIEWS: _ SUBSTANTIAL DEVELOPMENT CONDITIONAL USE $ VARIANCE 5 _ EXEMPTION $No Charge — ENVIRONMENTAL REVIEW $ REVISION $......--i— .cy,:: ..<. ^fir. e.;>;:.Ra:� ..«'`b:�•'.�ys'3??f"fi'�. t�,},�9:i;`•t;�.x�°^,��£rs?:'v:aY4 ? .x«:,6 ,��r._ ..{,`.,. ..:s"1 t•4• ... . °: .;., 51-11.v am :. }::r�^ ra :an'e�Y•,..«;s7� .•!'.'A.,..,.� �r...r.,, . L; -, � ;�tW� •�' ,.::: AFFIA.,rI�<.:��.�.�1,WN�R�.,. ....,�.�.,R�:.>�.M.�:�.. �k,.... � �>.... ., I, (Print Name) A titurtt else(i , _, declare that I am(please check one)Lhe owner of the property involved in this application,_the authorized representative to act for the property owner(please attach proof of authorization),and that the foregoing statements and answers herein contained and the information herewith submitted are in ail respects true end correct to the best of my knowledge end belief. /� ATTEST: Subscribed and sworn to before me, a Notary Publics, in and _ i-t i" �l�f 1., ��rl s for the State or OW y0/.'+esidlnp at f6/aGIIAfr►7M' ,$e'e S'w v,‘,y (Name of Owner/Representative) ,o4t.✓ tit .on the.&,L day of -� /14 Ay 19.W, 8TilttAf�►!t! tAftlLi,B (i.irS. W IW!'as P 1 e ' of i s twig h_ / Nett/ t3 Scams Camay (Signature of Owner/Representative) i2ti�zCti1 �/G�i-'(_-, rh, �' (Signature of Notary Public) 62-1 3`, .1) o { &" ,y,.:}.%t:;:s f a ;:^i a<:' b :. »s :s: i Sta•ff) .r}>'':•: :K. .(This section to"be complet��b�%�i:`�.tli. >•> ;,:::< :'PP I-P TP SP RVMP V :`' ':;C(tYFjleL.NumbeF.> ECF SA R 5HPL.�w;0l�•- LLA • rt 4f:ii;:.: •'.,�s'iaWs•'.>:K o r u �* ME MHP BSP...A :;'CPA r'�"• r > } „E:y: K:: .kr.>}'xrr AAD W FPUD SM S , s, r ' vex> St••0TALrFEES $_ .;TOTAL POSTAGE.PROVIDED: $ MASTEPAP,DOC AEVISED 9/96 I PROJECT NARRATIVE FOR HBR ENTERPRISES INC. The subject property involved in this plat covers an area of approximately 3.81 acres.The property is situated in the north end of the City. It is bounded on the south, east and north by fairly large single family parcels. It is bounded on the west side by Union Avenue NE(132nd Avenue SE- King County designation). Access to the property is made from th011.Avenue 4 on the west. A cul-de-sac is planned to serve proposed 21 single family lots. The project area is hilly with slopes ranging from 12%to 28%. Steeper slopes exceeding 40% observed in small areas situated north and northeast of the site. Grading will be limited to right of ways. We anticipate to excavate approximately 5,340 CY from the proposed road right of way. The excavated material will be used on site and we do not anticipate trucking material from site except for disposing unsuitable material. IPA The City of Renton designates the site with f -3 zone. The Io'- zone allows for a minimum lot size of 4500 square feet and a maximum density of 8 units per acre. The setbacks allowed in the R$zone are as follows: front yard setbacks,20 feet;rear yard setbacks,20 feet,and side yards setbacks, 5 feet on all interior lots. The City of Renton Comprehensive Plan designates the site as Single-Family Residence which is consistent with present zoning. The proposed development would create 21 single family lots with a minimum lot area of 4500 square feet. The property is vacant. The dwelling unit density calculates at 6.77 units per net developed area.A public road is being considered to access the proposed nine lots. The improvements will consist of,?Z?-foot asphalt road with curb,gutters and sidewalks, storm,sewer and water mains will be designed to serve the proposed lots,and street lighting will be provided per City codes. Half street off-site improvements for Union Avenue NE with curb,gutters and sidewalks will be constructed per City standards and requirements. Minimal grading will be required in order to prepare the final residential lots.The new cul-de-sac street section would include 45;-foot pavement with a(.foot concrete sidewalks on either sides.A maximum grade of 15% is anticipated for a short distance to provide access from Union Avenue NE because of the hilly terrain. The area cover consists of large trees and under brush scattered over the entire the site.A Tree Cutting Plan is being submitted in conjunction with this application clearly shows the limits of clearing. The clearing will be limited to the roadway area and future building pads following the building setback lines. fan+dcz.,—d reaL5 The flow of surface water from the majority of the site is directed to the west to an existing road side ditches on 132"d Avenue SE(Union Avenue NE). The presence of a knoll on the easterly third of the site the surface area covered by proposed lots 10 through 14 sheet flows to the east and northeast.This t evaluated in detail in the Level I analysis submitted with the preliminary plat application. Traffic circulation and vehicular access to the property is proposed from Union Avenue NE(132"d Street SE)via a short cul-de-sac that would serve the proposed 21 lots. No variance request is included in this submittal. The proposed preliminary will be designed in accordance with City Codes and Regulations. far ',RENT P�e:1,;;�5� CV Ec N OF RENTON rsi (11 1999 RECEIVED CITY OF RENTON DEVELOPMENT SERVICES DIVISION AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN(S) Ci, , �.; STATE OF WASHINGTON j RECEIVED COUNTY OF KING 11)411I S , being first duly sworn on oath, deposes and says: 1. On the day of 7\ U hV , 19 --.g= , I installed public information sign(s) and plastic flyer box on the property located at Z$kX st/t -Cin1' for the following project: ve aitogy - 13Znn , —5E Kink ( t Gl9 t I S 4PE ri ros y toli4-7( Project name p to J)4 Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were cons c and installed in locations in conformance with the requirements of Chapter 7 T unicipal Code. Installer • SUBSCRIBED AND SWORN to before me this , day of MO O r / , 19g o1 . NOTARY PUBS i 1 and for e State of Washington, residing at My commission expires on l0/9-to ()C1 . PUBSIGNS.DOC REV.7f98 4 ILLUSTRATION 1 14" I 96" I Aw co •t+ o e R ; PROPOSED LAND USE ACTION U a Type f Action: (Provided by Applicant) i SITE MAP 7 Project Name: (Provided by Applicant) I Laminated = Site Address: (Provided by Applicant) ; Installed by Applicant TO SUBMIT COMMENTS OR OBTAIN L J ADDITIONAL INFORMATION PLEASE CONTACT CITY OF RENTON STAFF AT: ov Development Services Division Space i 1055 South Grady Way i reserved for PLASTIC Renton, Washington 98055 City provided CASE o (425) 430-7200 PUBLIC installed by 1 N NOTICE applicant 1 Please reference the project number. If no 8.5"x 14" I ____] number is listed reference the project name. kr N C.) See back for a copy of the City seal. i ,.( NOTES: Use 4"x 4"x 12' POSTS Z Use 4'x 8'x 1/2" PLYWOOD 5' 4 a Use 1/2"x 3" GALV. LAG BOLTS. W/WASHERS co co g-i LETTERING: � i Use HELVETICA LETTERING, �% $ BLACK ON WHITE BACKGROUND. I 4„ I TITLE 3"ALL CAPS OTHER 1 1/2" CAPS and 1" LOWER CASE CITY OF RENTON ENVIRONMENTAL CHECKLIST A. BACKGROUND I. NAME OF PROPOSED PROJECT,IF APPLICABLE: '�1t1T CITY OF Rc-,,Tp�" Wells Preliminary Plat d .Mkt 011999 2. NAME OF APPLICANT Brent Rollins(Owner) RECEIVED 3. ADD SS AND PHONE NUMBER OF APPLICANT AND CONTACT PERSON: A licant Mr. Mike Davis HBR Enterprises Inc. P.O.Box 951 Sumner,WA 98390 (253)863-7708 Agent: Mr.Mike Davis Davis Consulting Group LLC 900 Meridian Avenue East,#19-313 Milton,WA 98354 (253)874-0694 4. DATE CHECKLIST PREPARED: May 8, 1999 5. AGENCY REQUESTING CHECKLIST: City of Renton 6. PROPOSED TIMING OR SCHEDULE(INCLUDING PHASING, IF APPLICABLE): Construction of the proposed project will begin as soon as all necessary Permits and approvals are received from the City and other governmental Agencies. The project will be developed under one phase.Extension of time for construction of project may be required. 7. DO YOU HAVE ANY PLANS FOR FUTURE ADDITIONS,EXPANSION OR FURTHER ACTIVITY RELATED TO OR CONNECTED WITH THIS PROPOSAL?IF YES,EXPLAIN. No. Page 1 of 12 8. LIST ANY ENVIRONMENTAL INFORMATION YOU KNOW ABOUT THAT HAS BEEN PREPARED,OR WILL BE PREPARED,DIRECTLY RELATED TO THIS PROJECT: Geotechnical study and slope analyses have been prepared in conjunction with this plat. Copies of these reports are made a part of this checklist. 9. DO YOU KNOW WHETHER APPLICATIONS ARE PENDING FOR GOVERNMENTAL APPROVALS OF OTHER PROPOSALS DIRECTLYAFFECTING THE PROPERTY COVERED BY THIS PROJECT?IF YES,EXPLAIN. No. 10. LIST ANY GOVERNMENT APPROVALS OR PERMITS THAT WILL BE NEEDED FOR YOUR PROPOSAL, IF KNOWN: City of Renton Development Services Division King County Health Department Environmental Review Preliminary and Final Plat approval Streets,storm,water and sewer improvements plans approval 11. GIVE BRIEF,COMPLETE DESCRIPTION OF YOUR PROPOSAL,INCLUDING THE PROPOSED USES AND THE SIZE OF THE PROJECT AND SITE. The proposal is to subdivide approximately 3.81 acres of land into 21 lots suitable for single-family residences. Plat improvements will consist of streets,storm drainage system with retention facilities to control runoff from the Site at a rate equal to existing flow conditions. Water and sewer system will be included,also a complete underground utilities and lighting. Access to the proposed development will be from 132nd Avenue SE(Union Avenue NE). 12. 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 OF IF KNOWN. IF A PROPOSAL WOULD OCCUR OVER A RANGE OF AREA,PROVIDE THE RANGE OR BOUNDARIES OF THE SITE. 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 AR NOT REQUIRED TO DUPLICATE MAPS OR DETAILED PLANS SUBMITTED WITH ANY PERMIT APPLICATION RELATED TO THIS CHECKLIST. The proposed project is located in the north end of town. Bounded on the west by 132"d Avenue SE(Union Avenue NE-City of Renton designation).The site is bounded on north,east and south by fairly large parcel occupied by single family homes.The site is located in Section 3,Township 23 North,Range 5 East,W.M.,in the City of Renton,State of Washington. Page 2 of 12 B. ENVIRONMENTAL ELEMENTS: I. EARTH a. GENERAL DESCRIPTION OF THE SITE: Rolling,Hilly,Steep Slopes,Mountainous b. WHAT IS THE STEEPEST SLOPE ON THE SITE? The steep slope in excess of 40 percent is insignificant and located within a small area on the northeast portion of the site.There is a knob on the east third of the site that divides the slope orientation east and west of the knob. c. WHAT GENERAL TYPES OF SOILS ARE FOUND ON THE SITE? IF YOU KNOW THE CLASSIFICATIONS OF AGRICULTURAL SOILS,SPECIFY THEM AND NOTE ANY PRIME FARMLAND. According to the USDA Soil Conservation Service's King County Soil Survey,the soil on the site is classified as Alderwood soil.Terra and Associates prepared a soil report for this site;a copy of this report is attached to this checklist. d. ARE THERE SURFACE INDICATIONS OF A HISTORY OF UNSTABLE SOIL IN THE IMMEDIATE VICINITY?IF SO,DESCRIBE. No. e. DESCRIBE THE PURPOSE,TYPE AND APPROXIMATE QUANTITIES OF ANY FILLING OR GRADING PROPOSED. INDICATE SOURCE OF FILL. The proposed site will be designed to follow the natural terrain to the maximum extent feasible. The basic topographic features will not be altered by the proposed project. It is estimated approximately 5340 CY of material will be excavated for the road construction.Majority of the excavated material is at the proposed entrance and the cul-de-sac area.The excavated material at approximately 3450 CY of fill will be used on site. f COULD EROSION OCCUR AS A RESULT OF CLEARING,CONSTRUCTION OR USE? IF SO,GENERALLY DESCRIBE. There will be a temporary water erosion resulting from clearing of the site.This will be mitigated by proper construction of temporary erosion and sedimentation control facilities. g. ABOUT WHAT PERCENT OF THE SITE WILL BE COVERED WITH IMPERVIOUS SURFACES AFTER PROJECT CONSTRUCTION? 35%-37%of the site area will be covered with impervious surfaces consisting of paved streets, roofs and driveways to serve the individual home. Page 3 of 12 h. PROPOSED MEASURES TO REDUCE OR CONTROL EROSION,OR OTHER IMPACTS TO HE EARTH, IF ANY. An approved temporary erosion and sedimentation control plan will be implemented during construction of the plat improvements.This plan will include typical use of fabric fences, temporary ponds or other drainage features to mitigate potential erosion. 2. AIR A. WHAT TYPES OF EMISSIONS TO THE AIR WOULD RESULT FROM THE PROPOSAL DURING CONSTRUCTION AND WHEN THE PROJECT IS COMPLETED?IF ANY, GENERALLY DESCRIBE AND GIVE APPROXIMATE QUANTITIES IS KNOWN. Ultimately there will be 21 single-family residents on the Site.Approximately 42 automobiles will be associated with the development and will contribute to pollutant emissions. These emissions will be controlled by present U.S.Environmental Protection Agency emission control regulations.Heating will be primarily by natural gas or electricity. Some of the homes may have fireplaces.These items may contribute smoke,particulate matter and heat to the ambient air. Temporary deterioration will occur during construction due to dust,exhaust emission and smoke from trash burning.These items will be mitigated by sprinkling of streets for dust control,placing required pollutant control devices on equipment and minimal burning. B. ARE THERE ANY OFF-SITE SOURCES OF EMISSIONS OR ODOR THAT MAY AFFECT YOUR PROPOSAL?IF SO,GENERALLY DESCRIBE. During construction,objectionable odors may be encountered with the uncovering of decaying vegetation, street paving and exhaust emissions. C. PROPOSED MEASURES TO REDUCE OR CONTROL EMISSIONS OR OTHER IMPACTS TO AIR, IF ANY: Air emissions noted above may contribute to changes in the air quality in the immediate proximity of the project. 3. WATER A. SURFACE 1) IS THERE ANY SURFACE WATER BODY ON OR IN THE IMMEDIATE VICINITY OF THE SITE?IF YES,DESCRIBE TYPE AND PROVIDE NAMES. IF APPROPRIATE,STATE WHAT STREAM OR RIVER IT FLOWS INTO. No. 2) WILL THE PROJECT REQUIRE ANY WORK OVER,IN OR ADJACENT TO(WITHIN 200 FEET)THE DESCRIBED WATERS?IF YES,DESCRIBE AND ATTACH AVAILABLE PLANS. No. Page 4 of 12 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 FLOOD PLAIN?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 VOLUMES OF DISCHARGE. No. B. GROUND 1) WILL GROUND WATER BE WITHDRAWN,OR WILL WATER BE DISCHARGED TO GROUND WATERS?GIVE GENERAL DESCRIPTIONS PURPOSE AND APPROXIMATE QUANTITIES,IF KNOWN. No. 2) DESCRIBE WASTE MATERIAL THAT WILL BE DISCHARGED INTO THE GROUND FROM SEPTIC TANKS OR OTHER SOURCES,IF ANY. DESCRIBE THE GENERAL SIZE OF THE SYSTEM,THE NUMBER OF SUCH SYSTEMS,THE NUMBER OF HOUSES TO BE SERVED OR THE NUMBER OF ANIMALS OR HUMANS THE SYSTEM(S)ARE EXPECTED TO SERVE. None C. WATER RUNOFF 1) DESCRIBE THE SOURCE OF RUNOFF(INCLUDING STORM WATER)AND METHOD OF COLLECTION AND DISPOSAL,IF ANY.WHERE WILL THIS WATER FLOW?WILL THIS WATER FLOW INTO OTHER WATERS?IF SO,DESCRIBE. The drainage from the subject property drains as sheet flow east and west of the site.The easterly portion is limited to the sheet flows from proposed lots 10 through 14.The westerly remaining area of the site sheet flow west to existing open ditches on 132nd Avenue SE(Union Avenue NE). Level I Analysis Report is prepared for this development which address the off-site flows and downstream analysis. The new plat improvements will increase the impervious surfaces(roofs, streets,driveways,and sidewalks)and will reduce the natural vegetation.The impervious surface will increase the rate of discharge from the site.The increase of runoff will be controlled by installation of storm water detention facilities. Page 5 of 12 2) COULD WASTE MATERIAL ENTER GROUND OR SURFACE WATERS? IF SO, GENERALLY DESCRIBE. As in common with urban development,surface water quality will be reduced as urban pollutants( oil,grease, lawn fertilizer,heavy metals)enter surface and ground water more frequently after development. Ground water quality and quantity will also be affected by this development.As pollutants leach into the soil,the quality will be affected. The quantity of ground water will be reduced as the area of impervious surface increase. However,this will not be a significant problem as the Site does not contribute to public water supplies. D. PROPOSED MEASURES TO REDUCE OR CONTROL SURFACE,GROUND AND RUNOFF WATER IMPACTS, IF ANY: Temporary erosion/sedimentation control will be employed during construction to intercept all potential silt laden runoff prior to discharging into natural flow area.This control will remain in effect until the ground cover is re-established and the possibility of erosion is reduced to existing conditions. 4. PLANTS A. CHECK TYPES OF VEGETATION FOUND ON THE SITE: X deciduous trees: alder,maple,and aspen.other X evergreen trees: fir,cedar,pine.other X shrubs grass pasture crop or grain wet soil plants:cattail,buttercup,and bulrush,skunk cabbage. other water plants:water lily,eelgrass,and millfoil. other other types of vegetation B. WHAT KIND AND AMOUNT OF VEGETATION WILL BE REMOVED OR ALTERED? The proposal will require removal of a portion of the site's existing vegetation for construction of roads and homes. All trees and vegetation outside building envelopes will not be disturbed. C. LIST THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. There are no known unique,rare or endangered species of flora on the Site. D. PROPOSED LANDSCAPING, USE OF NATIVE PLANTS OR OTHER MEASURES TO PRESERVE OR ENHANCE VEGETATION ON THE SITE, IF ANY: Graded areas around future homes will replanted with grass, shrubs and trees common to similar residential developments. Page 6 of 12 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: birds: songbirds mammals: small mammals fish: n/a B. LIST ANY THREATENED OR ENDANGERED SPECIES KNOWN TO BE ON OR NEAR THE SITE. None. C. IS THE SITE PART OF A MIGRATION ROUTE?IF SO,EXPLAIN. The site is not known to be a part of migration route. D. PROPOSED MEASURES TO PRESERVE OR ENHANCE WILDLIFE,IF ANY: None. 6. ENERGY AND NATURAL RESOURCES A. WHAT KINDS OF ENERGY WILL BE USED TO MEET THE COMPLETEDPROJECT'S ENERGY NEEDS?DESCRIBE WHETHER IT WILL BE USEDFOR HEATING,MANUFACTURING,ETC. The site will be served by electricity and natural gas to meet the energy needs. 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: Building codes for residential development and construction will be implemented,and energy conservation material will be encouraged. 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 OCCUR AS A RESULT OFTHIS PROPOSAL?IF SO,DESCRIBE. No. 1) DESCRIBE SPECIAL EMERGENCY SERVICES THAT MIGHT BE REQUIRED. N/A Page 7 of 12 2) PROPOSE MEASURES TO REDUCE OR CONTROL ENVIRONMENTAL HEALTH HAZARDS,IF ANY: N/A B. NOISE 1) WHAT TYPES OF NOISE EXIST IN THE AREA WHICH MAY AFFECT YOUR PROJECT? The most frequent source of noise on the site is vehicular traffic originating from 132"d Avenue NE(Union Avenue NE)situated along the west. 2) WHAT TYPE AND LEVELS OF NOISE WOULD BE CREATED BY OR ASSOCIATED WITH THE PROJECT ON A SHORT-TERM OR A LONG-TERM BASIS?INDICATE WHAT HOURS NOISE WOULD COME FROM THE SITE. Construction activities on the site will temporarily increase the noise levels.The completed project would result in a slight increase in ambient noise levels in the vicinity of the site. Limited construction activities on site to daylight hours during weekdays only. 3) PROPOSED MEASURES TO REDUCE OR CONTROL NOISE IMPACTS,IF ANY. No unusual noise levels will be anticipated. 8. LAND AND SHORELINE USES A. WHAT IS THE CURRENT USE OF THE SITE AND ADJACENT PROPERTIES? The site is currently vacant.A fairly large single family parcels with single homes were observed to the north,south and east of the site. B. HAS THE SITE BEEN USED FOR AGRICULTURE?IF SO,DESCRIBE. No. C. DESCRIBE ANY STRUCTURES ON THE SITE. N/A D. WILL ANY STRUCTURES BE DEMOLISHED?IF SO,WHAT? N/A E. WHAT IS THE CURRENT ZONING CLASSIFICATION OF THE SITE? The current zone classification for the site is R-8 F. WHAT IS THE CURRENT COMPREHENSIVE PLAN DESIGNATION OF THE SITE. The City Comprehensive Plan designates the site as single family.A maximum of 8 units per acre. Page 8 of 12 G. IF APPLICABLE,WHAT IS THE CURRENT SHORELINE MASTER PROGRAM DESIGNATION OF THE SITE? N/A H. HAS ANY PART OF THE SITE BEEN CLASSIFIED AS AN"ENVIRONMENTALLY SENSITIVE" AREA, IF SO,SPECIFY. No. I. APPROXIMATELY HOW MANY PEOPLE WOULD RESIDE OR WORK IN THE COMPLETED PROJECT? The development of 21 lots wi II increase the population to approximately 42 people. J. APPROXIMATELY HOW MANY PEOPLE WOULD THE COMPLETED PROJECT DISPLACE? None. K. PROPOSED MEASURES TO AVOID OR REDUCE DISPLACEMENT IMPACTS, IF ANY: N/A L. PROPOSED MEASURES TO ENSURE THE PROPOSAL IS COMPATIBLE WITH EXISTING AND PROJECTED LAND USES AND PLANS, IF ANY: The project is compatible with existing land uses and the proposed lots are consistent with current zoning. 9. HOUSING A. APPROXIMATELY HOW MANY UNITS WOULD BE PROVIDED, IF ANY? INDICATE WHETHER HIGH,MIDDLE OR LOW-INCOME HOUSING. Twenty-one single family houses,middle to upper income housing will be provided. 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 STRUCTURES(S),NOT INCLUDING ANTENNAS?WHAT IS THE PRINCIPAL EXTERIOR BUILDING MATERIAL(S)PROPOSED? Twenty-one single family homes will be built.Height limitation will conform to the City building codes. B. WHAT VIEWS IN THE IMMEDIATE VICINITY WOULD BE ALTEREDOR OBSTRUCTED? None. Page 9 of 12 C. PROPOSED MEASURES TO REDUCE OR CONTROL AESTHETIC IMPACTS, IF ANY: None. II. LIGHT AND GLARE A. WHAT TYPE OF LIGHT OR GLARE WILL THE PROPOSAL PRODUCE?WHAT TIME OF DAY WOULD IT MAINLY OCCUR? Street,homes,automobiles and yard lights will increase light and glare in the area upon completion of the project. Illumination would occur during night time. 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 YOU 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? Sierra Heights Park and May Creek Park are within few a mile from the site. 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. HISTORIC AND CULTURAL PRESERVATION A. ARE THEY ANY PLACES OR OBJECTS LISTED ON,OR PROPOSED FOR,NATIONAL, STATE OR LOCAL PRESERVATION REGISTER 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. None Page 10 of 12 C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS, IF ANY: N/A. 14. TRANSPORTATION A. IDENTIFY PUBLIC STREET AND HIGHWAYS SERVING THE SITE,AND DESCRIBE PROPOSED ACCESS TO THE EXISTING STREET SYSTEM. SHOW ON SITE PLANS, IF ANY: New internal streets will be constructed with street improvements to serve the plat.The street will be built in accordance with the City's street standards,and will be dedicated to the City upon completion. The access to the site will be from I32id Avenue SE(Union Avenue NE)via a cul-de-sac that would serve the proposed twenty-one lots. B. IS SITE CURRENTLY SERVED BY PUBLIC TRANSIT? IF NOT,WHAT IS THE APPROXIMATE DISTANCE TO THE NEAREST TRANSIT STOP. Metro Bus 114 serves the area at 132"d Avenue SE(Union Avenue NE)with few blocks to the south of the site. C. HOW MANY PARKING SPACES WOULD THE COMPLETED PROJECT HAVE?HOW MANY WOULD IT ELIMINATE? On-site parking will be provided as each lot is developed. D. WILL THE PROPOSAL REQUIRE ANY NEW ROADS OR STREETS,OR IMPROVEMENTS TO EXISTING ROADS OR STREETS,NOT INCLUDING DRIVEWAYS?IF SO,GENERALLY DESCRIBE. New street will be constructed with all improvements to serve the plat.The street will be built in accordance with the City of Renton Street Standards,and will be dedicated to the City upon completion. E. WILL THE PROJECT USE 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. Assuming 10 ADT per single family dwelling,the project will generate approximately 210 trips per day based on peak hour volumes. The peak volumes will occur during the morning and afternoon commuting hours. G. PROPOSED MEASURES TO REDUCE OR CONTROL TRANSPORTATION IMPACTS,IF ANY: Traffic condition on adjacent street is operating at adequate level. Page 11 of 12 15. PUBLIC SERVICES A. WOULD THE PROJECT RESULT IN AN INCREASED NEED FOR PUBLIC SERVICES? IF SO, GENERALLY DESCRIBE. The influx of 21 new residences will place added responsibility on the City of Renton Fire Department. Also additional burden on local law enforcement,fire and ambulance services, and schools. B. PROPOSED MEASURES TO REDUCE OR CONTROL DIRECT IMPACTS ON PUBLIC SERVICES, IF ANY: The proposed water distribution system and fire hydrant will be designed according to the City of Renton and would provide adequate fire coverage. There is ample water available to the property. Approximately 610 lineal feet of new roads will be construction with storm sewer, sanitary sewer system and water mains. Maintenance of these items will be provided by the City of Renton.The new property tax base, plus monthly water,sewer and storm services charges should fund these additional services. 16. UTILITIES A. INDICATE UTILITIES CURRENTLY AVAILABLE AT THE SITE: Electricity,natural gas,water,sanitary sewer,refuse service, telephone. 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. Power&Telephone are available to the Site from adjacent road serving the Site. Puget Sound Energy will provide services to the Site.Telephone services to the project Site would be provided by US West Communication. The water and sanitary sewer systems will be provided by the developer for the Site. These systems will be built according to the City of Renton standards and specifications. A storm water drainage system, including detention facilities,if any,will be constructed as required by the City of Renton. Surface water will be designed in accordance with 1990 King County Surface Water Manual. C. SIGNATURE The above answers are true and complete to the best my knowledge. I understand that the lead agency is relying on them to make its decision. Agent for the Applicant gC Date Submitted -`-/ /ch. Page 12 of 12 CONSTRUCTION MITIGATION PLAN FOR WELL'S PRELIMINARY PLAT ��O CONSTRUCTION MITIGATION PLAN For Well's Preliminary Plat PROPOSED CONSTRUCTION DATES The proposed construction of the road and utilities on the project will proceed once the final construction engineering drawings are approved by the City of Renton,and all applicable permits are received. This construction will be performed under one contract for the entire development without phasing. Extension of construction time may be required. The construction of the houses will begin after the road and utilities have been completed and accepted by the City. HOURS OF OPERATION The hours of operation will be limited to hours between 8:00 am to 5:00 PM.These hours may be shortened or lengthened with the approval of the City of Renton Department of Public Works. Typically,construction of this nature will occur during the daytime hours,5 or 6 days a week. 140 Swnda.y w 4'1-• PROPOSED HAULING/TRANSPORTATION ROUTES The earthwork anticipated on this project encompasses excavation of roadway right of way and filling portion of the property for construction the internal road. The earthwork presents a balanced condition. All vegetation and non- marketable small trees will be chipped and hauled off site to an approved disposal site. Stripping(topsoil)that may be taken from the site area depending on the quality of the material. If the material is acceptable,it may be spread along the front and back of the lots for planting of lawns. In the event disposal of the chipped material is required,then the hauling and disposal will be to an acceptable site,as allowed by the City of Renton. All marketable trees designated to be removed will be cut and removed from the site. The hauling and transportation routes will be mainly via Union Avenue NE(132nd Avenue SE).The hauling will be limited to excavated access material and new material to be used for construction of the plat improvements. CONSTRUCTION MITIGATION Construction equipment used on this site will be typical backhoes,a small CAT and grader,and roller.These equipment will be used in accordance with the City of Renton requirements.The measures to be implemented during construction to minimize(dust,traffic and transportation impacts,mud,noise,etc.will be adhered to the mitigating measures proposed under the SEPA requirements. Erosion control measures will be implemented during construction,such as silt fences,temporary ditches and ponds. Detail erosion plans will be prepared showing control facilities. CITY OF RENTON Planning/Building/Public Works MEMORANDUM • DATE: July 2, 1998 nENT T.,, At, TO: Pre-Application File OP�OF RENT • ON `� CITY FROM: Lesley Nishihira, Assistant Planner, x7270 1 1999 3uN o p SUBJECT: P el s 2 98-50lot subdivision/Annexation Proposal oE�E`�, /C We have completed a preliminary review of the pre-application for the proposed development. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g., Hearing Examiner, Zoning Administrator, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. 1. The minimum width (distance between the side lot lines where they intersect with the street right-of-way line) for lots on the turning circle of cul-de-sacs must be a minimum of 35 feet (RMC section 9-12-2). Proposed lots 9, 11, and 12 do not meet this requirement. 2. Minimum design standards for residential access streets require a 50 foot right-of-way width (32 feet of pavement and 6 feet of sidewalk on both sides--see RMC section 4.34- 5A). Design standards for cul-de-sacs require a minimum 55 foot radius for right-of-way with a paved radius of 45 feet (RMC section 4-34-5M3). The proposed subdivision will need to be revised in order to comply with these requirements. 2. A Parks Mitigation Fee of$534.76 per single family house will be applied to the project. 3. A homeowner's association will need to be created to provide maintenance for all common features, structures, and open spaces. 4. All lots will need to meet the development standards for the R-8 zone or the applicant will need to apply for a variance. A copy of the R-8 development standards is attached for your reference. 5. If the site is annexed and proposed for development, it would require SEPA environmental review and preliminary plat approval (application materials are attached). SEPA environmental review would be conducted as an administrative review process. The preliminary plat would require a public hearing before the Hearing Examiner. The Hearing Examiner would forward a recommendation on the preliminary plat to the City Council which would have final decision-making authority on the applications. The land use permit process would require approximately 20 weeks (see attached timeline). •. JUN 2 2 1998 MEMORANDUM • DATE: W/9/6? TO: Long Range Planning FROM: Jim Hanson, Development Services Division Director • SUBJECT: New Preliminary Application: 61Cte7f7a9 LOCATION: 9(o) X. /3vZ" (AlAec Please review the attached preliminary project plans for consistency with applicable Comprehensive Plan Policies. P se submit your written comments to t � C 5l► _ no later than I . 44 Oano . Thank you. We will not be able to include comments received after this date in the presentation/summary we prepare for the applicant. • 5;i c 15 DC31 C.n1:1 Cs0 f C)\ 7 I /1-L .'i PVc;Lt: r ern I L- r (C-5 ) ory TI 16 tt tivc',‘V PLAN L✓�-r•l( USA_ w\/\P., Pore-IN Drrt_ Zorv,/vcs. 1►tiLL.;9 R-`6 AN,f_n RE:SiDe irrL r"RNU «e TuRt' •rl0,"-Ic3 ( .Y 1k-A f•1L7.11a.k.11 NQ7 1\npoC Te, i 1-1+5 61 i C. , t'S Pi-Aac c rt-t %? I-ILI. C)F Tt1C. rit f oo r.lor,tt r-\/ f C `ory R-5 , • /-\ THE oia c i S'c TI Ic, J f1NNE 67-1or.1 ('��n oCL 5., IS f1TTlic:1)r� cr\ry i`pici9LLY Rcc:Ru1Rr`3 (-1,r\ilmur-N AN:J�)(ATIors/ ACZE-7A c' 1= 10 Rc.Rc:- /�(�OI 5'S C.c r S.�Irv • J A7 r c1r\J . to Tv , G1� eouc_I 171a2c-c (G IY�T 11 n PP—oro`>�:� ��N:J�x 13o�):vI'Jr ZIE� Ur • nTro;V \�3E RE 60C,r�\I_/{f3i 1r�1 T 1}t FIttY� I.c.� \ oFt-o (J ic,SLWr>�S rUt (�(�►�r�1{lL fl��7U,2L� 2 f\55Li 0\1r.. 9-- N1h) c._ i."6". 'C T ��I?CtZ D6T�4�I i P cD1)E"\R5 To ��t l..ltiF\IN 1�t F�t3!>?1(�L•� �/�rJL;e c� H` To ( I T 5 ('c�z NC r A}c2e A l t.-1c121:S\-\tom i IS I�7T✓ill�`Yj III NCI /�2t7A exc.L�,��-3 fwr}I� 21 -ac fc�,vn3 AND 5 '[EG' _�Lc�S'c3 . AN,Jc _Fw. ,.. ) . Of-) roit N-1L li!',o:=N r" )`) /O ;f 2 ii T( 47,t C eL./`t7v:V , Wells 22 Lot Subdivision Preapplication 6/22/98 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: 141402.00 square feet 2) Net Acreage(line 1 divided by 43560): 3.25 acres dwelling units net density 3) Maximum and minimum allowed dwelling units Max. 25 7.70 units/net acre and respective net densities: Min. 17 5.24 units/net acre 4) 141402.00 sq ft and 22 dwelling units result in a density o 6.78 d.u./acre. Deductions from gross area:24,654 sq. ft. estimated for road right-of-way. U/CALCDEN.XLS WELLS ANNEXATION PRE-APPLICATION SUBDIVISION 22-LOTS SINGLE FAMILY SE 96 ST. & 132ND AVE. SE • DEVELOPMENT SERVICE JULY 2, 1998 STORM (Surface Water): 1. The Storm System Development Connection Charge is $385 per single family unit. 2. Use NAVD 1988 Datum for project. The datum is to be shown on each sheet with elevations. Indicate benchmark location. 3. The utility drawings to comply with the City of Renton Drafting Standards. The installation of each utility is to be shown on individual sheet with city standard details drawings and vertical profiles. 4. Show the topography of entire site and minimum of 30-feet outside the property. Include all immediate hillsides beyond the 30-feet. 5. A Level #1 Storm Drainage analysis is required per the 1990 King County Surface Water Design Manual. Address all Core Requirements and Special Requirements. Special • Requirements 5 and 6 to be specifically addressed. A higher level of analysis may be required later if condition are warranted. 6. Runoff collected from pavement or gravel surface with vehicle access/parking must flow through an oil/water separator CB or adequate biofiltration system. 7. Erosion/Sedimentation Control Plans to be part of submittal. 8. Wet land issue to be address if they exist. All wetland locations to be shown on the drawings and delineated. • 9. Provide legend, title sheet and index with plans. 10. Parking areas or driving surfaces subject to vehicular use of greater than 5,000 square feet are required to discharge into a biofiltration system. 11. Vertical profile of the storm system is required. Show the vertical clearance of the other utility crossings • 98cm 10 D 9scnnoln.Doc•, WELLS ANNEXATION PRE_-APPLICA 7ION SUBDIVISION 22-LOTS SINGLE FAMILY SE 96 ST. & 132ND AVE. SE • DEVELOPMENT SERVICE • JULY 2, 1998 TRANSPORTATION: 1. The traffic mitigation fee is $75 per new trip generated. • 2. Transportation trip rates and traffic counts are to be determined by using the ITE Trip Generation Manual. 3. Off site improvements are curb, gutters, sidewalks and street lighting required on 132nd Ave. SE(Union Ave. NE.)the full length of property frontage. A five(5) foot planter strip is required between the curb and sidewalk. The back edge of the sidewalk is to be located at the property • line. 4. The right-of-way width for SE 96th St. Cul-de-sac is to be 50-feet. The Department may approve a reduced with of 42-ft when the extra area from the reduction is used for the creation of an additional lot(s)which could not be platted without the reduction or when the platting with the required right-of-way width results in the creation of lots with less than one hundred feet (100') in depth. The Department may required additional easements be provided for the franchise utilities outside of the dedicated right of way. See City code 4-34-11(D) 5. Required cul-de-sac radius to property line is 55-feet and 45-feet to the face of curb. 6. On site improvements: Roadway width 32-feet curb to curb, Six(6) foot sidewalk adjacent to curb and street lighting 0.2 Ft.-c, uniformity ration of 6:1 or better. When plans are ready for submittal submit Four (4) copies to the sixth (6th) floor Customer Service Counter and two(2) copies of the Storm Drainage report. A Public Works construction permit will be • issued when all comments have been satisfactorily addressed and a pre-construction conference has been held. 98cm10IT • 98CMI1O1T.000C\ - So MEMORANDUM 4 �.:,, DATE: WO t��j lc? .6,, TO: Construction Services, Fire Prevention, Plan Review, Project Pl1' 9 ner FROM: Jim Hanson, Development Services Division Director SUBJECT: New Preliminary Application: 011,{1S 22 -/o ref/el R,0/14iq f1aY1 LOCATION: 9(2XQC CS CGS Armeeting with the applicant has been scheduled for /0:09M, Thursday, ooCC for one of the 6th floor conference rooms (new city hall . If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CO CLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11 :00 meeting. Please review the attached project plans prior to the scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. If you are unable to attend the meeting, please send a representative. • Please submit your written comments to R LeSi (e at least two (2) days before the meeting. Thank you. ( 4tC4I444 4- U�(SY O, s; CITY OF RENTON ip- 9 FIRE PREVENTION BUREAU MEMORANDUM DATE: June 23, 1998 TO: Lesley Nishihara, Planner FROM: Jim Gray, Assistant Fire Marshal iL -- SUBJECT: Wells Subdivision/ Annexation, 9 00 BLK. 132nd Ave. SE 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. Please feel free to contact me if you have any questions. WELLS ANNEXATION PRE-APPLICATION SUBDIVISION 22-LOTS SINGLE FAMILY SE 96 ST. & 132ND AVE. SE • DEVELOPMENT.SER LICE • JULY 2, 199E WATER: 1. The System Development System Connection charge is $850 per single family resident. 2. The project is required to have a loop water system. A utility easement would be needed at a location where the water line would be extended for future serves to adjoining properties or a loop system. A preliminary look appears to be to the East or South property line. 3. The proposed site is located on the NW 3-23-5 quarter section map. • 4. The site is located just inside the City's water service area. 5. A 12-inch line is available for extension in Union Ave. NE. A 4-inch line on Whitman Ave. NE extends northerly toward the site from SE 99th St. (NE 25th Pl.). 6. The site is located in the Highlands 565 water pressure zone. Desired water press is between 30 to 80 psi. Desired water pressure is between 30 psi to 80 psi. 7. One fire hydrant is required for each 1000 gpm of required fire flow. The Fire Prevention Department determines the required fire flow. 8. One(1) fire hydrant is required within 300-feet of each structure. 9. A conceptual utility plan for the site plan and or SEPA submittal, to include main locations, sizes, valve locations and hydrant locations. 10. The project is located just out side the aquifer protection area II. 98cml01W 98eN1101 W.1)c 1C WELLS ANNEXATION PRE-APPLICATION SUBDIVISION 22-LOTS SINGLE FAMILY SE 96 ST. & 132ND AVE. SE • DEVELOPMENT SERVICE ICE JULY 2, 1998 SEWER (Waste Water) 1. The Sewer System Development Connection charge is $585 per single family residence.. 2. Sewer to be separated from water by ten(10) feet. 3. A vertical profile will be required. 4. A conceptual plan for utilities will be require for the Environmental Review. Label sewer main with type, size and slope. 5. Sewer minimum slope to property line is 2%. 6. The sewer lines are not to lay closer than 5-feet to the property line. 7 Maximum of one building per side sewer. 8. The proposed sewer line to flow by gravity to the lift Station and the lift station to be located at the lowest point. 98cm101S • 9SC'",IUIIS.I)OC' DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS REQUIREMENTS Calculations, Survey, Drainage Control Plan z Drainage Report 2 Elevations, Architectural3ANo4 Elevations, Grading 2 Exrsting`;Covenants (Recorded Copy) Existing Easements (Recorded Copy) 4 Flood Plain Map, if applicable Floor Plans 3AN04 Geotechnical Reportnrvo3 Grading Plan, Conceptual 2 Grading z King County Assessor's Map Indicating Site 4 Landscaping.Plan, Conceptual a L�,*w Legal Description 4 List of:Surrounding Property Owners, 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 Letter 2 Title Report or Plat-Certificate 4 Topography Map (5' contours)3. ‘ Traffic Study 2 Tree CuttingNegetation Clearing Plan: Utilities Plan, Generalized 2 Wetlands Delineation Map4 ((LA/SJ Wetlands Planting Plan 4 ( 1,',^) N /°t-" Wetlands Study.: LAN This requirement may be waived by: 1 Property Services Section PROJECT NAME: U c-L/7 (F . { . 7 'r Z Public Works Plan Review Section 3 Building Section DATE: 004 I I 4 Development Planning Section **************************************************************** City of Renton WA Reprinted: 06/01/99 16 : 19 Receipt **************************************************************** Receipt Number: R9902584 Amount: 2, 508 .50 06/01/99 16 : 18 Payment Method: CHECK Notation: #1143 HBR ENTERP Init: LN Project #: LUA99-084 Type: LUA Land Use Actions Location: 2800 BLOCK OF UNION AVE NE, EAST SIDE Total Fees: 2, 508 .50 This Payment 2, 508 .50 Total ALL Pmts: 2, 508 .50 Balance: . 00 **************************************************************** Account Code Description Amount 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 8 .50 gel -OS4 (y ) GEOTECHNICAL ENGINEERING STUDY Renton Plat 9600 Block of 132nd Avenue SE Renton, Washington Project No. T-4393 n . k\. Terra Associates, Inc. t o Prepared for: Davis Consulting Group, LLC Milton, Washington May 27, 1999 TERRA ASSOCIATES, Inc. Consultants in Geotechnical Engineering, Geology ..,.. and Environmental Earth Sciences May 27, 1999 Project No.T-4393 Mr.Mike Davis Davis Consulting Group,LLC 900 Meridian Avenue East, Suite 19-313 Milton,Washington 98354 Subject: Geotechnical Engineering Study Renton Plat 9600 Block of 132nd Avenue SE Renton,Washington Dear Mr. Davis: As requested, we have conducted a geotechnical engineering study for the Renton Plat project located along the 9600 block of 132nd Avenue SE in Renton. The purpose of our work was to evaluate surficial features and explore subsurface soil conditions on the property in order to develop geotechnical development considerations for the subject site. Our field exploration indicates the site is underlain by medium dense to very dense silty sand with varying amounts of gravel. No groundwater seepage was encountered during our test pit exploration. We did not observe indications of unstable slope conditions. In our opinion, the site conditions encountered are suitable for development of the site for single-or multi-family residential structures. The undisturbed native soils are suitable for supporting residential structures, pavements, and for use as structural fill, provided the recommendations presented in this report are incorporated into project design and construction. Some on-site soils are fine grained and moisture sensitive and may be difficult to use as structural fill during the wet winter months. We trust the information presented in this report is sufficient for your current needs. If you have any questions or require additional information - • Sincerely yours, op .e TERRA ASSOCIATE I Anil Butail,P. 171 ...' s ors• President TA/TJS:dvp SXPuRE:" 12/9/9c 12525 Willows Road, Suite 101, Kirkland, Washington 98034 Phone (425) 821-7777 • Fax (425) 821-4334 • terra@terra-associates.com TABLE OF CONTENTS Page No. 1.0 Project Description 1 2.0 Scope of Work 1 3.0 Site Conditions 2 3.1 Surface 2 3.2 Soils 2 3.3 Groundwater 2 3.4 Seismic 3 4.0 Discussion and Recommendations 3 4.1 General 3 4.2 Site Preparation and Grading 3 4.3 Building Setbacks from Steep Slopes 4 4.4 Foundations 5 4.5 Slabs-on-Grade 5 4.6 Lateral Earth Pressures 5 4.7 Drainage 6 4.8 Pavements 6 5.0 Additional Services 7 6.0 Limitations 7 Figures Vicinity Map Figure 1 Exploration Location Plan Figure 2 General Slope Fill Detail Figure 3 Retaining Wall Drainage Figure 4 Typical Footing Drain Detail Figure 5 Appendix Field Exploration and Laboratory Testing Appendix A Geotechnical Engineering Study Renton Plat 9600 Block of 132nd Avenue SE Renton, Washington 1.0 PROJECT DESCRIPTION The subject project consists of approximately 21 residential lots with 1- and 2-story buildings. The proposed buildings are anticipated to be wood framed with conventional spread footing foundations and slab-on-grade floors,where feasible. Primary access to the site will be 132nd Avenue SE. Details of exact building locations and site grading were not known at the time of our study. However, based on our previous experience with similar developments, we expect that the structure's load-bearing walls will carry between one and two kips per lineal foot, and that isolated spread footings may carry loads of up to ten kips. We also anticipate that clearing and grading plans will necessitate terracing the building pads and sloping the roadway with cuts and fills of less than six feet. The recommendations contained in the following sections of this report are based on this preliminary site development information. We should review final design drawings and specifications to verify that our recommendations have been properly interpreted and incorporated into project design. 2.0 SCOPE OF WORK On May 14, 1999, we excavated 8 test pits to depths ranging from 8 to 12 feet below existing surface grades and made a reconnaissance of the immediate area. Using the information obtained from the subsurface exploration and site reconnaissance, we developed geotechnical recommendations for project design and construction. Specifically,this report addresses the following: • Soil and groundwater conditions • Seismic considerations • Site preparation and grading • Building setbacks from steep slopes • Foundation design • Lateral earth pressures • Surface and subsurface drainage • Pavements May 27, 1999 Project No. T-4398 3.0 SITE CONDITIONS 3.1 Surface The project site, approximately 3.7 acres in size, is located adjacent to 132nd Avenue SE in Renton, Washington. The approximate location of the site is shown on the Vicinity Map, Figure 1. Topographic conditions on the site are shown on the Exploration Location Plan, Figure 2. There is currently no vehicle access to the property. The property is primarily bordered by single-family residences, and partially bordered along the south side by a fence. The west property margin is 132nd Avenue SE. Currently, the site is covered by dense native forest. The forest consists of Douglas fir, cottonwood, and ash trees. The site has a rolling terrain with slope gradients from 6 to 20 percent. There are some localized portions that exceed gradients of 20 percent. The site relief is approximately 66 feet due to steep site slopes located along the north and east property margins. The steep site slopes support small to medium-large deciduous trees with a light growth of underbrush. The site slopes seem to be in a stable configuration and do not show signs of past movement or instability. 3.2 Soils The soils encountered in the test pits consist of approximately 6 to 12 inches of forest duff and topsoil overlying silty sands with varying amounts of gravel and occasional cobbles. The silty sand with gravel, where present, is generally loose to medium dense and moist in the upper 1.5 to 4.0 feet. Underlying the upper medium dense soil, between 1.5 and 12.0 feet, is dense to very dense sandy gravel. The dense gravel underlies the site to the maximum explored depth of 12 feet below existing grade. Roots were encountered in the test pits to depths ranging from 1.5 to 5.0 feet. The test pit logs in Appendix A provide more detailed descriptions of the subsurface conditions encountered in the test pits. 3.3 Groundwater We encountered no groundwater seepage during our test pit exploration. However, as a safety precaution, the test pits were not allowed to remain open for an extended period of time, which would have allowed a more detailed evaluation of the groundwater seepage conditions. We expect the groundwater conditions to be typical for this area. Near-surface soils are relatively clean and coarse grained and will permit relatively-free drainage. Locally, surface water may infiltrate the upper permeable soil zones in wet weather and become perched on lenses of impermeable soils. As a result, local zones of perched groundwater seepage may develop and tend to flow laterally along the surface of the relatively- impermeable material. Fluctuations in groundwater seepage levels should be expected on a seasonal and annual basis. Typically, groundwater seepage reaches maximum levels during and shortly following the wet winter months. Page No. 2 May 27, 1999 Project No.T-4398 3.4 Seismic The Puget Sound area falls within Seismic Zone 3, as classified by the 1997 Uniform Building Code (UBC). With the geologic conditions we observed, based on Table 16-J in the UBC, a soil profile type of Sc should be used in design. We do not anticipate that the site soils will be subject to loss of strength or settlement due to liquefaction during an earthquake. 4.0 DISCUSSION AND RECOMMENDATIONS 4.1 General Based on our study, soil conditions are suitable for the planned development of single-family residences on the property. The proposed buildings may be supported on conventional spread footings bearing on competent native soils below the upper 6 to 12 inches of surficial duff and topsoil. Alternatively, structural fill placed above competent native soils and compacted in accordance with our recommendations should be suitable for supporting the building foundations. It should be anticipated that in some buildings foundation excavations might encounter loose or disturbed soils. If encountered, these areas should be replaced with structural fill, or the foundation should extend through any loose areas until bearing on firm native soils. We do not recommend placing fill soils in an uncontrolled manner on the slopes or in building/pavement areas. Floor slabs and pavements can be similarly supported on firm native soils or on structural fill. Some of the native soils encountered at the site contained a significant amount of fines and may be difficult to compact as structural fill when too wet. If grading activities must take place during the winter season, the owner/contractor should be prepared to import free-draining granular material for use as structural fill and backfill. The following recommendations should be incorporated into the project design drawings and construction specifications. These recommendations are preliminary and may be modified upon review of the final plans. 4.2 Site Preparation and Grading To prepare the site for construction, all vegetation, organic surface soils, and other deleterious materials should be stripped from the proposed building and pavement areas. Stripping depths of 6 to 12 inches should be expected in order to remove the topsoil layer over most of the site. Soils containing organic material will not be suitable for use as structural fill,but may be used in non-structural areas or for landscaping purposes. Following stripping, exposed subgrades should be proofrolled to determine if there are any soft, loose, or yielding areas. Unstable areas that cannot be stabilized in place by compaction should be overexcavated to firm bearing. Grade should then be restored with structural fill. Page No. 3 May 27, 1999 Project No. T-4398 Our study indicates that most on-site soils should be suitable for use as structural fill, particularly in dry weather. Some on-site native soils contain up to 20 percent fines (silt and clay size particles). These soils will be difficult to compact for structural fill when too wet or too dry, or if they are placed on a wet subgrade. The ability to use these native soils for structural fill will depend on the soils' moisture content and the prevailing weather conditions at the time site grading activities take place. If grading activities must take place during the wet winter months, or if it is anticipated that earthwork will extend into fall and winter, the owner/contractor should be prepared to import wet weather structural fill. For this purpose, we recommend importing a granular soil that meets the following grading requirements: U.S.Sieve Size Percent Passing 3 inches 100 No. 4 75 maximum No. 200 5 maximum* *Based on the 3/4-inch fraction. Prior to use, Terra Associates, Inc. should examine and test all materials imported to the site for use as structural fill. Structural fill should be placed on a firm subgrade of undisturbed native soil in uniform loose layers not exceeding 12 inches. It should then be compacted to a minimum of 95 percent of the soil's maximum dry density, as determined by ASTM Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within two percent of its optimum, as determined by this same ASTM standard. In non-structural areas or for backfill in utility trenches below a depth of four feet, the degree of compaction could be reduced to 90 percent. Fills placed over existing slopes should be keyed and benched into competent native soils and should include a subsurface drain at the toe. A General Slope Fill Detail is attached as Figure 3. All permanent cut and fill slopes should be graded to a finished inclination of no greater than 2:1 (Horizontal:Vertical). Erosion-control measures should be in place prior to initiating construction at the site. All erosion control should conform to City of Renton requirements and specifications. Upon completion of grading, sloping surfaces should be appropriately vegetated or provided with other physical means to guard against erosion. Final grades at the tops of the slopes must promote surface drainage away from the slope crest. 4.3 Building Setbacks from Steep Slopes The soil and groundwater conditions we encountered during both our subsurface exploration and our site reconnaissance indicate that the existing slopes are currently stable and should remain stable during and after construction, provided our recommendations are followed. We do not believe any slope setbacks, other than that recommended for foundation support in the following sections, will be necessary. Page No. 4 May 27, 1999 Project No.T-4398 Terra Associates, Inc. should review grading plans as they are developed to verify that recommendations outlined in this report are followed and to provide supplemental recommendations to mitigate slope impacts if required. 4.4 Foundations The buildings may be supported on conventional spread footing foundations bearing on competent native soils or on structural fills placed above competent native soils, as recommended in the Site Preparation and Grading section of this report. Perimeter foundations should be placed at least 1.5 feet below the final exterior grades for frost protection. Interior foundations can be constructed at any convenient depth. Foundations adjacent to slopes should be deepened so that a minimum horizontal distance of 15 feet is provided from the edge of the footing to the slope face. These foundations should be based on firm native soils or compacted structural fill. We recommend designing foundations for a net allowable bearing capacity of 2,500 pounds per square foot(psf). For short-term loads, such as wind and seismic, a one-third increase in this allowable capacity can be used. With the anticipated building load and bearing stress, building settlements should be negligible. In designing foundations to resist lateral loads,a base friction coefficient of 0.4 should be used. Passive earth pressures acting on the sides of the footings and buried portions of the foundation stem walls should also be considered. We recommend calculating this lateral resistance using an equivalent fluid weight of 300 pounds per cubic foot (pcf). The upper 12 inches of soil should not be used in this computation because it can be affected by weather or disturbed by future grading activity. This value assumes the foundations will be constructed neat against competent native soil or backfilled with structural fill,as described in the Site Preparation and Grading section of this report. The passive value recommended includes a safety factor of 1.5. 4.5 Slabs-on-Grade Slabs-on-grade may be supported on subgrades prepared as recommended in the Site Preparation and Grading. Immediately below the floor slab, we recommend placing a four-inch thick capillary break layer of clean free- draining sand or gravel that has less than three percent fines passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slab. Where moisture by vapor transmission is undesirable, a durable plastic membrane should be placed over the capillary break material. The membrane should be covered with two inches of clean sand to guard against damage during construction and to aid in curing the concrete. 4.6 Lateral Earth Pressures The magnitude of earth pressure developing on lower-level building walls or retaining walls will depend in part on the quality of the wall backfill. We recommend placing and compacting wall backfill as structural fill, as recommended in the Site Preparation and Grading section of this report. To guard against development of hydrostatic pressure, wall drainage must be installed. A typical wall drainage detail is attached as Figure 4. Page No. 5 May 27, 1999 Project No. T-4398 With wall backfill placed and compacted as recommended and drainage properly installed, we recommend designing unrestrained walls for an active earth pressure equivalent to a fluid weighing 35 pcf. For restrained walls, an additional uniform lateral pressure of 100 psf should be added. These values assume that effective wall drainage is in place, wall backfill is horizontal, and that no other surcharge loading, such as traffic, sloping embankments, or adjacent buildings, will act on the wall. If such conditions exist, then the imposed loading should be included in the wall design. Friction and passive earth pressure at the base of foundations will provide resistance to these lateral loads. Values for these parameters are provided in the Foundations section of this report. 4.7 Drainate Surface Final exterior grades should promote free and positive drainage away from the building areas. We recommend providing a gradient of at least three percent for a minimum distance of ten feet from the building perimeters, with the exception of paved locations. In paved locations, a minimum gradient of one percent should be provided unless provisions are included for collection and disposal of surface water adjacent to the structures. Surface water must not be allowed to flow uncontrolled over the crest of the slopes or onto any slope faces. Surface water should be directed away from the slopes to a point of collection and controlled discharge. If site grades do not allow for directing surface water away from the slopes, then water should be collected and tightlined to the bottom of the slopes in a controlled manner. Subsurface In addition to installing drainage behind all below-grade walls,we recommend installing a continuous drain along the outside lower edge of the perimeter building foundations. The drains should consist of a four-inch diameter perforated PVC pipe that is backfilled with one inch-minus drain rock. The drain rock should extend six inches above and to the side of the pipe. The drainpipe invert should be at the bottom of the footing. A typical drain detail is shown on Figure 5. Subsurface drains must be laid with a gradient sufficient to promote positive flow to a controlled point of approved discharge. The foundation drains and roof downspouts should be tightlined separately to an approved discharge facility. All drains should be provided with cleanouts at easily-accessible locations. These cleanouts should be serviced at least once every year. 4.8 Pavements Pavements should be constructed on a subgrade prepared as described in the Site Preparation and Grading section of this report. Regardless of the relative compaction achieved, the subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with heavy construction equipment to verify this condition. Page No. 6 May 27, 1999 Project No. T-4398 The thicknesses of the various components of the pavement depend on the subgrade soils and the traffic conditions to which the pavement will be subjected. We expect traffic to consist of light passenger vehicles with only occasional heavy service vehicles. Based on this information, and a properly prepared and stable subgrade, we recommend the following pavement sections: • Two inches of asphalt concrete(AC) over six inches of crushed rock base (CRB) • Two inches of AC over four inches of asphalt-treated base (ATB) All paving materials should conform to the Washington State Department of Transportation (WSDOT) specifications for Class B asphalt concrete, ATB, and CRB. Long-term pavement performance will depend on surface drainage. A poorly-drained pavement section will be subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their supporting capability. To improve performance, we recommend surface drainage gradients of at least two percent. Some longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks when they occur. 5.0 ADDITIONAL SERVICES Terra Associates, Inc. should review the final design and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and implemented into project design. We should also provide geotechnical services during construction in order to observe compliance with the design concepts, specifications, and recommendations. This will also allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction. 6.0 LIMITATIONS We prepared this report in accordance with generally accepted geotechnical engineering practices. This report is the property of Terra Associates, Inc. and is intended for specific application to the Renton Plat project. This report is for the exclusive use of Davis Consulting Group, LLC and their authorized representatives. No other warranty,expressed or implied, is made. The analyses and recommendations presented in this report are based upon data obtained from the on-site test pits. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations are evident, Terra Associates, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. Page No. 7 r, Ti T�eN OPT',' W -i[ dr N ' ' • '''' 4 7 r y NN. 50 N` "' SE`;e 68TH n - x rn, a y`�y� �✓ Cp,i(' , C, .�td2 s ' p , r C + �� a:',....;ST EI aece a xsi• 69 �! ,k3 cREJ . �� $ p E'REST DR 5E SE H 7 TMT JI_ ? <' U ``a' K-'. s 9 r J x M 1 � ' _ � e - O.__ 4ZiiC PARK M7 a 1ke..4" I €` 13 -ix2 <.., . _ ST sl 4a. y� �' 2n� 1 nsr qFF n c t c +^' , SSE 72N0- i a pp'^'/, neon CC '"\ 3 sE sTW _ (- � r[ 'b ST v�i N i Sf /S0 sR' H \NOSE/ , 71 '4i }^. cut . 4,-'4,r ! . 11 1 1 Spy sE 77N07A <' _r 0 PL N• 8 27< 'GOLF ' "9;�. '`CAL'EK '?,E,A ARAy7NAZELAC10o 7 0- L ^r'^•sa»6 , W r f ..PARK s``.=' ,S `'a PARK ,qk • F,, %N true NENCIS( "26 729 ST ."H:�r` ? _ ��''' .„M a SEA61N \'F stRNr AT - 'er� 6 t/1 ✓J ki01 MI"K tl11.1p 6 4 "'nn xy��• r' SE I •Pf• r� - NEACASTLE . ; m 7fM SE 75TH PL176TH pt.k ..✓ q2` '601f 071. A.- I.k a z.—'14�e a t�nn(n r "77oi e" oa \ 1 G3 CLLB AT �-`� ems' �(� ,+ fly ,i `0,,4, \ ! ¢ .1 �, , vs, W , SE BOTH n S ty %,st RI.4' Z ��. mnt ,�� N SF 4 S. St T1i 4 NEIC STIf 4''4 P S� P Fiv,. ...a_-' l.t.) '.1,;00Is ,s ^- qr sES' Ay s 1� 139TH AV'� SE 187N:Y4�' •F = I *>es a K�. x+ lAK I � a 79TH�?s . T,1 1 1 Tr, � X• BORE I< x � Jy+�' usrN°OsMs� I F I, SE °7N0 of Sf°7A0t yf PA. ^ .++ Pn_ e, ,z4 . E,.°M ID I SE,��9AM srW N'A E F. iz .f0'I515 /' ✓'- ' 1i ,-A 1 4, sE.9Tx}Pi '< 8 TH .. % '` " l •s>z 'a; �;.�,�' N E ►, CAS SE NTH sr a"- PLC f{/�,}r09�n`� A �� Ar _,' gee \��.,c°°M SE°7Tx 3 1 x �� .R I 'f Y! IV \ '��i �4st � �/P IN'..WTAIN'1 L J ' iE 36TH `SE SSE 88TN'" g!-C'ST 'S s"� I REGIONAL } ~_ I:d30 $ a' 'P` 9 NICOIANO .C 36 iT N% •titi s,,,�Y S E 89TH ST ��a 4b7M f_ ¢ �rh - :�•_ <Ab ' iI PARK .,;v im_ J1: " < 0 ( L�SE 90TH ST a or b 5+i \ ' I7• ; c SE 91ST 5T 1 SE 91ST ST 1.200 !NY 91S i 1 uxu :1 Rr SE 1 SE 92.. ST y- f_ CREEK - 91ST ST ' 7 �,�' . , PARK L��: . a W'W BE 31ST ST 1 .�^,i w. E<t ( U1 WI NSE 1 ;.``w' -_.a `l S i�'�/a W1' S �.n, 'MAY 1 ` r -.,i CREEK , SE8 9300 r _ 3 VA v,�PA`--- -�� 9sTM 4 !�`L..-a 1 Y '. T 24N RD I `°"P 4 — o�jl`a 7- f ..�. , ST ...SE -- =Y"s`r,>tiP`_ _ -f 2 N ,f ': 1 ..i:;�c _ 1 M S T)TH sT T ; sE ' A,^ a „, r Qft . J SE �r E 27r s^;It 90"' SIERRA ®•_ 3 zt.10 � 5V `l ,a ,IsE 99M HEIGHTS t E`l` ■m. A A , PI ;2 KENNYOALE I z ieI°iN sT .KA'� Nh KG 100TH n ST z fy« TH Cr SE t0°7X E C"<t007x 'I ? LIONS>W 1T 1, - s ' 'Nt i-MRh',yi 24T4' 3T _ -� _ " d .....r.Nr PLN /� ITN.. 12 23R0� ST TT •. t02No� E> +Ee„xEN am sr� ° y� A E ce,os -,_ /@@NE N :.'1 S I T E TH sf e` 2ND PL SE 102ND ST 1�22ND 2.0 � \ _ - 1 � 21ST S ;r af F N: 2,,ST .,c !. i l0 ,I■ .y .TX` S ` , :c;< 1 a ,ii �f i • ..tT he®- "i%, ,p sehosTxl 1" yI4. NE -,2c7N ATE =�r0 i !``� ! loco TH 300 xE 7 +` i' IA7N ,CREEK, s 1 I a = y , 41. ^ 0 3E TOM.ST; ST k 1 < _ $ �9TX ST T,.7 t ,rT \ I CO i i 19 ST /p®Np 3 5.N♦AS OP PACE l_ SE ;O6TH sr A NE $ RL.K 'ell ' . 1 SE 105TH Pt tom`�' �'P'<J` 5' I. ST Q NIGNTAN05, .\ ISM >• __ < I� ., V Tox _ =�PARKI .�< SE \ � r se io.�: c s<s J SE N > SE 107TH =C I @ E�� `tt�` ■1 S "'i' _Z Er t_ NE �°. ]a n SE OM IL 4 1077N N 5T i'i., .7Y;4.joA,i'�' �: mi I' ET y "n p- ,-r -� I SE , (7< No n� ` e / �:3';� r-\*o < ,NuTM n, ( Y \-.v�� f sr.,,,,,,,‘ r\ 4 %� i R 2 i< z Y / I - cwxo ', �' €i'•N , MAY VALLEY ISAOo`� ' 3 NE IJTH PL C NE l'TN ST 1 J < F �� w'i • ' CO3, PARK ‹ ml 8 `, NE 13M ST r-` RlurN; 1j" ,PF ,(`� - W IR.; �� 12TH 771s! ST 3� <ca.K• 312TH S • �IaN �S (i?5 sE�l TN PL . _ .. .. 21.30 2TH„ ST 2 !NE ow y ` z "' lE„� ST `" u tuM T SE 112TH ST r pp 1� '3 m■r Po♦ ` 7x NE l M I i� OC7''N �.1^0 x 1 L- x P_1 SE`NE 1137H -„1' 155W PARK "OR =,Y. pc; /� rms. El"�x I`'0 TN i NE�•► Y` ;.1.0, ,. ST <J r % Ern M 11 1 ji1'*O •'y • _ x p a "Y Vi'" ' n I SE 11dTH ST NE lOTH / y z NE SIP k'ET Y NE IOM; IP 1 1 ` i j' I.,r Er -r of / 1 c - "u lus" Sum ST _ NE 107N ST ��1P�� C n.n -7�I x s r11100 SE AN 11Rh 9TM �00 �n Mittman _^ ST I x a`.1 ■Yy.Z . SE I16"17, 16Aro NE 9TH Pt ; r� _ I 9TH ST N N1 NE ■^I '—� !3 SE 117TH ST yA SE :letN<'ST' $ - fill le " +st _ *KIPARK r z-r CJ • IIBTH'I NE L fill '' o �'.' x ST s NE :11 • E' '-'4 M'' NF P7N z 'l ."., 7 O - AT"ems N7 i _ d ' NE 8TH ST XE 114 N[ E 8TH ST L t 1�T <'100 ' PARK Y NE i� ♦ NEI 7TH ST4. NE _ NE n' .'SE 121ST ST SE 120TH 1 5T W 6N BM °` 4.4 �i �[2 ;Mier Sr NE 7r"N ' S1 122N0 1 EN t;p R N�=.��11„�T� l�3 ENE• x i 4 NE A $ x t Lq\\�� 33'�� REFERENCE: THE THOMAS GUIDE, KING COUNTY, WASHINGTON, PAGES 626 AND 627, 1999 EDITION. VICINITY MAP ISM, TERRA RENTON PLAT iuseitruas ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj.No. 4393 Date MAY 1999 Figure 1 \:: I ' f � INV EL = 360.46• I • / / Ir EL = 362. / I _ // / • / / I l � ^/ . Jeo I r/ // it 3T1 2'Th-, ..\,,\ \ii1 / / _____` /._— __ -- \\I/ //,// //�i' —_—_--T ��\\``� //( I I I I / I A——.---\ \ —}— --. I i ' t-- I , I /\--., ‘ ---——4_____ W I T / rr---�— --- W 1/ ,// / I - — _ _ \ I r1\ ` / / /W - `� -- —_\ \ O I I)-I\ p-Z-_ / / � ----F \Q III / / I III �f _J // I ` � \� \1I1 1TPti „ III Ir-• `-- i �.C, ..._, 39 JI � IIII+ill \\ '� "� ` \`— �/` 11.111 II I]I� \\ // i ,\\� \� • ./Y Ill /r N �— _ \\\.---� \`—N20 III (I� /✓ :�\� r—, i ---- IIII I i \ \ _ -- _ III 11 `crcLo E NC \ \ \ lb — I� — III� �.a\ ` �30 if _--II _ a08 �\------ 440 I• _I ■ 1 40: '/ I 1I I Ij 3$ EX CB .JI (NRIV EL = J96.6C APPROXIMATE SCALE -1 IIIlr INV EL J95.1C W FII ll I g I;;' I 0 60 120 feet -- /�NI o / oaf I/ I/59 I I\\ INV EL =404.62• 12 0 I EXPLORATION LOCATION PLAN RENTON PLAT RENTON, WASHINGTON Proj.No. 4393 Date MAY 1999 Figure 2 STRUCTURAL FILL REVERSE SLOPE TO DRAIN TOE OF NEW SLOPE , 1 1 2 % I--6'--I 1 / 0 EXISTING SLOPE TOE 1 I---6'--I TYPICAL SLOPE BENCH • ' 1 0 (MAY REQUIRE SUBDRAIN IF SEEPAGE • - _ 1 CONDITIONS ARE INDICATED) ` _ 9`•'' A TOE BENCH CUT AND DRAIN (SEE NOTE 1) KEYWAY AND DRAIN (SEE NOTE 1) NOT TO SCALE NOTES: 1) DRAINS SHALL CONSIST OF 6" DIAMETER PERFORATED PVC PIPE ENVELOPED IN 1 Cu. ft. OF WASHED 1" MINUS DRAINAGE GRAVEL. 2) ® - TOPSOIL REMOVAL THICKNESS BETWEEN KEYWAY AND BENCHES. © - VERTICAL ELEVATION DIFFERENCE BETWEEN TOP OF LOWER BENCH BACKCUT AND UPPER BENCH ELEVATION. TERRA GENERAL SLOPE FILL DETAIL RENTON PLAT ASSOCIATES RENTON, WASHINGTON otechnical Consultants Proj.No.4393 Date MAY 1999 Figure 3 12" MINIMUM WIDE —.— FREE—DRAINING GRAVEL SLOPE TO DRAIN —F 4441t . ..•. • . . . ... •'...... ..:. .. .. ..... .' ....'. . ''. .. ... . • - i- kNillii. •••* .. • •. .. • .'. ... •:.• .... .* •.:•• * • .1'... : .:** •• ..• . • -, F1I -. .- • .. .. . r• • ... • . :. • •. .= .� -' INCLINATIONS) \\'f" .: . COMPACTED STRUCTURAL ' • I BACKFILL tliiii. . -• .. • •.-. . •:• •. ....7 1 '/' " . \\\\�\\\\\\\\\\\\\`';t'!Ap ' L 12" OVER THE PIPE 4" DIAMETER PVC 3" BELOW THE PIPE PERFORATED PIPE NOT TO SCALE RETAINING WALL DRAINAGE DETAIL .• `�r . TERRA RENTON PLAT • %-.... ASSOCIATES RENTON, WASHINGTON •• '•eotechnical Consultants Proj.No. 4393 Date MAY 1999 Figure 4 BUILDING SLAB a ° A ° °. d O .. .. \/ // //\// /. //. //. //, //. ° COMPACTED '\, \ . .d . ° V STRUCTURAL.M..;:;: :,:j .BACKFILL: \^ 4 .e._ / e ° /\///\//// a.' . 0 .0. .:• .G.` d4 0060 \ 4 ° ° a d I Q \� /1A/1////\,7/A7///,(7//A A / // 4" PERFORATED PIPE 1 " MINUS WASHED ROCK NOT TO SCALE TYPICAL FOOTING DRAIN DETAIL wen TERRA RENTON PLAT \\ `\ ASSOCIATES RENTON, WASHINGTON L\sdefriatasGeotechnical Consultants Proj.No. 4393 Date MAY 1999 Figure 5 APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING Renton Plat Renton,Washington On May 14, 1999, we performed our field exploration using a track-hoe. We explored subsurface soil conditions at the site by excavating 8 test pits to a maximum depth of 12 feet below existing grades. Some test pit depths were limited to relatively-shallow depths due to very hard digging. The test pit locations are shown on Figure 2. The test pit locations were determined by pacing from known landmarks, such as adjacent fences, trees, and topographic features. Surface elevations at the test pits were interpreted from the topographic site plan prepared by Touma Engineers and Land Surveyors, dated May 1999. The Test Pit Logs are presented on Figures A-2 through A-5. An engineer from our office conducted the field exploration and classified the soil conditions encountered, maintained a log of each test pit, obtained representative soil samples, and observed pertinent site features. All soil samples were visually classified in accordance with the Unified Soil Classification System (USCS), attached as Figure A-1. Representative soil samples obtained from the test pits were placed in sealed plastic bags and taken to our laboratory for further examination and testing. The moisture content of each sample was measured and is reported on the Test Pit Logs. Grain size analyses were performed on four of the samples, the results of which shown on Figure A-6 and A-7. Project No. T-4398 MAJOR DIVISIONS LETTER TYPICAL DESCRIPTION SYMBOL Clean GW Well-graded gravels, gravel-sand mixtures, little or no GRAVELS Gravels fines. J2 (less than GP Poorly-graded gravels, gravel-sand mixtures, little or O ci N More than 5% fines) no fines. U) �'N 50% of coarse fraction is GM Silty gravels, gravel-sand-silt mixtures, non plastic 0fines. W m larger than No. Gravels z E•) 4 sieve with fines GC Clayey gravels, gravel-sand-clay mixtures, plastic fines. CC 0 O o N Clean SW Well-graded sands, gravelly sands, little or no fines. o SANDS Sands Uc Z (less than Poorly-graded sands or gravelly sands, little or no c More than 5% fines) SP fines. O0.c 50% of coarse o— fraction is SM Silty sands, sand-silt mixtures, non-plastic fines. U smaller than Sands No. 4 sieve with fines SC Clayey sands, sand-clay mixtures, plastic fines. Inorganic silts, rock flour, clayey silts with slight .=o SILTS AND CLAYS ML plasticity. coo O .-cv CL Inorganic clays of low to medium plasticity, (lean clay). E o N Liquid limit is less than 50% 0 o z•N OL Organic silts and organic clays of low plasticity. Z_ o1.0 ro 0) Q c ( MH Inorganic silts, elastic. 0 � `m �' SILTS AND CLAYS L11 TES CH Inorganic clays of high plasticity, fat clays. z 0 u) Liquid limit is greater than 50% L1 2 OH Organic clays of high plasticity. HIGHLY ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS w Standard Penetration 2 OUTSIDE DIAMETER SPLIT Density Resistance in Blows/Foot I SPOON SAMPLER I 0 Very loose 0-4 — 2.4" INSIDE DIAMETER RING SAMPLER o Loose 4-10 — OR SHELBY TUBE SAMPLER Medium dense 10-30 z Dense 30-50 Y WATER LEVEL (DATE) Q Very dense >50 w Tr TORVANE READINGS, tsf Standard Penetration Pp PENETROMETER READING, tsf Q Consistency Resistance in Blows/Foot DD DRY DENSITY, pounds per cubic foot U Very soft 0-2 LL LIQUID LIMIT, percent o Soft 2-4 1— Medium stiff 4-8 PI PLASTIC INDEX Stiff 8-16 Very stiff 16-32 N STANDARD PENETRATION, blows per foot Hard >32 � UNIFIED SOIL CLASSIFICATION SYSTEM E`\`` illi\t TERRA RENTON PLAT ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-4393 Date MAY 1999 Figure A-1 Test Pit No. TP-1 Logged by: TA Approximate Elev. 370 Date: 5/14/99 Depth Moisture (ft ) Soil Description Content 0 (9 inches topsoil) - Dark brown silty SAND with root fibers, loose, moist. (SM) - Brown sandy GRAVEL with trace cobbles, dense, moist. 7.0 5— Gray mottled brown gravelly coarse SAND,very dense, moist, - oxidized stains at 6 feet. 3.4 10 - Gray coarse SAND with gravel,very dense, moist. 4.9 _ Test pit terminated at 12 feet. No groundwater seepage encountered. 15 Test Pit No. TP-2 Logged by: TA Approximate Elev. 390 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content 0 (9 inches topsoil) 12.3 Brown SAND with gravel, medium dense, moist. 5.8 - Gray mottled brown sandy GRAVEL, dense, moist. Root fibers - encountered up to 5 feet. 6.7 5— Gray coarse SAND with gravel,very dense, moist. 11.9 10— - Test pit terminated at 12 feet. No groundwater seepage encountered. 15 TEST PIT LOGS '�``�� TERRA RENTON PLAT 6�� ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-4393 Date MAY 1999 Figure A-2 Test Pit No. TP-3 Logged by: TA Approximate Elev. 402 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content 0 (12 inches topsoil) _ Reddish-brown to brown GRAVEL with sand to sandy GRAVEL, 5.0 medium dense, moist. (GM-SM) 5- - Brown,sandy GRAVEL to GRAVEL with sand, moist. (GP) 5.2 10— Very dense at 10 feet. - Test pit terminated at 12 feet. - No groundwater seepage encountered. 15 Test Pit No. TP-4 Logged by: TA Approximate Elev. 412 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content %) 0 (6 inches topsoil) - Reddish brown to brown, silty SAND, medium dense, moist. (SM) 18.5 5 Gray, silty sandy GRAVEL,with occasional boulders,very dense, moist. - (SM) 6.9 - Some boulders below 8 feet. 6.8 10— Test pit terminated at 11 feet. No groundwater seepage encountered. 15 TEST PIT LOGS TERRA RENTON PLAT tiesdpaisi ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-4393 Date MAY 1999 Figure A-3 Test Pit No. TP-5 Logged by: TA Approximate Elev. 436 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content 0 _ (9 inches topsoil) 29.7 _ Brown,silty sandy GRAVEL, medium dense to dense, moist. (GM-GP) 10.9 5- - Gray mottled brown,sandy GRAVEL with occasional boulders, 5.5 - very dense, moist. (GP) 10- - Test pit terminated at 11 feet. - No groundwater seepage encountered. 15 „_ . ._ Test Pit No. TP-6 Logged by: TA Approximate Elev. 402 Date: 5/14/99 Depth Moisture (ft.) Soil Description C(t nt 0 (6 inches topsoil) - Brown, silty,gravelly SAND, dense,wet. (SM) 15.9 _ Gray,silty SAND with gravel (cemented),very dense, moist. Till. (SM) 9.5 5- - Gray silty SAND with gravel,very dense, moist. (SM) 9.8 10— Test pit terminated at 8 feet. - No groundwater seepage encountered. 15 TEST PIT LOGS TERRA RENTON PLAT 614tO ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-4393 Date MAY 1999 Figure A-4 Test Pit No. TP-7 Logged by: TA Approximate Elev. 433 Date: 5/14/99 Depth Moisture (ft) Soil Description Content(ono) 0 _ (6 inches topsoil) - Brown,sandy GRAVEL with root fibers, medium dense, moist. (SM) 10.2 ' Very dense below 4 feet. 5— Root fibers encountered up to 5 feet. 8.4 10— 8.5 _ Test pit terminated at 11 feet. No groundwater seepage encountered. 15 Test Pit No. TP-8 Logged by: TA Approximate Elev. 410 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content (%) 0 (6 inches topsoil) 26.5 - Brown, silty SAND,occasional gravels, loose to medium dense,wet. (SM) 10.0 Gray GRAVEL,with silt and sand to silty,sandy GRAVEL,very dense, 3.9 5— moist. (GP-GM) 10— Gray, gravelly SAND to SAND with gravel,very dense, moist. (SM) 6.7 - Test pit terminated at 12 feet. _ No groundwater seepage encountered. 15 TEST PIT LOGS '�``�� TERRA RENTON PLAT b�� ASSOCIATES RENTON, WASHINGTON witGeotechnical Consultants Proj. No. T-4393 Date MAY 1999 Figure A-5 SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH, U.S. STANDARD GRAIN SIZE IN MM \\ \\\\ \ N O> CD 0 0 O O O O O O CD O O O r 1OO NO, 4, CA NJ N- 4,0o N CA 4, AO CD CD CD CD 0 C) 4, G, NJCb C) -A. G+ N0i 90 10 gl,0 s D 80 20 Cn M P1 o Cn 77 m n 0 XIn 70 30 m m z _n D z -H c D 60 40 c) r. . k\ 0 V' Z > 50 50 m C --< 40 _ 60 CO - a. CD 30 70 m_ o -1C) - . _ w 20 ° 80 (D w X) G7 a z 77 10 __r 90 D_ ^ Z Z 0 1 I I II I I I milli I 1 1 1 1 1 1 1 I I I t`1 V O N W N 00 CT - CA N) co � ? Cr+ N 1 OO O O O 0 0 O O O O (T '� N O O O O O O 0 0 O p �z m GRAIN SIZE IN MILLIMETERS o 0 �= D co D D COBBLES COARSE GRAI VEL FINE COARSE MEDIUMSAND I FINE FINES O,, (I' to Z Cn Test Pit Depth Moisture C Key Number (ft.) USCS Description Content (%) LL PL > 1 • TP-2 0-1 SP—SM gravelly SAND with silt 0 TP-3 6-12 GP sandy GRAVEL SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH, U.S. STANDARD GRAIN SIZE IN MM W C7i W 0. O O O O b O \\ \\\�� \ N A O, O 0 0 O O O O CD O CD O O CDi N 0) CAN.) N.)A . CO IV CO A . O O CD O CD CD 01 - W IV CO 0) A (..-4 N 100 I\ ._.- . 0 90 10 o_ m D—I 80 20 g. ()rn M o (nXi P n O J n is 70 30 m n D z D -I 60 40 n n .I -,-, > rn Z 50 50 CA V) rrt CO 0 Z7 < 40 60 CO v m to o. C) 30 - - 70 m o -=i �` C) --I - 20 a 80 W _ co , Crl Z7 .) rn 7D 10 90 - Z D o DMZ . iiizZ 0 I if I . r + 1 r[ r [ [ 1 I i Iiii i 1 I I I I t � 100 W N CO O) W N CO-' CD A W N SON o 0 00 0 0 0 0 0 - o G v -- 0 0 0 0 0 00 0 0 0 0 0 n z m GRAIN SIZE IN MILLIMETERS f co co g o 0 = pD co COARSE I FINE COARSE I MEDIUM I FINE D COBBLES GRAVEL SAND FINES O Cn In z u) Test Pit Depth Moisture Key Number (ft.) USCS Description Content (%) LL PL > • TP-5 5-11 GP sandy GRAVEL 0 TP-6 6-8 SM silty SAND with gravel 1 I 5pp> • 0®gy o 365 J 381.6$�` $ o 0 EL /30 AK SEa BKS fi5 }p� BKF Jdil0 o,"SY2 8 'I;''tea K5.1+45 $t i.Z C 9T ° r,.sv k Z L1CF/y,4.. } a �$ 3770 .le...o e KE.JB...L 1 �a O o y �994 a10 m $ 90.1J 2 382 J ii sg$ 0 m z 39B.6 MS:2+30 _ MI J94.]0 GYVE:39470 3978 12 56 l9 H 8 J965T P 3928 vN' i'$ 2 m N 399.2 KS Jf50 CO 40638 n CA) s w25 �I 1- 42T0 .61T BKS.SSW - $ BITE'4 : 33 4J60 !. 8 fSN I2891 S - ,I ei 4JJ8 K W ES'6f g .16.8) - EKE 426.87 A 421.9 $1. 4119 40J8 • A •4 WELLS PRELIMINARY PLAT TOUMA ENGINEERS " .o 9 t t s 4 STREET PROFILES =& SAND SURVEYORS, 11 RFN1)1N WACNING.TUN '�•� - .,,:_ u. (I) a III _ (3) �` _I LJ 3 �[� \\ fi U , W. KING COUNT PAF(`K\ 9 �� Y ,.„\ �II� _ 9 I \��TRE•ATION DEPT ayrjlf • hill ; i000! Ioo s f._ JI V - -t_ LL 0 ' - IOSAc S\�. 8 E) d n a r� 'S.E. _$5'fF+----iMAY--'•8,'�. __� T D LIMIT 25 T M1 vfi) IN IRc.rro.As rut co ASSESSOR''Si arc rya/1.0I _ _'_ ` • rl�Y'1 \�./ T I WAY - I C�>r`7 o) (2) • y 1 �� so f=- 53 Ac �� SP.1280070 b Y 317 A'.t Li II �� I I Fla � 48 J \ \ GREENWAY III A 9 1 I 404 L ¢ �� F\ - 140� 3 �i I o II J -r1SA Y Fred A.Skinner 9a.�\ 3eaAc _1 II Z• ' itI I Spa I I Ri _ Q 1�I 000S RI�' O Sp 382095 , �, (I) (2) (3) •\;L.a. ��;;lyyTYd 510k 11 .� �ov3 CORF. vS'soJ ,. I.I (i jj�F`\ 130 •wo a a2I'I B c 92 JTy. i ♦ I .7 Ac 51 W \' IJames Vandermay /1� rc/u }y' _ V`_ a �. • 1:51 O SOAc. 2.SO4c..O r ��, 3.57 Ar. 9® O. ry / `�'' r347 Ac p,,2j :y/�tirbe is Sd Iao.is Icon 16015 y E ) ads, ___< �a - t F} 172.54 1 14 �! °63 ("-)I „tn N(2) t31 0rl- re"' Lot-4 oI: i it.56 _ / SIERRA MEIBRfs al I \�' i i © ® 4 5.77 Ages ^ .: 5�0 E2lMLN/ARY uRso2 O I f' S.q 4860 p23Ar 022 -1 -4 I.3lAc. i' ,2n ._�rn: Ac. IIRo, y� X J� /� pOL ©�i1J,15 10013 %OS�Bo .I = Ac. ^0�. 1.18Ac. 1.20 At R Renton School 'strict No 403 Mm,51' aJa 1, 0436,1'6 1F` e3 ® �( w n R S.E. 99TH ` _7$°�=— co.Is y aoi6 — to n9! ST R \R6I7D1eJE A4d c 3o of 7919 071 ,, S a lot wJ gR 8 ,y��J 0.29 91u b1 a u .'C7 Ac, g2 A I fir• r' _ 5 , u 9 g �+ o� s� �G e n c o e F 14 49 ACt el 90� -eo o _ -.7.7 $ q rev I „vIJ2p21_la I ,, .99a 9oa p •� wJ 7� 370 1-1�,a1'1 '4n I' �o "-I ' 4r P 0 r k se N.E* 92c School Dist 403 ^.I s i y R & qa n - __ '' � - ,,�� a GT_1 /�_ 089AC �( 4y leiAr 2w'e c Igm\2.58At " Jp 1 M i30 12s its �06 0 ® 330.RF �¢311 2 p1 A s SIERRA HEIGHTS " 16 J>a �C 416 4's 4l4 4I3 412 411 4l0 409 404 407 404 405 404 403 402 1 40'1 ASP 36-77 J0'• C' F 2 ,a D Chambers !'46 Gil C-OnE; 3 D I3V: 3N10.A3 (A)fJ (a, PARK9 r: 9 K A D c43r p s821 , 14.4.. I �' 9Y >t dle l.jS 6 - y `7' $ N.E. 24TH vs IA uzs ,� s �■E{. ,, o ST. '(cs F/ Cr IJ9 R _ I� o — A _:r^I T..n o- r-4Iii ..N1� . Hw i7 14N I - I I M, I I".I" 1 II y I I = s w fi ,�,u aW 7.,,EL=360�'/zr I GRAPHIC SCALE PROPOSED SAML9PY I .:.� moor JB'OB' SEER MAP STA IION / �locp Phi 1 vn= _'Tr I �o n. IN — — H j` I I S 88 29'25- E 628.90' / N 1/4C0.PNER SEC 3-23-3 Sf� WOO 5OD0 ..O PO 55.55 19)6'.T' 1•IROV PIPE �� i4 ]>JT IBA%. ._ WOO in .w WWI SODO S%Y9.25"E 2 ig II o 13 SURVEY NOTES • U g 7 1817 ; i L�. $ INSTRUMENT, N/KON TOTAL$TA PON DTM-AfOLC 2 I ° 16 15 (3 SECOND INSTRUMENT) of r NMEIHOD USED FIapIIZO 19 s o Z/ O BASSOFBERNG:: WEST LINE OFEN /-f O6Y2'11" I - - S BBR9'23"Eea N % �. LI If - '1 � �i - V' 0 3/16'+BRASS PLUG1ARK, CITY N CONCRETERENTON DN MONB38, Nn�' STREET&UN/ONARK N 9 NE Z�fM1 L11/I 1A %%' / N 1129.IBM)J0B1' war tzar nA 5OJ9 / P'P 2 Iry •� V w tal j' I W - - -JEL. - I' 11301' - ® - _ - - s BBT•39•E DEVELOPER: OWNER: c, 2 I BRENT ROLLINS AR THUR WELLS H 1�.6' I saw Ix 3 la 369J 8 1 P. O.BOx951 ENTERPRISES,INC. 5 AZALEA APALACHIN,ONY£ 3 /La. )) SUMNER, WA g6,7B0 PI 1 - - NE TM � y O APPLICANT: f� tc fe s J'':(ti, 00 MIKE DAVIS l R ; 3 i i i .^ - -- Y22>B. d" DAMS CONSULTING GROUP,LLC J 900 MERIDIAN AVENUE EAST 19-313 li j' 1 2 „i ,j _ 4 4`p 5 a P 6 8 h 7 8 h N BBzszr w 0 PMILTON, WA HONE(253)8700 069a (� a N N - '^ 8 o a 9 �Tr 10 0 LAND SURVEYOR Z $ 6 s s f H�,�F 8 MOON/R"TOM"TOUMA PLSCt P. TOUMA ENGINEERS&LAND SURVEYORS g i r Nt Sam 5aov 6632 SOUTH/9/ST PLACE,SUITE Ef02 5006' KENT, WA 96031 II �y�w, 'A" 56.9J' _ - -- s - - PHONE(425)25/-0665 N 88 29 4» �/ 625T 1¢]J' y ^ -a: I ]zzv �l �l I 629.52' J I' N FOUND REBAR&CAP I I PLAT DATA z 1 I� I FCU.D EBAR&CAP I ON LINEet LI 1 \Ex CB B1z'Sd/TH I I TOTAL AREA RLWi E<-J%60 ZONE 3.81 ACRES II I EL-J%10 I I I I NUMBER OF LOTS 2�LOTS m R/W AREA 0.59 ACRES II rW I I I. _ I TRACT "A"-DETENTION TRACT - 4800 SF ---.I II It_ - - - - - - - _ MV EL=1N 62"4-/ © CURV£ LENGTH RADlu5 LEGAL DESCRIPTION ©� r 'b" "' Mum J/fi' Rug W ND Ol9iCRE%An M ERR PIEEC NORTH 264 FEET OF THE NORIHWE57 QUARTER OF GOVERNMENT LOT 4, m S• ASS ing E 1/n.s"mFE/ NMI AIL lF SECTION J,TOWNSHIP 13 NORTH,RANGE 5 EAST, W.M.,IN KING COUNTY, NI (JN9) WASHINGTON; • .too .00 00 EXCEPT THE WEST JO FEET FOR ROAD(IJ2ND AVENUE SE) _ I't w ]f...v 114.10 n0o 1 15 2634 11309 DICCIfED 63 367 038 If Ma 1i00 w I/i 1/7 `7 S-1J 5 Mq ID Vi CONERSC3%5 N9_TJwsw R D+rnrrc AT RE na rzR.ar - wE tun smrT&DanN AK NE WNW) 1or 59,75 I 1 — — — — — 132nd AVENUE SE 1 (UNION A VENUE NE) EDGE PA4210261( EDGETAL£MCrvi a. I ___ f�_--- �_z_� �.-�-- EDGE OAIEMENI- V... ---- P. I itkIk‘iiiiiiNmci'Y I am , T---- -- y ` ,, y I i1k . .z — — �al%� II ui " Ii. j,o wII\ Z co 1 NOW I� � m 1 � I, co 0 0, , ,,..,...... ti 11-.1� N. , ..., -I noUi � opt rl Ainill 0 4111 : .. S� ti 'v i .1 -- ) , ,0 __ , . , _ __,.,_ , ,,, ,,_ _ ., S 01'48"01"" W 264.00' z E a I II v4 S N e1 a n FR { WELLS PREL/MINA R Y PLAT TouMA ENGINEERS B E R R !.!e S g �dc LAND SURVEYORS d�,. GRADING PLAN u EE�Ea»a,E,2.66=w� E,» E 9� �� A RENTON WASHINGTON 9 i I 132nd AVENUE SE (UN/ON AVENUE NE) rl CD,,AVEYENi EDGE.AKYENT nut - - MC YIN 40 `` e ill a ~ • I w Z I N A I CO ea CO CO ' cn m cyr do N �� co — — C.r �I f S O 1'48'01" W 264.00' { n h z e a 8 'I n N m • A ;.;, 16 WELL 'S PRELIMINARY PLAT �TOUMA ENGINEERS `' y°?� ! TREE IN BEN TOR Y PLAN LS dr LAND SURVEYORS %'� "� s."ACC AIR[-Ng•.ex.. MOM s Cri amp.(OS)25-wl3 rAx(OW 251-011.15 r RENTON WASHING TON +1 -3 GRAPHIC SCALE 7 uah TAX LUT 73 I 3A2 - `_ T 408 ,NOT PLATTE L' MA,e I _ s e U i uc wA ,Ah^[ r. •a 4/�i�� ___ .w�:�%%%%Jew / ,� '� ii0••c'c••e,0ei e Trir r, AX 4 ar• se gI .° IV, Al.i'Z'l, , . , , , / Ai•••• •• � \ 2J W� a N.,, PL A T I / % ( 1� '•°''''' Jam v ' ,' ' ... A i % ,,J) I II.,/.4.. --- ___, ' . '.'" Yr/ AAA: ''.) \ . \:-////tpr N \ pa Wry / \ ' Cr,A d///,‘,/*:1 LIP11111r7ffjP,, Ze rei Z, le:b--\'1 ' ' /I 1 4 ee/'''''' ,f, . r'.E;1 7-4----7 ''- '' ----li/j1. 7‘11111!IM a rli 1$r/7/7//7 ilfr \ \11 i j/.. 7, ,.161°,1r : . . ' r „A.. / . \ \ ,,,\ ,_ lei ; , 'Eft /7 7p-rifi7vif , i :,,,, ,,,. /K , , / A:, N 1410,.\, ,e N.- • , - ,, //ix, / ,,,,,,„t .Afz..4'. . : y/0//' ,\ N r,A >__ • ti -. -1- — :-_:__ / .. - - i;/ / zl* .ol;s6 in , ,,,. ,7 . , . „. ... .. , ,i, ,_. /zii,/ z/r z L-7., 'Ax ,s, 1 r" I� ,nn - - I '. I ` I \ -_�w LOT 4c 4...- NC PLAI,ED .� NOT PLATTED 1 j -h I � �'w t� CD J II 1,1 I I I 0 J. P// J I\1 �r `j I I SP#aB6I"U I I WA 1 TO 25 PERCENT 4-1 _ 26-39 PERCENT I roe I , , ieeee ii 40 PERCENT AND GREATER 1 , _ nsa m n COW DT a' CHECKED 11•07 fil i 4 or 5sam GUARANTEE. T AMER I C `;'=L.OPMENT PLAi• :u`v 1 y CITY OF RENTON 10M 01 1999 RECEIVED First American Title Insurance Company Form 1282 A M E R ti� 5 Ic >11 400101edde" '411111.„SW" ''„ •Now 41110 • ,l 1 1 First American Title Insurance Company COPIES OF D OC UMEN TS y Y . C icas a'ltle .SPACE PROVIDED FOR ttco LER'I UM C) Insurance Company FILED POR RECORD AT REQUEST OF I r • .. !. �:;i. lEr ii #i 1 1? ►t�"Ilt " ' • .:, N RECORDED RETURN TO ,,; ", t""w. WHEN {- I. • �i ,, t r 1, N.n, .Northw st.Escrows of So'..th Seattle. Inc. ..... :s I.: , , I :11 { !.�.-tr • 1,• fur--:•tar «S,.• „ .." r tl n=wr_s�C� }' Aoaran. ...�33rd S.W. 153.rd Street I.T..._aj It+..�.i{. �i� „. Seattle, Washington 98166 11100, w aY�lr:^''' ` i' ---iy" �' = =4-. City.Stab,Zip swede.rl'atthtiaEtaR•�61DC_ .. • E#7279 Statutory Warranty Deed r' AA 33.0 VI At , N THE GRANTOR, HUGH A. WALTER AND JUNE M. WALTER, HUSBAND AND WIFE 71 for and in consideration of FULFILLMENT OF CONTRACT in hand paid,conveys and warrants to ARTHUR WELLS, A SINGLE PERSON the following described real estate,situated in the County of K I NG ,State of Wishingtca: The North 264 feet of the Northwest quarter of Government Lot 4, Section 3, Township 23 North, Range 5 East W.M., in King County, Washington; EXCEPT the West 30 feet for road (I32nd Avenue Southeast). � Situate in ti4t City of Renton, County of King, State of Washington. it .3 ` ' fl 11- v if �gi 'f ;4 s, . SUBJECT TO: Easements, restrictions, reservations and agreements of record, if any. This deed is given in fulfillment of that certain real estate contract between tho partite hereto,dated Ap r i 1 5 .19 78 ,and conditions for the conveyance of the above described property,and the cove..'. 's of warranty herein contained shall not apply to any title,interest or encumbrance arising by, through or under the purchaser in said cont*act, end shall not apply:o any taxes,assessments or other charges levied,assessed or becoming due subsequent to the date of said contract. Real Estate Sales Tax was paid on this sale on 4/17/7C ,Rec.No. 467489 Dated A0111'S' .. . . t9 78 . GYf pi"( C L'al ugha krfe �"WaTter _ Gam_.. STATE OF WASHINGTON ) STATE OF WASHINGTON )t 9S. COUNTY OF King i aa. COUNTY OF On this day personally appeared before me On this day of..... , 19 before me,the undersigned.a Notary Public in and for the Stab of Wash- Hugh A. Walter & June M. Walter ington.duly commissioned and sworn. t.etsnually appcar.d to me known to be:he individual described in and who executed the within and foregoing instrument, and - . -'- "' .... and acknowledged that they signed the same to me known to be the President and Secretary. a, . the_i r free and•.olcntary act and deed. respectively,of fr.r the uses and purposes therein m-ntioned. the the said instrument ton that ebecthedfree the andforegoing vol ntaryinstrument, deed acknoledged for the uses and purposes therein mentioned, and un oath slaked that authorized to execute the said instrument and that the seal GIVEN under m and and o}..is: .eat this seized is the corporate seal of said corpo.ation. /3/4 y - t, ,. 19->S Witness my hand and �llcial scai hereto affixed the day and year tInt da;;yn\ above written. Nola,v Politic in and for the S.au 'if Wash- Notary Public in and,or t'ne State of Washington, inginu. residing at_.Seattle ... .. restdin4 at._. _. f . r •l '' wrr.a► - 1.'. �i57'4 • .. a' ;': •s 'i'.' ZS'. , •'fir,,`, 1 '7Pym.rj,w;r , ;ii:. i, - ,. , ,... .. ...._ ?e-". ... , .v'tell 5'P pn•ee MIN • • • Filed for Reoord at Request of: King County Water District No. 107 7415 129th S.H. Renton, WA 98056 NOTICE OF ADOPTION OF • WATER AND SEWER LOCAL FACILITIES CONNECTION CHARGE • King County Water District No. 107, King County,Washington, hereby gives notice of the adoption of certain Water and sewer local facility connection charges pursuant to Resolution No. 1373;adopted by the Board of Commissioners on January 27, 1993 applicable to the areas t, cV shown on the map attached hereto as Exhibit 'A.• Cr C) VICTOR CARPINE, Secretary Board of Commissional King County Water District No. 107 • to 8 • I I � F:W MS V W M\00210a 5.0 I 02/21N 1 I 11. 11641. . . - Alltril Mill ___. ,.jiiiin 1.,1, ! . _ . 12144 . 1 , w i# •1 ` ; Y LONG COUNTY WATER OUNDARY DISTRICT NQ 107 B ( 104? t 1r ,�. .t - Ati r «« ti i . I 3 .. . . . rrit41 \ ___,. , A cv r 1 r —y . .� c.„) •,. 1 1.E; ._.: I; . .4 • l • M•,A 111.4) .. ' 1 V fi' I . Ill 1 4 _ .4:: \ . . 111 4 Iv mi lip. : .• ... i EXHIBIT A . WATE11 01Ei1t1CT _ ,..•.••/•t h....lu.LO[t.«r., 1.. VICINITY MAP .NWlEl1 f01 n ., •,.aa (ro•l ,r•-toi• • ._„t •' •1y ` ' 1. •.. ••" ' •' r i. ' •V .' y.•.. ✓ • ,•'•': • I.:r P. a•J•/.'. .,001, •..1 •• .-•- -• r- ••+�-�S.L—nP�^''•"•_"vw`, l ••�' Sy�.1 l` QiQ"��rl CT/ ' '.' V # • •►j:� :.t, r I•.. <y�.: 'r'•�J;'�4":40 ! ,41. kr>! ••'? fr (hilt;411(ri 1 ti•,r ;,! 9y.7' it 1 I... I. , • ; J,•:4/h,�(li t� :73r►w. .,d.-,a a �t• :it • �. '•r•..,l r A.f-I. •7 3h •i. !,r •, f• it' XKf • • - ) r , • , / „sill1» t' .M: ! , �»•,1.��.1PCL s-I xi' ill c • . • • ,,r._—.... ••1 ..'•--A•'�. ♦. '•- �^ Fes.• 74,,,. „ Iy "1 •.11r/� ..t I.1• • •T'. I . ...• ♦ J�v r S`-e•w7I'�•W •' 'l ^ .•► 4 �-.� - ,.. • 7, .y •� 4 .• `t Y,4-1,f y 1<t'f'e 1 r T. Y G f'.�!,'C•• '4a 11�y" \ 11/41 -I��'�u't'♦•�JJ•L\ 4, , ~ f• • •, `YX 11144xY4 V s11 • / 1 1 ' - i ' • 1,•1 1 ,4 ti' ."�i'' / f „•JtA R ti l .1' `:; 'tl ,r. !. — - - _• - v't- ''lasretoi sp...b4�f•• :vv. i-0, tj ^ai• j. ;, :f'_. y , . .4. ti •,,•. l'} tA;If, k.}'...•=xr'4�Jt�'t: 4.4' Z• 4 it',' Y • J i'��n tT .,'^:47eW'�' ?; w ' N►-,, q'rJ1r`�,/�� 1 II 1 .__.f , � � r r ,.• ..11 '+5• .. ..' in.:JS1'VSIU"' ;,'lt:'Y-' . 1 ':--'~ •Ji: ^11_•-1 •�1 i'�► I:'4J'y'1 ,'�`I•{ti,� "►I. }�w`NAr+Xf,�:,,. •,.y r •At ..• kV p/ ,t�C j - - ---(I, .-_ r : a , + t, 1 41 1q1 t.1 l ia + ► • • I �"`•^//j l�l r�1 •1 + 1 1, ; +j , •�".ri, �al}r ,'�,.7, n A1• •T.... . •:„.,?%71.0.6.0 14;% , • ,''.• 4'0,1 ,•:4,14(Ai,kykk, ,,,v . ' y J ..“1,"• c +Jlby - = r ., ,. 4 ,b../ 1 i • .., • • „Ja•_--4 • t. , t( T7rA' r1 p;•.'•• • • 'Pk' • n• N gy • ..:... , •1,.Pe$.0 01.'`•-• Y•.i. tmr ..t t ti1 • i1 f. r 1 Whit,•h > ibmt 6.. JR7R.h. ►_ x• I �,t\ '/I- , A,,, '' tr{T1 xwt•t• . drl•qpt • '� • t •w�,M t,; .: i �,,�, SSA_ l tv"1'7b' �{•" f',''''" '��gR.. . ?i,..\41l ..1i i1 11, ..'I " IX,$'� *72' . " ,° F/-�. .t 1 r J7:• ; 1 • • .. .�. . .iY�••r�t.It-y`;;.?.!try, ?, , qq Y - •y•„ eI , ' .• :r�rlT 1 • •r �+- •....vJ•:',_w . l•'YY•,.-1—t 1! • •'••1•i.10;(*.t*'':-',.•%V,...r p • i. _. — __ _-� -- y__.._*' .4_ 4t;-.J '1S,11�(!!!1�'e: • V1 , i• . r �•'� A..Y' L / { • • .1..-1«-4:•0•-,r''tl''s1�t•�y. :'•)01,Ak t let-•• 1. L:--,: i • • • t• - • +T i• 1.. •. . .. , riltilltiollr.1-4 M'�" ,'.: t.. '• 11 re • • I, + t ti I , �. •l D 'U .M•icfNE'_. J •ty X•I':Y.,a.r•> a-- .dtr. -„ it I, I, (•lvt.. .L IN.1,,L-LG�,••'�'� 7• r. ,'.. 1,i.�Y'0. , i'fry`jttl�'w 'y"1'1r;:1,:�.• v,,•.{ � '• f•.t•,� 1 411 • • ' • 1 .•' I•'E.Y lg. ,.(�/L'T"t•4rt'L 6'• I.,r,, :,4K.• ,�'• wG• e.,.,.,=ti'�.r• •• .:i!a ` '•.t±� r le 4 I i i. { .f•�♦.1). l-... Mkt t��..�[ • IN l i ♦...• vT `4ran•vgrl.L a'••'!'...•,••I—••,1,1,"1' w 1, •rlRJaa�i��! I ., 1 J 4�,, • A.:`;'1'1'A ` #.a.,;,.,.1,;rt,rw•--'d--�'.;-• ' I-,J-.d::a...' _ =-Y'r"1 r j J A.tVT E" .eYwYYM..,/d�M r l i. rt•► -t±«•.•► h+--e 1` I ....,.. .1:tA `�1tTA[xStl7NESt , K •►• - } • �1 ►'Z i1 i r wwt tli+ 1 # 1 t / v t,'•� "M'7r' '"'..7 2 •l'ro•.11'I ,'•r••• • a. r »'- ,' i ,."- 14 I . .tr,14 ...., T 1•`_; y' \, t 1,�. T •,1JEI4 • t. ', !•: ►' 11 ! 4,. R�.'F,1a,• •1`-T. .\! +I • I•.••`' •Wr•C I " ••' 1•.." S 'a•a« • o a ,r• � lljAlk '�� ,• ai�tl ,`l�( ^t ;•'«.tfl •�,�Ik;*7•• L r' r� ,^ 1 rl' t�l T ' ...:, , '+ 3.,a.-.i, ,r,,r Ott .' • J / E �i m 4 .411,,%1; .it re , .. es. t.... �,?�•• * .•t ` 1 •a F * : T 1,t♦0.,l `"�,tiT tir i11. / +'.rl.c'.' y!' • ,i f,�lt '4•`e(i.. 0,'•.�v Jd )4t.•"P`1i�i •c y/►'6 �•r !t1 !( r ', tr :riN' .yv 4, y , ,:a 1•, 1•"1 T• t•� �r'{' .W._lr,�'' . ,1''":6:1nw'.�,..44',?,*el,tit �"•,1lt? „�.( �i a `."•;.• , .Vl.�My{ - a„ K',4..l•�' ah.�• • Slk f ' t y '• ,ttV• 7'�•"1:'"!:r7jP. • !.; •,. • v:.••�«•.'• .•{. ,;,r' .• • .+bilY•'1. y S •, ,�•.;", �y ra•• ` � :w 'd''•"!r� t kPf l 1{R�. w t`.•1,4.�•• •• }i�• ` •,�rvG af, -VW. �V`Z.J I t ' t� y . f 'GI •i�,y•. .k W � a ►'‘'''• r• '',iS.p t - , ' 't • ; 1 . .. ... „, .R'i;� 'SYil'it •ls_"y • :1•W,��I,/•1 t "W �` 7'. '4 • .r•. • •t, "• f •i.' ' 'f • , l t14,• ,111441. w, ,d' w .��tl''��•�•v .1 I.�/,•V A Vf,'.i11S►4r4,..1,., " •+•/''1' •• ..a.i , •E . .0,17 a� �'1 Y1' « .,11, .t• 'ir,t }1 ! .. ••,;1`., �� ,.i' '' • t51 \ t • ,1 � ` ,�.11.7t', v I r Ale,. ,. � • � ]',fr/) ��Y ,,�1 1 ��1i?Ltyr,',��, � ,�`✓ n.ti' '/,t/� /},�/7�7�E.�'� t1�1, ,2 /,, .Quupt,10.I{.., !„{ , { .tit, • ,,, " . . 1 T „ 'i' ER,.. 'L1�`_ .,•Nt�1"",." (w� 4I'�� •.Yti'• �,1�' ' f', 211� �.,11�".t�1 M't41,'j1li;,� '1'.; '�7��v.') 1 r••• •� No�•�`!.,�''"..,5.',1. th'•r•N.r•'• r .'''e1i ,,�� .Y• 4 111f1 1� v....". },r'1 f'"1.1iA•^a"•'/st vi : `4•17 11E ' 1 .�' :Y'�10!� 'iM��- •�`if•`.!,tr• ♦ ,,j+C�l., • V, .. p, ��t 1�• ;P 'I.7'� w I 4•��OIYI�(.I.�:,,' �. g'„r1:• , aAf�.�l---- ,t ' ,,frj :tx,t..r .•,•L.•. ,.•,4:, t•:av .., , •• tllr. ..y. .1" '";r; •.. r v Mnc'•%ir, Ii 9..- 7 . t. __, _ 1 wr. ..1:•.t,:.•• :,, , i.' ,p• .r t t 1. .Ac f i•}tt'4'^.... a+R,.,_____."..'.7& d 1 t•?' ~• !! ,i'�i/ '� ` kY f '�'' �� )lit ,t,•d,"1. • ,YAKt 'wb •. r ,A•it0 H...1,.•,•r r'.+ } , I( �,�itl• I',1t1 ,''_rl f*I ` ',; i-, 1 ,y '��,?', : 11 V1 j.n,i '•eN�"�'My"t'', •,w CIS•1dY 1M«T•L w`�•1t"'�l,•��Im•,. 4." :4:tie te'I,:t e' ' .''• 1 ' _ t 1' ' 3 •j;t«+N Y • r,•.�.-ti•.:T"'-.-- .n , �.ar1 v, W f ,.,'.1: . d f•'.,A • .,.,rl''r,'i r).%. . ,S', t '.fl ,j`•y'L�•� il4.'(• :r •v J I :y',a' , .r . R t i I '1 ! '''"'• ,' I:.IY!!• ! ' i. •n . ``n ,. F .y,, / I t: n• •. iy� k.,?'. Ifh .0».. � RI'} t 1, �, q r�,� I� 1 4`"�nl,• . 1....:. • ,� •��i....."...«. 'm•fa ..t;t' 4,1'1 o, t•� i 1 IL. I7,, C::"",p ,+A c`l:,r ,f,, . TT 1,,^I, t , , r 0, / j L+ r 11 } ' •�.i f y'E�'t�, Yl •^f'R.••,+.,Y aM,�t. ,S' 4 a, 1' 1 ti I�,4•7 E r � t �K'� S.•",r A. •t(i /f•14 ,1; ti,+ „1 li♦�,^ '4"1 �ti� i•�i i.w,�1+, I�rF1 j.`*Si aENi�i<1+� w'� G,, /$�� ^..i11v :t� (Sf•S•:�r•rt�.ahl,'r V , t�'f•R �`1�d.r�.� ,� +J;I j• ). : d •L.. ^...... 1 n'17 ll••';t1,'4'4• ,icytr4,, ••,,,t,t1.t.'•''r `44,11t Z '•11 .145di"IE'�h r ar�,rijx •:,,:,•;;,Ett, ,,.�• :A.. jlt!?",•',i/j. ,'• 7 r•.", Y+c"_ i t •'' .,f ,4 {'.1,♦�'1'r, +�y4::, 1S ,4 lto•d...i,. .t 1•:✓ 0� b.c.T.+4 0p;4rl. �/'/r:fk�e w.....• Ef 9' :" i/.. f; 2). f t l ..,'1,';froh""' '�t:,'tjRj��'r,t?,1. . ,,'.•/a.°'' J /'' "@)4'4'.�.rq,:), f ► ,1a,}�I�E!":1.3`.'•-I ,.y i�/,•;t•;4 tle.4s t t • V t1.:, 'ta�w�l 'tE',•� t12, 1 N.' •, ,�hl$ , F' �, •5�'S,' 1'.•h, 1 ;t (. 1 r 1',[v r l: '. M ,• t i'„p 4 1• T'. i, ...r « •' q� ^p.,.' is ►r , +.• t jC.SS,1 X5t3,,t..a+1►xw.w.'°... ,,,;--` . n 1 1 '.,• ,'•�,N;y. `.�� / h_ •„1 ft • +r 19r.' 'ritl t 1,, :.1 •• 'S,Y•.,it �;.,�. .t, t74 ,rrl , .:.,..•',yn S ,r "Ty 1•'. . '' ri.1i:611� ' ..mc` .�- � •� 2, • 4 ' 7J•�rYf yp��I� i«J':,1■.r<.9:t.a\I In�t«ia'�t • ltY 4..j:. 4 • •••�c` * f 1 1.••',1 • ,' I ♦ Ij I4. It{42-ter.-may: 'E•'f^ is�A�:.:5;:: '' ' • ../} , ,l)1 f t ,'. a� � i � •'�biE .. •tt• ;•' , .''. � I,A.` J('t /J....• �� ,f;}i,�� j;�l„�",A Rh�.1 .a !�.I.. t• <,��.,.. '• '.. 1 •1+ ,.,ct JJ ♦ t l• ra a •`'7,,.r t C. _ F • ^ *: • .,4 ,,,, , Tr"'�••n"_�•'.�,• t, ••i•1 A a 'toAf1«^r1S ,fa ..;7`'I/ rc^S r s5 �i _114r 1 « t?Y+'lvi ie i ni IE,'v'at ,�V • C,I 1 l m, t ',w {).4 ii t `w + I / J:n t1 11 t.11.11 '.":'f ,i'E .•�1'.fo t'.f' \ .• „ H ' .JL1. t c _r. .': "' .•.JY:L •r` t''`' .. t, .,`•r, 7.X[ X3,."•e%' i•{1.d�'.�.T')•,��N1iiw��'��{J ,{',L lt^tt• I, ,,.:,,M I1 `'tip:_ •• �.4+11"cr) ril + ✓a;.ti +: 01•.riNA1,t''• r ,..±y. 1114.1ov 1.1 i 11�•.f..'..4I�'1 , j ,. h `!'•$to; El'WH. JNNt• 1(L 2sFr.. h13 y• '' ,CJ y,' �P J I •,' A ' r +K ,•t ,(�- _ 1'•1' ' f u• `J1 f• S •,••••:J�. " ! k. r,w Y.' t y' I�A cif• • y fI it / k. t E „..h. .tt• • �'+ ' nKrljyi[. »y . .. (R /,?ff.+r•14✓A r, •.,•1�r•1NlL• ' �.•I,Y /�", �a .V � 1.,I.f • BSIIJ��P� .1ft•-(R' ,f ..�. '.,• r . . r .. _. �y�` ,t'i ., � 1 ,��°t.t 47. f 'i •:M M,1'j r •.f•N t'i f!1 j ,.. ,sii r�:t 1., r t r } �'•�• �� 1, t♦YL� _.i!/la:!' W ' NIQ.I a.'. w :t yr ur �iI �. r p t, t"d ./fi,� v." t {� ei* / E •..• a r..... r l i>�FJQC# 1,114. 11' i S- /J,II 1 t !/) , t•. ./', N f t,�j' ".4. ". •l 'l.0(. - 7Ya S trrr••• %1:t-t•Iril!IP1 .r.V•1 1 I r. s .,rx..'. r. • T..t'�Y•1 9A:i/7•V` ►`ram'.,^' / " .'S,': 1'.. ` ^-'K jI'' S, •1!•••C•'''7'''�#.v ..- :-.P.� a..�- .0..1i!:rt'- • LYi r, y �Y• �t r I •i • ,(• r ,t. t Y t S' Y It f` ' ,;or,. p 1 -is7 nr f '1".... ten{' j1�'A c '��.{ .../ i .(fL/ilb.:.. '1'.:L.L1 jhv- i ..e✓ '•� +.: I • •i w• . r�'.0 L �:•:'•r i f 4.r •�i, '• Twit I•F r•� 1.et..b q 1 r^° • ;#;e�y"$��s,T•'s » L ;a�?�',F ,ive ,F.trit .'m A ifl.,�T1 '�F1 i. rY ,:s4,, its 4 •it,,/ l k 4.. :(��'.t`,! �'�':Ey r,r4'. /•f vjJ�Lt•-i ' .� ,••:-..t yr!S i ,*. i•t. e 1 ti•'l I ,". • - - - ', ' ' • �, • R .. it .VA i7 Iiy(•rt.b,ttf•"Iv ,.i•F 1 . �. ��` c `y • A.1 t►'•J " I �. k "wr=!ARtVR"�gl ut ,i'/'311,,j 1. ��4,I. t I/3 ! "b 1. �^. "a-e+L, ,%, " J ••�;,A'' ,• , i M.,,1 Jf p• y+ .7. y.,, s, 1J ,, a t . r4, ,.I,. ♦ :�"'r J '.' a•!,•tt I,„r`+. ,t �M •1♦• S r 1y�,.y • pi .,�"�L , l.4�•y 4n :j.,•. . ;.,„ ,>, !? pi ,..-yE ..it {; � r, {'Y••1y�14'I'iry!'S• ,/ krt:+r/'{1 w yf J�/;••.4.'�]3 1�'�'fy tip,A.14 /. "kit�• 1 ••pro i r i5 1 r ', J.\ .�.i. �)•.d; : 4p/r1 ON' , b t :,. • I.t.d..1 ,3�,. 1 c •t =a,�,`��!i♦♦a� ':f fi;fitill' E,e �t''1 r.• r,�, a>mv. .. 1 .••.. .,'v•••,'•T,• ....K264'►scrokt'.Y KY6rk/�V/A*1.44 .. .., /'I! "M r,1 r\ 1 f. e•-w le""""1.. • �i, I ••. .. •.. ..-..•..aYDwr..r,femme 0....4,... N.dV,h.++.Slit'i4C.A....41.epoyau o ...t.w.l....r.• - ., - _. , • • .e • ♦.. . .._0.10 • ' '-."_.._• • / • ,1,111 ,�'0'p�' ! ,,y�r,y1'tlr_ �t. r [ i - , .� � -• y • ? . S •• 1{ryl ;� ,• �h•�t9,rt� '�, .ice •♦ ./. / '•f•r° ,, "..400 ti i'i tr'�'� 1., 'r•.. ;'t7 d'• 11�'.,•',}t�{l }.( , / •/V t.1'f-7 i ..: � •rM t .,k..ti.),i ••t. � t M TI'J�n-r �r - 1.1V �I..' ••%f.. ,r•,i„1 - • • • -r '• • /:t:i.^4► ,f,ty�.r t. • �,y 4A /• �1.L.�`J•�y��'^I",• /' it � . ,r ;._^1 :- . •i-L,•t M• - 41'1p...r-r � r.'� ,, •�to v/A�y.dc.,M4..1. ••V.t ` .•• a y Ip 4 µ 1' ••'•'f ♦•4_Ru lrra'.tVA'tk''JF`.+'•:i:p4N.•�.Ly__•-.... 0 I . • S / �• yr t�• TV If - J• i4,.4 r: . i } ,.. • '� • tr l ) .V I� V.1 4.M I • 1 ;:- -_ / • k 1.. t' ' Ia-ti.'tt • v,'4• ' .A.4Y�Ali'• tea '1. 4' • A r. • I I�-f I • �. .. .,: . t• • .•Y�`•.�..'7.a...0. •'•• •Ti=.'R'1dr:"11 ik' ''-..r'. '..1� ;1a,�J.L./ 1.a▪ /r,,.;P, '�170.1' ._ _..:..r J•,t v :•1 .,'.J'.dl•^ •t�,.' i i i'^/'``fr l '' i} / • 1 11: ,1..'. ... ' ., .. r / "'•ti grs6,6. • li it wry!!'" • 4 sib' •.__,_/ • •' i M46 • . .*•.-, ,-r-.4.-. ., �.L• r • '.2 ',•I 'A41„ "KI/ ..` 1r1'l .!lt-! • i t^,r • 1 It'As • • ..4 ' b ' - ) 4�� t St1 �Y • ,� - . •l r,'! 71S^ :AS lnr it'll1 „Al. { a. 'ao li f • II } • . • 1 y /' �. t ' j, .. vi ,0,1,424,0SI Y'7/• / tfini t A•4 • I/ . ", t ti0 '. 1.• • . ' ::)0.. •.:. a'•0!t f• 1.. 't...1•••:0 i 1 • I% ' •.. ... r•Gr t{•. ? �r't l} (,r,ey/A�, .i c •¢M, t•�,•• '•l{' , t . + �"...r�hC ••' �'j•/'� t � •o' • IA741. 4 'fit. l'4410 h '' v t' ji b` • ' •r;►Y �i „', ' ! V } { , !, t'rll Y' T,1 tA. •`'I 01 .1. ••„•t l'i:W:.P // yltfi..iit i • '..,, t ' .,...-..,,,,.:„..,,,,,,..,•„,„...,-... ..� • ••' �,pj� ,r• ,, wu �,If• •rat- --/ ! ' •,- 1'`.: .:...._ .._. _ ._ " t � 1�.(- 1►?. . t -eft•l,�'1 ! •,1 i�� E i '' I• A 414171' .. �• i _ . 1.i•r 0r r 1 ''a ,ti,J,l6 . 1 . t-N + •`l''e•,�1/ i0.,'�l' o .-+ I . . • �y" t 5 1 t t � 1 ,• ,. �,,. • i , �.. ' `�;;Ir��riff ,1 �� l�j��oet i~ "4'b i • ri:1�'��• y' , V:(i S//y I ' A. '1 t1l •..:,i(,, • �;,y '. fit'/!Ct1-v •i ,k�r,� "t• 4' S�.1 t i� r' ` S. 1•rr'1, s: g1W`►t. /A.y-} I r y� •.-. •, • ..• . ,a t � , ,,t '�� , ,,1'• i;,i,,,,,i .,, ,„,t,„.,,e, Of: .04 A J.`•, %,, ' I .,. ,„,. . , 1 1/y' '' •�+.1 ,l�'"� 1{< }Sl= / tilt .. ••. • , . i . • • ' , ,,, • •/ '�I.. • •'I• • f ••r v_ l; `. , 1, .,•••v,.•r i✓l.,/ SI ,r• am �;' ~, r f• w •r /' 'S�+ielt i,Iti /� 1` ,'IVi"-"J/ ,/,� 1 • •;! • I 'ir►• Yi' y;,,t' t,�•��,�,yrr�'1,V• V t 1 '.f( �,' , t S ' '1("' iL i y l' • r 5� !•:, 5,�"'•�•' a ( +9� i' M*• , 4 '• i' ''� ' • ' ,!•r•,. .,P.:• '1 • ' Irit�'/i �' 114•1•1Yn�/�'f7 r'i '') -/l «' 1 ,.."1•"••IW'1')1/:.',I.. i I 1 ; it •.� •• • •1{..4a.%_v.• 'tjij-i•"••••Ai1•.-?.,,,-ly'�(^�.,'•q•=.•...t. 1 , `l•• ,.t, i ` '.• • - • r It,JY ' i I , .... • v .,, S ,et /r ,,s�,,ygr yp • 'n jli J • • • '.'. 1. •.r.•r;�•:• , n•S! • a' • ,/'/•:- ;, • -'i 11 t:t; ' , �_ 3.•..;.ju�:•�'...• ._.» 4...t.r—tr aj ►ait:bs.r. 1 f• fG n• r(;vM :1. �r.i,,,,(.it ) 1' , ' ' ... ..� .,♦;�;•fir ,...... �'.. •. •. •.• ♦..alr... �" Y ' 11 ••• r..••er r.�«•.-•`1�:�1•r-T.T,:�,': ~,.'a-. •�:_Jl...AI ',• •+i _ ,'1: t, ;.r .%...- .--b••.:„" :t...U....it�•'r.7•}�..lt' ,!.-U.i, •'M,.. r. r+r' •��.).:% t4.�-,; �.1/1 I. . , N. • • - .... -...u.:tu.t.i/aUSL Ali& MI air 1N1661/1"111241111211111111"11:11"111111111"111111311611".. ."..1 , air• 41144'1 •,: ,• „,..4.,•.,,,,, ,!••,,...••••.........witebvirro. 1roui,,ruk,iv1(., • (f/ ' ,tith•Nii•A'X.),I.••.•tc..40:14?•-•••.144.•••• .. . i •"1,13:iiii... -..." ,I..%) 1 •1 ) e.,;,,,,.,.... ,10,A•t 1.e 4 . ' .,. '1:440...).-i".?1......,::••IN AL;•. *nen. , ., ..,...........__. • .•• (( I 1: . i (('..(e, I\.1 I 1 N Q.- I ' "t 7..**feil .4,- ....._ .:A....•.r.i.`..s.:AzN.! ..:.-_-:._. _ .. , „ . 1 / .41 r r(c. . .. ..4.,.. .....ar___fitT.A.A2c.muladlr, ''' ' '• r '1 vit•, ill I ii . ,., ., , -::-.:,i I ;• ; t ' cc ,.•;,ti% ,14it,l..(41.• . , . • 1.. .!•.--• ,-----r• . ‘1, :IL"'vs ,i1 . , .. 4, .!.');, Y.• it ,t I • ., , it • ' . r•" '" # i 1-, '''' ir.,iibik;_:.4't..,,., • !I'.•`,; 1111111i,: 1 i «,i,ti. 1.36//:: . ...,.., •:. -.... . , ... .. -7 --1-attiTt01:30%tfiEM:-.. 21'2% "‘ ti • •......4.: .111H 1 1 t 1.1, ti ;Iv:.rig.klist) ..,. 4......33. • •,.., .4?g'?..•"kill 4• . 4. r r I I. 1 t C 4.'1, 4121, ‘,4.p.t:1.. 4.. . i 1...,' 1 t :.: .....lr'''' .11/4 1 1,.`31 .1.1''';;11/ •..11' 11...";;I s•''''41,74/1140.19.464r,",0:, • • •••••1 J'N't ' r .....,_ 11111!I i I 1, ! i L.; - '..."'l ''4_..i'eryt,..A-. -4 .**.i..' ',_;._.......1 ' . '-ts•'=.i.' _-z.--.1.;;;.,;, .... ..-`: ........T7 • 4 • 4- - qr.*Ir•••• .l. . ' .'. -.' n .'. "-- . . .:-•-...-.7,,--;.,7=';'—' -----c-ficaWszaiii-,aiiiiiiisTillinirtitmiiiiKOMAIt'51itittilit..: , itliii i 0 1 I 10111'11 N i , t • 1 ...".. 'N••''' .psArcHH1-4*IL,(1, .„.• „ ...,..,.. ,.;. :...,„ ,,, ,,,,,..,?..„...,..: ,,,1 , .4 •I J-. ...t.'../....':..i.S1.1•Iri. s.v -. .,,,..,, .., , 4, . .,, . , . ,..,,,. , . al i4,4A,' '7'4- 1.-..`1;4Piini.'.' 4"k,,' le.4.:•t;1'.' .hd''!..... .'"* :4.=',,,...7-,:st—i',:' 'L'41'.' • 2.. Ell 1 ., ,iiiii -4::.1 ••'s'i,•,-Itls r;'''''' ' ' '. en,..1:n.),•Ak'c.':.‘". v..' /6' ,(0 5, ". . , ;•• /L.Iii-4 110. ktre-k• ' * *..44 r•-sr":z, -':"4;3--.'4,4,1*.iisN,,1 . .e _L., ...• „,.., .i.,, , , , _:__ ,, ft,:,-..., ...-,-,---. ...„,,,.,7,-,-,-;-,, ..- — •'f.--., •, •,..t rr• t"" :._L • . 1:F.r'V' 4 s',;•14,'" ,orr.„0,•.‘1`,1:44ris, • • 4.1% *., . 101.,,• v. ••••• " , ,,, ,„ „:•;„ . •••s,,,v.•• 1,71••••,...-.....,,c.•••,••'..... ••,%,-,,•":••••:, • ••&-r:t-'•••,•t••,•:‘:;;;;•-.': •.'. s•Z, i11 ,,440,•+ , ,44, \ t, ,,,, ,.„+1,,,,T;, \• . 41.14., 4 .,• •,,,..,•,‘.-" :,,.. . 0.:•..••• `• • " ' .,, _ ,,.,.-- •:. , , 11 Yea " .' 'II , ..• , • ''':3.r.'•1:4 ---26;:),-- • "--; ''''''''''•‘••16.%:iro'''''`:• pi:',..' -'•.‘-';•'/.'," . ••••.-4-11- •. . :-..,ti..!1.'•••'" A • . ":'414.;\ A'''.1 It •NO it f' •-• Y L.. ./LA.. d '..'1 .,.! 1 , .. 2 '' • .:. /—' ''.--"--:--.-:-'7'--.--':'-'---'- .. . •..•,?.. ....,.;:.s..., 4,' i '.4,4, ...,, . , ., ,, ..ti Nt•.' 0, '1:•'it.L‘4„ki.41 4. .•Aiji,:;:tat 1 't ' '4. ---''•-•-•. ‘.. •• - •' /t " Ir* 4 .:-.,z4,4'v. •%, V' 44'4 •Aw-i.- •• 4#,..'.% # N ,. 1 .\, '' P1;1, '' ih.!'01, s A."'Nt . li\ft , .'t - 4 ‘.6.‘s.Art4.4,0r%..,,,.0/.+:4 or .• ,,,,,.,„,,,, .„. . .4, ,. ,‘, „At : 1 :;* 1 1 Il I ,.., . • • ,‘, ,, ' \••••••- ..r •4 #4. ',T,1....„s•t4 '4.•'‘11°/" ',:7...4,4.41*.•..." 1. •i;`,' . * •.• 14. ..• ...rW.1'1 ,.,.I,,,. , , 01, ,i• ,i 4sy,2,,r4Ort+4,Uf....0Ak A 4,1 ti.Voi , .. 1, ,v•.,•',1, t '.../', ••t* .4-, , ,,,,, '11 C , „,4 , ..,,,,, 1' Pk'I; 4•4ri,,„,41,4„•,* ,. )...,••v.-1,,,44,••,-8,11,,r1.,..‘, c,',t1, ,,.••••,,,* •• ,, . , li. • ',•• l' ' , , Ir , 4rip '"' , • 14,3s'l., .. 14%!••‘' .‘, ••'1•''"• ''' • " . ,. .. ,•A w ..,.‘ - 'i ..11,4 1.111 I t )' •' A 4., ., ,...„ i "r. . , • , , .•• VI • •" 'A•46,6 ..,••!0••••4'•• •' • V- l'' • " 1 'lid.11 *111.311 . / ' 4;fr',V"Vilitlige4i•rg' ? •''' 4'. .v ..11 . • ...4. .t 14C41: . i 1...1$11J,4 0 4 . , torm ...ai . 41414,.6.4•44,... • • ' ....144, ‘*4 .,44 4. / 1 ,NO. • • ..,P, ,,,. Sit.A A i ...44 40 ' '- Iii4. t.,,,,4‘‘ ,ill...tiptorl ..,/-. I;44 1 '•••• .. , • i ... ...••• 0 1.` t 1111 A ; 1 • ' "V• - ' •.,''''' ':'..14.S litSW2t;st. i":: 'II'44'..* t•I'‘..t1Vi l'i :. tfd,„1 4.-4‘ ' . • 4 1.44. ,.• 1 q.•*.:14,‘: t' ,,‘,... . ' .• .... •.. HA, ..:1- A, . ., ,.. , ...1„, •i-I,' . '1 . III/ '411.':s •JiV'•;,4' /2417., i 4 -41 41 -Z1- tO 4 ,k."141cle.i in' c ,w, tt.i " .•..:, 1: ,1' ', ..1 L. , 'WA% ' e•.•. )v).;,. ., . •s 1„4 411A :.b.''ISO ....‘`..4i,..( ,. .4 *., . IN .,V•', ! I,,d,, ..411,41 r • ...A ‘,..)?:101.,.,. ....„\-ik,...',„y‘ 4•1\,61:1•7itt" ,er ,....r.,t-,.. .t,. 4 , . 4,,...‘, ,.1.,; • .ria,„„otx 01', '•1 4, \ . . . '. . . ,. „#,,,, .. ••,., , . .. ',pip,/..a•-••.„.LA., Att,.; , , , kr , , ,,,-,,,, ..,..„.4 / 4 1 ' `k ' '4 ‘"? ''' " 4''' V 0/2th...r•sw• Atil h' '4‘ ‘ er t, ". - - 1 '11‘11,4 -'4,4*,0% .2....•'1<41.4,--44° , .. ''''' ** ' '''''' ' It:.4.‘-..''... , :'•' 1 L••• . . ••• •.•'. .t;t ,....... • 7•'•!. .' 04: ; • ,,;;;V:-...''1..w.e.:, 4'41/;V4 .' 0'4' • Alt 1:. . 2 ' ,' ''' ' . '4"\ . ‘ '' )d. ' .. • .'. . n‘v• ' ' .td ..s I 't-Ji* " • 4 . .1 i.ilkii. t ,' •, "• . .• • , - .., ' 4.... • ..116.ti. h '''A4114".;.),7111. 6 4.. . .e .o•I.4. . ' '.3". 4 ••' 1 ; ."4. "....44'.. • f '.' • ".'-•1 3•V.- C.. , 'tt 11."'; "''i\"41,1;';;;;°'(t)..‘•'.;i4S1. '.n.1j:tr.,, •:f ..,• : '4. ^,till,',.,), ,..44,:,1*,:' 4 •.'t..V‘0' .”. f '' • ... , V . 411471,4..A `. '' lig * ° ..,WW• '..Zfil • 1.1.a ).•;o I :41 I..' •• . 7.;%/44 'gA:Zi.k.1140 ' ',4.,40,ilitgas r.,*•04..ta..,. ., 4,,ef ,tvertr,4, : ., ..40,74„ ,,,,,..-..,!izii.d.,,,,,,,0,4),44).4).„0„,,•,.. . „ ...), •,, ,.,,,m..,,,,,,..,u.,.. .,....,..., ,,. ..:,,• :,%, if ..••••,,,,,1... ., 74,cmiefer,soi,,yr....r:'"tern.• •%•:.4.1,7. . ,.. .../.!, ' 4'4. IM t il' 'v ;41 . #13/1:1141k'IT':',4.'''';:i;•--4;i.;Ye,' s 41-90, .....". I' (I,bt 1 .. ...,,,, J „R.,:, 1,a...kl....• ;,*04,4,!....../,,..,.. 2A. 4.,• •%.ti::, . • al g4N,V.,'11.1..4. .t 4.2!.,•: ..,... ."••'•''''...'•••••••'8.'7.,.41:.i.. , ..:11;itifi. 4ii y, I'ir. :AnAT:14iqiiyf 0.45,70 ':: tivf.,q.,,,,;11,011.44.. ,,,.,„.,),r.4 ,..,, ..:,..,, .,; , „Iv, ,1, , ....vor.A(..:., ..,..,,. . ;• ':,./. .1., 4,4,. %?' ,'' /, ',4 ; ' .,M11142:,i4;14:1•,I ,,*;#1;94 4,1,,I.,.."?1,..,,..*;14tft; '.. ,t,°,1,14,,,., „ , ..• IAN. ' /114‘'\s,,,, • I"P'''`..ri '0,)l'e•'.e'•,%,'.•‘ ;':''...,41. t,'.ol'•?sjoi),11.'. , .,, ..„, .41ktmry 4' A or 14 A 410.1'...T4PA r""r11.11.'il ....." krA e4V141:10 Aitt,rt 11,':,t••"..:';',4,..;,;,',,c1 .0.'•`•.;.i- ,,!,,:,,',;lr,71:;''.,1„:1V,e;-.4:4-*::,4.i. 'le'll4.:. .•kss„.,.:4 4 T.t0t.*4,...t•itt.f.414 yt,t:41.•etk:44.••!...als', ' .,;;. ili,.dtl. • ii, , ,, , ;,... ;.0,,c;: ••••:.,„ ...,•,....,;.‘,Iip•,... : •,••,,;',,,,..4 t,„,,, 0.•;...,..4.4i.,A• ;, oife.:14A40', ..r!' • V.4.,...i....v.,44...k./ •... ., ,,,a4i ., i ' ;.7 'l, ' : 'tl",ii,11. 4". ''t'- . -'' ' "'''./''""' ' - . .. - ,, ',rali..•'.'t.' 'NA;1•...,.....1../..; 4.v. >4 :.e!,-4 -41.1 -In 74 , . ...1- .!:" 't"Nrt7' •1 i 41 ' . ii .14.4 14,4'1p,4 or.t.it.rd,T ••0,4!. ,, ,y1 e . ,,, , 1,. 1,.._,A:v...., ...,......,, ,,,, fr.... Alltiple,4,6' , ..*•.' , .: -,,,,r'fic vi:...,,,,, ,:, ,...4, , 1,.,,,.4. . w . Arn ' • Vit ',*': •,, , '`/ A• L',1-. % ,-,•• •• "-• " 14 •s 1)•7•r4.4:`,‘•,.2.;,ei 0471., ,J 14, 1,iy.ct;:o.1 .0 r. ' itIVAlf:i 4'1 . /1:/' 1.. 11,41)f $t. 'do ,,,,.;it ,,,, .arP:41A!' 4.e‘ \'''' rr .,-,- •' ' ‘•‘. '''‘,..,vi(',.11,4 ..i It, 0 $# • .;i1 r.1'. 4 4 4 44A4t • k • . A ...., .I.. 1 1.01.- , .1• ' 4..': NT.••• "Y 1 1!.10 '..1. I...0;1'V y4," \of ;'.'1!' '''' ' 4''" aIlliti.7 .• •'3111! • i '‘ /.• I rl1)11:• v '•• ...et, , ,, ,. • %., N , 4„,;.„,e,i . •, ,•:$r L,,,,,;i '1 III' '3 ."' • 3..' 1, .. / . ,..-to, i •'VW/ 19'. U4.1II.J..'..1.1i',',‘ 'now •rr 7 ,4 Oie ‘, +'t •.,' ' "*". lf, '''. '4 1 -....."."'^ 1 -A AS AV fil4441k.i..4 4,4,.4., ,.. -7-,.c.../-4„•,..„ 4, ,.{,4• -$ , ; -- r'. ..• • :11".'.r 4 ' s' ',mit, it.,y0f XI,. 4,41.ril 1,"11' •.',0'.‘'.•'.' toc!'', ' •- ,1 ' 1`7144r.r'IrMor•• 1 •••., '4 i' ''''• --' ' ' • t*.K• •‘ • p 4 Aiv..,:ipl: . ... 1.,:v., ,..0 !c.f..' '.r, 4( \ , , , ....L.,„,—.. ...-:..,, .lif'4,7 'j• crit AK ?"$ , :.,.• ' • vf,g,,t7, ZtA,, ill .c..1:".. ....,.-.,0„,,...,„0.. . ,, r,7tr, a,' *.• '../fil I tl'ES '4 " 4••••' ...N.'„; „,..a.‘..,i. • •••F, . , • '-• •_. ..: ...e ,wwwkief ,434171,w•:.,k,, . 4 ' 1 ..''':....:C." ,....tt••:A:4 N.-4 .., ,4;4,,,, ,,.wilowirraympykVistitir,`T4`.a....r.FI:vi.:. . I. .-i... .. • Jr -,-, ‘. 447rrK,.a-1 e4,•''' • `'' "' ,, . ..... .... •1•,, 0, 1,'-=/•-•,trrlfril- • . , maansiti ... '. • .,1,.‘,6La,6,i4.-.,f,zAk.i.,i, 104-,... 4,t(44.5,41i,. serm44, ‘,4A.,1 .,: .1:--..-• • . --7.4- --,,,A,.*,-- 1 -ip,...,::;:•-.4 ,41,..144.",.'4•1N-.:,..., -%-.,',;::.1.i...s..t.,..:‘:41,;,-, ..,,,..— ,...t7A.,:iiv :=”4-, -..74- i,..4,,,t:-. -..:.„, A... . .. - . ,., .,„....,,, . . • • ,- . • -Ir- p ),„/ , • ti. ', • •• -'--- "Cw'r-,, s, ).44 . 4. *. ' 1..4 AA. Jt.^ 4'1 ,,.4 is\rNtut.1,1,44``Ii 'ft' Itielti•;'' .4, "' 4 ' ra. '1 , ;A- III •. (1 . .,•,.......4. . p • ..4 ....114, . :.i,....ro, .), .... /c,op.•,.iiile, . ,, /„, . , , . ., - • - • -;',''''''' ....i.t .....,.,...• .. ......,,f,......,........ ...- • ,,„,., , „,--..,,,,,,„,„•relit;rtr, 1101,17 • ' O., Li . •-• '. it At AU' • '` 0 ••• 4. .VT Ift,q11.\, V. 44;1( A' '.'....'04;1,,, .."4.-thii....*.Z1,44. . • w ' Vros .1 ..,/-,./Irtriffileire.1 tar..11.%".•••••V....7•-,‘•,•t 3.101.111% sr , ...._. -- -,-- . fir II . ...*,....4• 444.a.4i4,7 ' Is,11"117,11V4, .I 4' . eq,7,,. . -,. . -,•,, - , . -. .... ... iie 14tTitsol '. .;t .4/I t&••• .1 " ' *. i''' ' • • 4/4:., - - -y(- , - - , — ,-•',.. - . ;11,,...• . u44t..ifit:-*,. stlidi v.y,i.,.tre, .01r, \tv 614A., t,_.4...,...2 • , ,, ,si •.. . •Ms 1 p .... •-• -- orietwor ..:44t.,.**,..,....in ' '''' "" ' " • n. 4 • •,:e.• 1.1.44/k .4...'14;g• ,:*'44 In, i,, .....‘;i1c1.511 14 .; i '-i‘.-rie..11,/./. .• , . .$7 - •,- - .... ir.t.i.i.k,,,...- 4.-.." ,,,7,-;:•-;,;,44,. se...r... !' ..,i'Ae . ti+-*11-. ...r, .: ..,i L ' 41 , ,yett •41:, .1_ ,r,.. , ....: . ;. .....7,... ,....41 • •t, ,- 'ilk.vr. '. IVIe ..U,ii ,444.41/fr ', .; ,, a,••, .• -• . . . . .. ' 144f'r444";:".•11/7/.7cit. ..:t i 4'. ' •, . . ... otemants I c 4 1 I .;•4•11./Cit,t4,..A-:f..1-1,0' % .0!":144;01,."'34*..°M41.-.44. • .v •• .....e•4 4 • .. • --r — , . I ‘ ' :. • t".: •,..417,4" ': - ' . -1.4'01',V,'• I,.',. ' t 1. &,3 - <., •-1.:. -.;-, f4'..7Vr•I' ' ,• A ., • f..s. , ..., . ', .1 , r"..i; 1- .......s.,4e....r.‘;....„....4......4...,...,:c.. ..,...,... ... ...,. . .. . . . ........1/3"-- f i.r1701111 .. 1 /^,/ "W•, ..'"l.'•,';'i ... . ..,...i'4';'4••••'....4'1: 411 ,s !..'+0. t- Vt" 047t.lar4IC Irtr40 .!1•714:i7.11W : , 1. I it.'tt...fr•frIN4.1..1;44 ..:...(A14,01.1:11$441/S1. , ' . .. . ' •: 7, /.. .' lilt•1 I . v A f ,,,i , %,r4,, 1./, i 4,;y ' •e‘;‘,.."4:11:('' 'e--,' • .• •••• 4•,••.*;•••••••••r• .. vvpr,,..,,• n.,.err-..- ••:• A0044. .0 /• "•• ,...- . N • I 1 A r , 1 ,-k.(< ,fre .7',•-4.. / r--..f f .f.) ,A ,td- Aki t .C.- e4 i'T 4'4' '., 49- #:!.( I-,41.• . • -.-vmu• :• qq-684 (y) ................................................................................................... LL:V..LOP'; IT FL'. I. CITY OF J!!kI 0 1 Ovv3 FILE NO. 739-005-991 E ECE1 .'ED PREPARED BY TOUMA ENGINEERS 6632 SOUTH 191ST PLACE, SUITE E-102 KENT, WA. 98032 (425) 251-0665 May 9, 1999 •,..x\NA H. re ...� Q OF lry\\ 0,4 .. t3/c,d I. PROJECT OVERVIEW The subject property involved in this plat covers an area of approximately 3.81 acres. The property is situated in the north end of the City. Bounded on the west by Union Avenue NE (132"d Avenue SE—King County Street designation). It is bounded on north, east and south by fairly large single parcels. Access to the property is made from Union Avenue NE via a cul-de-sac that would serve the proposed single lots. The project area is hilly with slopes ranging from 12% to 28%, except for a small area with steep slopes exceeding 40%. These areas exist along the northeast portion of the site. The development is split into two small basins. There exist a knoll about the east third of the site which directs surface water generated from the most easterly portion of the site to the east into another shallow swale that eventually meets with the surface water generated from the westerly portion of the site approximately 800 feet downstream of the site. The easterly basin covers the areas within the proposed Lots 10 through 14. The westerly basin covers the remaining lots. The easterly basin will be designed to control flow release utilizing single family retention facility. The soil type of the site is Alderwood AgD, glacial till. Existing groundcover consists mainly of forest. The proposed plat will have 211ots with lot sizes ranging from 4500 square feet to overt 13,000 square feet. The plat improvements will be designed to City of Renton Standards and requirements for streets, storm, sewer, water and streetlights. See the figures on following pages: 11. RELIMINARY CONDITIONS SUMMARY CORE REQUIREMENT #1: DISCHARGE AT NATURAL LOCATION The allowable outflow from the site will be discharged to its natural location. The lowest elevation for the easterly basin is approximately 373.00; and the lowest elevation for the westerly basin is approximately 366. Refer to topography map prepared for the site. CORE REQUIREMENTS #2: OFF-SITE ANALYSIS Refer to off-site analysis on subsequent pages. CORE REQUIREMENTS #3: RUNOFF CONTROL Preliminary calculations are provided on subsequent pages addressing peak runoff. The sizing for peak rate runoff control facility and its routing calculations are included. Water quality control will be provided most likely in a form of wet-vaults. CORE REQUIREMENTS #4: CONVEYANCE SYSTEM The conveyance system will be designed using the rational method as presented in the King County 1990 SWM Manual. CORE REQUIREMENTS #5: EROSION/SEDIMENTATION CONTROL PLAN The Erosion/Sedimentation control facilities will consist of filter fabric fences to be placed along the northeast and northwest boundary of the site. Wet vaults will be considered for water quality control for this plat. SPECIAL REQUIREMENTS—THOSE APLLICABLE TO THIS PROJECT 1. Critical Drainage Area- The drainage basin is not part of any critical drainage area. 2. Compliance with existing Master Drainage Plan —N/A 3. Conditions Requiring Master Drainage Plan—N/A 4. Adopted Basin or Community Plans—N/A, However, the site is located in the May Creek Basin. Refer to attached Figures. 5. Special Water Quality Controls - The proposal will create 0.58 acres of new road. These special water quality controls will likely be in the form of wet-vaults. Refer to the last pages of this level 1 analysis for preliminary sizing. 6. Coalescing Plate Oil-Water Separators—N/A 7. Closed Depression—N/A 8. Use of Lakes, Wetlands, or Depressions for Detention—N/A 9. Delineation of 100-year Flood Plain—N/A 10. Flood Protection for Type 1 and 2 Steam—N/A 11. Geotechnical Analysis and Report—Geotechnical study is being prepared in conjunction with this application. 12. Soil Analysis and Report—Geotechnical report is prepared for this site and addresses the soil classifications and stability. 13. A Wetland Mitigation Report—N/A. OFF-SITE ANALYSIS 1. UPSTREAM The site is the situated within a small drainage basin. The entire basin area is calculated at approximately 5.7 acres. This includes off-site area of 1.9 acres and 3.8 acres of site area. The off-site runoff will be intercepted by adequate conveyance system and will be by- pass the site drainage. The storm detention facilities will be designed to account for off- site runoff to by-pass the site. : 2. DOWNSTREAM Surface runoff from the site and tributary area is directed to the northwest of the site. The westerly basin is directed to open ditches along the easterly side of Union Avenue NE. That portion of the easterly basin in directed to a swale which conveys the surface water to north and west. The runoff from the two basins join again at approximately the intersection of 132nd Avenue SE (Union Avenue NE) and SE 95m Way (Also known as Boss Blvd). The runoff from this point directed toward the existing 18-inch culvert under SE 95th Way. Thence it discharged into a defined drainage swale north of SE 95th Way and directs the flow into Coal Creek approximately300 to 350 feet. No downstream erosion has been noted. 3 1 Z 1-ID P e-F�ini JIMA 1 PG -r m*+y i i, )c C?\ S \ v i DAV E'ERFORMANCE : INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD : 1 . 90 10 -yk . 74 . 62 4 . 34 7572 TEST HYD 1 : 1 . 21 Z-y2 . 31 . 25 3 . 32 5780 TEST HYD 2 : 2 . 76 loo-ye 1 . 34 2 . 16 5 . 23 9120 STRUCTURE DATA: R/D-VAULT RISER-HEAD VAULT-BOTTOM-AREA STOR-DEPTH STORAGE-VOLUME 5 . 00 FT 1744. 4 SQ-FT 5 . 00 FT 8722 CU-FT DOUBLE ORIFICE RESTRICTOR: DIA( INCHES ) HT(FEET) Q-MAX(CFS) BOTTOM ORIFICE : 2 . 26 . 00 . 310 TOP ORIFICE : 3 . 51 3 . 35 . 430 ROUTING DATA: STAGE(FT) DISCHARGE(CFS) STORAGE(CU-FT) PERM-AREA( SQ-FT) . 00 . 00 . 0 . 0 . 50 . 10 872 . 2 . 0 1 . 00 . 14 1744 . 4 . 0 1 . 50 . 17 2616 . 6 . 0 2 . 00 . 20 3488 . 8 . 0 2 . 50 . 22 4361 . 0 . 0 3 . 00 . 24 5233 . 2 . 0 3 . 35 . 25 5843 . 8 . 0 3 . 50 . 39 6105 . 4 . 0 4 . 00 . 55 6977 . 6 . 0 4 . 50 . 65 7849 . 8 . 0 5 . 00 . 74 8722 . 0 . 0 5 . 10 1 . 14 8896 . 5 . 0 5 . 20 1 . 86 9070 . 9 . 0 5 . 30 2 . 79 9245 . 3 . 0 5 . 40 3 . 88 9419 . 8 . 0 5 . 50 4. 99 9594 . 2 . 0 5 . 60 5 . 41 9768 . 7 . 0 5 . 70 5 . 79 9943 . 1 . 0 5 . 80 6 . 14 10117 . 5 . 0 AVERAGE VERTICAL PERMEABILITY: . 0 MINUTES/INCH SPECIFY: F - FILE, N - NEWJOB , P - PRINT IF/OF, R - REVISE, S - STOP DETENTION\RETENTION CALCULATIONS (3.81 acres) Existing site conditions Time of concentration; T� = .42(NgL)8/((P2)5(So)4) = .42(.4X300)8/(2.1)5(.16).4 T1 =27.8 min. T2 = UK(So)5(60) = 130/3(.16)5(60) = T2= 1.8 min. Tc= 29.6 min. CN ? CN; 3.81 acres @ cn = 81 Developed conditions Time of concentration T� = .42(NgL)a/((P2)5(So)4) _ .42(.15X130)•8/(2.1)5(.024)A T1= 13.87 min T2 = UK(So)5(60) = 150/42(.11)5(60) T2= 0.18 min T3 = UK(So)5(60) = 310/42(.129)5(60) T3=0.34 min T4 = L/K(So)5(60) = 120/42(.08)5(60) T4= 0.17 min Tc= 14.56 min. CN ? 21 lots on 3.81 acres DU/GA 21/3.81 = 5.1 DU/GA= 50% impervious 1.91 acres pervious, landscaping cn =86 1.90 acres impervious, road, and roof cn = 98 P2= 2.1", P10=2.95", Pig= 3.95" Computer Input 1EX = 3.81,81,0,98,29.6 1DE = 1.91,86,1.90,98,14.6 Orifice restrictor to release 2 year and 10 year at existing condition rate. ! ill /i, / Airn A •I ,x�,Py At. •" I i AmC . ' j Nt .. I I ' T111., . ..r.. BeD �� 44 -,:-.,,,./ K,Plyi 30 ( ',it :, y'{%/ I BeC • BeC Bel . B ��_1_ ; -- ` . IBM •. 1422 lit' I • AgC I �n4 l ' e1'Y AmC • �.. I I BeD .01)...Cr I iy 1 it t •' Ix / I AkF AgD ` 1 ', Bh' !'. i I t AgC BM 85 I. • if r _-�: —rQ .� �• �. 6 I t ---- - - AgD • . .AgC < d *�j� r I� j BeC *. • .i. l y�T W 1 . (� /Ur ;;. Pix; , .,, Hills �� i►- •{ ••• AgC / / 't‘i at •IP -- BeD E , lUnC �� , � � I �y tr t � � / � 8�C • 1 rrr .y. `,. ( .+ , - B ° _ • •• BeC KpD •. �. tik , .. 1•leWCa. ,�693 • 11116 +. 9, rig . JI AN. �::: 41 , �' �� / - ` 11 1 EvC 1 BeD 1 d,,,,,:, , 8 AmG i \I ivi,. ,,it AgC •�+i -- ''fr'i-- � AgB KpQ• �Y� • .',•. qs0 BM i / OVD lis. 11') \ _` •.5 4_1 -- 4- ---•- 1 BMA ABM I 6. 78. B ~ . . ��\ �690 692 I /ibl , , { iiiik AgC C'reF • �'atl.AgC gMA !for OvD lf. e 605 S •\ BeC:..;-:. 1 ° i% 1 i \ �('. 'Age ,'/ •�\ l3 B. i# \it 3.4-, . " ` a •u i �" ,.• •AeDNei.,4111* D 34 r;AILIII r� I AkF 1 kri `'�.rJ., 1, Y. I AkF AgC` EvCAgC i rt' GRAVEL , ,� ��• 1 :, Zf OD h` � � .. PIT ' A �� i . , ••r. •I \ Pir 9j .--e 119 a F.vB ; �1!!' % e •� i • 't ,j BM 411 /', I.. •ipsii r + �� , ' ��I / A D BvCA - . 'N �� 1-_ SABc .I". l� IV ,. �. RdC •"� ♦•.�,I r•i : ' _ 'o •• {( AmC I• - • • • AgC • __,w,..____, ,, 'r M AHD. ti .. E Q• tb .y, • •ate•• • "°•— b 1't 1 ;t,. ,•_. '`� I ''•AEC' q7 • •• $:� • BY Y -J a � •J 1 f. ill; I ' .' •Trailer ark t •,• l.,,,y .l•i F, i•. N �GCi�.�' ,•c ,l Rev.; .• • 1 ' .BM •t--o -- m•he• BMA, • .' P- •Y I 1' •-'/ • + ',$E I 1u I o' EvC L hit C .; :(':1r. .�..... ..... AgC 1 1 'A\I.IWI Elfak;aliti .' - I4dC 10' RENTON I MI t . cD 1 • w z00----' i AM._ TREES � / , 350 Ilkiii .66 i /\\ •-• . , ... .., .NN: m"qIIIIIIIIIk , .. ... . -'4411Plh .--- ----- _ 1 TREES \\\ ` ❑ _ ' N / c• \� �! IN= Zpt� \ � \ 1... :, \ 1'Wile . N''.----.- to \ 1 (... .., x �x i �- ,g. E. 0 • X 433 � ��• I \ __ I---- i I 14' 420 C� le 1 IXI �j•— _ / i (422 i _ 0 0 Pi ■ I Ir— ` I II \ TREES I \ ) I II I 2 , SBUH/SCS METHOD FOR COMPUTING RUNOFF HYDROGRAPH STORM OPTIONS : 1 - S.C . S. TYPE-1A 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S .C. S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP( INCHES) 2 ,24,2 . 1 ******************** S .C . S . TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2 . 10" TOTAL PRECIP . ********* ENTER : A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 1 3 . 81 , 81,0 ,98,29 . 6 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 3 . 8 3 . 8 81 . 0 . 0 98 . 0 29 . 6 PEAK-Q(CFS) T-PEAK(HRS ) VOL(CU-FT) . 31 8 . 00 9209 ENTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: lex2yr SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP C ENTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 2 1 . 91,86,1 . 90,98 , 14 . 6 DATA PRINT-OUT : AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES ) A CN A CN 3 . 8 1 . 9 86. 0 1 . 9 98 . 0 14 . 6 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1 . 21 7 . 83 19301 ENTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: lde2yr SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP 21 S.C . S. TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP( INCHES ) 10 , 24, 2 . 95 ******************** S .C . S . TYPE-1A DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 2 . 95" TOTAL PRECIP . ********* ENTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 1 3 . 81,81,0,98 ,29 . 6 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 3 . 8 3 . 8 81 . 0 . 0 98 . 0 29 . 6 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) . 74 7 . 83 17542 ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 1ex10yr SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP C ENTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 2 1 . 91, 86, 1 . 90 , 98 , 14 . 6 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 3 . 8 1 . 9 86 . 0 1 . 9 98 . 0 14 . 6 PEAK-Q(CFS) T-PEAK(HRS ) VOL(CU-FT) 1 . 90 7 . 83 29926 ENTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 1de10yr SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP f KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1C 2-YEAR 24-HOUR ISOPLUVIALS - =p - �; i it larAtir. v.,-•,,, p 1 r ,-..,. INAilb illf *RA i 'VI% U ' 7, i --, -- - ' 1 r1,04 i ii iiii Li II 1 ii 7-- , - f, ,.... 11P8 /1-11 Alitli 1#1,1111117 '': --:fif r"" Via*, k•-,7. .'! ,' ). -_,,$) .. (v..... i0 API*44tr- : l'' 1 rJOAW1*ij ,11 • ! ,--- , tdirri6 he : „AN • , L....4m. , , ek li )Ai . ' ' '44k,IXASIL, """ 111/4.21170 IF '' ---,,;., 19 - i ' ..V84 : ituti PI lb ,,,,., ! 1, ,_. .m,./ • m 0,,b.,„, _ oittforro===',--- powiaglr . IN,L-1,- r‘capPel I ,Miiiiikin ; " 461iLirE i RV , - titt , Apt,. - � 1 yr.,.:..4pr=== ,,', I. ��i^ kt!' Mk.lii 1 . t illrg"1-012.,Vrigir' ll- 1111r -%..,,p, i Ii , .. p.m. - ) -int _ _-.4'f,. ,, -/ - litilZ V . .ka‘ V !,It' , ,I°1- .4rir -› Alf,%,„ r f - - --' illa IS i\-', FOri -7rilik44: 4 , , '. i p . . I§ r.- -N.:00r 41 ,c/..i-/. kItIr .ri-. r' III. • - i : �`� , "�`-.\ - 1 to.:, i " - "� � �I `Ili _Y l ..•i1.I.'i..lk',=_'-•"'- ,..,-s. tzo.,.-4 r _:„Ni:s--,\.W-. --N.k. ,,,,, ),1.‘1:L,,,., ._. i..sA.v \- _--\ \\,,, , . ., i _ , r , ...ft .,, ,, \ L kali ,.. s ...:. ..... ' '\,\ , r4 ‘1°44111114.- al 1 di lip.‘.. _ ge, p, ‘41 .... , 4iiii i' ' - '- „, ., '''' )-.4,104 ,,..A . , /4/-- SF4111141 --"1 i I:2 Aliiii1114 lifilWik /girl Ir4 Vi 11111111 "WAS/47. I li 11 '' Wt *1 (1/ / \- 11‘16.7 pit itiortop _ _ , , It ,_ r , ,,, ,„ ,., i„,...,,,,,../ , , , ,,,... , A 1;7:1 l'Aryilkveveor- L \-- All & ,, I ,pr . , it _t ill ` / - �; .ter �- - _" e �.4 t j N 2.1 wim), :4 2-YEAR 24-HOUR PRECIPITATION } rara`{ l Jr 3� ,.3.4�"' ISOPLUVIALS OF 2-YEAR 24-HOUR et' yk w G� ikVP o mir TOTAL PRECIPITATION IN INCHES (v• `� 4� Ai p- = ,s. 0 1 2 3 4 5 6 7 8 Miles CVW ,--- c>. - .-( t ' 1/90 1: 300,000 3.5.1-8 KING COUNTY, W ASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1E 10-YEAR 24-HOUR ISOPLUVIALS 2.1 Aiii f"4--- - � it '22 � IPI a; re- d41 A , ,_...5 \ P a � ,„ 24 i 1 23, r t ! it _ f <- .. t. mil • 1 8 \ _ � ,� .�. ems_ � 1�1 �r`�'��k I'1Dkc-i \ ' 0 � (1-. 29 , tikroti.':_riiii,.^Nwkw, r ,- c-73,- 3.0 i .._... ,,,,,,,,,...„_,, ,,,,„.„ , _ , , _ , , ...L ,.. ,,,:gliv, ninsit.§.0 .„1„,a....%, ,, ,- ,o,, . ..,,,,,,g NfAiftwir, ini.. , , tem _....._ .,: i wv . e *is 4 tin1011111 7.:" f.:,- • ' *.'vA1/4 I % 'ot. .,:-O '3./ /'' . ' gill: '- .-- Owtip ,. . A i _ 1,,,,,,TrAmigra&. ,,,,ii ter ►11,1 . ‘101 11 %/Z ' 111 b- A\ i li fi; - . i AV _, / ` i14 i lif Iiiipt) _ ,p,-lit,-33 kiii lt'.1 I . -- -\ lial \ V* "I* - ' it*ILL - ) ‘4°V. ' , 1 . - I p':"-zt;A 7. -Imu-41--Nok \ ,.,1t, , ,...,..i_ A s r) 1 rigi: t.'"- Aver,*:, tr*k --\\t ,,...,..--- ,I !am.. \ _, �.: J\ ' . ,011111111 igila , lil, , ( 0 i 1 -1 II l ilik lily ` �, . 1(4 - r • N ks ....,RAI ' 41 1 r, :' :;s,Orriit r14 ;lgq%, pi • ___., . ...• 1,, ,.. ,,,,, ( '7.- 7..• MIPIIIII Irivvymierle ill; ../ i= leo illpIlli TN i i v: - - • -- .A11 listi 1;01„ - 11./ ' . '-/-.-• _ --' \ ----- eA. --`• i741,11 m togjelikijor . . ilk fa ri,44,4 Alir 11.4r.r) ., . , --,1:7 —Fe& . Igu - 1 - ....4. 4k, Ift i c IF' - ifit'41 ' 11 i ------) �. �> it, 1, wig A fon A . 10-YEAR 24-HOUR PRECIPITATION , : 3.4�" ISOPLUVIALS OF 10-YEAR 24-HOUR 4 A` , TOTAL PRECIPITATION IN INCHES ntIlf ' 'Ireavir 0 _, 'by. n -,,,„ .0-4 411Itier 0 1 2 3 4 5 6 7 8 Mlles .✓ A, A- -s -1 1.5.1-10 3�h ` 1/90 4.0 1: 300,600 KING COUNTY, W ASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1H 100-YEAR 24-HOUR ISOPLUVIALS 3y`;, s- r- , jib► -. ; rt. , ! =4 2 i -`. 1 ..ram 1- -1 ft 'sit L' i •,' 4 ,,I, yoult040 1 A v. ogi\ , , maiggiiim Aift .. Wm a.e.,?:. ,. liffilla.m40,1 M w 1 A ‘iitok ) si 1 fe:' )74‘4ik41104141111?)— 1 .7-1k ' P1-41111 --• ' ( 4 ' lic: "NriltillinilkokavintRy . , of, 43 r -•- GI • s , ' . , MOO �li��.24i�� rik. irr.1 0 4Q •` c., ` -P ...E W ,_.,�(�Lail" i�friN/� I� 1 o• '!, * ,' Ili V\i`iii* dA 4 =1-67,-;--.._ W, ,7(1.c,:f i 1 vvii 1 A 13164;orfr4.74710,112.7, 41;:i. ‘t:Ili: , . ire itt ,,,, ,-41, -, -...... .. „iiirro. :pi._ Is '''4. li iiiiVI mi• ir') 171%\lii, ? `4 '.4-**°-""' '__...2.00.c.,...it-'*fg ' fii,,,„,\,,L v.,1* 4,,m---,....F., 24,, ,t. / 7-14i kilqk \ N/ 411k4k \ f -W‘, 'aiili 46 i - --' - Vali 0 11,..1%, VIV. 41k, ., ' 10 ‘11V; ': 1 t?---^ 1111 171Ligit INIVOIN\ t , \ 1111r , ,i/ ...Y1 • ' • 11 !I4 Wt,w,411,4e it lasavila". IN '164, \IP* s'Air II dr bit '-.lialairiv144: i%‘4k, . r j\ --,‘ , 711 , ..401F 9i - ltipir ,1 re -IL NIA vk'S ?...- -.7,---' ...• I. ' fil s'i L '---- 14 ,Vtatv MO Qt4 ')::\t‘ 44 -,..-., 1 iglippaii -, ig„„ a.- � ..ems �� rl ISM � vial "a*" 1 4r1111113palliWjktiPapil i-4,140 .,) liFi, iii ,14,:i 1,_ ma ',' I. , ,, .-wm,„.1,, rAriitipime AiWir '-' - / i%MO ii Iwo 1IMF -«l rza'v 'Air, II er. .\:t ...... ,,., _ iltilit lumpy 1 . , - )if —' INV i P-- rek4 . .,i _ • _. ...„..2: , lk A — (.44PP .....E.--- , 4, 4. '' ''.— --. ' --.1 ,117.--- r Arite i alitir4Wilabl i li 1 ,'- if *C-- ,o r i Al Virli.V.**$ •rlik, - A.0 , - - 1_ i . zisr, , Ir-%.:-N,___IirE447.; iff 1 -_,_„) elt. ,1 � - - - • I IrrArAti .w 100- YEAR 24-HOUR PRECIPITATION ► risv pini '� 6.5 ISOPLUVIALS OF 100-YEAR 24-HOUR N. i 3.4 , PRECIPITATIONIN INCHES Off' r 5/, �� ' 5�5 TOTAL ---- ------ pk K. 1 0 1 2 3 4 5 6 7 8 Mlles 3.5.1-13 bit. I ho '-. -,,-, •1:300,000 1/90 1 KING COUNTY, WASIIIN (; TON, SURFACE WATER DESIGN MANUAL TABLE 3.5.2B SCS WESTERN WASIIINGTON RUNOF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) I Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A ' rainfall distribution, 24-hour storm duration. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP 1 LAND USE DESCRIPTION AB CD Cultivated land(1): winter condition 86 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 1 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed 42 64 76 81 ' Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries, ' landscaping. good condition: grass cover on 75% or more of the area 68 80 86 90 fair condition: grass cover on 50% to 75% of the area 77 85 90 92 Gravel roads and parking lots 76 85 89 91 . Dirt roads and parking lots 72 82 87 89 1 Impervious surfaces, pavement, roofs, etc. 98 98 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 Single Family Residential (2) 1 Dwelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5.5 DU GA 50 6-0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned unit developments, % impervious condominiums, apartments, must be computed commercial business and industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff Is directed into street/storm system. (3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers. III 3.5.2-3 2/89 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TABLE 3.5.2C "n" AND "k" VALUES USED IN TIME CALCULATIONS FOR HYDROGRAPHS 'it;Sheet Flow Equation Manning's Values(For the initial 300 It of travel) n.. Smooth surfaces(concrete.asphalt,gravel,or bare hard packed soil) 0.011 Fallow fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(s<-0.20 ft/ft) 0.06 Cultivated soil with residue cover(S>0.20 ft/ft) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grass 0.41 Range(natural) 0.13 Woods or forest with light underbrush 0.40 Woods or forest with dense underbrush 0.80 •Manning values(or sheet flow only,from Overton and Meadows 1976(See TR-55,1986) 'IC Values Used In Travel Time/Time of Concentration Calculations Shallow Concentrated Flow (After the Initial 300 ft.of sheet Bow,R -0.1) k. 1. Forest with heavy ground litter and meadows(n-0.10) 3 2. Brushy ground with some trees(n-0.060) 5 3. Fallow or minimum tMlage cultivation(n-0.040) 8 4. High grass(n - 0.035) 9 5. Short grass,pasture and lawns(n-0.030) 11 6, Nearly bare ground(n-0.025) 13 7. Paved and gravel areas(n-0.012) 27 Channel Flow(Intermittent)(Al the beginning of visible channels:R-0.2) k. I. Forested swale with heavy ground litter(n-0.10) 5 2. Forested drainage course/ravine with defined channel bed(n.0.050) 10 3. Rock-lined waterway(n=0.035) 15 4. Grassed waterway(n-0.030) 17 5. Earth-lined waterway(n=0.025) 20 6. CMP pipe(n=0.024) 21 7. Concrete pipe(0.012) 2 8. Other waterways and pipes - 0.508/n Channel Flow(Continuous stream.R -0.4) k. 9. Meandering stream with some pods(n=0.040) 20 10. Rock-lined stream(n-0.035) 23 11. Grass-lined stream(n-0.030) 27 12. Other streams,man-made channels and pipe 0.807/n•• **See Chapter 5,Table 5.3.6C for additional Mannings'n values for open channels 3.5.2-7 I/90 GEOTECHNICAL ENGINEERING STUDY Renton Plat 9600 Block of 132nd Avenue SE Renton, Washington Project No. T-4393 Terra Associates, Inc. Prepared for: Davis Consulting Group, LLC Milton, Washington May 27, 1999 TERRA ASSOCIATES, Inc. Consultants in Geotechnical Engineering, Geology and Environmental Earth Sciences May 27, 1999 Project No. T-4393 Mr. Mike Davis Davis Consulting Group,LLC 900 Meridian Avenue East,Suite 19-313 Milton,Washington 98354 Subject: Geotechnical Engineering Study Renton Plat 9600 Block of 132nd Avenue SE Renton,Washington Dear Mr. Davis: As requested, we have conducted a geotechnical engineering study for the Renton Plat project located along the 9600 block of 132nd Avenue SE in Renton. The purpose of our work was to evaluate surficial features and explore subsurface soil conditions on the property in order to develop geotechnical development considerations for the subject site. Our field exploration indicates the site is underlain by medium dense to very dense silty sand with varying amounts of gravel. No groundwater seepage was encountered during our test pit exploration. We did not observe indications of unstable slope conditions. In our opinion, the site conditions encountered are suitable for development of the site for single-or multi-family residential structures. The undisturbed native soils are suitable for supporting residential structures, pavements, and for use as structural fill, provided the recommendations presented in this report are incorporated into project design and construction. Some on-site soils are fine grained and moisture sensitive and may be difficult to use as structural fill during the wet winter months. We trust the information presented in this report is sufficient for your current needs. If you have any questions or require additional information it II Sincerely yours, , ei? � TERRA ASSOCIATE" I \` /c?9 Anil Butail,P. 17.N. ' rs President C*1 • TA/TJS:dvp p� .XP1RE,� a_2/9/ l�_1 12525 Willows Road, Suite 101, Kirkland, Washington 98034 Phone (425) 821-7777 • Fax (425) 821-4334 • terra@terra-associates.com TABLE OF CONTENTS Page No. 1.0 Project Description 1 2.0 Scope of Work 1 3.0 Site Conditions 2 3.1 Surface 2 3.2 Soils 2 3.3 Groundwater 2 3.4 Seismic 3 4.0 Discussion and Recommendations 3 4.1 General 3 4.2 Site Preparation and Grading 3 4.3 Building Setbacks from Steep Slopes 4 4.4 Foundations 5 4.5 Slabs-on-Grade 5 4.6 Lateral Earth Pressures 5 4.7 Drainage 6 4.8 Pavements 6 5.0 Additional Services 7 6.0 Limitations 7 Figures Vicinity Map Figure 1 Exploration Location Plan Figure 2 General Slope Fill Detail Figure 3 Retaining Wall Drainage Figure 4 Typical Footing Drain Detail Figure 5 Appendix Field Exploration and Laboratory Testing Appendix A Geotechnical Engineering Study Renton Plat 9600 Block of 132nd Avenue SE Renton, Washington 1.0 PROJECT DESCRIPTION The subject project consists of approximately 21 residential lots with 1- and 2-story buildings. The proposed buildings are anticipated to be wood framed with conventional spread footing foundations and slab-on-grade floors, where feasible. Primary access to the site will be 132nd Avenue SE. Details of exact building locations and site grading were not known at the time of our study. However, based on our previous experience with similar developments, we expect that the structure's load-bearing walls will carry between one and two kips per lineal foot, and that isolated spread footings may carry loads of up to ten kips. We also anticipate that clearing and grading plans will necessitate terracing the building pads and sloping the roadway with cuts and fills of less than six feet. The recommendations contained in the following sections of this report are based on this preliminary site development information. We should review final design drawings and specifications to verify that our recommendations have been properly interpreted and incorporated into project design. 2.0 SCOPE OF WORK On May 14, 1999, we excavated 8 test pits to depths ranging from 8 to 12 feet below existing surface grades and made a reconnaissance of the immediate area. Using the information obtained from the subsurface exploration and site reconnaissance, we developed geotechnical recommendations for project design and construction. Specifically,this report addresses the following: • Soil and groundwater conditions • Seismic considerations • Site preparation and grading • Building setbacks from steep slopes • Foundation design • Lateral earth pressures • Surface and subsurface drainage • Pavements May 27, 1999 Project No.T-4398 3.0 SITE CONDITIONS 3.1 Surface The project site, approximately 3.7 acres in size, is located adjacent to 132nd Avenue SE in Renton,Washington. The approximate location of the site is shown on the Vicinity Map,Figure 1. Topographic conditions on the site are shown on the Exploration Location Plan,Figure 2. There is currently no vehicle access to the property. The property is primarily bordered by single-family residences, and partially bordered along the south side by a fence. The west property margin is 132nd Avenue SE. Currently, the site is covered by dense native forest. The forest consists of Douglas fir, cottonwood, and ash trees. The site has a rolling terrain with slope gradients from 6 to 20 percent. There are some localized portions that exceed gradients of 20 percent. The site relief is approximately 66 feet due to steep site slopes located along the north and east property margins. The steep site slopes support small to medium-large deciduous trees with a light growth of underbrush. The site slopes seem to be in a stable configuration and do not show signs of past movement or instability. 3.2 Soils The soils encountered in the test pits consist of approximately 6 to 12 inches of forest duff and topsoil overlying silty sands with varying amounts of gravel and occasional cobbles. The silty sand with gravel, where present, is generally loose to medium dense and moist in the upper 1.5 to 4.0 feet. Underlying the upper medium dense soil, between 1.5 and 12.0 feet, is dense to very dense sandy gravel. The dense gravel underlies the site to the maximum explored depth of 12 feet below existing grade. Roots were encountered in the test pits to depths ranging from 1.5 to 5.0 feet. The test pit logs in Appendix A provide more detailed descriptions of the subsurface conditions encountered in the test pits. 3.3 Groundwater We encountered no groundwater seepage during our test pit exploration. However, as a safety precaution, the test pits were not allowed to remain open for an extended period of time, which would have allowed a more detailed evaluation of the groundwater seepage conditions. We expect the groundwater conditions to be typical for this area. Near-surface soils are relatively clean and coarse grained and will permit relatively-free drainage. Locally, surface water may infiltrate the upper permeable soil zones in wet weather and become perched on lenses of impermeable soils. As a result, local zones of perched groundwater seepage may develop and tend to flow laterally along the surface of the relatively- impermeable material. Fluctuations in groundwater seepage levels should be expected on a seasonal and annual basis. Typically, groundwater seepage reaches maximum levels during and shortly following the wet winter months. Page No. 2 May 27, 1999 Project No.T-4398 3.4 Seismic The Puget Sound area falls within Seismic Zone 3, as classified by the 1997 Uniform Building Code (UBC). With the geologic conditions we observed, based on Table 16-J in the UBC, a soil profile type of Sc should be used in design. We do not anticipate that the site soils will be subject to loss of strength or settlement due to liquefaction during an earthquake. 4.0 DISCUSSION AND RECOMMENDATIONS 4.1 General Based on our study, soil conditions are suitable for the planned development of single-family residences on the property. The proposed buildings may be supported on conventional spread footings bearing on competent native soils below the upper 6 to 12 inches of surficial duff and topsoil. Alternatively, structural fill placed above competent native soils and compacted in accordance with our recommendations should be suitable for supporting the building foundations. It should be anticipated that in some buildings foundation excavations might encounter loose or disturbed soils. If encountered, these areas should be replaced with structural fill, or the foundation should extend through any loose areas until bearing on firm native soils. We do not recommend placing fill soils in an uncontrolled manner on the slopes or in building/pavement areas. Floor slabs and pavements can be similarly supported on firm native soils or on structural fill. Some of the native soils encountered at the site contained a significant amount of fines and may be difficult to compact as structural fill when too wet. If grading activities must take place during the winter season, the owner/contractor should be prepared to import free-draining granular material for use as structural fill and backfill. The following recommendations should be incorporated into the project design drawings and construction specifications. These recommendations are preliminary and may be modified upon review of the final plans. 4.2 Site Preparation and Grading To prepare the site for construction, all vegetation, organic surface soils, and other deleterious materials should be stripped from the proposed building and pavement areas. Stripping depths of 6 to 12 inches should be expected in order to remove the topsoil layer over most of the site. Soils containing organic material will not be suitable for use as structural fill,but may be used in non-structural areas or for landscaping purposes. Following stripping, exposed subgrades should be proofrolled to determine if there are any soft, loose, or yielding areas. Unstable areas that cannot be stabilized in place by compaction should be overexcavated to firm bearing. Grade should then be restored with structural fill. Page No. 3 May 27, 1999 Project No. T-4398 Our study indicates that most on-site soils should be suitable for use as structural fill, particularly in dry weather. Some on-site native soils contain up to 20 percent fines (silt and clay size particles). These soils will be difficult to compact for structural fill when too wet or too dry, or if they are placed on a wet subgrade. The ability to use these native soils for structural fill will depend on the soils' moisture content and the prevailing weather conditions at the time site grading activities take place. If grading activities must take place during the wet winter months, or if it is anticipated that earthwork will extend into fall and winter, the owner/contractor should be prepared to import wet weather structural fill. For this purpose, we recommend importing a granular soil that meets the following grading requirements: U.S.Sieve Size Percent Passing 3 inches 100 No. 4 75 maximum No. 200 5 maximum* *Based on the 3/4-inch fraction. Prior to use, Terra Associates, Inc. should examine and test all materials imported to the site for use as structural fill. Structural fill should be placed on a firm subgrade of undisturbed native soil in uniform loose layers not exceeding 12 inches. It should then be compacted to a minimum of 95 percent of the soil's maximum dry density, as determined by ASTM Test Designation D-698 (Standard Proctor). The moisture content of the soil at the time of compaction should be within two percent of its optimum, as determined by this same ASTM standard. In non-structural areas or for backfill in utility trenches below a depth of four feet, the degree of compaction could be reduced to 90 percent. Fills placed over existing slopes should be keyed and benched into competent native soils and should include a subsurface drain at the toe. A General Slope Fill Detail is attached as Figure 3. All permanent cut and fill slopes should be graded to a finished inclination of no greater than 2:1 (Horizontal:Vertical). Erosion-control measures should be in place prior to initiating construction at the site. All erosion control should conform to City of Renton requirements and specifications. Upon completion of grading, sloping surfaces should be appropriately vegetated or provided with other physical means to guard against erosion. Final grades at the tops of the slopes must promote surface drainage away from the slope crest. 4.3 Building Setbacks from Steep Slopes The soil and groundwater conditions we encountered during both our subsurface exploration and our site reconnaissance indicate that the existing slopes are currently stable and should remain stable during and after construction, provided our recommendations are followed. We do not believe any slope setbacks, other than that recommended for foundation support in the following sections, will be necessary. Page No. 4 May 27, 1999 Project No.T-4398 Terra Associates, Inc. should review grading plans as they are developed to verify that recommendations outlined in this report are followed and to provide supplemental recommendations to mitigate slope impacts if required. 4.4 Foundations The buildings may be supported on conventional spread footing foundations bearing on competent native soils or on structural fills placed above competent native soils, as recommended in the Site Preparation and Grading section of this report. Perimeter foundations should be placed at least 1.5 feet below the final exterior grades for frost protection. Interior foundations can be constructed at any convenient depth. Foundations adjacent to slopes should be deepened so that a minimum horizontal distance of 15 feet is provided from the edge of the footing to the slope face. These foundations should be based on firm native soils or compacted structural fill. We recommend designing foundations for a net allowable bearing capacity of 2,500 pounds per square foot (psf). For short-term loads, such as wind and seismic, a one-third increase in this allowable capacity can be used. With the anticipated building load and bearing stress, building settlements should be negligible. In designing foundations to resist lateral loads, a base friction coefficient of 0.4 should be used. Passive earth pressures acting on the sides of the footings and buried portions of the foundation stem walls should also be considered. We recommend calculating this lateral resistance using an equivalent fluid weight of 300 pounds per cubic foot(pcf). The upper 12 inches of soil should not be used in this computation because it can be affected by weather or disturbed by future grading activity. This value assumes the foundations will be constructed neat against competent native soil or backfilled with structural fill, as described in the Site Preparation and Grading section of this report. The passive value recommended includes a safety factor of 1.5. 4.5 Slabs-on-Grade Slabs-on-grade may be supported on subgrades prepared as recommended in the Site Preparation and Grading. Immediately below the floor slab, we recommend placing a four-inch thick capillary break layer of clean free- draining sand or gravel that has less than three percent fines passing the No. 200 sieve. This material will reduce the potential for upward capillary movement of water through the underlying soil and subsequent wetting of the floor slab. Where moisture by vapor transmission is undesirable, a durable plastic membrane should be placed over the capillary break material. The membrane should be covered with two inches of clean sand to guard against damage during construction and to aid in curing the concrete. 4.6 Lateral Earth Pressures The magnitude of earth pressure developing on lower-level building walls or retaining walls will depend in part on the quality of the wall backfill. We recommend placing and compacting wall backfill as structural fill, as recommended in the Site Preparation and Grading section of this report. To guard against development of hydrostatic pressure,wall drainage must be installed. A typical wall drainage detail is attached as Figure 4. Page No. 5 May 27, 1999 Project No. T-4398 With wall backfill placed and compacted as recommended and drainage properly installed, we recommend designing unrestrained walls for an active earth pressure equivalent to a fluid weighing 35 pcf. For restrained walls, an additional uniform lateral pressure of 100 psf should be added. These values assume that effective wall drainage is in place, wall backfill is horizontal, and that no other surcharge loading, such as traffic, sloping embankments, or adjacent buildings, will act on the wall. If such conditions exist, then the imposed loading should be included in the wall design. Friction and passive earth pressure at the base of foundations will provide resistance to these lateral loads. Values for these parameters are provided in the Foundations section of this report. 4.7 Drainage Surface Final exterior grades should promote free and positive drainage away from the building areas. We recommend providing a gradient of at least three percent for a minimum distance of ten feet from the building perimeters, with the exception of paved locations. In paved locations, a minimum gradient of one percent should be provided unless provisions are included for collection and disposal of surface water adjacent to the structures. Surface water must not be allowed to flow uncontrolled over the crest of the slopes or onto any slope faces. Surface water should be directed away from the slopes to a point of collection and controlled discharge. If site grades do not allow for directing surface water away from the slopes, then water should be collected and tightlined to the bottom of the slopes in a controlled manner. Subsurface In addition to installing drainage behind all below-grade walls,we recommend installing a continuous drain along the outside lower edge of the perimeter building foundations. The drains should consist of a four-inch diameter perforated PVC pipe that is backfilled with one inch-minus drain rock. The drain rock should extend six inches above and to the side of the pipe. The drainpipe invert should be at the bottom of the footing. A typical drain detail is shown on Figure 5. Subsurface drains must be laid with a gradient sufficient to promote positive flow to a controlled point of approved discharge. The foundation drains and roof downspouts should be tightlined separately to an approved discharge facility. All drains should be provided with cleanouts at easily-accessible locations. These cleanouts should be serviced at least once every year. 4.8 Pavements Pavements should be constructed on a subgrade prepared as described in the Site Preparation and Grading section of this report. Regardless of the relative compaction achieved, the subgrade must be firm and relatively unyielding before paving. The subgrade should be proofrolled with heavy construction equipment to verify this condition. Page No. 6 May 27, 1999 Project No.T-4398 The thicknesses of the various components of the pavement depend on the subgrade soils and the traffic conditions to which the pavement will be subjected. We expect traffic to consist of light passenger vehicles with only occasional heavy service vehicles. Based on this information, and a properly prepared and stable subgrade, we recommend the following pavement sections: • Two inches of asphalt concrete(AC)over six inches of crushed rock base(CRB) • Two inches of AC over four inches of asphalt-treated base(ATB) All paving materials should conform to the Washington State Department of Transportation (WSDOT) specifications for Class B asphalt concrete,ATB,and CRB. Long-term pavement performance will depend on surface drainage. A poorly-drained pavement section will be subject to premature failure as a result of surface water infiltrating into the subgrade soils and reducing their supporting capability. To improve performance, we recommend surface drainage gradients of at least two percent. Some longitudinal and transverse cracking of the pavement surface should be expected over time. Regular maintenance should be planned to seal cracks when they occur. 5.0 ADDITIONAL SERVICES Terra Associates, Inc. should review the final design and specifications in order to verify that earthwork and foundation recommendations have been properly interpreted and implemented into project design. We should also provide geotechnical services during construction in order to observe compliance with the design concepts, specifications, and recommendations. This will also allow for design changes if subsurface conditions differ from those anticipated prior to the start of construction. 6.0 LIMITATIONS We prepared this report in accordance with generally accepted geotechnical engineering practices. This report is the property of Terra Associates, Inc. and is intended for specific application to the Renton Plat project. This report is for the exclusive use of Davis Consulting Group, LLC and their authorized representatives. No other warranty,expressed or implied,is made. The analyses and recommendations presented in this report are based upon data obtained from the on-site test pits. Variations in soil conditions can occur, the nature and extent of which may not become evident until construction. If variations are evident, Terra Associates, Inc. should be requested to reevaluate the recommendations in this report prior to proceeding with construction. Page No. 7 W SE',68TH 3 . -•. go 6, ,��4,,. c04(: 7Af f ", k s = tuTM A. S ek• [ A. P F.P� DR SE a AI"sE 4n0.1 .1,i,V ==a el _ R sr c.,1 PAR FFf e i::'* '�- 3 ! • A ns p<H 5T isF 15 z ACC ■.. SE ✓ ' T Lr,(-: `J' •� O /fN' SE 72N0- Hsev, iC �'� _ se ?. _- $ t$ I I�a_ r _ a \HasE i f'n- I27 Ri jr• ICWoc tl,:%— I xEs'r I H pThoci0 7 D- I. .'r S'/6 ; L. a '''CLUB EA' ;/,WK R''{+ '.. /i�' 1 I 29 E N PI �' ST J :.^ ? °b—1 '4'. M aATM V a 4,6M m s AT T�F�� "a�r4 v T m ka s'isM K V?p €R Y ;En'''. 6r " sE 're r� . - NELGISTLE C- r r Y' C 6",1 NSE 75TH PLI76TN Pt I L4•; IF •� 'GOLF `ass,w �',P�.:.. _t st�424,,4... ^r"' R ry _ 7mr 7pS PI! * 5' M, \ ; •'M 1�6 !re u 'TOGS - CLUB AT >t4:• Qp -▪ > d SE G NEUGI.STlf tb,- a; MEOW '. rN f E 7TTM ,y7 $E BOTH iEnI sr ST•.I%[� _Ij e ' Sys In-;'s _� t.2, I:WOO k=~�3 a' tn' 4y N , o 139T`Ae, 'F' sasM Wf?� `' ^� P n BORE x sir 79Ttl R t -4- ez in: ;? ��YYYJJJ i%g�4 t.sTd Ls f 1 sE E sI�7Y PARK k "0. W�y .lsy �P—t.E s[9f" I _Kw ST k ..3 NrH 4,- i'en' M,• to 'M. ff�� l T tP� < SEE TMJlL < E 9�LT11 5 ` AD\sJ`s III^ ( C f P�"S N E �C\S_E i sE 6L___ F R fi <' WAR ' s, Ls�.esrn SE rTN z m r• A f i �_ �\ 3 M71.WTAIN IE 36TH 'sr SSE B8T1r. Bar-tt ST �'� LJ `^ 4 REG1pWL T b P +u •P a `I Btr _'P' N <I MOUND 39 H — ,-ly Y SE.89TH ST ? M, - i< ' _ p`.• I < �I PARR __ . '<IrF, ( L-SE 90TH ST a --1 . "+! \^, F.1 I , , g SE 91ST ST 1 SE 91ST ST3c !NY - NIS n 1 92N0 ST / 11000 yy SE I SE �,,fl'. CREEK — 91ST ST C i' I CC,,�� PARK NE 11ST 5T. 1 Fi` %_$<n wl a ^' 3 I sf 1 . / " � " NAY CREEKPA � SE! 93[w. /� Y MT S Q Y „ PAL 4 Ix �. �+ 4_ • cla T?z_iN _R d t nt: sm ST _'Y 3�sw`'TY'At—— —.,Ij� iv. i I a � .. [ S 'VolkA te''- Q�F� - ��iH S7 yE 77 ', _ a-xA p�• 90`" SIERRA _ _� ^ SE VI y • r I. 99 x HPAG G �` A n A W .,Ar P 15f 10oTN ST NE •2�TM TN CT DP t� '1 r I> IY KENNYWLE z ` T o r G Il L10N5�'�' _ Tx s �� 9 rrs n G z ! I SE tooTN $E_:K 100TN ../ Sf i rl PARK'z Y4151 _ST r ST _ :.L :LM _. I Nt '>'�_W w PL 'N � `' 'I x Y�N, I<NEE 0.0 FL `� SITE T y �rEr.,.-xT nm sT'- ° ,< _ M }� Y 22ND N (r R0 ST�Y Y \?\ a< �4+ 0 ' •5 SE 102ND ST / 2 v0 8 3R0 ST 1 6 2N0 PL 4' _ T r Si; : 22N,ST !� I 0 >Y 1• AST 1 c� 1 p`'. I`A'n 2157 5 '>! 41 a I: 10 ■• < Nf TM y E y NA SE "�' V < r us+n 0 �o •\ 5E 1305TN F' I,bl NE '201N ST 2 !•- 20TN n II 1 104TH \ T c d'' �- o It TaTx sr 5T TN 2300 NE s ?'>t a`r+F� NDN CREEK 1 5I< 4 Z Y 9TM sT I LT ACE SE 06TN STSE 105TN IOIOTh \ 17000 __ � 1sr■ <g`.• [A\ 10m ., Iis rim n 7 NE 0m. T xl 1077N 07TN $T dl,.r z Z PLGD . '1'-A SU—\�� Z. n ,-i Y p ' E < 1 SE gi., �co- 90R 1Y H G v 1 .\" Z. ,e1e,N n/ 1 ��'v _ 'r'( INY VALLEY RF W < o � NF INTM \ ' mIN j3TN K g 10 <' _„A. iE /I NE Wm ST �'..arr,r�.r\ \ j •fF =1' u��.�� I J5100 !y +LS 1, a NE 13TN ST ' 1 . �b,nrcl< V_g 9 ,S s, COUNTY PARX r s, 'IT 12TH 31 ST NE TN B-, 4, 12TH S7 - O pE X C' 47:4 \S QO;: SE ilirNvl -1,-.!. 1...r. �700 ST 11 -• ST u:Aa ,' SE 112TH ST 1 w1 OLIV H W�'3"0 p z:]c �'Y Pips �"., a i ,I Y I II 1i5S0 ,.> nsNr PD rx N[t iN 1 z• S'jr— u 11! SE 1I3TH PARK I'DR = ,Y c,` '4, ` t N. TN'' f x z x Cu >3" r / trH sr N tt1St N'♦° ,1YIHSTc`x a,1,= < ST �<\ /,,' N tom PLs 1AA g,Y _1,c> Iit0 I s +Y= m �` SE 116TH ST • I /,7H i z NERioYET $ °TN PI 1 < .�-, 6�JST � 7j` n sR i I4100 SE1_=116TVNE o , :0ST xE NlT ,.1 --<, ; u tts:,1 u. 1<80U;TM� - N� NE STANIS ;�::.'I ! SE II7TH ST SF t9t '< . ,® t 6 '` 5\ [( ! 4 Aq.OARKg s •b ST_Gf • 1 BTN<""!6 NE :tl > 0 9 - Y NE am z ❑ IQ S NE'� HI ❑ N �J ..NE 8TH Sy E 8TH ST II <'L0a PARK — t• ] I < pE 7TN xE ■ NE 7TN PL i •; < SE 120TH ST _ 7// i NE 1,3' NE 7TH ST NE �i 5 S7 inT M �r Ism 5�' 'R J ®j:Illir SrEAU YTn1p ,f43. �I•�E•�122ND I N!NfYyf l,:lig"'N N. 1; 3 •t5' ME• 4 w -..'" � .I. li K A 1 i 5� ! -1 1 REFERENCE: THE THOMAS GUIDE, KING COUNTY, WASHINGTON, PAGES 626 AND 627, 1999 EDITION. VICINITY MAP TERRA RENTON PLAT .� ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj.No. 4393 Date MAY 1999 Figure 1 • / W \ I INV EL = 360.46' 120 5 \ \/ 38 \ 1I if �� ( ,/�INV EL = J62.29" 72m 00 r2 \\\\\\\\\\ �\ \• r- -_"� /_ -. - - - ____ __. / ^^ 1 I 1 1 1 1 , , I , \-�-/ /, ! / T/ \ \ \�T- \ \-,.a__ �T:- /--1`� 372 11 I I 1 1 / / l \ \ \ \ \ \ - I J\\ T / / / I 1 , I 1 1 I 1 1 \ I I , \1 \ ' I I / / , / ! / 1 , 1 / \ \ ` \ \ N. \ \ \ `\\\\ \ \ \ \\`\ \. \ \ `""`...__:-.2.,,,,\ \ ^�\ / _ /( /// 1 1_1 1 1 I Ill I II I It`- I I/� P 18 I I 1 , '/ / 1 , \ \\ \\\\ \`\`\`\\\\ \\ \\\\ \-\� ��--s-:"�\`—_ `\ • \ _+ - /' _----r- I 1 , I 1 1 1 1 1 \ \ \ \ 1 1 I 1 I I 1 l 1 \ \ \ \ ` \ \ \ \, ` \ \;Fp �� \-�� \ \� I310 \�`�/ '' / I 1 , I I I I I I \ 1 1 1` \ \ \ I 1 I 1 \ i 1 1 1 i I ` \ \ ` \ \ \ ,\\ \ \ � \\\\ �� \ \ \• �� I /�--_! _= 1 1 I I I I I 1 I 1 i \ ` \ \ I 1 I 1 I ' \ ` \ \ \ \ \ \ \ \ \ ` ` \ ` '-T- `-1 --1- 1 I I in 1 I \l\\ \ 1 I h� I I i I \ ` \ \ \ \ ` \ \ \ �\ ��\.\ \\ \ \ \ \ \ \J , I,r//// 101-E��-3T7. 2'720--J80-20_�` \`• \k,\ \\\l\\ \\ \\\ 1\ \\ \�( \ I / 1 I I II lit II I \\\\\`\\\ `\\\\\//\\`\\\\\\\\ \ \- __\\\\\\\\\\\-`\\\\\\� \' I/ / / --'r--` N ' \ \ \ \ \ I•\ \ ' lilt 1 \ I I I 1' \ I I \ \ \ -, \ \ - 1 \ \ \ \ \ I _ \I/ / // , , / ) \ t \` \ \ 1 l��, \ \ \ 1 I I , I 1 1 1 I I I \ \ \ \ \\\::::\\\ \ -�-� 1 `L-- �-��.��I //// /// N i�✓' /) \\�\\ \\ 4\ \ 1 I I 1 1 1 \ II 1 , 1 I I _ \ \\��-_\ \ \ \ \ II \ \ \`II/ / / // / , 1-__ N ` NH / I 1\\\ \ I \ \ \ ,1 I 1 III1iI I 1 1 I .� \• `�\ \: \ \\ice\_ \ \ ` \ \ \ ` \ \ --\ \ \__, �39i -- -_ / / // / / _-� ` -' - / o \\ I \ \ t/ l I 1 I 1 I I 1 i \ \ \ \ ti \ \ \ ` ` \ \ \ ` ` \ \ \ O I I 1 I I I- -1--- \\ / _ I I ` ` I 1 ro I 1 I \� �� \\`\\ \ `\'-\ \ ♦\ \ \ ` \ \ \ ` \ , • • 4-7 1 1 1 \ 1 I I 1 / 0 / \ \ ` \ \ \ \ \ \ \ I 60 Q I- �l I 1 1 /r-L `\ \\ �- / / I I I I I I � I I I I I / / I \ ` `\ / \ \ \\ \ \ \\ \ \ `\ \ \\ \ \ \ N. `\ 1 vWj J 11 lam`` I 1 I \\� \\ // '�--i--7�\-./ / 1-T_ --1— \ \ \\ ` \ \ \\ \ \\\ \ \`\I\_ 00 T/ -- / I I I 1 / / / / I I I I I I \ \ \ T- \ \-t-CC-_—t_ W 41 I I / / rT--- -y--_--�c� / o / I ! I I I 1 1 \ �\ \ \ \\ \ \ \ \ \ - J / _. / /,/ / \ \\\ \\r( / p I / / / I I 1 I I j I I I I �,�\\\N \ \`\\\ \\ `\ \ \\ 1 �:_ \ Q -�- III'f l , / / , , . I 1 / / / 1 1 I I I I T � \ \ \ \ \ ` \ \ j 2 I Ilr \\ ,/ // / / \\ �' �;--1'l / 1 Ir I I I I t r—t I I 1 �\ I \` `\`\`\ ` ` \ \ ` \ ` \` -- ` Q 2 . 1 I11��\ --- / -j/ I ----- I ��-�� -�I �1 I , ,, 1 ! 7 I I I I I, T ``N I \ \\ (\ \ \`\ \ \ \ `\`\ \\ \\`\ \\`,\N `-_t___\\ r• III fir\ / / I ' / 1 I 1 I 1 1 I, , I I ,I I .�\ \ /Y `. \\ `\\ \ \ \ \ \ `\��\,\ `� -L� \ N --1 11 II I \�-- l I p � ' ' I11 III 1 II ` \ ` \ \ \ \IIlI 1/r-\ 'l TI -� \ I / , i l /� l I I , 1 �1 II ' I \\ �1 \4is, / / `\\ \ \ \ \\ \�\\`\ `\__ `\ i0 fiiii I111%1�1 \\// I �- ---_ ---- ' '//'� // %I // /l /✓ /// `i' / 9 �� \`\\�:\....., �\ \�\\ �1 `420 391 \ lili \I \ / / , ,, , -- ril / , /1 / / • -- - 1// 1I �__^\ / // �/ /1 /- - ---—yIam/� ��'�^ l I , / / / ' // \` II / /`- ` \- -` \ \ \\\ \ \\/ I1!l/I CYCLO E NC /, i '- �'� I I I .L, I WYREFENCE! / I �\ \ \ \\\\\` 1 IR \ if II RS / , • / 1 / / / 1-' l I \ ' 1I \ \ ` ` , \\- am ii://1/14 ...e..,,li ' --- q0 a° a\o / I I //�� /I �1 I \\ j I/ 11 1 I `\\ \\\ I \___\ �\ ___,,- 440 I -- II,yLSI 4'L° h I \III11 I < rQ //;••o° 0 40 II 110 3 EX CB '( 2 ; , I / Ir,tic INV EL = 395.10' ,� , '° °� 3 j APPROXIMATE SCALE I'II.....[..g. I �° 60 0 60 120 feet / PseP I 5P#�S6Q 1/ I II I i I 1.----;-------------- INV£L =404.62' 12 0 I I LEGEND: 1 SI APPROXIMATE TEST PIT LOCATION Jr- REFERENCE: PRELIMINARY SITE PLAN PREPARED AND EXPLORATION LOCATION PLAN PROVIDED BY TOUMA ENGINEERS & LAND , TERRA RENTON PLAT SURVEYORS, JOB No. 739-004-981, ki tsi ASSOCIATES RENTON, WASHINGTON SHEET 1 OF 2, DATED MARCH 1999. Geotechnical Consultants Proj.No. 4393 Date MAY 1999 Figure 2 STRUCTURAL FILL REVERSE SLOPE TO DRAIN jii TOE OF NEW SLOPE t _ .. ,s_ 1 2 .„,. = I--6'--I 1 / Q o � 1 EXISTING - 1 SLOPE TOE\ .4 % 0 6'--I TYPICAL SLOPE BENCH 1 (MAY REQUIRE SUBDRAIN IF SEEPAGE `` — _ 9. 1 CONDITIONS ARE INDICATED) AA\ -� ^ I--6'--1 " A�` _ 9=�'' TOE BENCH CUT AND DRAIN (SEE NOTE 1) 1---6'--I KEYWAY AND DRAIN (SEE NOTE 1) NOT TO SCALE NOTES: 1) DRAINS SHALL CONSIST OF 6" DIAMETER PERFORATED PVC PIPE ENVELOPED IN 1 cu. ft. OF WASHED 1" MINUS DRAINAGE GRAVEL. 2) 0 — TOPSOIL REMOVAL THICKNESS BETWEEN KEYWAY AND BENCHES. © - VERTICAL ELEVATION DIFFERENCE BETWEEN TOP OF LOWER BENCH BACKCUT AND UPPER BENCH ELEVATION. GENERAL SLOPE FILL DETAIL " TERRA RENTON PLAT .1114 iiplisexasASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj.No.4393 Date MAY 1999 Figure 3 12" MINIMUM WIDE --- -- FREE—DRAINING GRAVEL SLOPE TO DRAIN 12" \ •••• •• . - - • • .. . - • .• . • • ,.. - T- ,ks.•,:i§ . ••• • • -: .. ..• • .. ...,. .. ::• • . ... ..: ....... • . ::. ... ..... ..• -..-. . - - ;L10 ._. •:.. ... ..: .. • • . ...• ••• ... . ''. .. .. . . 1- Lk44.1.g.:. • . :'.. * .....'.• • • :. :. • :* • ....... • •. •—.• .. .::: .' ..1 1' LIIklig . ...i ..•• ..-•• 1 ..1' ..• .:* .: ... . . • .'s• •..• .. 1' EXCAVATED SLOPE INCLINATIONS) • ��:;� .. �tip: • • • • .. .•-•. • .. . .. ....' :• �' COMPACTED STRUCTURAL � � BACKFILL .:.:.::.::.::.::.::.:.:.::.::::.::. r `N . \\\\\\\\\\\\\\\•''!;',' ' L 12" OVER THE PIPE 4" DIAMETER PVC 3" BELOW THE PIPE PERFORATED PIPE NOT TO SCALE RETAINING WALL DRAINAGE DETAIL wel\ TERRA RENTON PLAT Q\li.asli . ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj.No. 4393 Date MAY 1999 Figure 4 BUILDING SLAB a°'4. e° a . e e . ° G . S. ••\. \// // / / /, //. j//j /� \/ \, e .d'. e..`.. : ::.: ::':'.COMPACTED >:::: \ :STRUCTURAL :.:, ;..:..:;:BACKFILL ', .: :: e n //\////, g O•::O :e 0.:.; a . Oe O / /, P ..c . °. 0.• 1 A///\///\///\///\///\//A /\ / // 4" PERFORATED PIPE 1 " MINUS WASHED ROCK NOT TO SCALE TYPICAL FOOTING DRAIN DETAIL ..,,.: `.1:�..: TERRA RENTON PLAT S. " , \\ ASSOCIATES RENTON, WASHINGTON otechnical Consultants Proj.No. 4393 Date MAY 1999 Figure 5 APPENDIX A FIELD EXPLORATION AND LABORATORY TESTING Renton Plat Renton,Washington On May 14, 1999, we performed our field exploration using a track-hoe. We explored subsurface soil conditions at the site by excavating 8 test pits to a maximum depth of 12 feet below existing grades. Some test pit depths were limited to relatively-shallow depths due to very hard digging. The test pit locations are shown on Figure 2. The test pit locations were determined by pacing from known landmarks, such as adjacent fences, trees, and topographic features. Surface elevations at the test pits were interpreted from the topographic site plan prepared by Touma Engineers and Land Surveyors, dated May 1999. The Test Pit Logs are presented on Figures A-2 through A-5. An engineer from our office conducted the field exploration and classified the soil conditions encountered, maintained a log of each test pit, obtained representative soil samples, and observed pertinent site features. All soil samples were visually classified in accordance with the Unified Soil Classification System(USCS), attached as Figure A-1. Representative soil samples obtained from the test pits were placed in sealed plastic bags and taken to our laboratory for further examination and testing. The moisture content of each sample was measured and is reported on the Test Pit Logs. Grain size analyses were performed on four of the samples, the results of which shown on Figure A-6 and A-7. Project No. T-4398 MAJOR DIVISIONS LETTER TYPICAL DESCRIPTION SYMBOL Clean GW Well-graded gravels, gravel-sand mixtures, little or no GRAVELS Gravels fines. J 43 (less than GP Poorly-graded gravels, gravel-sand mixtures, little or O cti N More than 5% fines) no fines. Ts 50% of coarse Silty gravels, gravel-sand-silt mixtures, non-plastic fraction is Gravels GM fines. larger than No. with fines •— 4 sieve z E N GC Clayey gravels, gravel-sand-clay mixtures, plastic fines. CC o N Clean 0 i SANDS Sands SW Well-graded sands, gravelly sands, little or no fines. 0 Lc Z (less than Poorly-graded sands or gravelly sands, little or no c More than 5 fines) SP fines. ccc� 5%50% of coarse O �� o " fraction is SM Silty sands, sand-silt mixtures, non-plastic fines. U g smaller than Sands No. 4 sieve with fines SC Clayey sands, sand-clay mixtures, plastic fines. _ ML Inorganic silts, rock flour, clayey silts with slight — O SILTS AND CLAYS plasticity. �O O L cv CL Inorganic clays of low to medium plasticity, (lean clay). CO E o 0 Liquid limit is less than 50% 0w o z•( Off, Organic silts and organic clays of low plasticity. Z LO as 4) Q w MH Inorganic silts, elastic. CD as `• m �' SILTS AND CLAYS ca CH Inorganic clays of high plasticity, fat clays. Z 0 ci Liquid limit is greater than 50% LL 2 OH Organic clays of high plasticity. HIGHLY ORGANIC SOILS PT Peat. DEFINITION OF TERMS AND SYMBOLS w Standard Penetration 2° OUTSIDE DIAMETER SPLIT Density Resistance in Blows/Foot I SPOON SAMPLER cc O Very loose 0-4 — 2.4" INSIDE DIAMETER RING SAMPLER o Loose 4-10 — OR SHELBY TUBE SAMPLER Medium dense 10-30 zz Dense 30-50 Y WATER LEVEL (DATE) Q Very dense >50 w Tr TORVANE READINGS, tsf Standard Penetration Pp PENETROMETER READING, tsf Consistency Resistance in Blows/Foot DD DRY DENSITY, pounds per cubic foot -J U Very soft 0-2 LL LIQUID LIMIT, percent o Soft 2-4 i— Medium stiff 4-8 PI PLASTIC INDEX -_, Stiff 8-16 Very stiff 16-32 N STANDARD PENETRATION, blows per foot Hard >32 UNIFIED SOIL CLASSIFICATION SYSTEM � ��l TERRA RENTON PLAT ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-4393 Date MAY 1999 Figure A-1 Test Pit No. TP-1 Logged by: TA Approximate Elev. 370 Date: 5/14/99 Depth Moisture (ft.) Soil Description C(%)nt 0 (9 inches topsoil) - Dark brown silty SAND with root fibers, loose, moist. (SM) Brown sandy GRAVEL with trace cobbles, dense, moist. 7.0 5— Gray mottled brown gravelly coarse SAND,very dense, moist, - oxidized stains at 6 feet. 3.4 10 - Gray coarse SAND with gravel,very dense, moist. 4•9 _ Test pit terminated at 12 feet. _ No groundwater seepage encountered. 15 Test Pit No. TP-2 Logged by: TA Approximate Elev. 390 Date: 5/14/99 Depth Moisture (ft.) Soil Description C(%)nt 0 (9 inches topsoil) 12.3 Brown SAND with gravel, medium dense, moist. 5.8 - Gray mottled brown sandy GRAVEL, dense, moist. Root fibers - encountered up to 5 feet. 6.7 5— Gray coarse SAND with gravel,very dense, moist. 11.9 10 _ Test pit terminated at 12 feet. No groundwater seepage encountered. 15 TEST PIT LOGS TERRA RENTON PLAT twatipaggin ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-4393 Date MAY 1999 Figure A-2 Test Pit No. TP-3 Logged by: TA Approximate Elev. 402 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content(ono) 0 (12 inches topsoil) _- Reddish-brown to brown GRAVEL with sand to sandy GRAVEL, 5.0 medium dense, moist. (GM-SM) 5- - Brown, sandy GRAVEL to GRAVEL with sand, moist. (GP) 5.2 10— Very dense at 10 feet. - Test pit terminated at 12 feet. - No groundwater seepage encountered. 15 Test Pit No. TP-4 Logged by: TA Approximate Elev. 412 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content (h)0 (6 inches topsoil) - Reddish brown to brown,silty SAND, medium dense, moist. (SM) 18.5 5— Gray, silty sandy GRAVEL,with occasional boulders,very dense, moist. - (SM) 6.9 - Some boulders below 8 feet. 6.8 10 Test pit terminated at 11 feet. - No groundwater seepage encountered. 15 TEST PIT LOGS �`�� TERRA RENTON PLAT iiimo ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-4393 Date MAY 1999 Figure A-3 Test Pit No. TP-5 Logged by: TA Approximate Elev. 436 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content (%) 0 _ (9 inches topsoil) 29.7 _ Brown, silty sandy GRAVEL, medium dense to dense, moist. (GM-GP) 10.9 5— - Gray mottled brown,sandy GRAVEL with occasional boulders, 5.5 - very dense, moist. (GP) 10- - Test pit terminated at 11 feet. No groundwater seepage encountered. 15 Test Pit No. TP-6 Logged by: TA Approximate Elev. 402 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content (%) 0 (6 inches topsoil) - Brown, silty,gravelly SAND,dense,wet. (SM) 15.9 _- Gray,silty SAND with gravel (cemented),very dense, moist. Till. (SM) 9.5 5— Gray silty SAND with gravel,very dense, moist. (SM) 9.8 10— Test pit terminated at 8 feet. - No groundwater seepage encountered. 15 TEST PIT LOGS TERRA RENTON PLAT 660ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-4393 Date MAY 1999 Figure A-4 Test Pit No. TP-7 Logged by: TA Approximate Elev. 433 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content (%0 _ (6 inches topsoil) - Brown,sandy GRAVEL with root fibers, medium dense, moist. (SM) 10.2 - Very dense below 4 feet. 5— Root fibers encountered up to 5 feet. 8.4 10— 8.5 _ Test pit terminated at 11 feet. No groundwater seepage encountered. 15 -- - Test Pit No. TP-8 Logged by: TA Approximate Elev. 410 Date: 5/14/99 Depth Moisture (ft.) Soil Description Content (%0 6 inches topsoil) 26.5 - BSM)rown,silty SAND,occasional gravels, loose to medium dense,wet. 10.0 ( Gray GRAVEL,with silt and sand to silty, sandy GRAVEL,very dense, 3.9 5— moist. (GP-GM) 10— Gray, gravelly SAND to SAND with gravel,very dense, moist. (SM) 6.7 - Test pit terminated at 12 feet. _ No groundwater seepage encountered. 15 TEST PIT LOGS TERRA RENTON PLAT ASSOCIATES RENTON, WASHINGTON Geotechnical Consultants Proj. No. T-4393 Date MAY 1999 Figure A-5 SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH, U.S. STANDARD GRAIN SIZE IN MM _ W W N. O O O O O O \\ \\\\ \ N ? CT, O 0 0 O CD O O CDO CDO O O 1 OON 4, CA N.) N- -P.0o N) CO -P. -A O O CD CD CD 0,0) A (..W N Co Q) 4, CA N.) A0 % 90 10 (Co 0 D—1 80 20 g. (n tll i r,-I c) O X n 70 30 rn ^ Friz c ff D -I 60 40 n -Z 0 0 50 50 cn ill 70 CD < 40 60 co v I-7 a. C) 30 - 70 Fri _ o C) -i = w 20 80 CD CA 77 C) z D 10 90 o D� z L. Y . zz 0 1 II III 1 T I I I I I I I IIJIJJ 1 I I I I �`I 100 CON O O CD O O O O O O O ? W N O ("r N O O O O O C. O OCD O O p >Z D GRAIN SIZE IN MILLIMETERS — 0CD N _ COARSE I FINE COARSE I MEDIUM I FINE 65 D COBBLES GRAVEL SAND FINES o t Z Test Pit Depth Moisture (71DKey Number (ft.) USCS Description Content (%) LL PL n 1 • TP-2 0-1 SP—SM gravelly SAND with silt 0 TP-3 6-12 GP sandy GRAVEL SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH, U.S. STANDARD GRAIN SIZE IN MM w cn w \\ \\\�� \ NJO� O 0 0 O O O O O CDO CDO O 1 OO N C' A w N N{.. — A CO CO A A O O CD O O CT, A C. NJ -- CO c- - CA NJ -- 0 , (P\ 90 % _ 10 g 0 oD-1 8o 20 C/) rl l -17 (-) 0 7 n 70 \I\ , 30 rn o r� Z v=i �_� Z --1 c D 60 40 O 0 e T1 0 O cn z > M m 50 50 1 ri co N 77 40 - 60 CO Fri o. O 30 70 m o C) cam., 20 a 80 co w O rn D 10 90 � Z_ r-"•' Z z O f f ' III ' I IJ I I M I 1 1 1 f 1 1 1 1 I f - I 11 CD - Z C/) C.4 NJ _ 100 O IV CD CD CD O CD O CD CD O CD O O O A W N 'CO c7 A (..i N CO O O O O O O O O O O p Z mGRAIN SIZE IN MILLIMETERS co m CD o 0 _-p D (0 z D COBBLES COARSE I FINE COARSE I MEDIUM I FINE FINES co O—I r— GRAVEL SAND 21 O Z Test Pit Depth Moisture Key USCS Description LL PL Number (ft.) Content (%) D 1 • TP-5 5-11 GP sandy GRAVEL 0 TP-6 6-8 SM silty SAND with gravel 1 L S 8 � y! 363 J Fi a 8 JBl.6.8 § o S • JB2.2 I•.,Alt sr C o▪ 382.00 EEL J]/.. «15 SI _r S N,Z B• :J91.l0 /c V<- 4CS 1i15 ffi.,�r ' 10 N;ti ` af% ` v 3,0 a 2 8 J90.]J !Y ri 2 JBTJ S to$8 C m 3966 BKS-2«50 _ T r 391.20 - gKE. 3876 I. in . O N 3926 li • „I Iv J«50 _ rt n O• ♦ ::: 1 y 2r2 62.0 Ii 13 6J0.2 BKS."5+00 II500 9K[.62500 8F2 4.16.0 1. 8 :or'13 s,, 62B91 d-BF-+AC• II 'it .JJB Eva-6+00 I g 626.9] EKE.426.87 _ /2r.9 8 61/9 403.8 • ro 3 a 6" A WELLS PRELIMINARY PLAT TOUMA ENGINEERS o ` I t STREET PROFILES L. & LAND SURVEYORS °_ 65ii RFN ION WASNINf.TON c t) (I) a lid r31 ):Y ^_i ('z-�;I LJ 3 •a \ �Id ae I -1 �I KING COUNT pgWK g Y4` -1 • So + _ I ^4; TREATION DEPT. 0: I I 23 _-1Gr'Z•LT.�s-q_z„. 105 ec _ ''S` bl �•®_mac �.. s?s - - " ' W S S.E. 7 H-----WAY -'g,`, , --;---- -- T E D LIMIT =' 7 ' ^ scam.As Pro co Assocs.'s}sec I _�_ \ • WAY s x(I) (v • I QI�r lu �� ce T �_ .+IL I SP1280070 1536c. '1 b 1 m x u W II i IW ��d I s 14 ; ` GREEI'� WAY cr • I aoa tIll L' 98 �< SFo �Y . 140i i 2 9633 .I I• y �� L I I II -TJo y Fred A.Skinner 96,\ 1384Ac I ),�„� II ° I b VI i� _ 1 1 M "' e SR 38209D �i, ' T 4?' _ Tai'InIay , T414 .L.*8OO 5t0Ac (I) (2) (3) \ Qx fe re7rs ILs — N 0s0Yc 750 Ac� a / �/ ` 3 1347Ac°V e 4 d5Z27t O .zeb n e__c-,42 If 21 �> - _ le R 'o1.23nz.SG 4 ^�'be74 S -ibo.+s Ice rb +Loss II 772 / 01 ^ I1j.36 n ^ SIERRA NE16Mr$ �6 %6 Q ^2 r2 5.77 Ages �I � u EMLR7ARr SCOWL O 1/• S.1{I 48604ID 013 Ac.oat il I.35Ac. j 1n� r66 I ^'I( Ar<'.}RRy� 1,,,,, ..7.. . ! ,Q i. A •FL O�i1e1.5 wn73 %05 I guLii t,75 .I Y^ Ac. -p I.IB AC. I.204c. q Renton School G'strict No 403 .1R n (� q V ' 43o.f1 OdJ A<.l ® p«- y�g O 4 994H -7E0,75-__ w Is 93 .6o aCo 1,< 1 "- Niel R S.E.s is' 2 west s $ „A so 4,30.a 0,9 �0.n ii 6 7 b ill . 1R6 j • IR3 8 I I e E �:•: "'®Ax.D82 14FIT.S DJliS1 'I,'-G I e n c o e 5 4. \06- R9 ! 14 49 AC I bl ao o: -'3o u ;�� _,I,,x p f0-) 37o re 1.. 3.1w.zn-rL 1 y `919�0 Park p R. N.E. zF • ls1 inn• V +i v. A ° 4 _� ii 6 n - .�Ia9 School Dist 403 .I.• A cY -- ' oe School L• a I!,w/? gal E7- 2.58 Ar. ' S •T A r s SIERRA HEIGHTS 7 /6 x3 RL Rsu ® 330.15 Ac 3 2 I IB _ J70 t.r ry _ S 1 C..;.' 416 415 414 H3 412 411 410 409 406 407 406 405 404 ° 10 N C - a403 402 401 S.P 36-77 PARK �;e '°'� G L Z•E'N C;0;E I V: �11J a (A) IB) • — c D Chambers r a . p . VO.1 3 Z. O6 )o EMI +A orc m n anx .. . I .. I a n MI5 .ss < <„ 147 AC Q 3 N.E. • 24TH 2 LL _ JJ L.�7} eryl� L S T I��c Y ' -° ss MI ea /C1LB— %.� r.,•�1-x_.c •:.W�^/„�„^.'1. )oH'' er .I.w I I I IKr I I r.6•.I°' 1 T. vnM _ I— c -___ AL': in1 un ` YD DETDR ;D.R al II >w i lily Pt_ RJK ,1P �� 4':"tl TZ II $'� GRAPHIC SCALE PROPM D SMITARY >�'^4 / '�p Pa/f ll( I S 88 29'25" E — — — ) 4s.- AaOO ":4". w 3aa9 � 628.90 / N I/CORNER SEC J-1J-3 q, TRACT A M SO.Op 56.36 )7 J7' IB/.%' 116')I'_ I"IRON COZIER t iq W ml: bO.W 5a'45T Sam ^ - - - `S 884815•E 2 fi 3 \ § 43 Ii I > ; F 13 SURVEY NOTES: 2 '� 78C C I 8 INSTRUMENT: NIKON TOTAL STA BON OEM-AIOLG 2, �i 16 75 6.-Ba za." (5 SECOND INSTRUMENT). W V1 ,P IS h I,�.I R METHOD USED: FIELD TRAVERSE WITH ACTUAL a • v, 20 a 1A 9n _..•-`, CP ,.}H s 60 6.05J s.' 6,•� - flE dn C ARC332H 30LD E070�AND ANGLES Q2 21 9 _ N N N 5 DATE OE SURVEY: MARCH 1999 ill af �'12'11" _ -- - 5 BB29.15"E OBASr9 OF BEARING: NEST LSEC 5 3-5N(N W f0'5i5'59"£) 0Ren - • -� \ �,�E µ 0 BENCHMARK: CITY OF RENTON MON/iBJB; f•''N I L^1/I laU(P-aB 1274' ,55 J f6"BRASS PLUG/NCONCRETE MON/N 11_. I � � s ,f / sB.sR. �/ 53 �2 EET h UNION AVE NE.NOF NE 21Nr11In1�y�•Vunl y8^V » 3a39. /, N ELEVATON 436.6J'(f39.)BM) YdzJ Q L (15 b ! Saav ny P/ '� B.B'B z -f ;-' T I4502- O - "�--- -- _ - DEVELOPER: OWNER: Q • -- SDB11•,B•-E 2 Z II Y r BRENT ROLLINS ARTHUR WELLS D 6 ,J 3 Ls 56.93 \ >> P.O.BOXR RP95/ES.INC. 5 AZALEA DRIVE 3 It y I A� $® IZA T rj8sax, 5a39 'M CT J R• SUMNER. WA 98380 APALACH/N,NY II I@LE' NE ` �\ °"' O APPLICANT." .CC II QJ MIKE DAMS y - • DAMS CONSULTING GROUP,LLC ;•, •• 3 a s p 5 °' 7 N 68 900 MERIDIAN AVENUE EAST 179-3/3 3 ' •' a 4 R a ^� W "R MIL TON, WA 98354 .. `d of • 6 PHONE(253)874-0694 I k � ` '" - o " 8 a 9 ��;''' /0 LAND SURVEYOR ? I� P f iN s H MOUNIR"TON"TOUMA,PLS Ct 17 ^g • TOUMA ENGINEERS&LAND SURVEYORS CO k•� sear SaDV saW. 6632 SOU7N 79757 PLACE.SUITE E102 "CC Li KENT, WA 98032 I'I PD � 30_"• N 88 29 4" W 56.93' 623Y PHONf(425)151-0665 Z n.1r _ ma 629.52' 7�z7 II I FOUND RFBAR R CAP I I PLAT DATA W pp I FpKO REBAR B CAP ON LINE I FOLK a rz'SouTH I I Ct W Mr EL=J9B 60 I TOTAL AREA RYe=39s Io' 3.87 ACRES V I I I RB ZONE NUMBER OF LOTS 27 LOTS f r� R/W AREA 0.59 ACRES `+1 II ICI, II I I I TRACT "A"—DETENTION TRACT — 4800 SF J J nw PiY FL=OX aZ"TI/ ©MEOENCEMIllCURK LENOM R,m,„ memcirn M� LEGAL DESCRIPTION o�f®,3 ° - o J pW 3/,Y-BRASS Pft. m® „m Z 9 T THE 17/NINTER,0r (HE NORTH 264 FEET OF THE NORTHWEST QUARTER OF GOVERNMENT LOT 4, m S � w 1qn sTx£T tr UNION FI{K SECTION II ,T NNSHIP 23 NORTH,RANGE 5 EAST, W.N.,IN KING COUNTY, 8 7OD .00 (3/99)0 EXCEPT THE NEST 30 FEET FOR ROAD(132ND AVENUE SE) "0° .^,e Y, IZ MW cal,DI z e l'' ,/ DDM ',OD 15 1xv 1,ro DATE Y.Y,VP •T//LCANERgC S1J-5D•C nn T.AtlSw-£LYING Y 9RFs.ndr/"Y- IN CONLR£IF.FT TEE M'TTR.Of NE 1.1.8 znwEr®UMON AYE NE LT/99) 10, 5was 1 i I — 132nd AVENUE SE I —_ (UN/ON AVENUE NE) +--.I—. — --_---_— EDGE PAt£NE,vT -- — IY EDGE?AI{4ENT gYL- - '-- a - EDGE PAYEVENT lir-4Mair7..••imm. to :. _, _T ____ ____ kill " - ---'--. , 1%11 0 _—II II� \. imi,ILlit .I i Mill D „„ ,,,,.., , _fii P. Z 11/11 COCO CO INN - � . , ,_ _ ri 1 02 ---- -- - : 1 d. _ __ _ ,_ _ _ I Pri - ---------— 1 . (fj \ z ti ul P N % co ' . O GJ 0 ti • S 01 448'01" W 264.00' 1 e HI. � s y ! f f e a WELLS PRELIMINARY PLAT 9. e LAN ENGINEERS 9 r. ' GRADING PLAN do LAND SURVEYORS � A.,(Ws1 al-ae» RENTON WAS/NGTON ly R I I — — — 132n d AVENUE SE (UNION AVENUE NE) ri ' �- EDGE PAITMENT SS LAC PAVEMENT _ - J` -. EDGE PAVEMENT I 1 N a� n N N e i•! I w m OD DJ I CO p ki r. (31 0) Fr, I N CO N e is ° jJ S O 1'48'01" W 264.00' \ 0 n e a i_ _ I,.. fi a N • b Lft a ;1 g A l WELL 'S PRELIMINARY PLAT �c TOUMA ENGINEERS �` �, a ! TREE !N BEN TOR Y PLAN LS do LAND SURVEYORS V- q6kW SOUIN NISI MACE swrr[-rO•MT iw 80032 IMKW[(Ua)]v-0.5 Mx(05)M-0On M RENTON WASHINGTON tea ..�.a.. I �„\0.H I . Ir I I � ? , GRAPHIC SCALE I TAX LVT 13 A2U "\` =rt�� /' /� I �� t �i �b G7P71177077mm'mmmm L T408 NOT PLA77E0CC HILLMAN 5I'�/� �� % .114.. K Ot s 4 di°i°i�i°i°+°°i iq _ _ _ �� ' // J rpz;;i•,„ pis/Ii /i�/ii��f�J��/��-verfr/ir + + ..-+�:��•�•�•�•°•,°�. y ,„ , Lio .t Lu>. ,_ %?r , :t 1 \' ''\ 7/ ' ' ' d II/ Ile 1 \ \ ',4!:;:fi::•i.: '- - 6 CY 0 - � °`• W41 e>,11 •�s°s+,44,' 'N-„ PLAT 7ED I ' I � I � 4.V O 151 rf a P 1. /I .) . . .. i#4,91N ,,,,,--- „, 1 fewl ----- e. i 2 \ fo'k 0 , / :::,k4 .,-- to!, AtA : :. 7 .1„, / , , ,/,,,,,,,, , ,__,... ,A, 1.1`i , j.,e, ,,,,i viols willini, _,/,, " 1/1", eff ,/.%*A1,, ne7" 6 i4 z 4 It;$0.. - - •e --A/91/7/A 0 oAri/A11 I I 1H__11(1,1 rill,////dA;\ \7 ,e;e%,-; N r/27r-- fir . I , , , ' 1 . - \ .,/ N -Oikv "' —J :2 , , 4,. yA1V,fr1/47/ 44210� // (ii/v/( ///reriffr././ ik° / „ r Z -/ / 7 o, I te.4P �/ ._ / mo . ` (,, i ► (35 f $AX LOT 142 f II4 roAN0T PLA7TED !P MUM e[BAR l CAP N 0 7 PLA-TED '--\ 1., I ,2sI !CAP I OM LIE w l L. ,, .'`.fix n, r�� I II ""C 11•r41.°/ I I P#agGl' I I I�//�j 1 TO 25 PERCENT t (I �l _ 26-39 PERCENT �S I I I I %%%i! 40 PERCENT AND GREATER 1 g v. awed.. DI CMCIOD PM, i war e. 3 4> 5 van -01 (y) GUARANTEE srr AMERIc L.7, CITY OF RG� d RECEIVED First American Title Insurance Company HForm 1282 A M E R �' I c ti� 0010., .,- -, .:-!...,.----;,,`,-- , _1: .,, ..6:°: /i 11 i First American Title Insurance Company COPIES OF D O C UMEN TS y , • . 0 Chlcals .'ltle •SPACE PROVIDED FOR t[COnttn't USE: i Insurance Company i FILED FOR RECORD AT REQUEST OF Kt• • WHEN RECORDED RETURN TO ,; 417:'t � i1� 11 .-t r 611'a 0 ls•, fis Name .Northwest.Escrows of $O'..Ch..$eattle. .Lnc......... :e Ir: , , • ' �! CO '03rd S.W. 153rd Street :• ; ;••�ti. `I'I ',` �-4•"..r •��a1;--,••-4!i Address .... 1.4 I... ' i .i r —•, Seattle, Washington 98166 � K, sropYa�tuo. {1.�:I).. ,I- �tb CITY.Stet.,Zlp ...-. . .. E#7279 Statutory Warranty Deed ,Y R GRANTOR. HUGH A. WALTER AND JUNE M. WALTER, HUSBAND AND WIFE F. i, for and in consideration of FULF I LLHENT OF CONTRACT in hand paid,conveys and warrants to ARTHUR WELLS, A SINGLE PERSON • the following described real estate,situated in the County of KING ,State of Washingtc.t: The North 264 feet of the Northwest quarter of Government Lot 4, Section 3, Township 23 North, Range 5 East W.M., in King County, Washington; EXCEPT the West 30 feet for road (132nd Avenue Southeast). � Situate in tH City of Renton, County of King, State of Washington. ;ttr ,3 1 ' t 1 v it gii ri .0 SUBJECT TO: Easements, restrictions, reservations and agreements of record, if any. This deed is given in fulfillment of that certain real estate contract between the parties hereto,dated April 5 ,19 78 .and conditioned for the conveyance of the above described property,and the cove'::. 's of warranty herein contained shall not apply to any title.interest or encumbrance arising by,through or under the purchaser in said contract, snd shall not apply to any taxes,assessments or other eharges levied,as.essed or becoming due subsequent to the date of said contract. Real Estate Sales Tax was paid on this sale on 471777C ,Rec.No. 467489 Dated April:,5. • • Is 78 • ugh a ter �jt f��ILG ,J). /tt.l-(/o;'I 11 e ��W f STATE OF WASHINGTON ) STATE OF WASHINGTON tl ss. COUNTY OF King i ss COUNTY OF On this day personally appeared before me On this........... ..day of.... . , 19 , before me,the undersigned.a Notary Public in and for the Slate of Was Hugh A. Walter & June M. Walter ington,duly commissioned end sworn, personally appcarzd to me known to be:he individual described in and who executed the within and foregoing instrument, and and acknowledged that they signed the same to me known to be the "resident end _ .___..Secretary. as .. the I r free and•.olcatary act and deed, respectively,of ..._ ....... __ . for the uses and purposes therein m-ntioned. the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corpor- ation,for the uses and purposes therein mentioned. and on oath slated that authorized to execute the said instrument and that the seal GIVEN under m and and o}.,; i '..eai this affixed is the corporate seal of said corporation. /it4 �+, , >d Witness my hand and jTicial scai hereto affixed the day and year first day�jm' . .. 19_.... above written. ,,Z ./1. L, t 77:... _.�� N"taly Pub'le in and (or the S;,t, •'f Wash- Notary Public in and,or the State of Washington. in,:b'n,residing at Seattle .. _.... restdiat at.... WN-xr 1.j.,,.' M'4P1MK'li,'",,i. 'f'-''''''!", ,,';,' \ • • Filed for Record at Request of: King County Water District No. 107 7415 129th S.S. Renton, WA 98056 NOTICE OF ADOPTION OF WATER AND SEWER LOCAL FACILITIES CONNECTION CHARGE King County Water District No. 107, King County,Washington, hereby gives notice of the adoption of certain Water and sewer local facility connection charges pursuant to Resolution "r No. 1373�adopted by the Board of Commissioners on January 27, 1993 applicable to the arras r CV shown on the map attached hereto as Exhibit A. ' 0, C) j VICTOR CARPINE, Secretary Board of Commissioners King County Water District No. 107 • It • I 8 I • F:WMS\JWM\0U21045.0I 02/24 93 • Mr \ I I . . • -... .... ___...... ...... /..„._ _-•- iwAi At . . . Nis: Mt , _ ,imil i - •ir / • •I 2g [ . KING COUNTY 4'� WATER •P r DISTRICT NO. 107 BOUNDARY .4; !,.. tro i . ._ . • .. . . , ``I 1iv . r r ) . . , , . ILI .. ., 0 rm. I Is% . . • ... in fi kiy LIA: t.,.., _ -- .: : an:. ...2...:. le --'-'4•4 , .. .. . 1 1 . ,..-) . _iiss. ;41110 . , . it . .c1 %on. : . .. , ti ‘...-. — 1M. All ..t. --,. ...• a '11. t ,-. EXHIEIT A KiNO COl1NTY ►,..-... WATE11 arrt„cr 5HP.,...,.�� c,,,,,,,u,Y n�,,•.,,. .•. VICINITY MAP . moo f01 i - • . •..wsa (eo.) .t+-ro,. .r ,. 'R- I ..•.rL•.}....ti4l.tr1M ••Y�t•.r. •'.s1 1 i . ; ♦. .t � 'vI L.fl.� • ♦.. ` ... �-�. . ;' %of(4;t.( L.f.,i. ; ,,, .� • '.. •i. ' t , 1.t , 4 L.'"ate K•�► ;' .-.."� .•A....r..-_r-•-.+-•..,t•-;4-r --"' ._ :--.:-- u .L .' T ♦ rr ,,},�Jr.r..rr- .rr•!1•:: w. jitV N4a. i. /, �i Al l 10 ♦' ��n 1 i1J J �.-.�,i-.yr - 1,) r .. A/1 1 OHM �!){ i.' 1 .. .. �•..�4��..�_.��___�_.- .! a' `fYly A •L' ,144. 'yF $..;\,Vy..ilt iL1 : i 41 1; v. _ 1 • _il ! , • •�s',,Ift•l., a4 r�a i �. • i .14 , ., l ! • 1 - \ 1 p.. (.• . ' /:. •Va�n��t/•44 + ,liR1�'iA l•1,�{11 k v1.'�I h'•\ is a + . • S�aL K s aSw,�1 k. �yf. 1 t; 1 , ,, . k A • "',,r:Jf1- ..i.::. :w. •+ L'22.1`=W x•M1 64,4,�•vA.:t.I, ,•..rim t�.. 4. .. 1.:, • , / ,��1/4" • Y " ,t 11 ,1ri,ir, ,'•ii,' ? '' tar /-� •�•,A •• 1 •'' , J IFS'; '• ;J J 114,P4A'A*O, 1 1:•"• c 1 tt t • • r'Vli ta►..1 .% r.!. 1. SIC 1, a ,•r� �. - �,�'l��• •r�a�sy;� F a � '•� r � �,.�i a' ESIa �'�i +,11 -N•t•%•U�rl` .l!.. 1++;,. , I 1 • • • • •1 1. 1+ j<, t , rt a t1, ! +'1 ..f ---:• lf. t 1�1 ,r s! pS�r +1 i at 1� it t "" t I117k74t t 'iA 1 • t tt r a.r » t � 't" 1,1i1t , t \ a t,, • t1 "/k f/�rn / , K• "'''''.'1' 1 „aia, N 'IT)�i 1l 11 r +1 1 ?", 1 t l+v 14 �/ 1.• f • 1 r t r J.. ,v '+'pti.�t �1r1�/ ,t '1 t It { � ' v ./l1 ++4-410 ,• t 1,)• out., h M yry,�v'r' ht"i1 t 1� ,i4,-�-• ,tit ray ( . �' 1 • 1 1, ,N,, r,.p11 :Y•*.•.• !b',T I t-1 '1.,A.,i?,l :I.a� ....?F 1, 114, ► tC'.•. ". •.W•�i 11. a9'141ASM'.`�,p11'r..r , •\ , , �,.. • ; `t•'t ��^.�^ f �aL-�-r'� .a '. 7� r r�r`t 1 it ��JrI _ r� 41, • 6, lr�r 4 n rl tf A,tr,1 v 4 iA •' '• irk'�, ,..a rt •4 • N r •-- •i t. tl h: '1� ,•4+;4i .1'S`1n'••}, d;r pY?�,.t r'i F �11 r •s- .,,,, �.oYv�!T_7�'iZ-1. f•. r �p �1 'lid s'Y :t%Rc o t+%, \,• - - - v v at i•• ,1 tir 1 • 11. Mira ;" '"'' a aF t 1 r, - t, 1/, l ♦! I.. 1 .,' • 'na y y'ra}1k ,�•+,P a •. t LTV j . ., •..M,y,� !K.�. • tG r • • —_-...1,..__ 1 // , Y erg' 1 k 2q1 .tL'YYA.v • '-• . •T,Ni64.,,pjl 1,7v.•. `;}+liaN +o1•C1'•L:. t t•1• ♦� •• { 1 � �.�t� d Y qr:,�t(/ r1}10�y l t 1 ' •a� l a1 R ram, '. f ---- r l.. lr.1�. i`r•„++1F'rr _ tlI�•f r a i 1.7' • a:':".44 �/.r.,, y4.-i�••1••' !+ • -.•-•`.+•._ —a''�- S , /,--f `` /�,�-Jt/tj,+,Ar.f"T•.•+P , _ I.5 .t.l •t t• • '4 i~N• ~+�_ 4a i .., :8 u,,1 ,1Zi, .ri k .'! 11,.,1h$`a ,iT'111,..Jw: ,..f•Z'1' ! 1. v 1 --• • ,.. "4/7, r r•,.. �y.'fo'/y-1'ls••, M..t,Y er „ i 'd '1-j'M•r li...f. - _ — , .t 614. ,..a-' ,� 1•-7,' 'N"• .1`'1(%(P'��t•}1YA.... 4440,;•f 3rs 1 •a;. rt . .0%,' , ital i 1 rti ir�f{.�?�7C•%•i►'yt rt't 1(' twvi� fy ♦ �yjlf/4tt Y. r'� �A• ;M> /•.: �• v1 • tr i 1 r_="".t?f t .. ttj�'t.- ...�1 �' '►1 i ,'• ! 1j 1 "�..•.+L+ �.:^.aa.i�da.-_ ..Ti r:,�. . ., ••( t �` vi.• �1 • i•�Pi 1 lb' ..• fi1 `�+"'Si• • ~r`•~,. i ,.• .� ..... t •.r. w, Na ►Jn Y...a/11 ' :�•rA"�`�'2'-e'1-�• ti 'li.• '' ��-t', , zr • ' I � + • • • / ' • • }, • ' ; .• . . • 1 ► L A 1.4 . i , /i•'6( J �•�? " l,• 1 , ' S ,1' , •, .. :: �• ; . ' • • . . • 1 t . .•i • • .e•it r ri i••// .•(?1,1„Allitl. At•r, .:rkK.e..ft.:w'S l•;'....*.: .•:..••-.;.:.. • .—.... • ( 11 P►.41• - •.w.4..t....k.L_a;.cl..f.a.., +:....._ . 1 ,. a t A•Y•t�.l�. :F�.r........„.!.. ' ..9 . i'ttg4Fc, -..zJs.c�-..r.«.••...�.-r�..:� _� 1,\cl'e•C•t•v�••r�f�''1'.•. • kM-F,,A.•,.•-.•1�;•,r •. •ram ,� .._..� ' _ __— -_. .1 � • 1:•T l.. L/� ,.. %:.:44-p.,r:."•«„t•....,•.•`• • �,r :a .. . • . • , 1- 1 .�Il.1 ' %' Iii''= F1 l�.r,, , •1 t •rw .t•I', .M^:1./l.t�%tw•► ' t411•,1r •,,, ',, .,1. iS =.1 ? r .• . • a;1 :1 • !:at 1 • aa..,..:..,.,.••. 4T"'r's.y r' 4.7-r:4 i • •,',, • 1 wi, 1, yy••s• *�,• t t '} '� .• „ i�. *, , • •. t l tr IL•o-114.•t4.1. 'r AA • •10 S.,}/.SI1I ,VII;• ''' l,., ••4r 1 i•„, •! • , . . � • t vr it ' • .( ► 4.! t l a'!I' , i '. .M'41 Mi•‘ :r•r'a4,.� B'/� ...r rt y •• . . I ' . , • • C+, • lt" s6.1u.,le'',7 ' 0/474�I,•. .�•�••,•• 1.:�•,,j iiM.•,j1.: . ,�,.... a +J• I • i 1 •P. ' :::• .ke';‘‘.Itti Likt.' • iP:te.orr•.:;•,%•',,,,,,V', .- •,. t, '..' , i---- �� 1\ h41J 1•, •1 • ' „A • . b / ."1ctR1 :-:✓ /SL . r' to..1 SIC t r,,`•.1 1�4, •, , L l W"6 ' vt y,t •y r1 1/ L7ib, .1`r.' rT - _ _ .C1 :Yw �y w..• 1 Ak41'Vk;SA K 1. E• �,r + :tf ' 'I v.'I•tMr y(.' ,w.�ll�l I 7- ./. .r.lt. pytJ..,r .�M A;','�` �� 1` • .a ) 11 A,• .. iAll Itl TTl TTr • • • v .1 =.I \,a?6 Mr'�' .{' •1ty.i,1. • ti`," Ia,,„ ..r.r+te,i,l•{•r /•'' .wl. ' i . • •., r I •►3 t`' " • ,l#4:, y'I ' 'Jyy F1 �i' rit1lr/F,1Y ,'/ k"; L 'tN� 4= r�' , ' • __ _ % • in /I I .4 % , •''f`•t9'.'EfSI'P'!LInI.AX di.-tortrix,t71'Llrq..r.em fW < -,.,•,.• • )a, �Jll� r, l , .1\' • le . ' Tl��'�4'k'al.k/,t!A 1r=� �4A1 �7,, t►,"n Y(✓, ✓, , 1 /Pa'<i.,d'••• .'i v' • r ' %' 1 a •* .,v�., { v �, 4ti •4"11t•rf r� =a., ,�, • I. n N T• • f, y 1 •1 .CL A C •••00.44•, '''C'i •k 5'.\,•e/ �•.,R1 ./i @r Rliii!• •,. vt'r {:• •, / • :/ I : .11:�•' 4''7;+ :.;'sp'M ,•, • Yl'''�R. 1 1 r I 1 I ! .4-"'YI." ,! 4.x(A'44„, ...••,_-.4 1W y :it; • •{1`P', r►,G�:� • • l j i 1 /f • 1 ' .4 1, A. i'' ^gyp `•, ."44n.r •1 . 2. l r +. I .w✓I,'( (4.4 l/t w1 •',i ".•II tls' I' ,;' ,.11..i .4 ►O.ZPixrl, �1 y --it i �.` I•S'�`t= 1 r ! ,/- ., 4, ..V v '. I' •t�`,► 11•y,l C1t 1 , ,�L ' Y• •�l ` _ • I .l 'f Ill.. »I/1'1 '`. ,,..A.w i�,k,,- C _ .rr..� 1„,‘,.....,!•. , 1. I 1 l.l. J� 1� S 7„ j•'�S l 1��/)�1, �1:•M/= i�� {+ y' '• r l!. M1 I, •. , I. k vn - 1 4.y, Or,t1'.'ij,'.'.•-l,(.,�•4)41iti••• ',' • ' . '1. ' `. • • I .n•Y> `./ �y tfir•.1� !.. \ 4170' "`11'• .•!f'..'••'•i •,t% r ` • • 'I •~ a "I- :19:t EIY3G4A +easi7tt�e. — .vrr:- rrii • .,. , I. 1 ;j// 1 , /y h b r .r • , rt�ritl. ,x�1 ,P �jy/��..d.4.r.,fi.•t'!ti`o;i4 i.l , n • e \A!r/ .f•''t' [[/1/YF. Yb t � a • `%RCs, • • -r, 1 ,• Ct ;`. ��' • 0 iv • I A. \ 71.04' � 1t*114w 47.s., ti •4 • r�'' t i l/ v'4, :°Olt . ay if.•,'.11 ` r am' •�: i! ...- - ...-..�• �wwwlV - •.. qq-cB4 (9) • :::::::: ::::::::: CITY FILE NO. 739-005-991 ,Jl.!'I 01 d z 9 D PREPARED BY TOUMA ENGINEERS 6632 SOUTH 191ST PLACE, SUITE E-102 KENT, WA. 98032 (425) 251-0665 May 9, 1999 ..\‘-1, �. r, ;, I. PROJECT OVERV 1 EW The subject property involved in this plat covers an area of approximately 3.81 acres. The property is situated in the north end of the City. Bounded on the west by Union Avenue NE (132nd Avenue SE—King County Street designation). It is bounded on north, east and south by fairly large single parcels. Access to the property is made from Union Avenue NE via a cul-de-sac that would serve the proposed single lots. The project area is hilly with slopes ranging from 12% to 28%, except for a small area with steep slopes exceeding 40%. These areas exist along the northeast portion of the site. The development is split into two small basins. There exist a knoll about the east third of the site which directs surface water generated from the most easterly portion of the site to the east into another shallow swale that eventually meets with the surface water generated from the westerly portion of the site approximately 800 feet downstream of the site. The easterly basin covers the areas within the proposed Lots 10 through 14. The westerly basin covers the remaining lots. The easterly basin will be designed to control flow release utilizing single family retention facility. The soil type of the site is Alderwood AgD, glacial till. Existing groundcover consists mainly of forest. The proposed plat will have 21lots with lot sizes ranging from 4500 square feet to overt 13,000 square feet. The plat improvements will be designed to City of Renton Standards and requirements for streets, storm, sewer, water and streetlights. See the figures on following pages: II. RELIMINARY CONDITIONS SUMMARY CORE REQUIREMENT #1: DISCHARGE AT NATURAL LOCATION The allowable outflow from the site will be discharged to its natural location. The lowest elevation for the easterly basin is approximately 373.00; and the lowest elevation for the westerly basin is approximately 366. Refer to topography map prepared for the site. CORE REQUIREMENTS #2: OFF-SITE ANALYSIS Refer to off-site analysis on subsequent pages. CORE REQUIREMENTS #3: RUNOFF CONTROL Preliminary calculations are provided on subsequent pages addressing peak runoff. The sizing for peak rate runoff control facility and its routing calculations are included. Water quality control will be provided most likely in a form of wet-vaults. CORE REQUIREMENTS #4: CONVEYANCE SYSTEM The conveyance system will be designed using the rational method as presented in the King County 1990 SWM Manual. CORE REQUIREMENTS #5: EROSION/SEDIMENTATION CONTROL PLAN The Erosion/Sedimentation control facilities will consist of filter fabric fences to be placed along the northeast and northwest boundary of the site. Wet vaults will be considered for water quality control for this plat. SPECIAL REQUIREMENTS—THOSE APLLICABLE TO THIS PROJECT 1. Critical Drainage Area - The drainage basin is not part of any critical drainage area. 2. Compliance with existing Master Drainage Plan—N/A 3. Conditions Requiring Master Drainage Plan—N/A 4. Adopted Basin or Community Plans—N/A, However, the site is located in the May Creek Basin. Refer to attached Figures. 5. Special Water Quality Controls - The proposal will create 0.58 acres of new road. These special water quality controls will likely be in the form of wet-vaults. Refer to the last pages of this level 1 analysis for preliminary sizing. 6. Coalescing Plate Oil-Water Separators—N/A 7. Closed Depression—N/A 8. Use of Lakes, Wetlands, or Depressions for Detention—N/A 9. Delineation of 100-year Flood Plain—N/A 10. Flood Protection for Type 1 and 2 Steam—N/A 11. Geotechnical Analysis and Report—Geotechnical study is being prepared in conjunction with this application. 12. Soil Analysis and Report—Geotechnical report is prepared for this site and addresses the soil classifications and stability. 13. A Wetland Mitigation Report—N/A. OFF-SITE ANALYSIS 1. UPSTREAM The site is the situated within a small drainage basin. The entire basin area is calculated at approximately 5.7 acres. This includes off-site area of 1.9 acres and 3.8 acres of site area. The off-site runoff will be intercepted by adequate conveyance system and will be by- pass the site drainage. The storm detention facilities will be designed to account for off- site runoff to by-pass the site. : 2. DOWNSTREAM Surface runoff from the site and tributary area is directed to the northwest of the site. The westerly basin is directed to open ditches along the easterly side of Union Avenue NE. That portion of the easterly basin in directed to a swale which conveys the surface water to north and west. The runoff from the two basins join again at approximately the intersection of 132nd Avenue SE (Union Avenue NE) and SE 95th Way(Also known as Boss Blvd). The runoff from this point directed toward the existing 18-inch culvert under SE 95th Way. Thence it discharged into a defined drainage swale north of SE 95th Way and directs the flow into Coal Creek approximate1y300 to 350 feet. No downstream erosion has been noted. j - 11Z tiro Pg-FLlm)fNR0y Pt --r ei#ty 11, 1999 C!\ SCS1yiilLeDAv ?ERFORMANCE : INFLOW TARGET-OUTFLOW ACTUAL-OUTFLOW PK-STAGE STORAGE DESIGN HYD : 1 . 90 to -yP . 74 . 62 4 . 34 7572 TEST HYD 1 : 1 . 21 '-v'j . 31 . 25 3 . 32 5780 TEST HYD 2 : 2 . 76 i.» - iv 1 . 34 2 . 16 5 . 23 9120 STRUCTURE DATA: R/D-VAULT 2ISER-HEAD VAULT-BOTTOM-AREA STOR-DEPTH STORAGE-VOLUME 5 . 00 FT 1744 . 4 SQ-FT 5 . 00 FT 8722 CU-FT )OUBLE ORIFICE RESTRICTOR: DIA( INCHES ) HT(FEET) Q-MAX(CFS) BOTTOM ORIFICE : 2 . 26 . 00 . 310 TOP ORIFICE : 3 . 51 3 . 35 . 430 2OUTING DATA: STAGE(FT) DISCHARGE(CFS ) STORAGE(CU-FT) PERM-AREA(SQ-FT) . 00 . 00 . 0 . 0 . 50 . 10 872 . 2 . 0 1 . 00 . 14 1744 . 4 . 0 1 . 50 . 17 2616 . 6 . 0 2 . 00 . 20 3488. 8 . 0 2 . 50 . 22 4361 . 0 . 0 3 . 00 . 24 5233 . 2 . 0 3 . 35 . 25 5843 . 8 . 0 3 . 50 . 39 6105 . 4 . 0 4 . 00 . 55 6977 . 6 . 0 4 . 50 . 65 7849 . 8 . 0 5 . 00 . 74 8722 . 0 . 0 5 . 10 1 . 14 8896 . 5 . 0 5 . 20 1 . 86 9070 . 9 . 0 5 . 30 2 . 79 9245 . 3 . 0 5 . 40 3 . 88 9419 . 8 . 0 5 . 50 4 . 99 9594 . 2 . 0 5 . 60 5 . 41 9768 . 7 . 0 5 . 70 5 . 79 9943 . 1 . 0 5 . 80 6 . 14 10117 . 5 . 0 AVERAGE VERTICAL PERMEABILITY: . 0 MINUTES/INCH SPECIFY: F - FILE , N - NEWJOB, P - PRINT IF/OF, R - REVISE , S - STOP DETENTIONIRETENTION CALCULATIONS (3.81 acres) Existing site conditions Time of concentration T� = .42(NSL)°/((P2)5(So)4) = .42(.4X300)81(2.1)5(.16)4 =27.8 min. T2 = UK(So)5(60) = 130/3(.16)5(60) = T2= 1.8 min. Tc=29.6 min. CN ? CN; 3.81 acres @ cn = 81 Developed conditions Time of concentration T� = .42(N8L)a/((P2)5(So)4) = .42(.15X130)•8/(2.1)5(.024)4 T1 = 13.87 min T2 = UK(So)5(60) = 150/42(.11)5(60) T2=0.18 min T3 = UK(So)5(60) = 310/42(.129)5(60) T3=0.34 min T4 = UK(So)5(60) = 120/42(.08)5(60) T4=0.17 min Tc= 14.56 min. CN ? 21 lots on 3.81 acres DU/GA 21/3.81 = 5.1 DU/GA= 50% impervious 1.91 acres pervious, landscaping cn =86 1.90 acres impervious, road, and roof cn = 98 P2=2.1", Pio= 2.95", Ploo= 3.95" Computer Input 1 EX=3.81,81,0,98,29.6 1DE = 1.91,86,1.90,98,14.6 Orifice restrictor to release 2 year and 10 year at existing condition rate. +5• / �( II A4 f II Ull' nkl !'\ • �l%•r: "_ r�E}illtoP , + T r _ u `�� BeD '/r,. • r. .' I m yet \ r yJ �. AB ! �� v�+ I� ( /Ja.B.e•C• / �••2BeC Bel a N ❑�_1_ i BMj' 2•2 1. 3j ;• t III I 985 • /' !14' I ��jit :"lot 1�, :,:This 1:z: AgC , I (v,c,.ettrI 1-^ Am ' '\,. I• /• I BeD '$ :`'+'!.Sr i I I: BeC •(,• .' ;• ~• _ 6 f ... �■ ` • i ,; AgC .. ) I i• ,`,-94i .....'' i�- 1• ; Bh • ! ` �. + i AkF, ----- A D • • AgC -_BM®85 • _ f•voilt,.... • 2, Age,. m ; n..b. r � BeCQ . C, .�r AgC:;.l, .'. AgD �y�^ _ M�.�f' I ti, /or'a1r • .. •Hillsilit?I'llifteePillit �, .' ii AgC.e •r •• IIE ' \ — �// �_ _. _- BeD Ia yi /1 .1:,.• 0 _� , BeC 44,„ 0eC K D r r B ° •.. •1 P 0 �, :y '• �� NeWCA; �i93 • ` � 4. °M° .� lit; -- 1 i' iii ,• r��'�� • B _ , �r� �\ Iv1II Illikki ..mC' i l AgC, :'lliii. I KPQ�y .. �°O Iy $$ BM _ 'Y• aa��,,W ,,,t OvD • 11, i•' i ."� �.*- -�`----_ { BMA ABM I 78• B A D 12> �� 690 692 1 B K +` _ •J•. ' :. I ` I ..� AgC It �. BMA 1 (�' • OvD . .4 •r1 ` 605 ; •� • I�\ r 9+' �.'Sm \ I IBeCI �, .. \ ‘..2. 13 • Br �C i;$\ ' gyp -1r4 '' ¼tJ% D 1 A D ;; 34 .,.... ohi �` • -41: ya l 4, vkli _ • f � OvD AkF '• .fii Y { i AkF ' AgC'.'• I �� • Ev 1 G AgC 1 t 1:,. ..� :, GRAVEL 1 ' x ' ,dirt. IS'. Z•000 H ". —vim �tii PfT °`�-' • • ,;;. i OT °1' '. -_L- 011;kk41741� � 13M '�?'•QM' •�.�• , �� a I� •ilik P ' „ i i ,,,452 •• ,g 9•• o AkF _ " � AmC • ••J"1. j t y AgC •-x,. . r • •j � •• '▪ :' ' ' ..._-_.-- . Ll• ...-:::;•-•--:-:e-,,, ,• . ,, ,,, . ,. .. _— •• .. . . „ ,. - , . - • ir--,:-.7 _,,-• f.fi o,,, .. , • • .:.. -•• .itz • ,!- , 1-j 1. s), ;-.',. ! ;., .;.: -.- ,i „,../E„o. : - .+1:____ • • • it— :. . , ..:...\\.. . ▪• ,,„ . .)); ._ ., .40,.!. .•• • if .. '0 _ * ABC• • i:. I. l • ' y4N • l'.': .; I AmC• • �� •« " • Trader ark • I �, I•t,r ► i :F lra. R I, a .;i j. R ry 'I ,: •BM j O � BM .C:r;': B e 1 ' 1 ./ .lv=•• I I'1§10 I• 1, ,�EvC ; ;• •I(••l-�:�. �.•••.•: ABC Ili.: A. __... ••,• �, , vdl l�(t1z -„,,ir. ,. ----„--________: 1 I \ ,, ,,, .. .: ,,, , .RdC 10' RENTON I.7 MI �i w \ TREES \�� , � I -=' 3 5 0 - - saligiliSiiiiiiiiiiiiiiiiiiiiiiii hil 411111 . 4,10. ..'111.11110keltri\k‘s __________ --------'N ---- ...____ TREES \ " O 1 "_ zoo' \ \ C �—' , ) b \ o 0 , 1 I 'xi ❑. ►,� � � x x . x i -Ts.—E. 00 T I III3 I �y in } • 420 %\ I I`1'1` -C 422 I %.___ 0 TREES jI I � Iifj \ I III 2 , SBUH/SCS METHOD FOR COMPUTING RUNOFF HYDROGRAPH STORM OPTIONS : 1 - S .C. S. TYPE-1A 2 - 7-DAY DESIGN STORM 3 - STORM DATA FILE SPECIFY STORM OPTION: 1 S .C. S . TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP( INCHES ) 2 , 24,2 . 1 ******************** S .C . S . TYPE-1A DISTRIBUTION ******************** ********* 2-YEAR 24-HOUR STORM **** 2 . 10" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 1 3 . 81 ,81,0, 98, 29 . 6 DATA PRINT-OUT : AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 3 . 8 3 . 8 81 . 0 . 0 98 . 0 29 . 6 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) . 31 8 . 00 9209 ENTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: lex2yr SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP c ENTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 2 1 . 91 , 86,1 . 90,98, 14. 6 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 3 . 8 1 . 9 86 . 0 1 . 9 98 . 0 14. 6 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1 . 21 7 . 83 19301 ENTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 1de2yr SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP 21 S.C . S . TYPE-1A RAINFALL DISTRIBUTION ENTER: FREQ(YEAR) , DURATION(HOUR) , PRECIP( INCHES ) 10 , 24, 2 . 95 ******************** S .C . S . TYPE-1A DISTRIBUTION ******************** ********* 10-YEAR 24-HOUR STORM **** 2 . 95" TOTAL PRECIP. ********* ENTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 1 3 . 81,81,0 ,98 , 29 . 6 DATA PRINT-OUT: AREA(ACRES ) PERVIOUS IMPERVIOUS TC(MINUTES ) A CN A CN 3 . 8 3 . 8 81 . 0 . 0 98 . 0 29 . 6 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) . 74 7 . 83 17542 ENTER [d: ] [path]filename[ . ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 1ex10yr SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP C ENTER: A(PERV) , CN(PERV) , A( IMPERV) , CN( IMPERV) , TC FOR BASIN NO. 2 1 . 91, 86, 1 . 90 , 98, 14 . 6 DATA PRINT-OUT: AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES) A CN A CN 3 . 8 1 . 9 86 . 0 1 . 9 98 . 0 14 . 6 PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT) 1. 90 7 . 83 29926 ENTER [d: ] [path]filename[ .ext] FOR STORAGE OF COMPUTED HYDROGRAPH: 1de10yr SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1C 2-YEAR 24-HOUR ISOPLUVIALS ,1 —05111V‘44. t MICR.Imi—�� - ----- -- --- �, — --- -- 14f foltiiii il lq igir#L, i i tal \ 70 - freavii: F 'Crlik ' _,:N Wig: ;9 . - i - � 1 N.. . le i ilitrille '7 I., LI,• 19 /-,.,,..1.;.,. 4.,..Fir, ,,,.. --tjp.,,ik.,oek ., . :t ),, ' 29 kre ,ice,*p,I.L me ): .. t4''''. '‘714111111_W. "INIWArirklieli , i `, . _4 r, .\ .,.. „ NYS= 1 . —; 7,,ALL•piiii IF AL) AS F'j*Afr l' Or i /! ri ✓ r.f‘ -'"i .::. l‘s '' 0 " • ""- 4i Vilf 1(70°1-!"=1,C12 WAWA.— --P 1,;•*°-‘g•^ , li tiAl g'I ►�•�r•' l:•4°11r1; "ea& 'Oi lOtil • ,..,....,,, ,i ,,,tr ....... .„-,._1 .,. .. ., . ..,. ,_ , , ....ilkk. g iirsr fliA '':44‘4 %‘ 1 . 04,\\(t- -- LINA 4 \ --/ ii ‘. lo, 19:4P.-:211111111111111111P• "' --, illir =,:› 'Llk, ( /4". - II ill ii\h_\-, 11411o,m —,71ifS117444 , . -1- \'`.4"Ir —‘ '' • All . ir ilikl‘‘ io.l.,la-k- ,,„..._.._...-.i,v,__i, i,,As\, ‘,,‘,,,,‘, ,,,N,...,l.., ' ment, __^ �# 1 r4,i, t ( Qom:. 1' .;,- •. 0.,__ i. . - . , „ ,, .. ,. _ ... . ,„) r .p . 1, Ili ir,„, P t .1 _ . .,. ii ,,..,0,---- ,,.. 1 Thflili 1,,,q-_.44Aidid., 'iillit i . ' 4111114, , IN 1$4': . .' ..rijk , ,JI7j , a , sI whifliw ., _ - \,. cv A 41, . tb„..,/ ,_ , /02 ,,_ pr-) - ., 4tOt P 4 yi al, , - L ,-- , _ if .. __ • &,' l' il,r mor'• - , lii‘,41 . - .f: . , . \ , N 2 ,„ .1 1 . ‘ J. ., ,,,,,,,,,,,i, , ,, _ 2-YEAR 24-HOUR PRECIPITATION I� ��rag_. ,e.` M •• 0.3.4 ISOPLUVIALS OF 2-YEAR 24-HOUR ry 3. TOTAL PRECIPITATION IN INCHES ti ' 0 1 2 3 4 5 • _6 7_ 8 Mlles ^� A: - c,, 1:300,000 3.5.1-8 =df 1/90 • KING COUNTY, W ASHINGTON, SURFACE WATER DESIGN MANUAL • FIGURE 3.5.1E 10-YEAR 24-HOUR ISOPLUVIALS 2./ ----- ' - d ; --=N -- ----- - - . - - - ---- . .--- ----- 22 -,aeg \i, 6,,,..111 ill. 23,_ .,1 0,,,,„,,,,,,-.#0,1 2.4 , .4 Li Iv ie, i r \ ) 1 , .1.1grti /A . IA , 6 25 , Ai .41/ t igx - f Ste' 2 7 i illill -0. illipint .�4 .,,--soniam,..wisab s& � _ ,- , _ Imm„,,.....4_...1___It: : )ilillal prOVIME litr e I / '. ? 29 \ -:kill!1 t‘\ #,41,414111111111\1141111 . — 7-1 \ . ,,, 449!.., .1 i twiltrilltriwiL flAp; / I- , -- 1111.0 i ‘, r ;',-I ry i` 1)1Ik 11"Or;1b1 4. 4 ✓1a' \04. eot :,, b z 6 .4 . 2 4' Tillki , - I ij ' ,�. ' NIT ON% le t 71 i I i •J1j ' _ , -/ 461110 ? L cr 41110. < -I Apk\iftt 1 , Ibi i 33 _.' '- - \ 1111% ei\k>, IP* - lior , -, , i *ii!r . . 1 /17 . ' ' .. '1 litlitillayAilifillilibalk . •,-;_ ii 1 d illi‘ i'411‘711n: 014\ \ ir \ i _i..tti- , t Lbs- ---roi ..--iii — \ ,s i j / i. isTKII 7-'7 ,14, i log, 1 ,,, ii, \ i v -- , . Iiiiiii -,, - .11 wp)4 r IN 111-k . N ,s- ,._ , / inv. oe, w•-• fi a . .,, c mho ... ,.. _.,/ /. ,( not__.- _ G 1 • " �� R . :�FIFP -�. r":2:.' 1 9 :�. '`'I. c;;; , , i_ 0111, lib Atiiti'k _ ,,,,4 \ , . \ , -I 1 A 411 ,11 s I 017,4N.-..,M1 ,4 . Iv -..,... _ _ .._,,,„.. pm im tr, ,I, 1„ , . _ .„, 01,4 ‘ . _ ( • iAil t 1 • M. Z.q I, 4 7 �"\. 1r,L,.(11 ` lai'ILII , 10-YEAR 24-HOUR PRECIPITATION , A wit / 1 L, 1 3.4� ISOPLUVIALS OF 10-YEAR 24-HOUR `e VEVA ` ''�AIN 41 . r- , it - TOTAL PRECIPITATION IN INCHES 3� �f _, b. W 4/ 0 1 2 3 4 5 6 7 8 Mlles S I ,� AJ fah .--, s" -.- ' 1: 300,000 '?'y-. 190 4.0 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL FIGURE 3.5.1H 100-YEAR 24-HOUR ISOPLUVIALS go -----ifitillor Ewa =r- -, ._ - — ' '• I§ : 10141 itkiltitipp 'i h'.: It q 4 1/ „do. i Ad . t„, - ,, t ...., shogtiqou 4 ',4771-11iillt ) i 3 "6. , ) 34r., I V' 1 41_,/ i 0 .• � � �� a �. ��. - ilv ,„ , I i -40 -6 il P4.1044%01011041711ftilor * 1 id 4 i 43 ; .,___. .4104-06 . ,,jiiikilos-verin-wii4efttro i c) to-gitemas - 1•••• 1/4 / QS, 4 \ - ‘14.*0-# --"Nwirgireirdwiting ,0* .4 , ''-', , Al vi : litirlAcrgall - ...:-.-il A- loi ‘ ,-: it irdlioPp; ...ffetvi ,.. % :11 / ' - \\ ' ik l‘ Iiii. ri*It kirdiretl, ' 70:::: ri- -ho..;$,- Is V11401 )11(114((4".°14.°*41-1 ' i I l'^ . 1.1 ''*. If441 A.40,„••imsor.00°. ,,,_, \\\ - -/ 74: Et-i. 14INIANIIIMr- 4011161t4\ .� \Nt‘r; leilti . 741011)Z*--,__ 4111 .1 Y '. - 1Plini1M1,7110k 1,001400.01* i - \ 4 4t. if. ././ r- I . iir 6t0=7 ,Au ii/Aimuirivt. ,it ! . Iltwitatirbe-, Tt„ \ 4 i 741111 > . ,Atile Orlitti ,11 .4 1\ kit .. — -,.. i • .--- ,4 I It ri .--% .- ..- ._,„ ' Irillik -- 1 '‘VAI.ak 414 -71/ ' r �"1't 1w� ►'Mail lt \Ism r / � � � -lla lif1 , rti .\) 117:iii. - I 11W7ii .11125(.111PriftildlikenWr -' , — /i. r / trii411111 IlirdingriA" ' i _ riONmil" tititomvi - ,.1,_ _ , . ., . 40,ivilve PIM/ ,_ 4 :". it _ ,., . . tex,16,-- fak - TAPP -- - , `-."' ie. .. - - - -. \ --- I ,1 r 444108,-*\ °. -- 1-,7-- i A .41k .... 1.4,,./ - Ok i I 1 {e '. _ • it p. i j I 4-20".470* 1 ki ,r1 , lr pr-g '..'*41.0/4,i,7 \5. , ,ii ..4,,,, s f7,-.i; v 4t, At, fr 4 - , ,, _ ._ _ _. _ , br 44, , ..., _ , _ y n, o -, trAg _ 100-YEAR 24-HOUR PRECIPITATION i � 6.5 N NNowAsiar4.74.:Marswim 5 5 i 3.4 ISOPLUVIALS OF 100-YEAR 24-HOUR N. • ar "AirrAmir TOTAL PRECIPITATION IN INCHES O� ` N. 0 1 2 3 4 5 6 7 8 Mlles tit., .- „4 � , 3.5.1-13 O - -1'" 1:300•000 �` '• ' 1/90 g• KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL -- -- -------- ------- - --- --- --------------- TABLE 3.5.2B SCS WESTERN WASIIINGTON RUNOF CURVE NUMBERS SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982) Runoff curve numbers for selected agricultural, suburban and urban land use for Type 1A rainfall distribution, 24-hour storm duration. CURVE NUMBERS BY HYDROLOGIC SOIL GROUP LAND USE DESCRIPTION AB CD Cultivated land(1): winter condition 88 91 94 95 Mountain open areas: low growing brush and grasslands 74 82 89 92 Meadow or pasture: 65 78 85 89 Wood or forest land: undisturbed 42 64 76 81 Wood or forest land: young second growth or brush 55 72 81 86 Orchard: with cover crop 81 88 92 94 Open spaces, lawns, parks, golf courses, cemeteries, landscaping. good condition: grass cover on 75% or more of the area 68 80 90 fair condition: grass cover on 50% to 75% of the area 77 85 90 92 Gravel roads and parking lots 76 85 89 91 Dirt roads and parking lots 72 82 87 89 Impervious surfaces, pavement, roofs, etc. 98 98 (9.0 98 Open water bodies: lakes, wetlands, ponds, etc. 100 100 100 100 Single Family Residential (2) Dwelling Unit/Gross Acre % Impervious (3) 1.0 DU/GA 15 Separate curve number 1.5 DU/GA 20 shall be selected 2.0 DU/GA 25 for pervious and 2.5 DU/GA 30 Impervious portion 3.0 DU/GA 34 of the site or basin 3.5 DU/GA 38 4.0 DU/GA 42 4.5 DU/GA 46 5.0 DU/GA 48 5,5 DU/GA 50 6.0 DU/GA 52 6.5 DU/GA 54 7.0 DU/GA 56 Planned unit developments, % impervious condominiums, apartments, must be computed commercial business and Industrial areas. (1) For a more detailed description of agricultural land use curve numbers refer to National Engineering Handbook, Section 4, Hydrology, Chapter 9, August 1972. (2) Assumes roof and driveway runoff is directed Into street/storm system. (3) The remaining pervious areas (lawn) are considered to be In good condition for these curve numbers. 3.5.2-3 2/89 KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL TABLE 3.5.2C "n" AND "k" VALUES USED IN TIME CALCULATIONS FOR HYDROGRAPHS 'n;Sheet Flow Equation Maroilng's Values(For the initial 300 ft of travel) n.• Smooth surfaces(concrete,asphalt,gravel,or bare hard packed soil) 0.011 Fallow fields or loose soil surface(no residue) 0.05 Cultivated soil with residue cover(s<-0.20 h/ft) 0.06 Cultivated soil with residue cover(S>0.20 ft/ft) 0.17 Short prairie grass and lawns 0.15 Dense grasses 0.24 Bermuda grass 0.41 Range(natural) 0.13 Woods or forest with light underbrush ^0.40 Woods or forest with dense underbrush 0.80 •Manning values for sheet flow only,from Overton and Meadows 1976(See TR-55,1986) 'k'Values Used In Travel Time/Time of Concentration Calculations Shallow Concentrated Flow (After the initial 300 ft.of sheet flow,A -0.1) k. 1. Forest with heavy ground litter and meadows(n-0.10) 3 2. Brushy ground with some trees(n-0.060) 5 3. Fallow or minimum tillage cultivation(n.0.040) 8 4. High grass(n -0.035) 9 5. Short grass,pasture and lawns(n-0.030) 11 6, Heady bare ground(n-0.025) 13 7. Paved and gravel areas(n.0.012) 27 Channel Flow(intermittent)(At the beginning of visible channels:R-0.2) k. t. Forested swale with heavy ground litter(n - 0.10) 5 2. Forested drainage course/ravine with defined channel bed(n•0.050) t0 3. Rock-lined waterway(n=0035) 15 4. Grassed waterway(n-0.030) 17 5. Earth-lined waterway(n=0.025) 20 6. CMP pipe(n.0.024) 21 7. Concrete pipe(0.012) 42 8. Other waterways and pipes , 0.508/n Channel Flow(Continuous stream,R -0.4) k. 9. Meandering stream with some pods(n-0.040) 20 10. Rock-lined stream(n-0.035) 23 11. Grass-lined stream(n.0.030) 27 12. Other streams,man-made channels and pipe 0.807/n•• ••See Chapter 5,Table 5.3.6C for additional Mannings'ri values for open channels 3.5.2-7 I/90