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Home My WebLink AboutLUA-06-016_Report 1"' "' ~ " I k C, '1 ' "I I PORTION NW 1/4, S[ 1/4 S[C. 4 TWN. 23 N., R 5 [,, W.M. ~ I F() ,. I f. ~. I \ CITY OF RENTON, COUNTY OF KING, STAT[ OF WASHINGTON <'.) '-, J;..(( ,I_ ~,;+~"-~-- "' 19 "'r ,,_y--I I ! 1 01YOfllENTONMON'1e ~ , I I • 11 \ :a,E CORNcR Of N[l/4 "'' Of ti[ 19THST ,I; I t;fl/4 SEl/4 Of sec -. UNION AVE NL f'NO 1· ~ N£ 19-r,J{ ,-' J I \ •-n c~ CALC ~TION \ BRASS DISK W/!'IJ!IC~ 11s (L I , \.__ / cowc .. °"' (1/2002) ~ I .-. _\ ___ ---------N•l~.27~.Ht ..] -E~•.J1U~H1<~ L .......... -........ , ......... ,;,.,_._..,... \-~--4 ,i NE 19TH S1r(E:E:T -'\ I El•~·M~ 8 ~ ... ,. \ -:-_J__ ---;1----~~w~,~ l::: e: ~ ,: """ z: "' -:,: i~~ J -~ u "' :a: l:: z~ L "' "-' 2:: ~ 0: 5 "' .J ,: ii ii <i I !5 l I . '" I' )@ '' ,. ~-ll @ __J '° ~:1 f!1 ,ill I I • 25' PR>vA1£ ~ccrss me uT!UT'l.5 E/..S£'1£1<T ,_<...'-' t,.o, I ,Q I ,;j'-'t ,)' ,z.,:}-" _ _j_ ~:t°i ct:~·· ,.·, . 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RY Sf\l{q ,.sr,,i,::,., ~,,, C, oi:~,CtJ ~,c ,o ~4".107()6~ I -:c[:.s '-1' ·~~.,-., ~,11 , ll ~ 1-1,"·-i'''"i' :'~-i-- r, 1/\ '. \\\\ \ \ -<-:--'\" ;J' \'" \ ,,'':::> . .,, ~· I \·-~ I\ I ..:,<'" ' ' I I \ Y/()1.l\<P<C PIP[ ,IN( I I I '~""' sec so 1 . \519108< ' ' , I • \ ' 1 \ I 1 1 I I I -~. • •t:'la-rl,:~ -. i\\ ', 'ii, I i \ \ ', I '' l' \''\ \ ~\ 200' O•I"""" P>"'' ca<oo<o,;oo Eo_.,..""~ flOCo<<!"'-~ t(o,)))1°,1~4. ---- \ ',\ \ \\\ \ \ I \ -~-1 '\ I I\• , -·-~ ,.\ '· ,, UNf"l(A rr;;_1 TA\ . : 2(_, ----~i ~"22 ··:sooo ~53.5;,.j :s .5!)z9. 2~0D bG'4B'0I' :~, J~OO 50.00 <0'06'25' ~ ~-~Flfij 1IE J[~~b -, --\-'~--' ;!~'-'''--'-·'_'_~ I ,, .<'"TC'.' I LOT DIMENSIONS ! ': j-,·-o'' · ~-1 _/-i rl. -~: H.: ,," ~·· ,j. 'CT '• aCT .\ -C'; -~--- -.~!'. ,, ,.:1,,, ~ ... ,, 'I •.o,;SF .., .. <;f •. ,2,.,. '·'''Sf i.».SF <,53-< Sf" 6,1)11 Sf 7,676 5f <>.soi sr •• ~, Sf ,,a9JS• L,!!?S; \1'-'ISF -------~,-: ~~cc -·---------....... _ lOT a LCT ~ ·..c,10 COT >1 Cl 12 .c1,J LC'!< ,C' ,~ ,o, \~ PLAT DATA r')-;-AJ Al?£A ~·o. OF LOTS 214.000 SF, 4 _q, ACR[S ,e rnrs 'l,O'Sl SF 7.5J4 sr R•C/./i or WAY A~n:ss iASH((NI 1RAC l A (NGPE) TRACT 8 tJJ,860 1 S3 ACR[S ZONF: 10,655 sr 0.24 !WIES R 8 SINGLf: FAM!;. r DENS!TY PROP()Sf:D i.15£ SOie rw1:. GROIJ/1/D ~l-£R 6 96 DU/ACRC SINGLE: FAM!l Y !!QM£ ;~:~.~~/;;{,_1 TRffS AND FOR£S1f0 O'NN£RS ROGER I. ALLAN ~mo 12TH ST S[ E. WENACHTff, WA B8802 PHON[ 206 -255-71,91 LAND SURVE:YORS CENTRE" POINTE SUV[YING .;3101 gTH Avt sour~ fEDERit NAY. ~A 9BQGJ L~GAL D£SCR1P noN SPECIAL NOTES TH~ Pf!Ol'!.~Jy :5 S\JBJl:C1 TO ASSO':S~I O•SCLC1S€D It< INS"'l!l<[NT l!l:cooriro 10<0E• •u: "o se1io_1,~, ll<l ._,.,. ,s 5'.'RJl'C! ro ~(:aff~[Nl "'° fHE ri:•~s *"° !>ff COMlPTl<Jo<~ Ol~LO= IN INSJIIW[N' 1'1:t:Ol!OCD U~fl(Jc "ff NC, 1502!4c.606 1>!( POKIPf:RT> II SU!l.Jf'CT JO CO"(H .. NTS, COODITl()I<~ C>'C R[S1Rleno,,,s == IN :NSTl(l,IW[NI •[CORll,O VN(lfl! ~c NQ 91011409~• THE EAST HALF OF THE SOUTHEAST QUARTER Or THE NORTHWEST QUARTER OF THE SOUTHEAST OUARTER Or SECTION 4, TO\\t,ISHIP 23 NORTH. RANG( 5 EAST, W.M., IN KING COUNTY, WASHINGTON xxr;; ,\ I,, PILIAIT; r , ·b ..i cf~1 I er "1 • :~ ~ ~ " ~V-~-~--- •f 1:., ~ I I 1 \ \ ' ~I I PORTION NW 1/4, S[ 1/4 SEC. 4 TWN. 23 N., R 5 [., WM. : ,_ •.. I ·-· '1/: 1 1 I :;. , \. CITY OF RENTON. COUNTY OF ,::::,~s~~.~r oF WASHINGTON ~ I =.,~" , Ii" ~ \ o;i:<;I.JRl,IF;R~Nl:1/<. JNT/J('N( 1~1'<ST,t l.i.J NE 19nl/ "<I/<, >l:1/< or SEC -;, JHICt/ AYI: NI:, f'lfO 1• -I <-~. CAlC l'OSIOON \ BRASS DIS>( 11/P\1"0< IN Cl_ I ;,, ·--L _y CONC toCJI< (1/2002) a._ >-cc: ..,: z :E -_ --------·-~-.!'· ___ .. ~ -_\ ___ ----• ---~::.~.:;:Cl'.6:5 ..,_,.-~,.,,w,i•~-"'""'.._·.._,,_05 ~ ~. \ \ -.,:....__j ~1N£ 19TH STREE:T EL<J7_169 I;; L.L~-----"'='"~ - 1..u <0 ;r.n:--..1 1 1 __ '"' \ I __ _ ~ 1 1 g: :g ,a"-"'-"' ~ -,-6--J -r------, .----, ' J" \ \ ·1· ------· '01 (,/}a:J U"-'l'llS(AS(\OT 11 UOOLL I 8J (I \ ''' • ~ 0, ~ ...0 U!>.IJ,CS (;,£1,,ENI. -t-.,,.<"'S'I""" __ _, '!I · ~ LL I >,rn ,, ' \\ & ,-, cs;;::s;;:J GRAPHIC SCALE ::; uJ cc: o, 1 : I 1'-'"'•'l I ,: 2 I~ 1 \ "'l· CC-< I ·-"-" ' ''"''"' I '" I ,~\\ \ '' I l'f"''"-'''-"---, . I I _j ~, \ a1vo<R'f.Nf<li'<'"""'""' I;: "'t I : : : .:.; .. : ! ··::· L-~~.~}...:-· ~n ... \ » I ri~[,~it~;, : i k.---W-' -. i a._ z oi ;2, 1 1 1 ('-'"·') 1 r -!;\' · I .··, '" I , .:,.J,,.=•05 t z N -I ' -' ., ••• I " " <O a:: L,"" __ _j ----I \ ;; <'. ~ ~ "'1 I 15 ,..........,_.__, "l 4 ~ : 3 ~ 1-... ;: \ :5 __J ..,: ~! n . ' i H i5~ ii l 1' '. §~ ~ .. _ __J__~. ,,.,___ ! : : 14 . ,,,.,~, I 6 1!;;-',:li"' \ "i, (J ~ 'II''"" ' • I ·-'\ II :::--.:.·i:;.•• \J L( •• M.L.1t.l....J ~ ____ _J ,..., .. , ... __ J. I I ' 1·-:; 0 --;,i ~:-, . .,, ,I tR \ I i-----TuRvE TABLE --, 1CURV[IL["1GTHIRAD!L1SI <l~lh ' ···-,, ""' • 0 I \ c2 11.J• <"5.00 J\l"l<'<3" ;.---. I o ...i2, i~oo ,i·,~,, •. I I \ c, a,.e~ :so.no 1 : :~.-, n , 1 ~~ ~~ ;;: I ' I( ........ , : I C7 l~.00 ~ I I ...J ,..S-"\ I cs ro6' 5(1.0(U I ',,,,,..,"':---r--' \ \' c1 ]7..?l 5MO ,_.:-, r,,.-,,,.,u:.,:.\ i ,, 6 \ 26·---·n: ..:ctss : o;.;·•e·o1· ~7 ~ ~ 35'L?'2J' ( .. OUT) ,_. ... IL ~ I~ il -,, ', 12\ \··~2'·''J,.... ..-s£WO<T ~ If~ i'i I I .~, •. ,. ', ,.,, ,, ' ··\. \ /;,c;,/'..,.-.....::..::..-/ ~+ _ ·~ ~NC"'' ,;r ~ I LOT OIME:NS!ONS ri/~ 11~/ d ~!I ~-i tut r,>1 7 / V .1 , . ·I 'l ·,o,,, -~,,_ -~, I ""'" 51 ~ .,.../ I , .,. . flt£ ' 1 • ' 9 7 ,, • I , < -· •e, , • · I ' .-, ~ , ,-, • .., '~ ~000-, •'I • ---·1NE 1~"1< ,;r I -...... t:.,.,·,"' - '-....., . ', / , -\ ,c ~ra o· I ~'' ~'l ~IJ ~'' ~15 ~,, ~·· ~,, .,""' /:''/ />. ~ ;:~,,i;c,; > ~ ·. "''~-~='~ ~·,oo , g =i.o,r.; I ,\ ~Tl ~.r,o ~,, . ~,,, ~,, ~,. mw ~1~ \) ~ ~:!:;, .. =, L .:-:·:." , \ PLAT DATA \ lOTAL AREA }14.000 'SF. 4.91 ACRCS ~ , _ I ~'b./{ J 0 Z.y '\iifJ55F " ACC£55 [.45€1,,1£:NT 7.6J4 5F ~ "'-i,, TR A \ fflACT A (NGPt) SJ.860 '9J ACRES ·,oi'.f ,.,,, ~ 5,•ll'l '·"' ·J <.5 .. 7 •.51<', <.l'71F ;.)[,<'E ~}~~ r; . ,,,,.,. ;,$02", '·""'"' ,.HlSI' '·'" ,,. !.1<& Sf ----I()\' I! 2llll6 RECBVE> ·x ',: ~ . ··. ~)'R:~· 1/J.<{8 10·5#5a5twr;!Pttf:/5 :t: -<f. ··, •• ••• ••• '•-... '-~l """' ~~ko USE: J/'J/'';{:,f(;HOMf m ~ C, ·. ·-. ·-. AUJERWOOO (A,;C) \ i 111111 r .,. _ ~~, ~~"°"' "'" "'~"' ~,, ~,,~,~, ,· '' "'-.. ' --::~ ·-0··,·... OWNE:RS EC L NOTES • ~ ~ "'-.. ','1~~· ~-~ ·.,_ ~~'sr;r,~ ROG£R LALLA.NS( ~~AlYl~\IJB..(C[fO.SSES\WOlf(l'lQ.Os.l),...S ·,,_ ·~ ' .,.,.-~;:'m;~ NO ~-,~~i~J;, WA ~B802 R!:C,OIOO;l '-"Dl'R R(C,.:, a,;1:!0J,.~. ~...-? "/ "'· ~ . ---·· ===--=-=-""" I I ) /\ ''· LAND SURW:YORS ,m,_ I y/ \ CENTR[ P~NTE SUl'EYlNC l><E Pll(ff'irY r, SJ!!.O:CT ,o """°""'"· CON<>"°"' OR ~ • ! • 11 \ 33701 9'11-t AVE SOUTH RE5mcllOl<S OISCLC&D .. ,.~f iiEC01<001 ~ REC "'1. I , ' \ \ FtOERAL WAY, WA 380(J3 .,011""96< ... ,.., ...... , ... ..._,_,.,.,, ..... ,_.. "' . \ __-=.J ----1·--------', ~\t·~~7:~:.. IJNPLATTE,) l,/,P'.4~"'C[, \ -~ ·• '.··, ,\ Tt,,t L,)r 12!) '" c:,, "' ~'.. ·.. . I I '-,~~:~ ..... '-... LEGAL OESCRIP TTON JHE EAST KALF Of THE SOU111EAST OfJARTER OF" JH[ NORTH~ST QUARTER Of THE SOUTllEAST QfJARTER Of S£C110N 4, TOWNS!-IIP 23 ri0Rl11. RANG[ 5 U.ST, W.M., IN KING COUNTY, WASl!NCTOli x:o:-:o:x-oo ,--- a i1,~ ---- I ' ... 5 Q ,- ~ i~ .. ~ 00 :z ffi ~ i!:«( -ffi" _J -Lu lu 2 Ct:: z2 Q ffiz ~w :z ~ ~ 5~ _J .. H" . ~ ~ H ~~ /1 ni: ~ ;l ~-ii ~ .... 11 1!_)! •! I f',' MiMr '~ ',- ' --"-"-'·- Ci "I ~' S C ~ 1' ~ Q' :1".~~-·- ;.;;"-r;.•~ ~~' ~; J -a; ~! PORTION NW 1/4, SE: 1/4 SE:C_ 4 TWN. 2J N., R 5 E, WM CITY OF RE:NTON, COUNTY OF KING, STA Tc OF WASHINGTON """"'"'" \ ----··=·,~--NE 19TH STREET~- ' "~'.f.!._~·_ .. : \ --]~-,; \r--·. i, \I/ \V 16 15 14 13 12 ,_::cz-rr ,,_n f--1 l1; ,~ __ }j -~i 4 '\._.,,...:(' ' '(~ -.___..;_.c..: :.__ _ ___,_. TR.,,':" / ,NE 19TH STREET --;;-1, -----'-,-.~':::~-'"'' ' _____ )\ ,, \• ',I t\ ,. ':I- \j''~/''_, <'.1 •.; ,,\t-.i \\ n_ ,,;, I I:< I 1, I ' ., ' ., I \ tR' \'· ..\ -··=- I \\ :1 -, -: ; ·,::.... ·i \ \ . '"-. ; -1 '!, \\\ • ' ~ ,~·~-l\ \ ' ' : \ \\ \\ \ \'. •I \\ I \\ i· ,', I, \• ".\-t\ ,,,i \ \\ \, \· ',\ ,, 1\ \ \' \\ \ ',\\ ,I 1\ ', \\ I \ •,\, 1 -\\ ~ I~·-'--- \\\\ \1\ ',\'\ . \1\ _i I I\ 1•1 I l\\ -'-------1 I ' /: ;. i i'( "\ ii PLAT DATA (:}'NNERS ''(1-, 'F• 'l'fl(,('•< ·'" ·1>?.",,' LAND SURVE:YORS LEGAL 0£SCRIPnON cs:;::s;J S'<~P!III' c<c;,r I -----~- LOT DIME:NSJONS SPECIAL NOTE:$ rHt lASl >+AU U· IHC :;oJ'HCA~T OCAR"ER DF THE M)f!THM:51 UUA'(IER DF [HC S:)IJlH(ACT 0UA~l£~ o,-S~Cllot; ~. TQWN5~1P 23 ~OR">t R~N'-1: ~ f.~5T, ""• IN SING (OUNTY, WAS1d~Gl0N UX-IXX-X.<.X ,--.-- --.-• ____ -;~1,rr-----'---·· k •! ,," ;i! 11 ~ .1iJ!ii :_1,,,.,. ,, ' ::---- ll g~ogs "IM 'NOlN3~ S311/llln ~ S33~l '~NIO"/~:J 'OdOl l'tld J-IJVNll'll13<id N'tllV i ' G 'i:ti@·\-:, "'"'"'""""''" ,,....,,~,.,.-n"'"'"""'"'""',,. -~~~ _•• ;_;_,-,;:-,,-..;:,-,,-i:,~. I,,, '"- 'i Tom Touma Touma Engineers PARTIES OF RECORD ALLAN PRELIMINARY PLAT LUA06-016, PP, ECF Christelle, Inc. Roger & Patricia Allan 4100 12th Street E 6632 S 191st Place ste: #E-102 Kent, WA 98032 12515 Hwy 209 Leavenworth, WA 98826 tel: (206) 300-5911 (applicant) E Wenatchee, WA 98802 tel: (206) 255-7191 (owner) tel: (425) 251-0665 ( contact) Paul Barfknecht 3807 NE 19th Street Renton, WA 98056 (party of record) Updated: 07/25/06 Wauneta & Arthur Eastman 3533 NE 17th Place Renton, WA 98056 tel: (425) 255-0751 (party of record) Lisa Spahr Program Coordinator, Forest Practices Department of Natural Resources PO Box 47015 Olympia, WA 98504-7015 tel: (360) 802-7007 eml: lisa.spahr@wadnr.gov (party of record) (Page I of!) ' October 17, 2005 ES-0208 KBS Ill, LLC 12320 Northeast 81h Street, Suite 100 Bellevue, Washington 98005 Attention: Mr. Curtis Schuster Dear Mr. Schuster: l::IVEO Earth Solutions NW LLC "CC'otPchnical [11gineering "Construc!i1 in Mnnitrn ir1g • Environrnenla! Scif'ncr-s Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Proposed Residential Development, Allen Property, 1261h Avenue Southeast, Renton, Washington". Based on the conditions encountered during our fieldwork, the site is underlain primarily by native soils consisting of loose to dense silty sand with gravel. Localized areas of fill consisting primarily of silty sand with gravel associated with past grading of the property was also encountered. Groundwater seepage was not encountered at the time of our fieldwork (September 6, 2005). However, localized perched zones of groundwater seepage could be encountered during site grading operations, depending of the time of year and depth of excavations. Due to the presence of steep slopes at the site, we have included a landslide potential, coalmine, seismic, and erosion hazard assessment for the subject site, in accordance with the City of Renton Municipal Code, Section 4-3-050 Critical Areas Regulations. In our opinion, the proposed residential structures can be supported on competent native soils or structural fill used to modify existing site grades, as appropriate. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill, may be necessary. The loose fill soils encountered along the top of the slopes located along the central portions of the property should be re-graded and compacted to structural fill specifications, as appropriate. The opportunity to be of service to you is appreciated. If you have any questions regarding the content of this geotechnical engineering study, please call. EART :/Ji I ymond A. Coglas, Principal 2881 152nd Avenue NE• Redmond, WA 980S? •II 2SI 284-3300 • FAX (4251 284-2855 • Toll Free (81,6) 336-871{) TABLE OF CONTENTS ES-0208 PAGE INTRODUCTION . . . . . . .. . . .. .. . .. . ... .. . . . . . . . . . . . . . . . . . .. .. .. .. . .. .. . .. . . .. . . .. .. . ... 1 General ...... ... ... ... ... ... ... ....... . ... .. . ... ... ...... ... ......... ..... ... .... 1 Project Description .. .. .. .. .. .. . . . . .. .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. . .. .. .. . 2 Surface ............................................................................. 2 Site Reconnaissance .. . .. .. .. .. .. .. .. . . .. . .. .. .. .. .. .. .. .. .. .. . .. . 3 Subsurface ........................................................................ 4 Groundwater ....................................................................... 5 CRITICAL AREA ASSESSMENT .................................................... 5 Landslide Hazard Assessment............................................. 5 Erosion Hazard Assessment............................................... 6 Seismic Hazard Assessment........... .. . .. . .. . . .. .. . . .. . .. . .. . .. . .. . . . . . . 6 Coal Mine Hazard Assessment............................................ 6 DISCUSSION AND RECOMMENDATIONS ................................... 6 Geooral .............................................................. 6 Site Preparation and Earthwork............................. .. .. .. .. .. .. .. . 7 In-situ Soils.............................................................. 8 Structural Fill Placement............................................ 8 Slope Fill Placement ................................................. 9 Excavations and Slopes .. . .. . . .. . . . .. . . .. . .. .. . .. . . . . .. . . .. . . . . . . . .. .. . .. . . . 9 Detention Pond Recommendations ....................................... 9 Utility Trench Backfill .......................................................... 10 Pavement Sections... . .. . . . . . . .. .. . . . . . . . . . . . .. . . .. .. . .. . . . . .. . . . . .. . . . . .. . . .. .. 10 Cement Treatment........ . .. . . . .. . .. . .. . . .. .. . .. . .. . .. . .. . .. . .. . .. . . .. 11 Foundations .. . .. . .. . .. .... .. . .. . .. . .. . .. . .. .. . . .. . .. .. . .. .. .. . .. . . .. .. . .. . .. . .. . 11 Foundation Setbacks................................................. 12 Slab-on-Grade Floors............... .. . . . .. . .. . . . . .. . . .. .. . .. . . . . . . . .. . .. . . .. . 12 Retaining Walls ...................................... ,........................... 12 Drainage.................. .. . . .. . .. .. . . .. . . . . .. . . .. . . . . . . . .. . . . .. . .. . .. . .. . .. . . . .. . 13 Rockeries and Modular Block Walls..................................... 13 Seismic Considerations............. .. .. .. .. .. .. .. .. . .. .. .. . .. .. .. .. .. .. .. .. . 14 LIMITATIONS................................. .. ... ........... ......... ... ... ... ......... 14 Additional Services .................... . 14 ' . GRAPHICS PLATE 1 PLATE 2 PLATE 3 PLATE 4 PLATE 5 PLATE 6 APPENDICES Appendix A Appendix B Appendix C TABLE OF CONTENTS Cont'd ES-0208 VICINITY MAP TEST PIT LOCATION PLAN SLOPE FILL DETAIL RETAINING WALL DRAINAGE DETAIL FOOTING DRAIN DETAIL COMPACTED FILL ROCKERY Field Exploration Test Pit Logs Laboratory Test Results Sieve Analysis Results ARC Guidelines . ' General GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT ALLEN PROPERTY 126TH AVENUE SOUTHEAST RENTON, WASHINGTON ES-0208 INTRODUCTION This geotechnical engineering study was prepared for the proposed residential development to be constructed at the southern terminus of 1261h Avenue Southeast, southeast of the intersection of 125th Avenue Southeast and Northeast 19th Street in Renton, Washington. The purpose of this study was to excavate a series of test pits throughout the site, perform appropriate geotechnical analyses, and develop geotechnical recommendations for the proposed development. Our scope of services for completing this geotechnical engineering study included the following: • Subsurface exploration and characterization of the site soil and groundwater conditions, including a site geologic description; I • A Critical Areas Hazards assessment in general accordance with the City of Renton Municipal code, Section 3-5-050; • Recommendations for site grading, drainage, cut and fill slopes, structural fill requirements, erosion control, and recommended pavement sections; • Soil bearing capacity, subgrade preparation, and foundation recommendations, including recommended building setbacks from steep slope areas; • An assessment of the suitability of site soils for use as structural fill, and; • Geotechnical recommendations related to the proposed detention pond, and other pertinent geotechnical recommendations, as appropriate. Earth Solutions mv, LLC KBS Ill, LLC October 17, 2005 Project Description ES-0208 Page 2 We understand the site will be developed with single-family residences, an access road, and infrastructure improvements. The site layout was being developed at the time of this report. Due to the topographic relief throughout the site, we anticipate a series of cuts and fills will be required to achieve design elevations. We anticipate the mass grading at this site will largely use a balanced approach, with cut soils utilized elsewhere on-site as structural fill. We anticipate rockeries or modular block walls may be constructed at the site as part of the overall site grading activities. Construction of a stormwater detention pond is planned as part of the proposed developm\lnt. At the time this study was prepared, the location of the proposed pond had 1not been finalized. However, preliminary plans are to locate the detention pond along the westerly side of the property, within an existing topographic low area near the west to southwest portions of the developable area. The detention pond will likely be constructed within competent soils encountered in the native cuts. The proposed residential structures will consist of relatively lightly loaded wood framing supported on conventional foundations. We anticipate the majority of the residential structures will incorporate crawl space and slab-on-grade garage floors. Due to the topographic relief across the site, several of the residential structures may utilize daylight basement construction. Based on our experience with similar developments, we anticipate wall loads on the order of 2 kips per lineal foot and slab-on-grade loading of 150 pounds per square foot (psf). If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final design to verify that our geotechnical recommendations have been incorporated. Surface The site is located at the southern terminus of 1261h Avenue Southeast, southeast of the intersection of Southeast 1261h Avenue and Northeast 19th Street in Renton, Washington. The approximate location of the subject property is illustrated on the Vicinity Map (Plate 1 ). The site is roughly rectangular in shape with a gross area of approximately 4.9 acres. The property is bordered on the north, east, and northwest by residential properties, and to the south and southwest by steep slope areas that descend to Honey Creek. There is a Bonneville Power Authority easement and associated utility tract trending diagonally through the upper northeast corner of the property. The approximate limits of the property are illustrated on the Test Pit Location Plan (Plate 2). Earth Solutions NW, LLC i . KBS Ill, LLC October 17, 2005 ES-0208 Page 3 The topography throughout the north and central portions of the property is roughly terraced, with the northern upper terrace occupied by an existing single family residence and associated outbuildings. The property descends moderately to a lower terraced area trending roughly north-south throughout the westerly portions of the property. Throughout roughly the south and southwesterly portions of the property, steep slope areas descend to the south and southwest property line. The Honey Creek stream channel is located along the base of the steep slope areas, along the margins of the south property line. Based on our observations, vertical relief throughout the steep slope areas is on the order of eighty (80) to one hundred (100) feet, and slope grades are on the order of 40 percent or greater. With respect to the proposed development areas of the site, slope grades transitioning between the existing terraced areas are generally less than 40 percent. A localized area of 40 percent slope was identified on the recent survey completed for the site. This area is located adjacent to the existing garage structure located in the northwesterly portions of the property, and is limited in extent. Based on the current survey for the property, the overall height of the 40 percent slope area is on the order of twelve (12) to fifteen (15) feet. Vegetation throughout the upper terrace consists primarily of general landscaping and groundcover. The lower terrace is vegetated with dense blackberry brambles and brush, with occasional deciduous and fir trees. The steep slope areas are densely vegetated with forest and native understory species. Site Reconnaissance As part of our investigation, we visited the subject property on September 6, 2005 to observe the property for signs of soil movement or severe erosion. Based on our observations, soil stability is good, and no indications of severe erosion were observed. Soil creep as evidenced by arched tree trunks and hummocky terrain was not observed. In our opinion, based on our observations, overall site stability can be characterized as good. Due to the nature of steep slope areas, however, the potential for relatively shallow debris flow type failures, particularly during periods of extended rainfall or during a seismic event does exist. This potential is common for most sloped topographic settings. The potential for shallow debris flow activity can be mitigated through controlling drainage above the slope areas and maintaining vegetation on the slopes. In our opinion, based on the results of our slope stability assessment, the soil conditions encountered during our fieldwork, and our understanding of the proposed development, the steep slope areas are in a generally stable condition and the proposed development will not increase the potential for slope instability, provided the recommendations detailed in this report are followed. Earth Solutions NW, LLC KBS 111, LLC October 17, 2005 Subsurface ES-0208 Page 4 Seven test pits were excavated throughout the subject site for purposes of assessing soil conditions, and for purposes of characterizing and classifying the site soils. Access restraints largely controlled the location and number of our test sites. Please refer to the test pit logs provided in appendix A for a more detailed description of the subsurface conditions. Topsoil was encountered at all of our test sites and ranged in depths between four (4) to twelve (12) inches. Topsoil is not suitable for foundation or pavement support, and should not be mixed with soil to be used as structural fill. The topsoil can be considered for use in landscape or non-structural areas, if desired. The geotechnical engineer should observe stripping operations, and provide supplement recommendations for stripping depths, as appropriate. Fill was encountered at test sites TP-2, and TP-5 to TP-7. The fill consisted primarily of loose to medium dense silty sand and silty sand with gravel (Unified Soil Classification SM). Isolated zones of increased organic content were observed in the fill portions of Test Pits TP-5 through TP-7. Underlying the fill and in the remainder of the test sites, we encountered native soils consisting primarily of up to three feet of loose silty sand and silty sand with gravel (Unified Soil Classification SM). Underlying the loose soils, medium dense to dense silty sand and silty sand with gravel (SM) was encountered extending to the maximum exploration depths. In several test sites, layers of poorly graded sand (SP) and poorly graded sand with silt and gravel (SP- SM) were encountered. The geologic map of the area identifies glacially consolidated till soil (Qvt) underlain by advance sand (Qva) deposits throughout the site and surrounding areas. The advance sand deposits are mapped primarily along the sloped areas of the site. The till soils consist primarily of a non- sorted mixture of compact silt, sand and gravel, while the advance sand deposits generally consist of compact sand and gravel with occasional silt. The King County Soil Survey (SGS) indicates the site is underlain by Alderwood Series gravelly sandy loam (AgC and AgD) soils. The Alderwood series soils are characterized by a matrix of non-sorted silt, sand and gravel in a compact or dense condition at depth. The SGS describes Alderwood series soils as having moderate to rapid runoff with a moderate lo severe erosion hazard. The soil conditions encountered during our fieldwork generally correlate with the geologic map designations and the SGS classification. Earth Solutions NW, LLC KBS Ill, LLC October 17, 2005 Groundwater ES-0208 Page 5 Groundwater seepage was not encountered at the time of our fieldwork (September 6, 2005). Due to the anticipated grading for the site, the presence of groundwater seepage should be anticipated in the deeper site excavations. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter months. CRITICAL AREAS ASSESSMENT As part of our report preparation, we performed a critical area assessment in general accordance with the City of Renton Municipal Code, Section 4-3-050. An ESNW representative reviewed the current critical area maps at the Development Services department map room on the sixth floor of City Hall. A representative of the City of Renton assisted ESNW with locating and interpreting the pertinent maps and critical areas designated for the subject site. Landslide Hazard Assessment Based on our review of the Landslide Hazard map at the City of Renton, the slopes located within the subject site are not designated as a landslide hazard. We reviewed the Steep Slope map atlas at the City of Renton City Hall, which identifies slopes with gradients between 25 to 39.99 percent along the terrace divide, and 40 to 89.99 percent along the southwestern and southern portions of the site, which includes the descending slopes that lead to Honey Creek. However, our review of the City of Renton Municipal Code, Section 4-3-050B(c)iii indicates 1the slopes along the southwestern and southern portion of the site meet HigH Landslide Hazard (LH) criteria, which includes any slopes over 40 percent. In our opinion, based on our review and site reconnaissance, the subject property contains steep slope areas with gradients of 40 percent or greater. However, throughout the proposed development areas of the property, steep slope areas are not present. Evidence of soil creep, groundwater seeps, and evidence of recent slope movements that are often associated with a landslide hazard area were not observed throughout the steep slope areas of the property. Based on our site reconnaissance, subsurface exploration, and overall characterization of the geologic setting, the steep slope areas of the property generally exhibit good stability. Earth Solutions NW, LLC KBS Ill, LLC October 17, 2005 Erosion Hazard Assessment ES-0208 Page 6 Based on our review of the Erosion Hazard map at the City of Renton, the site is considered an erosion hazard by the City of Renton. In our opinion, based on the soil and topographic conditions, the proposed development areas of the site can generally be characterized as a moderate erosion hazard. As such, Best Management Practices (BPM's) should be implemented during and after construction to minimize the potential for excessive erosion or instability. Exposed earth surfaces should be appropriately vegetated or mulched to reduce erosion during construction. Surface water runoff should be controlled and not allowed to discharge over the top of the slopes. Final erosion control measures should consist of surface water controls and appropriate species of vegetation where exposed earth surfaces are present. Provided the recommendations detailed in this report are followed, in our opinion, the proposed development will not increase the erosion hazard on the property or on adjacent properties. I Seismic Hazard Assessment Based on our review of the Seismic Hazard map at the City of Renton, the site is not classified as a seismic hazard. Based on the soil conditions observed during our fieldwork, we are in agreement with the City of Renton mapping of the site. Coalmine Hazard Assessment Based on our review of the Coalmine Hazard map at the City of Renton, the site does not contain a coalmine hazard. As such, our report does not include a coalmine hazard assessment. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, construction of the proposed residential development is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include site grading and earthwork, foundation support and setback criteria, structural fill placement, temporary and permanent slope construction and stability, and the suitability of the on-site soils for use as structural fill. Based on the results of our study, the proposed residential structures can be supported on conventional spread and continuous foundations bearing on competent native soils or structural fill, as appropriate. Throughout the proposed cut areas of the site, we anticipate that competent native soil suitable for support of foundations will generally be exposed at the footing elevations. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill may be necessary. Earth Solutions NW, LLC I I . KBS Ill, LLC October 17, 2005 ES-0208 Page 7 Where structural fill placement is planned throughout the site, the fill should be benched and I keyed into the existing slope areas, as appropriate. Recommendationp for structural fill placement are discussed in the "Site Preparation and Earthwork" section of this study. In our opinion, the soils generated from cuts throughout the site should generally be suitable for use as structural fill. The silty sand, silty sand with gravel, and sand soils encountered at the majority of the exploration sites will generally exhibit good soil strength when compacted to structural fill specifications. The presence of groundwater seepage 1n deeper utility and site excavations should be anticipated. Supplement recommendations for controlling groundwater seepage should be provided by the geotechnical engineer during the grading activities, as appropriate. However, based on the data obtained from the test sites, and our overall characterization of subsurface conditions, extensive site dewatering is not anticipated to be necessary for the proposed site development. This study has been prepared for the exclusive use of KBS Ill, LLC, and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork The primary geotechnical considerations during the proposed site preparation and earthwork activities will involve structural fill placement and compaction, site drainage and erosion control, and permanent fill slope construction. We anticipate the mass grading for the project will utilize a largely balanced approach, with cut soils used as structural fill elsewhere on-site. In general, alteration to the steep slope areas of the site is not planned. The limited area of 40 percent slope adjacent to the existing garage structure on the west side of the property will likely be altered as part of site grading activities. Due to the limited extent of this area, stability of the site or surrounding properties will not be impacted. As previously mentioned in the Surface section of this study, the area of 40 percent slope is limited in extent, and has an overall height on the order of twelve (12) to fifteen (15) feet. Earth Solutions NW, LLC KBS Ill, LLC October 17, 2005 In-situ Soils ES-0208 Page 8 From a geotechnical standpoint, the silty sand and sand soils encountered at the test sites are generally suitable for use as structural fill. Due to the generally granular nature of the native and existing fill soils, use of these soils throughout the structural fill and permanent fill slope areas of the site is feasible from a geotechnical standpoint. The moisture sensitivity of the native soils can be generally characterized as moderate. Because the native soils are moderately sensitive to moisture, successful use of the on-site soils will largely be dictated by the moisture content of the soils at the time of placement and compaction. The soils encountered at the test sites were generally in a moist to wet condition at the time of the exploration (September 2005). Soils encountered during site excavations that are excessively over the optimum moisture content may require moisture conditioning prior to placement and compaction. Conversely, if the native soils are found to be dry at the time of placement, moisture conditioning through the application of water may be necessary prior to compacting the soil. If the on-site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well graded granular soil with a maximum aggregate grain size of four inches, and a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of 5 percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter inch fraction. Structural Fill Placement In general, areas to receive structural fill should be sufficiently stripped of organic matter and other deleterious material. In our opinion, where structural fill will exceed a depth of four feet above the existing native ground surface, stripping of the topsoil layer may not be necessary. The majority of the organic matter associated with trees, brush, root balls, and groundcover should be removed from the fill areas. The observed topsoil and forest duff layer throughout the majority of the site is relatively thin, and is not highly compressible. However, the geotechnical engineer should observe cleared and stripped areas of the site prior to structural fill placement. Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and roadway areas. Fills placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be compacted to a relative compaction of 90 percent, based on the maximum dry density as determined by the Modified Proctor Method (ASTM D-1557-02) and placed \n maximum twelve (12) inch lifts. In pavement areas, the upper twelve (12) inches of the structural fill should be compacted to a relative compaction of at least 95 percent. Earth Solutions NW, LLC KBS 111, LLC October 17, 2005 Slope Fill Placement ES-0208 Page 9 In general, fill placement throughout the existing slope areas separating the terraces of the site is feasible, provided appropriate measures to bench and key the fill into the existing slope surfaces are utilized. General guidelines for slope fill placement are provided on Plate 3 of this report. The geotechnical engineer should be on-site during the fill placement to assess the slope fill construction, and to provide supplement recommendations for the fill placement, as appropriate. During the construction of the fill slopes, appropriate means for compacting the slope face should be utilized. As previously mentioned, the existing fill soils located along the upper terrace should be re-graded and compacted, as appropriate. Excavations and Slopes The Federal and state Occupation Safety and Health Administration (OSHA/WISHA) classifies soils in terms of minimum safe slope inclinations. Based on the soil conditions encountered during our fieldwork, the site soils encountered to depths of up to four feet would be classified by OSHA/WISHA as Type C. Temporary slopes over four feet in height in Type C soils should be sloped no steeper than 1.5H:1V (Horizontal:Vertical). The site soils encountered to depths of greater than four feet would generally be classified by OSHA/WISHA as Type A and B. Temporary slopes over four feet in height in Type A soils should be sloped at an inclination no steeper than 0.75H:1V and 1H:1V, respectively. If appropriate slopes cannot be achieved, temporary shoring should be used to support the excavations. Permanent slopes should maintain a gradient of 2H:1V, or flatter, and should be planted with an appropriate species of vegetation to enhance stability and to minimize erosion. The geotechnical engineer should observe temporary and permanent slopes to verify that the inclination is appropriate, and to provide additional grading recommendations, as necessary( I Detention Pond Recommendations A detention pond may be constructed at the site, within a topographic low area on the west side of the property. Final plans were still being developed at the time of this study. In accordance with the King County Surface Water Design Manual, silty sand soils with greater than 25 percent fines are generally considered suitable for use as a compacted till liner for detention ponds. We anticipate soils suitable for use as a compacted till liner should be encountered in site excavations. We will work with the contractor to achieve appropriate compacted till liner recommendations, based on the soils encountered during the mass grading. If soils suitable for use as a compacted till liner cannot be generated on-site, then a soil meeting the specifications for a till liner may need to be imported. A compacted till liner should be at least eighteen (18) inches thick and the till soil should possess a moisture content that is slightly above the optimum level. Earth Solutions NW. LLC KBS Ill, LLC October 17, 2005 Utility Trench Backfill ES-0208 Page 10 In our opinion, the soils observed at the test sites are generally suitable for support of utilities. Organic or highly compressible soils encountered in the trench excavations should not be used for supporting utilities. In general, the existing fill and native soils observed at the test sites should generally be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the city or county jurisdictions, as appropriate. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications detailed in the "Site Preparation and Earthwork" section of this report. It is possible that soft, wet, or otherwise u'nsuitable subgrade areas may still exist after base grading activities. Areas of unsuitable or yielding subgrade will require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. Cement treatment can also be considered for stabilizing pavement subgrade areas. For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic, the following pavement sections can be considered: • Two inches of asphalt concrete (AC) placed over four inches of crushed rock base (CRB), or; • Two inches of AC placed over three inches of asphalt treated base (ATB). The AC, ATB and CRB materials should conform to WSDOT specifications. Heavier truck-traffic areas generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic. ESNW can provide appropriate pavement section design recommendations for truck traffic areas and right-of-way improvements, as necessary. Additionally, the city or county Road Standards may supersede the recommendations provided in this report. Earth Solutions NW, LLC KBS Ill, LLC October 17, 2005 Cement Treatment ES-0208 Page 11 Where determined necessary, cement treatment can be considered for stabilizing pavement subgrade areas. For preliminary design purposes, the following guidelines for cement treated base (CTB) can be considered: • Cement Application -5 percent to 6 percent (typical) • Treatment Depth -12 inches (typical) • Approximate Weight of Cement (per Square Yard) -60 to 70 pounds • Crushed Rock Leveling Course -2 inches (typical) The above guidelines for cement treatment can be modified based on the degree of subgrade instability encountered during construction. Foundations Based on the results of our study, the proposed residential structures can be supported on conventional spread and continuous foundations bearing on competent native soils or structural fill, as appropriate. Throughout the proposed native cut areas of the site, we anticipate that competent native soil suitable for support of foundations will generally be exposed at the footing elevations. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill may be necessary. Throughout the areas where existing fills were identified, the fill soils should be re-graded and compacted, as appropriate. Foundations bearing on competent native soil or structural fill should be designed using an allowable soil bearing capacity of two thousand five hundred (2,500) psf. For short term wind and seismic loading, a one-third increase in the allowable soil bearing capacity can be assumed. With structural loading as expected, total settlement in the range of one inch is anticipated, with differential settlement of approximately one-half of an inch. The majority of the settlements should occur during construction, as dead loads are applied. Passive resistance and friction acting on the foundations can be assumed for purposes of calculating resistance to lateral loading. Assuming the foundations are backfilled with structural fill, passive resistance can be calculated using an equivalent fluid with a unit weight of three hundred fifty (350) pounds per cubic foot (pcf). For calculating friction, a coefficient of 0.40 should be used. A factor-of-safety of 1.5 has been applied to these passive resistance values. Earth Solutions NW, LLC KBS Ill, LLC October 17, 2005 Foundation Setbacks ES-0208 Page 12 In accordance with City of Renton Development Standards, allowable building setbacks from steep slope areas are typically specified by the geotechnical engineer with sufficient data to support the recommendation. The soil conditions encountered during our fieldwork indicate the site is predominately underlain by dense, stable soil deposits. Based on the soil and groundwater conditions encountered at the site, and our understanding of the proposed development, the following minimum building setback distance from the top of the steep slope areas or structural fill slopes should be incorporated into the preliminary design: • Native Cut Bldg. Pads or Structural Fill Slopes 10 -Foot Setback (Min.) The geotechnical engineer should review the final design to verify building setback distances, and provide supplement recommendations, as appropriate. The geotechnical engineer should observe the building pad construction, and verify the minimum allowable building setback recommendations at the time of construction. Slab-On-Grade Floors Slab-on-grade floors for the proposed buildings should be supported on a firm and unyielding subgrade consisting of competent native soil or structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of 5 percent or less (percent passing the #200 sieve, based on the minus three-quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. Retaining Walls Retaining walls should be designed to resist earth pressures and any applicable surcharge loads. For design, the following parameters can be assumed for retaining wall design: • Active Earth Pressure (Yielding Wall) • At-Rest Earth Pressure (Restrained Wall) • Traffic Surcharge (Passenger Vehicles) • Passive Resistance • Coefficient of Friction 35 pcf (equivalent fluid) 50 pcf 70 psf (rectangular distribution) 350 pcf (equivalent fluid) 0.40 Earth Solutions NW, LLC KBS Ill, LLC October 17, 2005 ES-0208 Page 13 Additional surcharge loading from foundations, sloped backfill, or other loading should be included in the retaining wall design, as appropriate. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design, as appropriate. ESNW should review retaining wall designs to verify that appropriate earth pressure values have been incorporated into design, and to provide additional recommendations, as necessary. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least eighteen (18) inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable (surface seal) soil, if desired. A rigid, perforated drain pipe should be placed along the base of the wall, and connected to an appropriate discharge location. A typical retaining wall and drainage detail is illustrated on Plate 4 of this report. Drainage Groundwater seepage was not observed at the time of our fieldwork (September 6, 2005). However, localized perched zones of groundwater seepage could be encountered in the site excavations, particularly during the wetter winter months. Temporary measures to control groundwater seepage and surface water runoff during construction would likely involve interceptor trenches and sumps, as necessary. In our opinion, perimeter drains should be installed at or below the invert of the building footings. A typical footing drain detail is provided on Plate 5 of this report. Rockeries and Modular Block Walls We anticipate that rockeries or modular block walls may be utilized at this site. In our opinion, the use of rockeries or modular block walls at this site is feasible from a geotechnical standpoint. Rockeries or modular block walls over four feet in height will require an engineered design. ESNW can provide engineered rockery and modular block wall designs, upon requ,est. The geotechnical engineer should review the final wall alignments and wall ~eights with respect to the proposed site grading. With respect to rockery construction, we have provided preliminary recommendations for compacted fill rockeries up to eight feet in height. These preliminary recommendations are provided on Plate 6 of this study. Rockery heights greater than eight feet are feasible. The geotechnical engineer, however, should review the alignment and rockery heights, and provide supplement recommendations for the rockery construction, as appropriate. Rockery construction should generally conform to the Associated Rockery Contractor Guidelines provided in Appendix C of this study. Earth Solutions NW, LLC KBS Ill, LLC October 17, 2005 Seismic Considerations ES-0208 Page 14 The 2003 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures. Based on the soil conditions observed at the test sites, Site Class C, from table 1615.1.1, should be used for design. In our opinion, liquefaction susceptibility at this site is low. The relative density of the site soils and the absence of a uniform, shallow groundwater table is the primary basis for this designation. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test sites may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechn,ical recommendations provided in this report. ESNW should also be retained to lprovide testing and consultation services during construction. Earth Solutions NW, LLC 11 S.1111 · Sl ()JSl ~~ 2· 3\S T ~·;;: ';. ~ ·',;..,-/.') PARK! Sr ,i St l f {' 27TH ST KIN!/Y,'MI I ~' ·r). If) i u.l < >. __ . 0@ .'i, 1,,'-'· _( ,,c .F.lH ·"-·'-i!5• '" I '" '1,' ,r,JJI) .. • ,, 11 11or;,,, /1.'/;;"N:OS r,',~~· Sf - . ;. ~' ·~ 110/IE} 0!( IF :~ .. , ','.l'OPf/:1 Sl',IU I ,,1:, /','{,':, ?lSr fir ::,: ,._. ~ ,.,,, '11' :; \/ I 'jf I l;f 1s1_t~ , __ §u1JS_r_r ->:::- -f ' JZlH ST l-,+'N'=E~--,--7!'--:;:----,y-'l21_'l ______ ST_--1 Nt 9TH l'l. NF 'If A'I' ,· ,. I/ ';:,,~ ...... m ; -.,: . ,_, • .,. J111 " ~-: /•!(;!,• ~t'U', /'Ith'.~ ' QC-· ~ ., -.,i\ i.1'.' t!F '\>! C,,11 v, '<\ , I,., -~~ < ' ST ·,r 'I"'' K!WAN}S ., PAl<'K~ I'll 'I z =:, NE 111; ·;1 ~1 ·,•,.,.,ii\' ,,, 1/ II' ' •,!." !" "'H~; [H!I Iii 'H •ti, Reference: King County Map 626 • By Thomas Brothers Maps Dated 2006 '> I -r IO 11! , 'Cf l'i •:r "l 0 1·;r Vicinity Map Allen Property 'il ' I ·,;. rn11(;AR '·'·)1/'/{A/!/ I ... ;,r,rn,.w 1 1 1,·111;1 ~'In , I,". I !h!' " "!f,'"'.';p,; ,.,! '"I ''I ;1 f I ,, > ',I NOTE: This plate may contain areas of colOf, ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. Renton, Washington I Dtwn. GLS Date Sept 2005 Proj. No. 0208 I 1-C-h_e_c-ke_d_S_S_R--,I-D-a-te_9_1:_2_01-0-5-f-P-la.:.te----1 ---f_J 1. i "'I '" (\/( ) ,/ ,/-I , 11 i/1 11 /1 !11/r>/Vi!i', 111 t1,7r•/r'.'', Not -To -Scale LEGEND TP-1-t-Approximate Location of ESNW Test Pit, Proj. No. ES-0208, Sept. 2005 Subject Site Contour Intervals in Meters I ' I TP-.1 -L~ I . ITP-7 -•-I ITP-2 ~-- 1 I -•-l_•- CfP-3 I TP-41 I _LTP-6 -•-I ; TP·51 I Em·th Solutions NWuc. Test Pit Location Plan Allen Property Renton, Washington NOTE: This plate may contain areas of color. ESNW cannot be Drwn. GLS Date Oct 2005 Proj. No. 0208 responsible for any subsequent misintefp:retation of the information resulting from black & wh~e reproductions of this plate. Checked SSR Date 10/12/05 Plate 2 SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING Bench and Keyway Fill to consist of suitable granular material approved by the Geotechncial Engineer. Final Slope Gradient Compacted \e Face 2 I I I r _ _.._,._ 1 ! _..;. ...... :...... .... . I , , . I . • I i'""-t'"" '_ ......... _ ... I •• I ,__ ........... Typical "Bench" ,....:.~~_.__1 • I ,r ..,'~ ~ -...."...! I : I 1 ·· . __ . _·_ _I ;:;;.::,:, ........ :.... .... _; ~ '.;.. J \ "Key" Keyed into Existing Slope Face Geotechnical Engineer to Verify t Existing Grade (Minimum 2' Deep by 6' Wide) NOTES: a Slope should be stripped of topsoil and unsuitable materials prior to excavating Key Way or benches. a Benches will typically be equal to a dozer blade width, approximately 8 feet, but a minimum of 4 feet. a Final slope gradient should be 2 : 1 (horizontal : vertical). a Final slope face should be densified by over-building with compacted fill and trimming back to shape or by compaction with dozer or roller. a Planting or hydroseeding slope face with a rapid growth deep rooted vegetative mat will reduce erosion potential of slope area. a Use of pegged in place jute matting or geotechnical fabric will help maintain the seed and mulch in place until the root system has an opportunity to germinate. 0 Structural fill should be placed in thin loose lifts not exceeding 10 inches in thickness. Each lift should be compacted to no less than the degree specified in the "Site Preparation and Earth Work" section of this report. No additional lift should be placed until compaction is achieved. Earth Solutions NWtLc SLOPE FILL DETAIL Allen Property Renton, Washington Drwn. GLS Date Sept. 2005 Proj. No. 0208 Checked SSR Date 9/21/05 Plate 3 18" Min. •------ .. : : .... ~ • " i'--'-'--'-'-'--'-'-'--'-'---'"-'--''---'"-'--',...,_+-'-'--'-'-'--'--'- '. • 0 0 0 0 0 0 0 0 0 0 0 12" t "" ~ ' 0 0 0 00 0 0 0 • <> () 0 0 °-0 ° ~ : : 0 6 0 .. • • • °'() 0 0 0 0 • !;J o O o =o O O • oo 0 0 000 0 .~ ,._' 0 o 0 0 Q O o O 0 Q o 0 i r, 0 0 • Qo oO r, o On ° 0 1 "" o O ., Oo oo Q, 0 0 •• 000°' o<>oo 0 oO ~<-·o oO 0 0 0 o •00 0 00 0 0° o • 0 0 0 0 0 0 0 00 oo ' 00 o 000°0 O Cf • • 0 0 O 0 o O 0 . . o 0 0 0 0 SI. •. • 6 0 0 0 0 0 0 0 0 ~ u 0 ) •• 00 oo"o 00000 "'o Do 00000 'g • • 0 O o 0 o O Q .,, ~-. 0°0 0 o O O O 0 • OO O O o" DO O O O Q,Oc, --------t~ ·. c, D o O O o e 0 o Q o O Oo O o Q 6' (J<> .~; O B o Q Oo°o c Q~ 0 ' 0 0 0 0 __ _.. . . " . ,-. •~ . ~ .. . . . ' • ,! . • . • NOTES: • Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent Structural Fill • Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING • Drain Pipe should consist of perforated. rigid PVC Pipe surrounded with 1" Drain Rock. LEGEND: r:':l Surface Seal; Native Soil or other L_;_;_,;_;_i_J Low Permeability Material Free Draining Structural Backfill •r/'•.l'•r/'•,/'• .j.":j:::,.":j,": 1 inch Drain Rock . ·":·":·":·": · ·tutlons NWLLc 11!, tonstruction Monitoring t'alilTl~htal Sciences RETAINING WALL DRAINAGE DETAIL Allen Property Renton, Washington Drwn. GLS Date Sept 2005 Proj. No. 0208 Checked SSR Date 9/21/05 Plate 4 .. •• • . :· 4 $ • • • • .. _,_...,.,.__,,....._~~-:r--:-:1 ·• . . •• ,. • •• ~-• '1 e• Slope •hZ:57:~b~-::;:-~t .... :_ ••• .. • • • .. 18:' (rv1i~.} ............... . • . . .,._::'l~~t-;· :t-;· :i:,i' +·.:.:· :.2_:· ·;.:_·2· .. .. .. . ............... '\,. • • . • •.· • ·-::.-::.-c:. ,C:J::!:.-: •,l'•,/'•,l'•,l'•,l'•,1'• •• . . . .:::c· .. ,..:j, ~ ... . ... ....... ~ ......... ~ .... -· ........ ~-;1:-::. -~"' . ~-........ NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of ~t 2" (Min.) Perforated Rigid Drain Pipe (Surround with 1" Rock) 12" of less permeable. suitable soil. Slope away from building. SCHEMATIC ONLY -NOT OT SCALE NOT A CONSTRUCTION DRAWING LEGEND: P7l Surface Seal; native soil or L_:_:_;_~~:J other low permeability material ,1•,l'•,1'•,I'•,/' ............. 'i:J~'i~'i~! 1" Drain Rock ,1'•,1'•,l'•,l'•,I' ............. • Drwn. GLS FOOTING DRAIN DETAIL Allen Property Renton, Washington Date Sept 2005 Proj. No. 0208 Checked SSR Date 9/21/05 Plate 5 I l· GENERAL NOTES: Rockery construction is a craft and depends largely on the skill and experience of the builder. A rockery is a protective system which helps retard the weathering and erosion process on an exposed soit face. The degree of retention achieved is, in part, dependent on the size of the rock used. Rockeries should be considered maintenance items that wilt require periodic inspection and repair. ... Maximum inclination of the slopes above and behind rockeries should be 2: 1 (Horizontal : Vertical) . ... Minimum thickness of rock filter layer behind rockery is 12 inches . ... Minimum of 12 inch embedment into undisturbed native soil or compacted fill placed in accordance with report recommendations . ... Maximum rockery height H = 8 feet. ... Rockeries greater than 8 feet in height to be installed under periodic or full time observation of the geotechncial engineer. Unless otherwise specified in writing by the rockery "designers~. all rocks placed in the lower two-thirds of the wall should be 4 to 5 man rock, 2,000 lbs. or larger. Rocks placed above this level should gradualfy decrease in size with increasing wall height using 3 lo 4 man rock, 700 to 6,000 lbs. The long dimension of the rocks should extend back towards the cut or fill face to provide maximum stability. Rocks should be placed to avoid continuous joint planes in vertical or lateral directions. Each rock should bear on two or more rocks below it, with good flaUo-flat contact. Size Approximate Approximate Weight -lbs. Diameter 1 man 50-200 12-18" 2 man 200-700 18-28" 3man 700-2,000 28-36" 4man 2,000-4,000 36-48" 5man 4,000-6.000 48-54" 6man 6,000-8,000 54-60" Reference: Local quarry weight study using average weights of no less than six rocks of each man size conducted in January 1966. LEGEND: Drainage materials to consist of clean angular well-graded quarry spalls. with 4-inch maximum size, or other material approved by the geotechnical engineer. ~ ~urface sea); ~ay consist of im~ervious soil or a ~ fme free dra1n1ng granular material. ~I Ill l1:J Undisturbed firm Native Soil. Drain pipe; 4-inch minimum diameter, perforated 0 or slotted rigid plastic ADS pipe, laid with a positive gradient to discharge under control, well away from the wall. NOTES: Rockery construction to be completed in accordance with ARC Guidelines. Earth Solutions NW representative to observe completed ' ' H Geogrid Reinforcement (As Specified by Geotechncial Engineer) ! .'' ', ·'·'·l'i !',,,), 1= 1112" . ! -Ill .I. m,n. ~~~~ NOTE: Geogrid Reinforcement to consist of Fortrac 35 / 20-20 or approved equivalent placed every 2 feet (vertical). Geogrid length 6 feet or as specified by the geotechncial engineer. NOTTO SCALE -SCHEMATIC ONLY NOT A CONSTRUCTION DRAWING COMPACTED FILL ROCKERY Allen Property Renton, Washington rockery and prepare final report. Drwn. GLS Date Oct. 2005 Proj. No. 0208 Checked RAC Date 10/05/05 Plate 6 APPENDIX A SUBSURFACE EXPLORATION ES-0208 The subsurface conditions at the site were explored by excavating seven test pits. The approximate test pit locations are illustrated on Plate 2 of this report. The test pit logs are provided in this Appendix. The subsurface exploration was completed in September 2005. The test pits were excavated to a maximum depth of ten feet below existing grades. Logs of the test pits excavated by ESNW are presented in Appendix A. The final Jogs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC Earth Solutions NWLLc SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS GRAPH LEITER TYPICAL DESCRIPTIONS COARSE GRAINED SOILS MORE THAN 50% OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN 50% OF MA TE RIAL IS SMALLER THAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE SAND AND SANDY SOILS CLEAN GRAVELS (LITTLE OR NO FINES) GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS (LIITLE OR NO FINES) SANDS WITH MORE THAN 50% FINES OF COARSE FRACTION PASSING ON NO. 4 SIEVE (APPRECIABLE SILTS AND CLAYS SILTS AND CLAYS AMOUNT OF FINES) LIQUID LIMIT LESS THAN 50 UOUID LIMIT GREATER THAN 50 HIGHLY ORGANIC SOILS GW GP GM GC SW SP SM SC ML CL OL MH CH OH PT WELL-GRADED GRAVELS, GRAVEL- SAND MIXTURES, LITTLE OR NO FINES POORLY-GRADED GRAVELS, GRAVEL -SAND MIXTURES, UTILE OR NO FINES Sil TY GRAVELS, GRAVEL -SANO - SILT MIXTURES CLAYEY GRAVELS, GRAVEL-SAND- CLAY MIXTURES WELL-GRAO~O SANOS, GRAVELLY SANDS, UTILE OR NO FINES POORLY-GRADED SANDS, GRAVELLY SAND, LITTLE OR NO FINES SIL TY SANDS, SAND -Sil T MIXTURES CLAYEY SANDS, SAND -CLAY MIXTURES INORGANIC SILTS ANO VERY FINE SANDS, ROCK FLOUR, SIL TY OR Cl.A YEY FINE SANDS OR CL.A YEY SILTS WITH SLIGHT PLASTICITY INORGANIC CLAYS OF LOW TO MEDIUM PLASTICITY, GRAVELLY ClA YS, SANDY CLAYS, Sil TY CLAYS, LEAN CLAYS ORGANIC SIL TS AND ORGANIC SIL TY CLAYS OF LOW PLASTICITY INORGANIC SILTS, MICACEOUS OR OIATOMACEOUS FINE SAND OR SILTY SOILS INORGANIC CLAYS OF HIGH PLASTICITY ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. ... • Earth Solutions NW, LLC TEST PIT NUMBER JP-1 2603151st Pl. NE Redmond. WA 98052 PAGE 1-OF 1 Telephone: 4252843300 Fax: 4252842855 CLIENT KBS 111 LLC PROJECT NAME Allen Property I I PROJECT NUMBER 0208 PROJECT LOCATION Renton Washinnton - DA TE STARTED 916105 COMPLETED 916105 ___ GROUND ELEVATION TEST PIT SIZE - EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION --- LOGGED BY SSR CHECKED BY SSR --AT END OF EXCAVATION ----------- NOTES Dei::,:th of Toi::,:soll & Sod 10": forest duff & huckefbeny brambles AFTER EXCAVATION --- UJ a_ :,: ~ffi en s1 li: ~ UJ"' 0 I(!) TESTS a.a MATERIAL DESCRIPTION UJ-.J::;; en ~ .J Cl a_:, :j ~z CJ U) 0 Brown silty SAND, loose. damp -- SM - f--. ·:: :-_:· 3.5 -· - Brown silty SAND, medium dense, moist ~ MC= 3.10% ,_____L . ·.: 1·.· -dense, slightly cemented SM -becomes gray MC= 9.20% Fines = 24.80% . ·:. :-:· 8.5 SP-\ Gray poorly graded SAND with sill, dense, moist f--MC= 6.10% 10 MC= 10.80% SM/·. · 10.0 ~ TeSTpit terminated at 10.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 10.0 feet. :. Earth Solutions NW, LLC TEST PIT NUMBER TP-2 2603 151st Pl. NE Redmond, WA 98052 PAGE t OF 1 Telephone: 4252843300 Fax: 4252842855 CLIENT KBS Ill LLC PROJECT NAME Allen Pro~erty PROJECT NUMBER 0208 PROJECT LOCATION Renton Washir:,nton --·---- OA TE STARTED 9/6/05 COMPLETED 9/6/()t; ____ GROUND ELEVATION TEST PIT SIZE -- EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION ---- LOGGED BY SSR CHECKED BY SSR AT END OF EXCAVATION --- NOTES Depth of Topsoil~ Sod 10": heavy blackberry l:!.!:.~~!Jfes AFTER EXCAVATION ---- UJ [l_ 0 I ~ffi "' 'i:o ,__ UJ ID 0 [l_., TESTS [l_ 0 MATERIAL DESCRIPTION u,--':; <ti ~-' a [l_ :, ::j :;z 0 ;Ji 0 Brown silty SAND, loose, moist (Fill) --SM :18&20 Brown silly SAND, loose, moist --~medium dense MC=11.90% -Fines = 33.40% I 5 SM ~ -MC= 14.40% f-- . MC= 7.50% " . B.O Test pit terminated at 8.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 8.0 feet. I • Earth Solutions NW, LLC TEST PIT NUMBER TP-3 2603 151st Pl. NE PAGE 1 OF 1 Redmond. WA 98052 Telephone: 4252843300 Fax: 4252842855 CLIENT KBS Ill, LLC ~ PROJECT NAME Allen Property PROJECT NUMBER 0208 PROJECT LOCATION Renton, Washington DA TE STARTED 9/6/05 COMPLETED 9/6/05 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: - EXCAVATION METHOD -AT TIME OF EXCAVATION --- LOGGED BY SSR CHECKED BY SSfL. AT END OF EXCAVATION --- NOTES Depth ofTo_f!soil & Sod 12": heavy blackberry brambles antj_brush AFTER EXCAVATION - UJ C. g I j>: ffi ui I (!I 6: iE' w IX) TESTS u C. 0 MATERIAL DESCRIPTION w--'::. ui ~-' C.::, 0 ::. z :::, CJ <( "' 0 Brown silty SAND, loose, damp SM a - .. :: 3.0 -/· .. : Brown poorly graded SAND with silt and gravel. medium dense, moist MC= 2.70% -Fines= 6.90% SP-r . SM __L (.:. 1. •• MC= 5.70% IS: . : . 5.5 Fines = 19.40% Grayish brown silty SAND with gravel, dense, moist -- I - I SM -- - ._JQ__ .. 10.0 MC =8.60% "'---;. Test pit terminated at 10.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 10.0 feet. ' ·- i= I m iii w z w " •• Earth Solutions NW, LLC TEST PIT NUMBER TP-4 2603 151st Pl. NE Redmond, WA 98052 PAGE l OF 1 Telephone: 4252843300 Fax: 4252842855 CLIENT KBS 111. LLC PROJECT NAME Allen Pro~erty --·-- PROJECT NUMBER 0208 PROJECT LOCATION Renton, Washington DATE STARTED 9/6/05 COMPLETED 916105 -------GROUND ELEV A TION TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating ------GROUND WATER LEVELS: EXCAVATION METHOD -----AT TIME OF EXCAVATION ... LOGGED BY SSR CHECKED BY SSR -------AT END OF EXCAVATION ... NOTES Deglh of To~soil & Sod 10": heavt blackberrv brambles AFTER EXCAVATION ... w :,: ~ ffi <Ii ,1 :,: Cl ~@" w"' TESTS 0 (l_ 0 MATERIAL DESCRIPTION w--'::;; en ~-' 0 (l_ :::, :j ::.z Cl ;'Ji 0 Brown silty SAND, loose, moist ( SM ·.:1·. I 1.5 - Brown poorly graded GRAVEL, loose, damp . f--I -MC= 1.60% SP Fines = 0.50% --2_ -moist MC= 5.30% -medium dense - 6.5 Gray silty SAND with gravel, medium dense. moist --MC= 7,50% -SM -dense f-- : 9.5 ..J.Q_ SP x 10.0 Gray poorly graded SAND with gravel, dense, moist MC= 3.40% Test pit terminated at 10.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 10.0 feet. •• Earth Solutions NW, LLC TEST PIT NUMBER TP-5 2603151st Pl. NE PAGE 1 OF 1 Redmond, WA 98052 Telephone: 4252843300 Fax: 4252842855 ( CLIENT KBS Ill LLC ·-PROJECT NAME Allen ProQerty ' ' PROJECT NUMBER 0208 PROJECT LOCATION Renton, Washington DA TE STARTED 916105 COMPLETED _916/05 -------GROUND ELEVATION -------·----TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: _.,_, -------- EXCAVATION METHOD -AT TIME OF EXCAVATION ---- LOGGED BY SSR CHECKED BY SSR AT END OF EXCAVATION ---- NOTES Recently: Graded ·---AFTER EXCAVATION -----·-- w Q_ (.) ::c ~ ffi ui Ii: i2 w"' u :i=c, TESTS "-o MATERIAL DESCRIPTION w-_,::;; "' ~_, D Q_:::, :::, ~z " "' 0 Brown silty SANO with gravel, loose to medium dense, moist (Fill) -- -trace to moderate debris -becomes gray MC= 11.10% SM >-. Fines= 21.80% ,_.L >--I - 7.5 Gr.iY"SiliY SAND with gravel, dense, moist --MC =6.60% SM -... :. :, . . ·.· _!Q_ MC =6.20% ·. :.. 10.0 Test pit terminated at 10.0 feet below existing grade. No groundwater encountered during excavation Bottom of test pit at 10.0 feet. ~ ~ I m ~ w z w " ;. Earth Solutions NW, LLC 2603151st Pl. NE I ' Redmond, WA 98052 Telephone: 4252843300 Fax: 4252842855 CLIENT KBS 111 L~C PROJECT NUMBER 0208 DATE STARTED 916/05 COMPLETED EXCAVATION CONTRACTOR NW Excavating EXCAVATION METHOD LOGGED BY SSR CHECKED BY NOTES lawn Grass w "-t ffi vi u :,: :i\, Ii: 2 W'° TESTS t.i "-0 w-_,:;a "' ~---' 0 "-:, ::Ez :, " <( en 0 e - SM MC = 13.00°/o J Fines= 16.60% - 4.5 ______§__ MC= 8.20% -- SM - -- -MC= 8.80% .. , 9.0 TEST PIT NUMBER TP-6 PAGE 1 OF 1 PROJECT NAME Allen Pro1;1erty: PROJECT LOCATION Renton, Washington 916105 GROUND ELEV A TION TEST PIT SIZE GROUND WATER LEVELS: AT TIME OF EXCAVATION ------- SSR AT END OF EXCAVATION ---- AFTER EXCAVATION -- MATERIAL DESCRIPTION Brown silty SAND, loose, moist (Fill) ~moderate to high organic layer at 2' -4' -with gravel - Gray silty SAND with gravel, medium dense, moist Test pit terminated at 9.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 9.0 feet. I i ••• Earth Solutions NW, LLC TEST PIT NUMBER TP-7 2603151sl Pt NE I , Redmond. WA 98052 PAGE 1 OF 1 Telephone: 4252843300 Fax: 4252842855 CLIENT KBS Ill LLC PROJECT NAME Allen ProQert:t PROJECT NUMBER 0208 PROJECT LOCATION Renton, Washington DA TE STARTED 9/6/05 COMPLETED _9J6/05 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION --- LOGGED BY SSR CHECKED BY S_~R AT END OF EXCAVATION --- NOTES OeQth of ToQsoil & Sod 4": grass ----- AFTER EXCAVATION --- w Q_ S1 I ~ ffi .,; I(!) 6=~ wm TESTS 0 "-o MATERIAL DESCRIPTION -'::; .,; w-Q_ ::, ~-' 0 ::; z ::, " <( (/) 0 Brown silty SAND with gravel, loose, moist (Fill) I-. -organic zones e SM I-. -4-man boulder MC= 10.00% e Fines= 17.60% e---L >IX)<l 5.5 Brown silty SAND, medium dense. moist { -MC=11.90% I '· ,, SM -- -gray, dense ,_.1Q__ MC= 10.20% ··. 10.0 Test pit terminated at 10.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 10.0 feet. APPENDIX B LABORATORY TEST RES UL TS ES-0208 Earth Solutions NW, LLC • ~,-•• Earth Solutions NW, LLC GRAIN SIZE DISTRIBUTION 2603 151st Place N.E. Redmond, WA 98052 Telephone: (425) 284-3300 r Fax: (425) 284-2855 I •' - CLIENT KBS It! Dev. PROJECT NAME Allen Pro~erty PROJECT NUMBER ES-208 PROJECT LOCATION Renton U.S. SIEVE OPENING IN INCHES / U.S. S!EVE NUMBERS I HYDROMETER 6 4 3 2 1 ~ 1 /,t 1123/8 3 4 6 810 1416 20 30 40 so 60 100 140200 100 I "~~ I I I I I I 95 l~f-------- '\ ~.__ 90 \\ ~. '" 85 l~ 80 \ ~Ji,: " 75 \ 70 ' ~~ ' 1\1\ 65 \ ,-. !, :c ~ Cl 60 ~ >-55 \ \ "' I' DC ' w 50 ., z \ u: I\. ,-. 45 z \ \ \ w u 40 -DC \ w a.. \ 35 : \ \ 30 \ \_' 25 ~ 20 I\ \ 15 \ 10 ' 5 ' --------0 - 100 10 1 0.1 0.01 0.001 GRAIN SIZE IN MILLIMETERS I COBBLES : GRAVEL I SAND SILT OR CLAY coarse I fine I coarse I medium I fine Specimen Identification Classification LL PL Pl Cc Cu • TP-1 8.0ft. Gray silty SAND, SM IJI TP-2 4.0ft. Brown silty SAND, SM ... TP-3 4.0ft. Light brown poorly graded SAND w/silt and gravel, SP-SM 0.29 19.34 * TP-3 5.5ft. Gray silty SAND w/gravel, SM 0 TP-4 4.0ft. Brown poorly graded GRAVEL, GP 1.48 3.83 Specimen Identification 0100 060 D30 010 %Gravel %Sand %Silt I %Clay • TP-1 8.0ft. 19 0.483 0.122 12.7 62.5 24.8 IZI TP-2 4.0ft. 19 0.346 9.4 57.1 33.4 ... TP-3 4.0ft. 37.5 1.976 0.243 0.102 34.1 59.0 6.9 * TP-3 5.5ft. 37.5 1.188 0.189 22.6 58.0 19.4r 0 TP-4 4.0ft. 37.5 13.692 8.513 3.578 87.7 11.81 0.5 • --•• Earth Solutions NW, LLC GRAIN SIZE DISTRIBUTION- 2603151st Place N.E. Redmond, WA 98052 Telephone: (425) 284-3300 Fax: (425) 284-2855 CLIENT KBS Ill Dev. ----PROJECT NAME Allen Property - PROJECT NUMBER ES-208 PROJECT LOCATION Renton - U.S. SIEVE OPENING IN INCHES I US. SIEVE NUMBERS I HYDROMETER 6 4 3 2 ,; 1 314 1/23/8 3 4 6 810 1416 20 30 40 50 60 100 140 200 100 I '~~ I I I I I I I 95 \ ' 90 \ 85 I 80 \ \ ,, ~l 75 -~ " 70 "' \ ~ 65 I-' I IE! C} 60 ~ ~ . ' r-...~ I'-,. ,. 55 CD "' ~ l't a: I'-w 50 z ~ ii: \ I-45 z w (J 40 ~ \ a: \ \ w "-35 .\ ~ \ 30 ~ '\ : 25 .._ 20 ' : 15 : 10 . I 5 - 0 100 10 1 0.1 0.01 0.001 GRAIN SIZE IN MILLIMETERS GRAVEL I SAND r I COBBLES fine I coarse I Sll/T OR CLAY coarse medium fine - Specimen Identification Classification LL PL Pl Cc Cu • TP-5 8.0ft. Gray silty SAND wlgravel, SM 121 TP-6 3.0ft. Brown _silty SAND wl gravel, SM • TP-7 4.0ft. Brown silty SANO wl gravel, SM Specimen Identification 0100 060 D30 010 %Gravel %Sand %Silt %Clay • TP-5 8.0ft. 37.5 0.899 0.158 23.4 54.9 21.8 121 TP-6 3.0ft. 37.5 3.618 0.223 37.5 45.9 16.6 • TP-7 4.0ft . 37.5 7.013 0.261 44.4 38.0 17.6 ' ., l' .. Stream Habitat Analysis Report for the Allan Subdivision Project, Renton, Washington prepared for Mr. Jeff Rieker c/o Mr. Tom Touma. P.E.,, P.L.S Touma Engineers and Land Surveyors, Inc. 663 2 South 191 '' Place, Suite E-102 Kent, Washington 98032 prepared by Watershed Dynamics Post Office Box 215 Enumclaw, Washington 98022 TEL 360.825.9253 FAX 360.825.9248 in conjunction with Cooper Environmental Consulting 2141 Dellestra Drive Bellingham, Washington 98226 May 22, 2006 DEVELOPMENT PLANNING CITY OF RENTON JUL 1 1 2006 RECEIVED ' TABLE OF CONTENTS INTRODUCTION .................................................................................................................... 3 DOCUMENT PURPOSE ...................................................................................................... 3 PROJECT LOCA TION ........................................................................................................ 3 PROJECT SITE DESCRIPTION ........................................................................................ 3 PROPOSED PROJECT/LAND USE ACTION ................................................................... 4 METHODOLOGY ................................................................................................................... 5 IMPETUS FOR THE STREAM STUDY ............................................................................ 5 STUDY LIMITATIONS ....................................................................................................... 5 BACKGROUND DATA COLLECTION ............................................................................ 5 FIELD DATA COLLECTION ............................................................................................. 5 RESULTS .................................................................................................................................. 7 BACKGROUND DATA COLLECTION ............................................................................ 7 FIELD DATA COLLECTION ............................................................................................. 8 Stream Habitat Description .............................................................................................. 9 Banks and Side Slopes ..................................................................................................... 10 REGULATORY CONSIDERATIONS .................................................................................. 11 CONCLUSIONS ..................................................................................................................... 12 PROJECT SITE PHOTOS Allan Subdivision Stream Habitat Analysis Report -Table of Contents See Map Pocket Following this Page WATERSHED DYNAMICS Post Office Box 215 Enumclaw, Washington 98022 TEL 1.360.825.9253 FAX 1.360.825.9248 FIGURE2 Site Map I Y I . , ,:• L ·., lo h Jt,i ,_. I f ~.' ... $i • I ftJ .. -.. ·1 • .:al I 1 I .. I - ~· , .... ; r ·;.., • \.;~.;·\ ? •,f r • •'(:. ... ,,. , " .... -.: . .... .. ~ I-:--I ~· !.;':1·' /.'.1 • I ';:" ~' ~I ~ ~, ,, II ~ ~ -• ,,, I I I N t -I;·;. t:J !· .. .~. _,,. .. ;- z: .. -~ ··-~ .... r· I:.-" • -=n- ·,r· .-T - WATERSHED DYNAMICS Post Office Box 215 Enumclaw, Washington 98022 TEL 1.360.825 .9253 FAX 1.360.825.9248 "/J -J I ; -._.-~-. ~, ,f,. --. ,._ .,., 34.,. •; ,f ·'l"'t 'I ~ .. "j ';J ·-:;: ..!'.• ~' T .;. :---_...__ ... ~t,. .._ ~:. -· · r 1 ., ....... , t _.'-J'" ... -.· L.:lv=-"s 4 :- -~ . .. :: ::1 -- ·'\.:•.,.:-.i:r.'.' 1' ,.r-..11,~I :,,['n.J..: ' '..}, !: L ' FIGURE 1 Vicinity Map I II " ' . ' .. , ... NORTH Notto Scale (From Thomas Bros. Maps, 200 3) • ... •• o•rE All.AN PRELIMINARY Pl.AT TOPO, GRAD1NG, TREES & UTILITIES RENTON, WA 98056 • I INTRODUCTION DOCUMENT PURPOSE The purposes of this document are to describe Watershed Dynamics Project N,~ 20060 JO I. the land use actions being proposed by Mr. Jeff Rieker (Project Proponent) in association with the proposed project known as the Allan Subdivision, 2. the physical location of the proposed land use action, 3. the site conditions where the land use action is proposed as well as the area immediately surrounding the project site, 4. the methodology used to collect background data (generally published information) about the physical and biological characteristics at the site as well as the areas adjacent to the site, 5. the methodology used to collect field data about the soil, hydrology, and plant community characteristics at the project site as well as the area in close proximity to the site for the purpose of identifying and delineating critical areas (wetlands, streams, and their attendant buffers) that may be present, 6. the results of the site evaluation, including a site map showing the location of all critical areas identified and delineated within the project boundary, 7. the regulatory implications associated with the implementation of the proposed land use action, 8. the potential impacts to the identified critical areas that may result from the implementation of the proposed land use action. PROJECT LOCATION The proposed project, referred to as the Allan Subdivision, is located at 3612 NE 191 h Street, Renton, Washington. 98056 (see Figure !). The site, which is approximately 5.14 acres in size, abuts the south side of NE 19th Street between Queen Avenue NE and Pierce Avenue NE in Renton, Washington (see Figure 2). The legal description for the site location is the East half of the SE Y. of the NW Y. of the SE Y. of Section 4, Township 23 North, Range 5 East, Willamette Meridian. PROJECT SITE DESCRIPTION The proposed project is located totally within Parcel No. 0423059038, a single-family residential property with three existing structures located in the northern portion of the site (see Figure 2). The property is rectangular shaped with a west property line 653. 97 feet in length, a north property line 327.44 feet in length, an east property line is 654.43 feet in length, and a south property line 327.35 feet in length. The site is divided into two distinct landforms. The northern portion of the site, which extends northward from a point on the west property line approximately 250 feet south of the north property line and a point on the east property line approximately 483 feet south of the north property line slopes very gently to the south-southwest. There is a high-voltage power line located in the northeastern portion of the site. Allan Subdivision Stream Habuat Analysis Report -Page 3 May 22, 2(}()(j Watershed Dynamies Project No. 2006010 There are three existing buildings on the site. The vegetation is dominated by mowed grasses and weeds with some ornamental trees around the existing buildings. The existing buildings will be removed as part of the development project This relatively flat, previously developed 3.00 acres to 3.25 acres in the northern portion of the site will be subdivided into 16 single-family residential lots and a retention/detention pond tract. The southern edge of the proposed development area is the top of a steep slope (greater than 40%) that extends to the sewer line access road located along the right bank of Honey Creek. Honey Creek (WRIA 08-0285), a tributary to May Creek (WRIA 08-0282), crosses the southwestern portion of the site. Slopes adjacent to the left bank are also quite steep and extend up to the flatter developed properties adjacent to the north side of Sunset Boulevard. The slopes on both sides are vegetated with deciduous and coniferous trees, as well as a variety of native shrub and groundcover species (see Photos). The steep slopes are considered to by Geologically Hazardous Areas that are regulated by the City of Renton Critical Areas Ordinance (City of Renton Municipal Code 4-3-0501). Honey Creek is a fish-bearing stream although the upper limits of anadromous salmonid use are not well documented. There are no known barriers to fish passage from the confluence of Honey Creek and May Creek upstream to the rip-rapped channel section upstream of the proposed project site. Fish use is assumed within the project site because there are no known obstructions that would preclude such use. Honey Creek is a Fish and Wildlife Habitat Conservation Area regulated by the City of Renton Critical Areas Ordinance (City of Renton Municipal Code 4-3- 050L). A more complete description of habitat within the project site and for a distance of approximately 300 feet upstream and downstream of the site is provided in the Habitat Description section below. PROPOSED PROJECT/LAND USE ACTION The Project Proponent is proposing to subdivide the northern portion of the project site into 16 single-family residential lots. The development will include the construction of access roads and the installation of utilities such as sanitary sewer, stormwater management facilities, power lines, telephone lines, cable television/internet, and natural gas lines. The sanitary sewer is proposed as a gravity system that will be conveyed via an 6-inch pipe from the proposed residential lots at the top of the steep slope to the main sanitary sewer line located in the road at the base of the steep slope adjacent to right bank of Honey Creek. A manhole will be installed at the bottom end of the conveyance pipe and another pipe will connect the manhole to the sewer main. The pipe will be installed using directional boring to avoid open cutting ( trenching) of the slope. The stormwater management system for the proposed development includes retention/detention tank that will be constructed on the northwest portion of the subdivision. The discharge from the stormwater tank will be conveyed in a pipe down the steep slope to Honey Creek. A manhole will be installed at the lower end of the pipe to dissipate energy and the outflow will be conveyed from the manhole to the stream channel in a separate pipe. At the time this report was prepared final design elements regarding the method for installing the discharge pipe and the emergency overflow from the retention/detention tank had not been determined. Additionally, the final design of the stormwater management system is on hold pending the outcome of a geotechnical investigation of the steep slopes. Allan Subdivision Stream Habitat Analysis Report -Page 4 May 22, 2006 METHODOLOGY IMPETUS FOR THE STREAM STUDY Watershed Dynamies Project No. 2006010 This study report was identified by the City of Renton as a requirement for the overall project review per City of Renton Municipal Code 4-8-120. Although the stream is actual more than 100 feet from the outer limits of a majority of the proposed project, the stormwater conveyance and sanitary sewer conveyance lines encroach into the area between the main portion of the proposed development and Honey Creek STUDY LIMITATIONS This report focuses on the reporting requirements outlined in Renton Municipal Code 4-3-0SOL.3 -Studies Required. There are, however, photographs in this report that show area of slope failure (mass wasting) within and immediately adjacent to the project site. This report will not provide any recommendations or draw any conclusions regarding the geologically hazardous areas observed during the field review conducted by Watershed Dynamics and Cooper Environmental Consultants. BACKGROUND DATA COLLECTION Prior to initiating field assessment of Honey Creek within and immediately adjacent to the proposed project site Watershed Dynamics reviewed the following: 1. City of Renton Municipal Code 4-3-0501, including Figure 4-3-050Q4 2. A March 2, 2006 memo from Ms. Jill K Ding, Associate Planner, City of Renton, to Mr. Tom Touma, P.E., P L.S of Touma Engineers and Land Surveyors. 3. A Catalogue of Washington Sireams and Salmon Utilization, Volume I -Puget Sound that was published by the Washington Department of Fisheries (now the Washington Department of Fish and Wildlife or WDFW) in 1975. 4. Project files from the stream channel restoration and sewer line access road improvements project that involved Watershed Dynamics as a consultant to the City of Renton, Department of Public Works for both the investigation and planning phase in 1991 through 1993. FIELD DATA COLLECTION The methods used for the collection of stream channel condition and fish habitat assessment were completed by a two person field crew. One person walked in the stream channel evaluating channel conditions and identifying habitat features within the channel. The other person walked in the riparian area adjacent to the stream channel evaluating slope conditions (slope stability, vegetative cover, human intrusions, etc,) on both side of the channel. Reference points along the channel and the linear extent of individual habitat components were determined using a hip- chain. The survey starting point (STA 0+00) was established at the upstream extent of the sewer line access road. This point was approximately 200 feet upstream of the eastern boundary of proposed project site. This starting point was about 115 feet upstream of the centerline of the power-line crossing. This starting point was at the downstream extent of the rip-rapped channel (see Photo 3) that extends upstream to the outlet of the culvert under Union Avenue. Allan Subdivision Stream Habitat Analysis Report -Page 5 May22,2006 Watershed Dynamics Project No. 2006010 The stream channel investigation extended downstream approximately I, 000 feet to a point at least 200 feet downstream of the west property line of the proposed project site. The survey end point (ST A I 0+00) was located approximately 200 feet to 250 feet upstream of the uppermost bridge crossing by the sewer line access road. Channel characteristics were surveyed by habitat type. Within each habitat type the length, average channel wetted width and depth, average channel bankfull width and bankfull depth, energy gradient, dominant and sub-dominant substrate, and pieces oflarge woody debris (L WD) were measured. Pieces counted as LWD were those having diameters of 6 inches or greater and having lengths greater than 6 feet. The conditions of the channel's banks were also surveyed, noting bank composition and stability. Individual features of interest were noted and position by hip chain length recorded. Photographs were made of habitat features and individual features of interest. NOTE: References to left bank and right bank are in relation to the stream banks as viewed by the observer while looking in a downstream direction. Allan Subdivi.<ion Stream Habitat Analysis Report -Page 6 May 22, 2006 RESULTS BACKGROUND DATA COLLECTION Watershed Dynamics Project No. 2006010 The City of Renton Municipal Code 4-3-0SOL stated the circumstances triggering the need for a stream study. The March 2, 2006 memo from Ms. Ding to Mr. Touma directed the completion of a stream study that included the following components: I. A site map drawn at I" = 20' scale showing the following: a. The entire parcel of land (project site) owned by the applicant including the area within I 00 feet of the proposed project site. NOTE: A phone conversation between Ms. Ding and Mr. Larry D. Burns/ad of Watershed Dynamics clarified that the J 00 feet is measured perpendicular to the property boundary rather than along the centerline of the stream, which required more than JOO feet of stream channel survey upstream and downstream of the project site. b. The ordinary high water mark (OHWM) on both sides of the stream channel. c. The stream classification for the section of stream being investigated. NOTE: A phone conversation between M~. Ding and Mr. Larry D. Burnstad of Watershed Dynamics clarified that the stream channel being investigated was a Class 3 Stream requiring a 75:fiiot minimum buffer. d. Topography (at 2-foot contour intervals on slopes <10% gradient and 5-foot contour intervals on slopes 2'.10% gradient) within the project site and those lands abutting the stream channel. NOTE: A phone conversation between Ms. Ding and Mr. Larry D. Burnstad of Watershed Dynamics clarified that the topography only had to be shown .fbr the area between the channel centerline and the northern extent of the proposed project site. e. The 100-year floodplain and floodway boundaries within the project site and the abutting areas. NOTE: A phone conversation between Ms. Ding and Mr. Larry D. Burnstad of Watershed Dynamics clarified that the floodplain and floodway mapping could be shown per FIRM Map Number 53033C0668. f. The site drainage patterns. g. Top view and cross-section view of the stream channel and buffers. NOTE: A phone conversation between Ms. Ding and Mr. Larry D. Burnstad of Watershed Dynamics clarified that the cross-sections and top view could be done at the same scale as the site map, which was J" = 40 '. h. The vegetative cover of the entire site, including those areas adjacent to the stream channel and the steep slopes. NOTE: A phone conversation between Ms. Ding and Mr. Larry D. Burnstad of Watershed Dynamics clarified that the vegetation could be mapped by showing all of the significant trees on the slope adjacent to the right bank of Honey Creek between the OHWM and the outer limits of the proposed project. Significant trees are all trees greater than IO inches diameter at breast height (dbh). Significant trees should be identified by species or common name. The remaining vegetation (shrub and groundcover species could be described verbally or in photographs. Allan Subdivision Stream Habitat Analysis Report -Page 7 May22,2006 Watershed Dynamics Project No. 1006010 1. The location of all existing and proposed human-made structures including the stormwater and sanitary sewer conveyance lines and the manholes proposed at the down-slope extent of those conveyance lines. NOTE: A phone conversation between Ms. Ding and Mr. Larry D. Burnstad of Watershed Dynamics clarified that the details of how the stormwater outlet was going to interface with the stream channel were also required. J. The ingress/egress (access) points associated with the proposed project. NOTE: A phone conversation between Ml". Ding and Mr. Larry D. Burnstad of Watershed Dynamics clarified that the sewer line access road location should be shown on the site plan for the areas within the stream study limits. The Washington Department of Fisheries stream catalogue indicated the presence of Honey Creek but did not provide any information regarding fish use. The catalogue did indicate that May Creek is used by Chinook salmon (Oncorhynchus tshawytscha), coho salmon (Oncorhynchus kisutch), and sockeye salmon (Oncorhynchus nerka). In addition, Watershed Dynamics has personal information gained through field assessments and contacts with WDFW personnel that cutthroat trout (Oncorhynchus clarkii) and steelhead trout (Oncorhynchus mykiss) use May Creek. Since there are no physical impediments to upstream fish passage, there is reason to suspect that the fish species in May Creek will use Honey Creek, however the upstream extent of that use in not documented. During the project construction in 1992 Watershed Dynamics did remove cutthroat trout and sculpin, probably mottled sculpin (Coitus bairdi) or riffie sculpin (Coitus gulosus) from the project area during the late summer and early fall. At the time the fish were being removed from the project site, the stream flow was quite low and the culvert at Devil's Elbow (NE 27th Street crossing) was still impassible. FIELD DATA COLLECTION Most of the results of the field data collection are presented in the photo section that follows this narrative. Photos referenced in the narrative are included in the photo section. The field investigation began at a point (ST A 0+00) upstream of the proposed project site where a small tributary channel (see Photo I) enters Honey Creek on its right bank. There are two 42- inch diameter corrugated metal culverts (see Photo 2) that convey this tributary under the access road into Honey Creek. This is essentially at the upstream end of the sewer line access road (see Photo I 0) over the culverts connecting the tributary stream to Honey Creek. It is also the lower end of the rip-rapped channel portion of Honey Creek (see Photo 3). Generally, the portion of Honey Creek investigated for this project is an entrenched channel in the bottom of a forested, V-shaped valley with steep side-slopes that rise 30 to 50 feet above the streambed. A sewer line access and maintenance road confines the creek's right bank through the entire length of the survey (approximately 1,000 linear feet). This access road continues downstream from the lower limit of this stream study to Devil's Elbow and constricts the channel in many areas. The survey was completed on May 3, 2006. Prior to the field review there was a period of approximately two weeks without measurable precipitation. On the day of the field survey the flow in the portion of Honey Creek evaluated for the proposed project was estimated to be between I. 5 cfs and 2. 0 cfs. Allan Subdivision Stream Habitat Analysis Reporl -Page 8 May 22, 2006 Stream Habitat Description Watershed Dynamics Project No. 1006010 Two broadly-defined habitat types were identified in the surveyed reach. The first was a cascade/step pool habitat (from STA 0+00 to STA 2+97) and the second was a riffie/step pool habitat (from STA 2.97 to 10+00). A typical section of cascade/step pool habitat is shown on Photo 5. A typical riffle/step pool habitat is shown in Photo 6. Table I displays channel characteristics including the length of the habitat features, channel gradient, channel widths and depths, substrate composition, and L WO counts for the two habitat units. Table 1 -Habitat Features by Reach Point Unit Habitat Gradient Wetted Bankfull Substrate Length Unit Type Width Depth Width Depth Dominant Sub-dominant (ft) (ft/ft) (ft) (ft) (ft) (ft) 297 Ca/step 0.04 7 .2 12 ' 2.0 cobble gravel 703 Ri/step 0.02 7 .3 14 1.5 gravel cobble STA io+oO = End of Field Investigation Notes: Ca/step= cascade with step pool habitat Ri/step = riffle with step pool habitat LWD = Large Woody Debris Bankfull = estimated water surface elevation at the Ordinaiy High Water Mark LWD /nieces) 2 41 The Cascade/Step Pool Habitat Unit had an average gradient of about 4 percent and bankfull width-to-depth ratio of about 6. Substrate overall was cobble and gravel, except where boulder controlled the formation of step-pools. About 3 5 % of the habitat unit was step pool or pocket pool habitat. Step pools were controlled by boulder or cobble clusters; L WO accumulation was relatively rare ( equivalent to about 35 pieces per mile). Pool lengths rarely exceeded channel width. Average wetted pool depths were 2 to 3 times the average depths of non-pool areas; pool tail-outs were about 0.2 feet. Photograph No. 4 shows a typical series of step pools controlled by clusters of boulders and large cobble. The Riffle/Step Pool Habitat Unit had an average gradient of about 2 percent and width-to- depth ratio of approximately 9. Substrate overall was gravel and cobble. Accumulations of fine materials were rare. Gravel and cobble substrate were not tightly compacted or embedded indicating that a majority of fine sediment entering the channel is transported out of the reach to areas downstream. About 40 percent of the habitat unit by length was pool habitat. Pool formation was controlled by both boulder and LWO. Average wetted pool depths were 3 times average riffie depths. L WO was relatively abundant; 41 pieces were counted, the equivalent of 308 pieces per mile. In both habitat types the pool areas were quite small, suitable for use by juvenile anadromous salmonids and resident trout. Many of the riffie areas were moderately compacted due to the excess sediment that enters the stream channel from the adjacent stream banks. Allan Subdivision Stream Habilat Analysis Report -Page 9 May 11, 2006 Banks and Side Slopes Watershed Dynamics Project No. 2006010 The right channel bank immediately adjacent to the stream channel was generally stable throughout the surveyed reach. It was composed of boulder material that is part of the access road fill. There was evidence of unstable slope conditions on the slopes adjacent to the road (see Photo 20). This photo is only one example of slope failures between the road and the proposed project site. There are several areas where Watershed Dynamics and Cooper Environmental Consulting observed "pistol-butted" trees that are indicative of slopes that are moving. Many of these areas were in the same locations where toe-of-slope seepage was observed. Although not as frequent, there was evidence of mass wasting on the slopes adjacent to the right side of the access road. The fact that the road was constructed between the right bank of Honey Creek and the toe of many of the steep slopes prevents the stream flow from attacking and destabilizing those slopes as has happened along the left bank. In addition there is an area in the power line corridor where the slope had to be retained using ecology blocks to prevent slope failure (see Photo 11). In Photo 11 through Photo 15 there is evidence of some of the potential bank damage that can occur as a result of human-made project installations. The left bank is composed of glacial till in the upper reach and benches of landslide deposits in the lower reach. Unvegetated exposures of left bank (see Photo 9) and reveal that the lower several feet of bank is a gray sandy/pebbly till, overlain by about 8 feet of brown platy silt/clay. Much of the channel's left bank is generally vertical and scoured 2 to 4 feet Above this the side slopes approach JOO percent and are generally vegetated, except in areas of recent slope failures. Side slopes along the entire left bank of the channel suggest numerous landslides (slumps) of various ages, their head scarps showing initiation heights of 20 to 30 feet above the channel floor and failure depths to 10 feet (see Photo 30). These failures appear to initiate in fine sandy till and appear to be the result of toe slope scour or a build up of ground water pressure in the slope or a combination of both. Photo 29 shows an area where the contact between the slump feature (the mass of soil and vegetation) and the native material (the remaining slope) was wetted by significant amounts of groundwater. The water flowing across the slump face or scarp is not easy to see in the photograph, but it was very apparent on the ground. There was probably 0.1 cfs flowing from the area of this failure. The situation shown on Photo 29 is a cause for concern about areas such as those shown in Photo 20 and Photo 21 where there is seepage at the toe of the steep slopes adjacent to the sewer line access road. With evidence of past slope failures on the left side it would appear that there are potential slope failure areas that could be adversely affected by construction activities such as fall line trenching for conveyance line installation or above ground conveyance line installation such as that shown in Photo 25 and Photo 26. Such concerns are raised only because slope failures result in adverse impacts to Honey Creek stream habitat within and downstream of the project site as well as habitat in May Creek downstream of Honey Creek. Allan Subdivision Stream Habitat Analysis Report -Page JO May 22, 2006 REGULATORY CONSIDERATIONS Watershed Dynamics Project No. 2006010 If the stream channel is modified to install the outflow pipe from the stormwater conveyance system, the applicant will have to submit a Joint Aquatic Resources Permit Application or JARPA to obtain a Hydraulic Project Approval or HPA from the Washington Department of Fish and Wildlife There should not be any other alterations of the stream channel as a direct result of constructing the proposed development project Please note that any construction activity occurring within the stream channel requires acquisition of a Section 401 -Water Quality Certification Permit from the Washington Department of Ecology. This permit conditions other agency permits by establishing construction area water quality standards and requiring the monitoring of water quality during any construction activities within the stream channel or that are close enough to the stream channel to have a risk of contaminating surface water. No regulated wetlands were identified on the right bank of Honey Creek or the slopes between Honey Creek and the outer limits of the project site during the stream habitat assessment. Therefore, there are no regulated wetlands that could be altered by the implementation of the proposed development plans. As a result, the Project Proponent does not have to apply for any permits form the U.S. Army Corps of Engineers, Regulatory Branch or the Washington State Department ofEcology. There are several permits that must be acquired from the City of Renton. This document will provide some of the site information necessary for the Project Proponent to acquire those permits. Allan Subdivision Stream Habitat Analysis Report -Page 11 May 22, 2006 CONCLUSIONS Watershed Dynamics Project No. 2006010 Based on the data collected prior to and during the stream survey, Watershed Dynamics and Cooper Environmental Consulting have concluded that the Honey Creek channel has been significantly modified by past human activities, not the least of which being the installation of the sanitary sewer main and the sewer line access road in the bottom of a steep-sided V-shaped canyon. There is evidence that human initiated activities since the construction of the road and installation of the sewer line have caused damage to the slopes adjacent to Honey Creek. Although the survey team did not observe any fish in the section of the stream channel evaluated for this project it is clear that some moderate to low value fish habitat is present. This habitat is also important in the production of aquatic insects that are important food sources for salmonid fishes. Continued slope erosion and mass wasting will further degrade the quality of the stream habitat in the study reach and downstream. The installation of the sanitary sewer and stormwater conveyance lines from the proposed project area down slope to Honey Creek must take the slope stability issues into consideration. In addition, the outfall or discharge end of the stormwater conveyance line should be designed to avoid unnecessary channel scour and any toe-of-bank scour as the latter can be the action that initiates a mass failure at the point where the stormwater discharges into Honey Creek. Finally, Photo 25 and Photo 26, which were taken approximately 300 feet to 350 feet downstream of the downstream limit of the study area, show the results of a failed stormwater conveyance system. The results of that failure are indicative of what could happen on the slopes between the sewer line access road and the proposed development project. Allan Subdivision Stream Habitat Anarysis Reporl -Page 12 May 22, 2006 Watershed Dynamics Projec.1 No. 2006010 PHOTO 19: View of a section of riffle /step-pool habitat at the toe of the road fill . PHOTO 20: Blue dashed line in photo shows wet area caused by seepage at the toe of the slope and the right side of the road. The yellow dashed line is the lower portion of an old slump feature on the slope a bo"·e the road. A llan Subdivision Stream Habitat Ana~ysis· Report -Page 13 Proje,1 Site Photos -May 22, 2006 PHOTO 21: View of another seep area adjacent to the sewer line access road within the project area at approximately ST A S+oo (which is near southwest corner of project site. PHOTO 22: Allan Subdivision Stream Habitat Analysis Report -Page 14 Project Site Photos -May 22, 2006 Watershed Dynamics Project No. 2006010 PROJECT SI TE PHOTOS Allan S11bdivision Stream Habuat Analysis Report -Page 1 Project Site Photos -May 22, 2006 Watershed Dynamics Project No. 2006010 PHOTO 1: View looking upstream at tributary entering Honey Creek right bank at STA O+oo. Allan Subdivision Stream Habitat Analysis Report -Page 2 Project Site Photos -May 22, 2006 Watershed Dynamics Project No. 2006010 PHOTO 2: View looking upstream at one of the two 42-inch diameter culverts that convey the tributary stream at ST A o+oo into Honey Creek. PHOTO 3: View looking at rip-rapped channel portion of Honey Creek upstream of STA O+oo. Allan Subdivision Stream Habitat Analysis Report -Page 3 Project Site Photos -May 22, 2006 Watershed Dynamics Project No. 2006010 PHOTO 4 : View of vegetation on left bank and sl ope above left bank at STA o+oo. PHOTO 5: View of stream channel looking downstream from STA 0+00. Note Allan Subdivision Stream Habitat Analysis Report -Page 4 Project Site Photos -May 22, 2006 PHOTO 6: Typical riffle/step pool habitat at approximately STA 7+39. Watershed Dynamics Project No. 2006010 PHOTO 7: Accumulation of L WD at ST A 4+93. Although not prevalent, there were many such areas of L WD accumulation that were associated with old and active mass wasting areas. A llan Subdivision Stream Habitat Analysis Report -Page 5 Project Site Photos -May 22, 2006 Watershed Dynamics Project No. 2006010 PHOTO 8 : View of culvert outlet on left bank a nd mass wasting (slump feature) associated with the discharge of stormwater ont o t he toe of a slope adjacent to Honey Creek. PHOTO 9: View of active slump (mass wa st in g) on left bank of Honey Creek at STA 2+97. Allan Subdivision Stream Habitat Analysis Report -Page 6 Project Site Photos -May 22, 2006 Watershed Dynamics Project No. 2006010 PHOTO to: Upstream end of sewer line access road. Pink flag in center of picture denotes ST A 0-+-00 and centerline location of twin culverts entering Honey Creek right bank. PHOTO 11: View of lower end of clear slope adjacent to right bank of Honey Creek under power line. Ecology blocks retain the hillside, but constrict the stream channel. Allan Subdivision Stream Habitat Analysis Report-Page 7 Project Site Photos -May 22, 2006 Watershe d D y namics Project No. 2006010 PHOTO 12 : View of sloe adjacent to the le ft bank of Honey Creek in the power line corridor. There was evidence of m inor slope erosion, but the erosion control seeding and the invasion of some ground cover spec ies seems to have the erosion controlled. A llan Subdivision S tream Habitat Analy:ris Report-Page 8 Projed Site Photos -M ay 22, 2006 Watershed Dy namics Project No. 2006010 PHOTO 13: View of the sewer line access road at the toe of the slope under the power line. Note the fine grained charact er of the soil in the exposed slope. This is typical of the surface soil on the slopes on both sides of Honey Creek. Allan Subdivision Stream Habitat Analysis Report-Page 9 Project Site Photos -May 22, 2006 !!· ',,' Water.~hed Dynamics Project No. 2006010 PHOTO 14: View of the right bank below the ecology block wall (see Photo 11 above). Slope was retained due to slumping initiated by erosion at the toe of the right bank (STA l +12). PHOTO 15: View of toe of left bank at the downstream end of the power line corridor. Rip-rap installed to protect toe of right bank shifted erosion forces to toe of left bank. Allan Subdivision Stream Habitat Analysis Report-Page JO Project Site Photos -May 22, 2006 Watershed Dynamics Project No. 2006010 PHOTO 16: Typical vegetation on th e slo pes above the sewer line access road. Slope gradients throughout the survey reach ranged from 40% to nearly 100%, but most areas were well vegetated. Allan Subdivision Stream Habitat Analysis Report -Page 11 Proje<-1 Site Photos -May 22, 2006 Watershed Dynamics Project No. 2006010 PHOTO 17: Typical section of sewer line access road in upper portion of stream survey area. PHOTO 18: In some areas along the access road the vegetation between the stream channel and the road were obviously altered by some past activities and the vegetative community was dominated by non-n ative invasive plant species. A /Ian Subdivision Stream Habitat Analysis Report -Page 12 Project Sil.e Photos -May 22, 2006 PHOTO 23 : View of Craig Cooper (Coo per E nvironmental Consulting) in Honey Creek channel at base of old mass wasting (s lump) feature on left bank. Allan Subdivision Stream Habitat Analysis Report-Page 15 Pr<Jje<-1 Site Photos -May 22, 2006 Watershed Dynamics Project No. 2006010 PHOTO 24: View of s lope on right side of Ho ney Creek adjacent to the seep area shown in Photo 21. The yellow dashed li ne denot es the approximately edge of the scarp line of a slump feature. Allan Subdivision Stream Habitat Analysis Report -Page 16 Project Site Photos -May 22, 2006 . • •• •. I.'". " t ,1 • ,",.." .. . i; I " .. .., ,' PHOTO 25: View of slope erosion and mass wasting around conveyance line and manhole installation on left side of Honey Creek downstream of the proposed project site. Allan Suhtlivision Stream Habitat Analysis Report -Page 17 Project Site Photos -May 22, 2006 PHOTO 26: View of mass wasting and erosion associated with conveyance pipe installation on left side of Honey Creek downstream of the project site. Photo 25 above is a front view of the same pipe installation. PHOTO 27: View of another recent slope failure within the study area on the left bank. Allan Subdivision Stream H ahitat Analysis Report -Page 18 Project Site Photos -May 22, 2006 • Watershetl Dynamics Project No. 2006010 PHOTO 28: View of another conveyance pipe near the southwestern corner of the project site study area. Only a small amount of slope failure was noted around the pipe adjacent to the sewer line access road. Allan Subdivision Stream Habitat Analysis Report -Page 19 Project Site Photos -May 22, 2006 • .. ,• \ PHOTO 29 : View of downstream portion of a sl ump feature on the left bank of Honey Creek. Flagging is for wetland del ineation co mpleted by others for a different project. "Block of soil and vegetation that slid off the hillside and down into the floodplain adjacent to the stream channel The deposited mass constrains the channel flow causing areas of increased bank toe erosion. PHOTO 30: View from sewer line access of anot her mass wasting site on left bank of Honey Creek. Yellow dashed line is approximate location of scarp. These failures appear to be due to the road forcin g t he flow against the toe of the left bank. A llan Subdivision Stream Habitat Analysis R eport -Page 20 Project Site Photos -May 22, 2006 Denis Law Mayor r ... City of 1 _!·.~~ ti!rOl..l July 7, 2010 Department of Community and Economic Development Alex Pietsch, Administrator Corey Prutzman Special Assets Land Team Union Bank (Frontier Bank) 332 SW Everett Mall Way Everett, WA 98204 SUBJECT; Request for Extension of Project's Period of Validity Allan Preliminary Plat/ City of Renton File LUAOG-016 Location; 3629 NE 19th Street Dear Mr. Prutzman: This letter is sent in response to your request for an extension of the above referenced project's approved period of validity. The State Senate Bill 6544 grants approved preliminary plat that were valid on or before June 10, 2010 an extended expiration period from five years to seven years. Our records indicate that this project will expire on January 22, 2012. As indicated under SSB 6544 you now have until January 22, 2014 to submit for a final plat. Also, as per your request, please find enclosed a copy of the Hearing Examiner's recommendation of approval to the City Council and a letter of the City Council's approval of the preliminary plat from the City Clerk. If you have any further questions, please contact Laureen Nicolay at (425) 430-7294. Sincerely, J ~ C.£-. . C.E. "Chip" Vincent Planning Director Enclosure: November 14, 2007 Hearing Examiner's Recommendation to Council Letter from City Clerk of City Council's approval cc: City of Renton File No. LUAOG-016 Jennifer Henning, Current Planning Manager Kayren Kittrick, Plan Review Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.goy IJ UnionBank June 24, 2010 City of Renton Land Planning and Development Department 1055 South Grady Way Renton, WA 98057 RE: Frontier Bank, now part of Union Bank Project Name: Copper Ridge Project Description: 3629 NE 19TH STREET--16 lots Parcel Numbers: 0423059190 0423059038 Dear Sir or Madam: WAw-01(;; City of Renton Pl;:inning Division On June 10, 2010, Washington State Legislature enacted SSB 6544, temporarily extending preliminary and final plat approvals under RCW 58.17, from five to seven years. Union Bank, formerly Frontier Bank, is legal owner of the above referenced property which we understand holds a Preliminary Plat. We would like to confirm this extension against the referenced property. Please send written confirmation that the extension has been granted, including the original approval date and the new expiration date. Otherwise, please advise if your jurisdiction has developed a policy and/or application for processing this request. Please also include a copy of the original approved decision for our records. Should you have any questions please contact Corey Prutzman at 425-423-7262 or Brian Dunnigan at 425-423- 7279. Respectfully, Corey Prutzman Special Assets Land Team Frontier Bank, now part of Union Bank --·-"'""'A<CE•..,._ ... ...,, ,_,,...., ... __ "•("'I- ALLAN PRELIMINARY PLAT 3629 NE 19TH STREET RENTON, WA 98056 f-------- S00W'54"w 45J.st ~'i;i):lQ. .. ... ~ SG§~666666666666 ~ .-------~-~ ..... WN- 1 .I _, r-.al.U....-, ' ' .-,, I ;; ,..,..I : ' ~ ,_ , 719--Ct.'-051 qryplatmailing 08/07/2008 • i.··········.· 1·.···· ···•········ -~!);)~~-· ~~Jf E;;CT ·~E •f [!!i[}~i[;~t~~=f ~f-. 4 -··j--·--1809 -QUEEN CT NE COPPER RIDGE/ALLANPLAT··· s---r· 1803 QUEENCTNE 'COPPER RIDGE/ALLAN PLAT 6 -i----1735 QUEEN CT NE---·,COPPER RIDGE/ALLAN PLAT '----':--. ---'---'-·----------"-------- 7 I 1729 QUEEN CT NE COPPER RIDGE/ALLAN PLAT 8 ---1 . ... 1723 --bQUEEN CT NE iCCJP~~RHIDGE/ALLAN PLAT l:+· 1f Et111~!~~L ~-!~t§= 13 ---T~~~=-·----fao2 PIERCE AVE~§_ __ cOPPER RIDGE/ALLANPLAT. 14 , 1808 PIERCE AVE NE COPPER RIDGE/ALLAN PLAT _ __L,_,_ 15 ' 1814 PIERCE AVE NE 16 -··-i-· ----1820 jPIERCE AVE NE iCOPPER RIDGE/ALLAN PLAT ·--·--··-·"·------··------- COPPER RIDGE/ALLAN PLAT Page 1 u .: ~) -~·"'Y 0 CITY ~F RENTON u ~ ~ .~ "; Kathy Keolker, Mayor ~)N"\'O' January 23, 2007 Christelle, Inc. 12515Hwy209 Leavenworth, WA 98826 Re: Allan Preliminary Plat, LUA-06-016, PP 3629 NE 19th St. Dear Applicant: City Clerk Bonnie I. Walton At the regular Council meeting of Janua1y 22, 2007, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. 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! can provide additional information or assistance, please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Toni Nelson Jennifer Henning, Principal Planner Roger & Patricia Allan, 4100 12th St. E., East Wenatchee, WA 98802 -1-0-55-So-u-th_G_r-ad_y_W-ay---R-e-n-to-n,-W-a_s_hm-. -gt-on-9-80_5_7_--(4-2-5)_4_3_0--6-51_0_/_F_AX_(_42_5_)_43-0--6-5_!_6 -~ @ This paper cont;i1:--~ 50% recycled material, 30% post consumer AHEAD OF THE CURVE January 22, 2007 CONSENT AGENDA Council Meeting Minutes of l /8/2007 Appointment: Library Board Appointment: Municipal Arts Commission City Clerk: Quarterly Contract List, 10/2006 to 12/2006 Plat: Parklane Court, Lyons Ave NE, FP-06-134 Plat: Allan, NE 19th St, PP-06- 016 - Human Resources: Reclassification and New Positions Police: Incentive Pay for Hiring of Lateral Officers, Renton Police Officers' Guild MOU CAG: 05-165, NE Sunset Blvd/Duvall Ave NE Intersection Improvements, Sanders General Construction, Fund Transfer Renton City Council Minutes Page 21 Councilmember Corman pointed out the on-going public process regarding the future of the airport, saying that citizens will have the opportunity to participate. In regard to informing the public about participation opportunities, Mr. Covington suggested listing the schedule on the City's insert in the Renton Reporter. Council member Persson noted that the City plans to conduct meetings in individual neighborhoods. Items on the consent agenda are adopted by one motion which follows the listing. Item 7.k. was changed to refer to Transportation (Aviation) Committee. At the request of Councilmember Persson, item 7.f. was removed for separate consideration. Approval of Council meeting minutes of 1/8/2007. Council concur. Mayor Keo Iker appointed Amy Pieper, 264 Earlington Ave. SW, Renton, 98057, to the Library Board for a five-yearterm expiring 6/1/2012. Refer to Community Services Committee. Mayor Keo Iker appointed Britt Peterson, I 6467 11 I th Ave. SE, Renton, 98055, to the Municipal Arts Commission to fill the unexpired tem1 of Marie McPeak, who has resigned (term to expire 12/31/2009). Refer to Community Services Committee. City Clerk submilted Quarterly Contract List for period of 10/1/2006 to 12/31/2006: 27 contracts and 20 addenda totaling $4,662,756.38. Information. Development Services Division recommended approval, with conditions, of the Parklane Court final Plat; ten single-family lots on 4.3 acres located east of Lyons Ave. NE and north of SE I st Pl. Council concur. (See page 22 for resolution.) Hearing Examiner recommended approval, with conditions, of the Allan Preliminary Plat; 16 single-family lots on 4.9 acres located at 3629 NE 19th St. Council concur. Human Resources and Risk Management Department recommended approval of the reclassification of one position in the Finance and Information Services Department (from Business Systems Analyst to Financial Systems Coordinator), and the establishment of two new positions in the Finance and Information Services Department (Help Desk Support Technician and Senior Finance Analyst) and one new position in the Fire Department (Emergency Management Director). Council concur. Police Department requested approval for additional compensation to current and future police officers to encourage the hiring of lateral police officers, and approval of a memorandum of understanding with the Renton Police Officers' Guild implementing the signing bonus program. Council concur. Transportation Systems Division recommended approval of the following: a transfer of $430,000 from the 2007 Duvall Ave. NE Widening Project to the NE Sunset Blvd. (SR-900)/Duvall Ave NE Intersection Improvements Project, and a change order to CAG-05-165, contract with Sanders General Construction Company for the intersection improvements project, for additional work in the amount of$ I 57,132.51. Refer to Committee of the Whole. C. . OF RENTON COUNCIL AGENDA .. "L /\ ., I AJ#c J ~· ,...'i.. i 'I Submitting Data: For Agenda of: 1/22/07 Dept/Div/Board .. Hearing Examiner Staff Contact... ... Fred J. Kaufman, ext. 6515 Agenda Status Consent.. ............ X Subject: Public Hearing .. Correspondence .. Allan Preliminary Plat Ordinance ............. File No. LUA-06-016, ECF, PP, CAR, V-H Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept.. ...... . Council Concur Finance Dept.. ... . Other .............. . Fiscal Impact: Expenditure Required .. . NIA Transfer/ Amendment.. .... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The hearing was held on September 5, 2006. The Hearing Examiner's Report and Recommendation on the Allan Preliminary Plat was published on September 21, 2006. The appeal period ended on October 5, 2006. No appeals were filed. On November 14, 2006 a corrected Hearing Examiner's Report and Recommendation was published. The appeal period ended on November 28, 2006. No appeals were filed. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on pages 10 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Approve the Allan Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnet/agnbi\1/ bh I .. November 14, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Christclle, Inc., 12515 Hwy 209 Leavenworth, WA 98826 Roger & Patricia Allan 4100 12"' Street E, East Wenatchee, WA 98802 Allan Preliminary Plat File No.: LUA 06-016, ECF, PP, CAR, V-H 3629 NE 19'h Street Approval for a 16-lot subdivision of a 4.9-acre site intended for the development of single-family residential lots. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on August 29, 2006. 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 September 5, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, September 5, 2006, at approximately 9:0 I 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: Preliminary Plat Plan application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Preliminarv Gradinl! Plan Exhibit No. 4: Profile Plan Exhibit No. 5: Concentual Landscape Plan Exhibit No. 6: Neil!hborhood Detail Map Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page2 Exhibit No. 7: Zoning Mao Exhibit No. 9: Diagram showing setbacks from easements Exhibit No. 8: ERC Mitigation Measures The hearing opened with a presentation of the staff report by Jill Ding, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The property is located south of NE 19•h Street, southeast of Queen and north of Sunset Boulevard. The site is zoned Residential-8 dwelling units per acre (R-8) and Residential Single-Family (RSF) on the Comprehensive Land Use Map. Access to the site has been proposed to be off of NE 19"' Street, which ends at Queen. NE 19"' Street would be extended to the west to connect to Pierce. The applicant proposes to subdivide into 16 lots and 2 tracts. A stream and protected slope areas are located on the southern portion of the site. The stream is a Class 3 Stream, the applicant's biologist indicated that it should actually be reclassified as a Class 2. A Class 2 stream requires a 100-foot buffer, however, if the buffer falls within a protected slope area the buffer extends to the top of the protected slope. A Variance has been requested from the City's Critical Areas Regulations to permit a stormwater outlet pipe and a sewer pipe to be located on the protected slope. A Critical Areas Exemption was granted on August 29, 2006 to permit the stormwater pipe within the stream buffer. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 9 mitigation measures. No appeals were filed. Preliminary Plat Criteria: The proposed plat is consistent with the Land Use Element and Community Design Element and Environmental Elements of the Comprehensive Plan Designation. The net density is 7.6 dwelling units per acre, which is within the allowed density for the R-8 zoning designation. This property has critical areas, private access easements and public right-of-way dedication areas, which were deducted from the gross lot area. All lots appear to be in compliance with the required lot width, depth and size standards as well as the required setback requirements for construction of single family residences for the R-8 zoning designation. All setback areas need to be measured from the property lines and the access easement lines. Staff was unsure regarding the area shown for Lot 7, however, if there is a problem it does appear that the lot line between Lots 7 and 8 could be adjusted if necessary. Lot 16 appears to show an incorrect setback along a street and will need to be corrected. Lots 13 and 14 would require a 15-foot setback on the side yard along a street. Compliance with all setback and building standards will be verified prior to the issuance of individual building permits. The proposal includes 2 tracts, one on the southern end of the property, Tract A, which contains the protected slope areas as well as the stream. It is a Native Growth Protection tract. Tract B, located along the east side of Queen Court NE contains the Olympic Pipeline. There are 2 existing residences on the site, they are both proposed to be removed. A demolition permit must be obtained and all inspections be completed prior to the final plat approval. • Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page 3 The City requires the planting of two trees in the front yard or planting strips of each lot. The applicant has proposed a five-foot planting strip in the front yard areas of each of the lots. Staff did have some concerns with the planned plantings and the fact that they could grow too tall and affect the clear vision area along Queen Court and 19"', and where the western easement meets 19''. There was discussion regarding access to the lots and if perhaps there were not too many lots to provide proper access to this development. If the plat were reduced to 15 lots it would still meet the density requirements. No Parking signs should be placed along the access casements to ensure that emergency access is not obstructed. A Homeowner's Association should be established to be responsible for common improvements and/or tracts within the plat. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. The protected slope areas are all contained within Tract A and some of the sensitive slopes are located within Lots 11-16. Any development on this site will require a Temporary Erosion and Sediment Control Plan and requires compliance with the 2001 Department of Ecology Manual regarding erosion control. Tract A would be required to be contained within a Native Growth Protection Area. A total of 36 significant trees have been identified, retention of 25% would be 9 trees that need to be retained or replaced. The applicant is proposing to retain 3 existing trees and the submitted landscape plan shows the installation of 32 trees on the project site. The site is located in the Renton School District and they have indicated that they would be able to handle the proposed 6 additional students. A preliminary storm drainage report was submitted and reviewed by the City. The existing stormwater runoff sheet flows to the southwest across the subject site into the Honey Creek stream channel where it flows northwest eventually to May Creek. The drainage report proposes to treat onsite flows and impervious surface runoff within a wet-vault, which would be located within the 26-foot private access easement located on the west side of the property. That vault would discharge directly into Honey Creek. The proposed development is within the City of Renton's water and sewer service area. There is an existing 8- inch water main in NE 19"' Street east of the project at Queen Avenue NE. It will be necessary to install an 8- inch water main within NE 19"' Street that will extend onto the project site. There is an existing 8-inch sewer main in NE 19'" Street east of the project site at Queen Avenue NE. There is also an existing sewer main along Honey Creek. An 8-inch sewer main extension to serve the proposed lots will be required. Variance Criteria: There are two sensitive areas being addressed; the stream buffer as well as the protected slope area. Within a stream buffer a storm water outlet facility is exempt. The City therefore, has approved the exemption. Sewers are permitted within the buffer provided that they comply with the utility crossing requirements outlined in the sensitive area regulations. Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page4 Basically nothing is allowed on a protective slope unless a variance is approved. The sewer is a public utility and the City is willing to take over the maintenance of the stormwater pipe to ensure that it is a public facility. The Examiner inquired as to why the City has decided to take over this facility at this particular time, it appears to be a stretch of the City Code. Ms. Ding stated that there are other private facilities that the City owns and maintains within the city. Having these pipes on the protective slopes would provide more protection for the slopes than if the pipes were placed in another location. The variance, for the surface water portion, would result in surface water discharging at the top of the slope, the slope has already been identified as unstable, it is imperative that it be piped and discharged at the bottom of the slope. As for the sewer, the applicant has stated that there was no other alternative to serve the project with sanitary sewers. The sewer pipe would be bored into the slope, it was not clear as to how the surface water was going to be handled. Tom Touma, Touma Engineers, 6632 South 191" Place, Ste. E-102, Kent, WA 98032 stated that in regard to the setback for Lot 16 he did agree that it needed to be adjusted. Lots 12-16 with access via a 26-foot private road, the building setbacks would be 20-feet from the 26-foot access road. There is a JO-foot easement for sanitary sewer within that 20-foot setback for those lots. The Examiner stated that the issue was between Lots 13 and 14 there needs to be a setback from the hammerhead turnaround. The front yard is okay, the issue is the side yards of those two lots. Lots 8 and 9 seem to have the same issues, Lot 7 has a small corner of the turnaround. Mr. Touma stated that again there is a 26-foot easement and it is correct that there should be a turnaround at the 90-degree intersection. The rest of that was created as an access easement to Lot 11. The Examiner stated that the City has changed the requirements, which now state that the easement must be subtracted and the lot actually meet building standards as though it was on a street. Kayren Kittrick, Development Services stated that the cul-de-sac is mostly an easement for petroleum lines. The road itself will have to be built to City standards, but it also has to meet BP standards. BP has not been terribly upset with a roadway access being there, but no homes are allowed in that location. There are certain regulations that the City of Renton and the property owners in the vicinity will have to be aware of regarding locates for any work that will be done in that vicinity. There is also a power transmission easement that is included in the dash lines. Permission will have to be received from every ownership utilities before any permit can be issued for the road to be built. If the access is allowed to stand to Lot 11, it must be sprinklered because it exceeds the distance from the nearest intersection. Ifit went straight through Lot 7, it would be a much cleaner access. It would also put it outside of the private utilities that are in that area. The Examiner stated that Lot 7 may need to be sacrificed for a cleaner access. Ms. Kittrick continued with the sewer question, the requirement was that the sewer on the east side be removed to the west side or to the private access easement. No finished floor elevations are shown on the plat drawings and so a determination could not be made whether each house would be able to be served by the sewer that has been proposed. The depth question is, how deep can they put anything in this vicinity. The sanitary sewer that is going to be serving Lots 3, 4, 5, and 6 was hard to map out due to the catch basins in the cul-de-sacs and how Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page 5 deep they were going to have to go. Depth, service, finish floors and access to the manholes are all concerns. The pavement has to be to every other manhole. They can be cleaned from either end, but they also need access to every other manhole. The Examiner was concerned if there was enough information, or is more needed. Are there too many unanswered questions? Ms. Kittrick stated that final design would have a big effect on this project. There is enough information, yes the project can be served especially if they are going to Honey Creek, there is plenty of fall and service. The issues are more tweaking than anything else especially since one line is going to be moved to the 26-foot private access easement. As far as stormwater, the drisco pipe can be hand curved around plantings so that the surface is not disturbed. There are three or four in the City now and all are functioning beautifully, some of them you can barely see where they are due to the plantings growing over them. It is to the City's and the general public's benefit to take responsibility for these utilities, they can make sure they are maintained properly. Jill Ding presented a new exhibit showing an approximate sketch of what the revised setbacks would look like and what the revised building envelope dimensions would be in the narrower parts. Lot 7 would require a small adjustment, Lot 8 would require the measurement of the 20-foot setback from the edge of the easement. Lot 9 measuring a 15-foot setback from the easement would result in a 30-wide residence, Lots 13 and 14 would have 15-foot setbacks from the edge of the hammerhead, there would be a 25-foot wide building envelope for Lot 14 and 30-foot wide envelope for Lot 13. Lot 16 would have a 30-foot wide building envelope once the adjustment was made for the setback. 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: 16 am. FINDINGS. CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Christelle, Inc, filed a request for a Preliminary Plat together with a variance from Critical Areas regulations. 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). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 3629 NE 19th Street. The subject site is located southwest of the intersection of North 19th Street and Queen A venue NE. Queen extends north from its T-interseetion with 19th. Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page 6 6. 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. 7. The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 4337 enacted in December 1991. 9. The subject site is approximately 4.9 acres. The subject site is approximately 327 feet wide (east to west) by approximately 654 feet deep. Two existing residences located on the subject site will be removed if the plat is approved. 10. The parcel slopes down toward the south where Honey Creek is located below steep slopes. The steep slopes in this case are defined as Protected Slope areas. Honey Creek is defined on the City's Critical Areas Map as a Class 3 stream but the applicant's analysis says it should be a Class 2 Stream. A Class 2 stream requires a I 00 foot stream buffer unless if falls with a Protected Slope. If within a Protected Slope, the buffer runs to the top of the slope. The ERC, based on a geotechnical report, required buildings to be setback IO feet from the top of the slope. The applicant has proposed running both a storrnwater outlet pipe and the sanitary sewer line down the steep slope and a variance is required for with work in the Critical Areas. 11. Two major utility easements run along the east margin of the subject site. There is the obvious high power electricity transmission line with one tower located along the east property line. The second utility easement is the Olympic Pipeline, which contains two pipelines. The ERC required disclosure of risk associated with this second easement. 12. The tree inventory shows that there are 36 significant or protected trees on the site. Code requires the retention or replacement to total 25% or 9 trees. The applicant proposes retaining only 3 native trees but will be planting required lot and street trees which staff determined will meet code requirements. Trees in the creek buffer and protected slope areas will be preserved. A Native Growth Protection easement will be created to protect the sensitive areas. Both tree preservation and the native growth area would be affected by a variance to allow utility lines across the steep slopes (see below). 13. The applicant proposes dividing. the subject site into sixteen lots and two tracts. Due to the location of the major utility easement corridors, all lots will be generally west of a cul-de-sac road that runs along the east edge of the plat within the easement corridors. Proposed Lots I and 3 and 5 to 8 will run north to south along the west edge of the cul-de-sac. Proposed Lot I would be a corner lot. Proposed Lot 2 would be located along 19th west of Proposed Lot I. Proposed Lot 4 would be an interior lot accessed along the south side of Proposed Lot 3. 14. Proposed Lots 9 and 10 would be south of Proposed Lot 8 and have access from the cul-de-sac via a 26- foot easement across the eastern edge of Lot 8. Proposed Lots 11 to 16 would be located along or near the western property line. Access to Proposed Lots 12 to 16 would be via an easement along the western boundary of the plat that ends in a hammerhead turnaround. 15. Proposed Lot 11 would take its access via a west branch off the access easement serving Lots 9 and 10. It would run along the south edge of Proposed Lot 8. Allan Preliminary Plat File'No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page 7 16. Staff and this office both determined that the applicant's plans did not provide the appropriate or required setbacks from roads and easement roads. Proposed Lot 16 needs street setbacks along both its north and west margins. Building envelopes do not provide the correct open space for Proposed Lots 8, 9 and, at least, 13 and 14 and possibly to a lesser extent Proposed Lot 7. It appears that Proposed Lots 8 and 9 would be substantially crowded by the need to increase the setbacks to match City requirements. In addition, the proposed narrow and angular access easement proposed to Proposed Lot 11 appears severely constrained. 17. Staff noted that there had been some discussion of providing access to Proposed Lot 11 more directly from the cul-de-sac. Staff indicated that the plat would still meet density requirements if the number of lots were reduced to 15 to allow more direct access to Proposed Lot 11. 18. Staff noted that Proposed Lots 11 to 16 also contain sensitive slopes and erosion control measures will be necessary when doing work on the plat. 19. The two tracts would be created to encompass the native growth and creek areas (Tract A) and for the utility corridor easements (Tract B). 20. The City has determined that it will take over ownership of the lines that cross the critical areas if the variance is granted since a variance for intrusion across the Critical Areas is only available to public agencies and not private parties. 21. The density for the plat would be 7.6 dwelling units per acre after subtracting sensitive areas and roadways. 22. The subject site is located within the Renton School District. The project is expected to generate approximately 6 school age children. These students would be spread across the grades and would be assigned on a space available basis. 23. The development will increase traffic approximately IO trips per unit or approximately 160 trips for the 16 single-family homes. Approximately ten percent of the trips, or approximately 16 additional peak hour trips will be generated in the morning and evening. 24. Storrnwater flows across the site and runs dm,n the natural slopes toward Honey Creek. Stormwater is generally routed to its natural basin which would mean Honey Creek but it must be treated or cleaned to prevent pollutants from entering the creek. Stormwater will be treated in a wet vault on a tract located at the western edge of the plat and then released to the creek. Sewer is available in 19th Street and along Honey Creek. 25. As noted above, both Honey Creek and steep slopes are located on the subject site. Those two adjacent and contiguous areas take up the south one-third to one-half of the property. They will be set aside as Native Growth Protection areas. There is a sewer line in 19th but the site or much ofit would be below that grade. The other sewer line is located along Honey Creek. The issue is that the sewer line is located below the slope. The same conditions apply to stormwater that would naturally run to the creek down the slopes. Utility lines are not permitted on Protected Slopes. The applicant has requested a Variance to allow the sewer line and storrnwater pipe to be located on a protected slope. An exemption from the critical areas requirements has also been requested and approved to allow the stormwater pipe to be located in the stream buffer. The method of placing the lines down the slope have not been determined. They may be hand-trenched, placed along the surface or a tunnel may be bored or a Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page 8 combination of strategies could be employed. The City noted that a pump or lift station for this relatively small plat is probably not appropriate or cost-effective. 26. Water will be provided by the City. CONCLUSIONS: Critical Areas Variance I. A variance may be used to locate certain necessary infrastructure in critical areas. "Special Review Criteria" must be evaluated before granting a variance to locate such infrastructure in critical areas containing protected slopes, wetlands, geologic hazard areas, etc. Public/Quasi-Public Utility or Agency Altering Aquifer Protection, Geologic Hazard, Habitat, or Wetland Regulations: In lieu of the variance criteria of subsection BS of this Section, applications by public/quasi-public utilities or agencies proposing to alter aquifer protection, geologic hazard, habitat, stream and lake or wetland regulations shall be reviewed for compliance with all of the following criteria: a. Public policies have been evaluated and it has been determined by the Department Administrator that the public's health, safety, and welfare is best served; b. Each facility must conform to the Comprehensive Land Use Plan and with any adopted public programs and policies; c. Each facility must serve established, identified public needs; d. No practical alternative exists to meet the needs; e. The proposed action takes affirmative and appropriate measures to minimize and compensate for unavoidable impacts; f. The proposed activity results in no net loss of regulated wetland area, value, or function in the drainage basin where the wetland is located; g. The proposed activities will not jeopardize the continued existence of endangered, threatened or sensitive species as listed by the Federal government or the State; h. That the proposed activities will not cause significant degradation of groundwater or surface water quality; and 1. The approval as determined by the Hearing Examiner is a minimum variance that will accomplish the desired purpose. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-7-2000) The applicant's property is ripe for the variance requested but only if the City will own the utility lines that will be located on the steep slope. 2. The site naturally drains its stormwater over the edge of the slope to Honey Creek. Allowing that to continue after the site is developed would probably lead to excessive erosion and potentially slope failure. At the same time, stormwater should be channeled to its natural drainage destination. Staff has indicated that a sewer lift station for this plat would not be cost effective either for construction or maintenance. It would appear reasonable that both utilities be permitted to cross the slope but only if proper maintenance can be assured. Private ownership would not guarantee appropriate long-term maintenance. That is probably why a variance is only available to a public agency. 3. The development of the subject site is permitted under both the Zoning Code and the comprehensive plan. 4. Whether the development of the subject site is appropriate is clearly a judgment call when the development requires facilities that intrude into very sensitive areas. In this case not only does the Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page 10 utility lines for this project that cross the steep slopes as the variance is issued to the utility and not the underlying applicant. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated that were issued by the Environmental Review Committee on August 7, 2006. 2. A demolition permit shall be obtained and all inspections completed on the demolition of the existing residences prior to final plat approval. 3. Either a revised landscape plan shall be submitted showing alternative shrub species within the clear vision area that would not exceed a height of 3 feet and showing an alternate species to replace the Berberis thu. 'Crimson Pygmy' or additional information shall be provided to staff indicating that the proposed species would comply with the City's requirements. The revised landscape plan or additional information shall be submitted with the utility construction permit application to the Development Services Division project manager for review and approval 4. The applicant shall be required to place "No Parking" signage along the private access easements prior to final plat approval. 5. A homeowners' association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the docurnent(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 6. The proposed sensitive area tract (Tract A) shall be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit for review and approval and that such fencing and signage shall be installed prior to the recording of the final plat. 7. A trail easement within Tract A shall be dedicated to the City of Renton Parks Department for the Honey Creek Trail. The easement shall be required to be dedicated prior to or concurrently with the recording of the final plat. 8. As noted in the first review of this plat, this office needs assurance on who will be responsible for constructing, monitoring construction and ownership of the utility lines that will cross the Protected Slopes. That is this office needs to know the mechanism for conveying and accepting ownership of the utility lines for this project that cross the steep slopes as the variance is issued to the utility and not the underlying applicant. Allan Preliminary Plat File.No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page9 development require two pipelines down Protected Slopes but an exemption to allow those lines to cross the required sensitive area creek setbacks. The City will be accepting ownership of the stormwater line to accomplish its development. 5. There does not seem to be any practical alternative for the stormwater line. The natural outfall would be the creek. Staff has indicated that a sewer lift station does not appear appropriate for this development. 6. The applicant and staff have agreed to explore construction methods to minimize disruption of the slope and rehabilitation of disturbed areas. The City will be responsible for all aspects of its development and maintenance. 7. The applicant will be complying with erosion control measures and water quality measures so the creek and buffers should not be adversely affected by the lines. 8. No wildlife appears to be in jeopardy as a result of this proposal. 9. The proposed lines shall comply with appropriate building standards and grading and slope standards and as noted, both County and State water quality and erosion standards. JO. The does not appear to be many options if the property is to be reasonably developed (see plat discussion below). 11. The choice of locations and methods of construction shall be in accord with best practices. The matter was reopened to allow the applicant to better define the plat, access arrangements and building setback envelopes. The applicant submitted a new plat map with explanatory materials and staff reviewed those materials. Staff recommended that the revised and clarified plat be approved. Preliminary Plat I. The proposed plat appears to generally serve the public use and interest. While the applicant did refine the plat, it is clear that ekeing out the most lots may meet legal requirements but certainly leads to some adequate but less than desirable lots. Be that as it may, the subject site does present the applicant with some constraints including powerline and pipeline easements and steep slope limitations. The proposed plat works around and with those constraints. 2. The plat does create new lots in an area with appropriate urban services or an area where they can be provided. The development does depend on the City acquiring ownership of utility lines that will extend down and across protected slope areas. The variance depends on the City's acquisition of the utility lines. 3. The new lots will provide additional housing opportunities for detached single-family home ownership. The development will increase the tax base of the City although there will be an increased demand on other City services. The ERC imposed mitigation measures that will help offset the impacts on transportation, parks or emergency services. 4. As noted in the first review of this plat, this office needs assurance on who will be responsible for constructing, monitoring construction and ownership of the utility lines that will cross the Protected Slopes. That is this office needs to know the mechanism for conveying and accepting ownership of the Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page 11 ORDERED THIS 14"' day of November 2006. FREDJ.KAUF HEARING EX TRANSMITIED THIS 14th day of November 2006 to the parties ofrecord: Jill Ding I 055 S Grady Way Renton, WA 98055 Christelle, Inc. 12515 Hwy 209 Leavenworth, WA 98826 Wauneta & Arthur Eastman 3533 NE 17th Place Renton, WA 98056 Kayren Kittrick Development Services Division City of Renton Roger/Patricia Allan 4100 12th Street E E. Wenatchee, WA 98802 Lisa Spahr Program Coordinator, Forest Practices Department of Natural Resources P0Box47015 Olympia, WA 98504-7015 TRANSMITIED THIS 14th day of November 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Tom Touma Touma Engineers 6632 S 191" Place, Ste. E-102 Kent, WA 98032 Paul Barfknecht 3807 NE 19th Street Renton, WA 98056 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section !OO(G) of the City's Code, request for reconsideration must be filed iu writing on or before 5:00 p.m .• November 28, 2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors oflaw 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 110, 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. An appeal must be filed in writing on or before 5:00 p.m., November 28, 2006. Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H November 14, 2006 Page 12 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 ou formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication pennits 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. ---r -;. j t .-~ I 1 .c I L-__ J -, --, ' I ,t g I I l I I I I I I I I _; -~ --1~~- 3N 3A v' 3:JH31d r ' I ' -------, ""'"' lW-ZZ0-6ll 9,086 VM 'NOlNJ~ 133~lS H16l 3N 6l9l l\fld J..cNN/1"1113<1d N'fllV _(») ... ~ --·«-1--.. -· ... -r ... ___ _ I~. li:i );f;§i \.-,,..,- 0 ... _ -:u,o ~ ·- EXHIBIT "A" AREA CHARGES .. O,INANCE NO. 4025 k parcel of land s1tuated In Sections 2, 3, 4, 9, 10 and 11 of Township 23 North and Sections 33 ind 34 of Township 24 North, all in Range 5 E1st, W.H., more particularly described as follows: BEGINNING at a point on the North ""''111n of N.E. 27th St., also known as S.E. 97th St. In said Section 4, distant 386.4 feet east of the West line of said Section 4; thence North parallel to said west line and Its extension Into said Section 33 to the Thread of May Creek; thence Easterly along the Thread of May Creek throvgh said Sections 33, 34 and 3 to the West ""'111n of 148th Ave. S.E.; thence South tlong said West 111ar9ln to the North line of Sttte Sign Route 900, also known ts S.£. Renton lss1quah Roed; thence Easterly along said road to the Intersection of the East line of the West qu1rter of said Section 2; thence south along stid East line through Section 2 and said Section 11 to the South line of the North half of s1ld Section 11; thence west along said South line through Section 11 to the center of said Section 10; thence continuing West •long said South line of the North half to the East 111rgln of 138th Ave. S.E., also known as Duvall Ave, N.E.; thence Northerly along nfd Ent Nrgln to the North line of the South quarter of the North half of said Section 10; thence West olong said North line to the £1st ""rgin of 132nd Ave. S,E,, also known as Union Ave. N.E.; thence North along sa1d East Nrg1n to the center line of S.E. 116th St., •lso known as N.E. 10th St. and the easterly extension of the South line of the Plat of Brentwood, Olvfslon Z, es recorded In Volume 72, page 46, reemis or Kl lig-CWritY;V,"";f"tn,nce v.n ·, 1 orif sifcl ""Sovtnl"frii to l"he· southeast corner of Lot 16, Block 6 of s1ld plat; thence Northerly along the East lines of Lou 16 through 11 Inclusive to the South 1111rgln of N,E, 11th St.; thence Northwesterly to the Southeast corner of Lot 10 In Block-3 of said pht; thence Northerly alonv the [Ht lines of Lot 10through 1 inclusive 1nd Its extension to the North 1111rg1n of N,E. 12th St,, thence West •long s1id North 111rgln to th• Southeast corner of the Plat of Bomorc as recorded 1n Vol-59, page 69, records of said C011t1ty; thenc• Horth along the Ent line thereof to the North- Hst ,orner of stld plat; thence West I long the North line thereof 157. 71 feet to the Soutllttst comer of Quun Ave. right-of-way u described In Yol11111e 3738 of ll«•dl on pa91 76, l"ICOrdS of H1d countJ,1 thence continue West 1long said North line of said pl1t 170,0 feati thtnct North parallel with the centerline of Hid Queen Ave, 1nd IU extension to the North lll"llln of State Sign Route 900, 1110 k._ IS N,E, Sunnt lhd.; thence Wtsttrly tlong said North Nrgin to the West lint of the [11t 484.62 feet of tht Southoest 1/4 of the Southe1st 1/4 of said section 41 thence North 1long said West line to the South line of the Plat of Honey Creek Ptrl< u recorded In Vol-59 of Plats on page 51, records of Hid county! thence Eau along the South line thereof to the Southeut corner of --l.ot-Vr-111-I OCk--l-of -uld-pt1t1 them:, North tnd West··tiong·-tt,e·fast -.mf·"North · 11,.., of Lot 9 to tile right-of-way line of N.E, 17th Pl,; thence Northe1st and Nortllwett •'lonv the SOvtlltHt ind Northeut •rgln of ~Id N,£. 17th Pl. u, the Southentarly corner of Lot 11, In Block 1 of ufd pltt; thence Northeuterly t lon9 the Sovtheuttrly lint thereof to the Hortheut corner of Hid Lot 11; thence llorU-sterly tlong the llortheutorly lines of Lots 11 through 7 Inclu- sive to the IIOrth line of stld plat; thence w,st along the North line thereof to tho HorU-1t corntr of stld pl1t1 th1nc1 Soclth tlong the I/est lint thereof to lhe Sol,theut corner of the Northeut 1/4 of the Southwtst 1/4 of said Sectton 4; tht!Ke W.st tlong the South l1ne of uld Northtut 1/4 of the Southwell 1/4, • dhtlnce Of 320, 12 ffftl thenc1 North 1307 .o feet to the Horth line of u td Southwest 1/4 distant llZ,20 fut Wist of tht Northe11t corner th,,..,,f; thence Wtst along tht South ltna of the Southent 1/4 of the Nortt-st 1/4 to the Sovthwut cot'lllr thereof; thence North t long the Wen line of Hid suWIYfs1t-n to the llortlltUt corner of the P ltt of AIOII• Ranch No, Z u recorded In VolU01E U, page J, records of Htd count¥; thence West along the North 1111, thereof to the llortheut corntr of the Pitt of AlOht Rtnch u recorded In VOlUlllt 77, page 7, rteord1 or uld covntyi thence Wtst along the North line thereof tu the Southerly eatan1lon or the Eut line of the Plot of Sandee Terrace u recorded in Vol-61. page 2, records of uld county; thence Norih along Hid Southerly uttnllon to the Southtnt corner of Hid plat; thence continue North 110119 the Ent lint of Hid pl1t Ind the Northerly extension of said Eut lfna to the South .. rgln of S,F, t7th St,, 1110 known 1s N.E. 27th St,; thence Northe11t1rly to • point ,n 1:,e North •rvln or stld stre,t d1St1nt 386,4 feet Ent of the West lint or llld Section 4 Ind POINT OF BEGINNING of this description. U-1850/X EXIIIBJT (/) --·· ··-"',! 0: f I SE 95th Pl. ..c: \ -_.--. ~ ··- l'- CV - . Rc-8· NE 23ra··p1 l====::_j, 'i'th PL R-,-8 NE 25th PI. R-8 ·,:; 0 '--"--=--==...:_f R'-8 {;J "' . > R-1 i:l '6· ·~ __ ,; __ .. _ QC Ri.-.'.·8· -\. .- ~ ZONING ~ = TBCBNICAL SBB.V1Cll8 ES • 9 T23N R5E E 1/2 ----Renton Clt,-Umtt,ii Q) R':""':Sr . . ~ NE t'flh - ;-8 R's r.R~~;;.B --c--J Q) t5 R'-10 t----1 ,.,_ I ::E CA QC R U BOO 400 ,,...., D5 4 T23N R5E E 1/2 5304 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA-06-016, PP, V-H, ECF APPLICANT: Christelle, Inc. PROJECT NAME: Allan Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A stream and Protected Slope areas are located on the southern portion of the subject property. The stream is identified as a Class 3 stream on the City's Critical Areas Map, however the applicant's submitted Stream Habitat Analysis Report recommends that the stream be classified as a Class 2 stream. A Class 2 stream requires a 100-foot buffer, except when the buffer falls within a Protected Slope then the stream buffer shall extend to the top of the Protected Slope. A variance from the critical areas regulations has been requested to pemnit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 3629 NE 19th Street The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. Buildings shall be required to maintain a 10-foot building setback from the top of the protected slope, a note to this effect shall be recorded on the face of the final plat map. 2. The applicant to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW, LLC dated October 17, 2005. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. · 4. The applicant shall be required to comply with the recommendations found in the Stream Habitat Analysis Report prepared by Watershed Dynamics and Cooper Environmental Design dated May 22, 2006.The applicant to comply with the recommendations found in the preliminary geotechnical site evaluation prepared by Bergquist Engineering Services dated July 22, 2005 and the follow up geotechnical evaluation dated February 12, 2006. 5. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. The applicant shall be required to comply with the recommendations found in the Wetland Study report prepared by Habitat Technologies dated September 23, 2005 and the Supplemental Stream Study and Mitigation Plan prepared by Ecological Land Services, Inc. dated December 9, 2005. 6. A note shall be recorded on the face of the final plat map alerting residents to the presence of the pipeline on the project site. The note shall read "The existence of the 20 inch and 16 inch petrol pipelines in Tract B on the east side of Queen Court NE causes a heightened risk to the homeowners of the lots within this plat". ERC Mitigation Measures Page 1 of 2 AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 14th day of November 2006, affiant deposited via the United States Mail a sealedenvelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties ofrecord in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this /'1f~ day of I. .&01t11tfi1/ , 2006 . --'-.· . ,:7) /-L/ ry Public in and fort e State of Washington R iding at l?.<.n ~<= , therein. Application, Petition or Case No.: Allan Preliminary Plat LUA 06-016, ECF, PP, CAR, V-H The Decision or Recommendation contains a complete list of the Parties of Record. September 21, 2006 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT: OWNER: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Christelle, Inc., 12515 Hwy 209 Leavenworth, WA 98826 Roger & Patricia Allan 4100 12'hStreetE, East Wenatchee, WA 98802 Allan Preliminary Plat File No.: LUA 06-016, ECF, PP, CAR, V-H 3629 NE 19" Street Approval for a 16-lot subdivision of a 4.9-acre site intended for the development of single-family residential lots. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on August 29, 2006. 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 September 5, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, September 5, 2006, at approximately 9:01 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: Preliminary Plat Plan application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Preliminarv Grading Plan Exhibit No. 4: Profile Plan Exhibit No. 5: Conceptual Landscape Plan Exhibit No. 6: Neighborhood Detail Map Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H September 21, 2006 Page 2 Exhibit No. 7: Zoning Map Exhibit No. 9: Diagram showing setbacks from easements Exhibit No. 8: ERC Miti,rntion Measures The hearing opened with a presentation of the staff report by Jill Ding, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The property is located south of NE 19"' Street, southeast of Queen and north of Sunset Boulevard. The site is zoned Residential-8 dwelling units per acre (R-8) and Residential Single-Family (RSF) on the Comprehensive Land Use Map. Access to the site has been proposed to be off of NE 19th Street, which ends at Queen. NE 19th Street would be extended to the west to connect to Pierce. The applicant proposes to subdivide into 16 lots and 2 tracts. A stream and protected slope areas are located on the southern portion of the site. The stream is a Class 3 Stream, the applicant's biologist indicated that it should actually be reclassified as a Class 2. A Class 2 stream requires a 100-foot buffer, however, if the buffer falls within a protected slope area the buffer extends to the top of the protected slope. A Variance has been requested from the City's Critical Areas Regulations to permit a stormwater outlet pipe and a sewer pipe to be located on the protected slope. A Critical Areas Exemption was granted on August 29, 2006 to permit the stormwater pipe within the stream buffer. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 9 mitigation measures. No appeals were filed. Preliminary Plat Criteria: The proposed plat is consistent with the Land Use Element and Community Design Element and Environmental Elements of the Comprehensive Plan Designation. The net density is 7.6 dwelling units per acre, which is within the allowed density for the R-8 zoning designation. This property has critical areas, private access easements and public right-of-way dedication areas, which were deducted from the gross lot area. All lots appear to be in compliance with the required lot width, depth and size standards as well as the required setback requirements for construction of single family residences for the R-8 zoning designation. All setback areas need to be measured from the property lines and the access easement lines. Staff was unsure regarding the area shown for Lot 7, however, if there is a problem it does appear that the lot line between Lots 7 and 8 could be adjusted if necessary. Lot 16 appears to show an incorrect setback along a street and will need to be corrected. Lots 13 and 14 would require a 15-foot setback on the side yard along a street. Compliance with all setback and building standards will be verified prior to the issuance of individual building permits. The proposal includes 2 tracts, one on the southern end of the property, Tract A, which contains the protected slope areas as well as the stream. It is a Native Growth Protection tract. Tract B, located along the east side of Queen Court NE contains the Olympic Pipeline. There are 2 existing residences on the site, they are both proposed to be removed. A demolition permit must be obtained and all inspections be completed prior to the final plat approval. Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H September 21, 2006 Page 3 The City requires the planting of two trees in the front yard or planting strips of each lot. The applicant has proposed a five-foot planting strip in the front yard areas of each of the lots. Staff did have some concerns with the planned plantings and the fact that they could grow too tall and affect the clear vision area along Queen Court and 19th, and where the western easement meets 19th. There was discussion regarding access to the lots and if perhaps there were not too many lots to provide proper access to this development. If the plat were reduced to 15 lots it would still meet the density requirements. No Parking signs should be placed along the access easements to ensure that emergency access is not obstructed. A Homeowner's Association should be established to be responsible for common improvements and/or tracts within the plat. Fire, Transportation and Park Mitigation Fees have been imposed for this plat. The protected slope areas are all contained within Tract A and some of the sensitive slopes are located within Lots 11-16. Any development on this site will require a Temporary Erosion and Sediment Control Plan and requires compliance with the 200 I Department of Ecology Manual regarding erosion control. Tract A would be required to be contained within a Native Growth Protection Area. A total of 36 significant trees have been identified, retention of 25% would be 9 trees that need to be retained or replaced. The applicant is proposing to retain 3 existing trees and the submitted landscape plan shows the installation of 32 trees on the project site. The site is located in the Renton School District and they have indicated that they would be able to handle the proposed 6 additional students. A preliminary storm drainage report was submitted and reviewed by the City. The existing stormwater runoff sheet flows to the southwest across the subject site into the Honey Creek stream channel where it flows northwest eventually to May Creek. The drainage report proposes to treat onsite flows and impervious surface runoff within a wet-vault, which would be located within the 26-foot private access easement located on the west side of the property. That vault would discharge directly into Honey Creek. The proposed development is within the City ofRenton's water and sewer service area. There is an existing 8- inch water main in NE 19th Street east of the project at Queen Avenue NE. It will be necessary to install an 8- inch water main within NE 19th Street that will extend onto the project site. There is an existing 8-inch sewer main in NE 19'" Street cast of the project site at Queen Avenue NE. There is also an existing sewer main along Honey Creek. An 8-inch sewer main extension to serve the proposed lots will be required. Variance Criteria: There are two sensitive areas being addressed; the stream buffer as well as the protected slope area. Within a stream buffer a storm water outlet facility is exempt. The City therefore, has approved the exemption. Sewers are permitted within the buffer provided that they comply with the utility crossing requirements outlined in the sensitive area regulations. Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H September 21, 2006 Page 4 Basically nothing is allowed on a protective slope unless a variance is approved. The sewer is a public utility and the City is willing to take over the maintenance of the stormwater pipe to ensure that it is a public facility. The Examiner inquired as to why the City has decided to take over this facility at this particular time, it appears to be a stretch of the City Code. Ms. Ding stated that there are other private facilities that the City owns and maintains within the city. Having these pipes on the protective slopes would provide more protection for the slopes than if the pipes were placed in another location. The variance, for the surface water portion, would result in surface water discharging at the top of the slope, the slope has already been identified as unstable, it is imperative that it be piped and discharged at the bottom of the slope. As for the sewer, the applicant has stated that there was no other alternative to serve the project with sanitary sewers. The sewer pipe would be bored into the slope, it was not clear as to how the surface water was going to be handled. Tom Touma, Touma Engineers, 6632 South 191" Place, Ste. E-102, Kent, WA 98032 stated that in regard to the setback for Lot 16 he did agree that it needed to be adjusted. Lots 12-16 with access via a 26-foot private road, the building setbacks would be 20-feet from the 26-foot access road. There is a IO-foot easement for sanitary sewer within that 20-foot setback for those lots. The Examiner stated that the issue was between Lots 13 and 14 there needs to be a setback from the hammerhead turnaround. The front yard is okay, the issue is the side yards of those two lots. Lots 8 and 9 seem to have the same issues, Lot 7 has a small comer of the turnaround. Mr. Touma stated that again there is a 26-foot easement and it is correct that there should be a turnaround at the 90-degree intersection. The rest of that was created as an access easement to Lot 11. The Examiner stated that the City has changed the requirements, which now state that the easement must be subtracted and the lot actually meet building standards as though it was on a street. Kayren Kittrick, Development Services stated that the cul-de-sac is mostly an easement for petroleum lines. The road itself will have to be built to City standards, but it also has to meet BP standards. BP has not been terribly upset with a roadway access being there, but no homes are allowed in that location. There are certain regulations that the City of Renton and the property owners in the vicinity will have to be aware of regarding locates for any work that will be done in that vicinity. There is also a power transmission easement that is included in the dash lines. Permission will have to be received from every ownership utilities before any permit can be issued for the road to be built. If the access is allowed to stand to Lot 11, it must be sprinklered because it exceeds the distance from the nearest intersection. !fit went straight through Lot 7, it would be a much cleaner access. It would also put it outside of the private utilities that are in that area. The Examiner stated that Lot 7 may need to be sacrificed for a cleaner access. Ms. Kittrick continued with the sewer question, the requirement was that the sewer on the east side be removed to the west side or to the private access easement. No finished floor elevations are shown on the plat drawings and so a determination could not be made whether each house would be able to be served by the sewer that has been proposed. The depth question is, how deep can they put anything in this vicinity. The sanitary sewer that is going to be serving Lots 3, 4, 5, and 6 was hard to map out due to the catch basins in the cul-de-sacs and how Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H September 21, 2006 Page 5 deep they were going to have to go. Depth, service, finish floors and access to the manholes are all concerns. The pavement has to be to every other manhole. They can be cleaned from either end, but they also need access to every other manhole. The Examiner was concerned if there was enough information, or is more needed. Are there too many unanswered questions? Ms. Kittrick stated that final design would have a big effect on this project. There is enough information, yes the project can be served especially if they are going to Honey Creek, there is plenty of fall and service. The issues are more tweaking than anything else especially since one line is going to be moved to the 26-foot private access easement. As far as stormwater, the drisco pipe can be hand curved around plantings so that the surface is not disturbed. There are three or four in the City now and all are functioning beautifully, some of them you can barely see where they are due to the plantings growing over them. It is to the City's and the general public's benefit to take responsibility for these utilities, they can make sure they are maintained properly. Jill Ding presented a new exhibit showing an approximate sketch of what the revised setbacks would look like and what the revised building envelope dimensions would be in the narrower parts. Lot 7 would require a small adjustment, Lot 8 would require the measurement of the 20-foot setback from the edge of the easement. Lot 9 measuring a 15-foot setback from the easement would result in a 30-wide residence, Lots 13 and 14 would have 15-foot setbacks from the edge of the hammerhead, there would be a 25-foot wide building envelope for Lot 14 and 30-foot wide envelope for Lot 13. Lot IC, would have a 30-foot wide building envelope once the adjustment was made for the setback. 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: 16 am. FINDINGS. CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Christelle, Inc, filed a request for a Preliminary Plat together with a variance from Critical Areas regulations. 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). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 3629 NE 19th Street. The subject site is located southwest of the intersection of North 19th Street and Queen Avenue NE. Queen extends north from its T-intersection with 19th. Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H September 21, 2006 Page6 6. 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. 7. The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). 8. The subject site was annexed to the City with tbe adoption of Ordinance 4337 enacted in December 1991. 9. The subject site is approximately 4.9 acres. The subject site is approximately 327 feet wide (east to west) by approximately 654 feet deep. Two existing residences located on the subject site will be removed if the plat is approved. I 0. The parcel slopes down toward the south where Honey Creek is located below steep slopes. The steep slopes in this case are defined as Protected Slope areas. Honey Creek is defined on the City's Critical Areas Map as a Class 3 stream but the applicant's analysis says it should be a Class 2 Stream. A Class 2 stream requires a 100 foot stream buffer unless if falls with a Protected Slope. If within a Protected Slope, the buffer runs to the top of the slope. The ERC, based on a geotechnical report, required buildings to be setback 10 feet from the top of the slope. The applicant has proposed running botb a stormwater outlet pipe and the sanitary sewer line down the steep slope and a variance is required for with work in the Critical Areas. 11. Two major utility easements run along tbe east margin of the subject site. There is the obvious high power electricity transmission line with one tower located along the east property line. The second utility easement is the Olympic Pipeline, which contains two pipelines. The ERC required disclosure of risk associated with this second easement. 12. The tree inventory shows that there are 36 significant or protected trees on the site. Code requires the retention or replacement to total 25% or 9 trees. The applicant proposes retaining only 3 native trees but will be planting required lot and street trees which staff determined will meet code requirements. Trees in the creek buffer and protected slope areas will be preserved. A Native Growth Protection easement will be created to protect the sensitive areas. Both tree preservation and the native growth area would be affected by a variance to allow utility lines across the steep slopes (see below). 13. The applicant proposes dividing the subject site into sixteen lots and two tracts. Due to the location of the major utility easement corridors, all lots will be generally west of a cul-de-sac road that runs along the east edge of the plat within the easement corridors. Proposed Lots 1 and 3 and 5 to 8 will run north to south along the west edge of the cul-de-sac. Proposed Lot 1 would be a comer lot. Proposed Lot 2 would be located along 19tb west of Proposed Lot I. Proposed Lot 4 would be an interior lot accessed along the south side of Proposed Lot 3. 14. Proposed Lots 9 and 10 would be south of Proposed Lot 8 and have access from the cul-de-sac via a 26- foot easement across tbe eastern edge of Lot 8. Proposed Lots 11 to 16 would be located along or near the western property line. Access to Proposed Lots 12 to 16 would be via an easement along the western boundary of the plat tbat ends in a hammerhead turnaround. 15. Proposed Lot 11 would take its access via a west branch off the access easement serving Lots 9 and 10. It would run along the soutb edge of Proposed Lot 8. Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H September 21, 2006 Page 7 16. Staff and this office both determined that the applicant's plans did not provide the appropriate or required setbacks from roads and easement roads. Proposed Lot 16 needs street setbacks along both its north and west margins. Building envelopes do not provide the correct open space for Proposed Lots 8, 9 and, at least, 13 and 14 and possibly to a lesser extent Proposed Lot 7. It appears that Proposed Lots 8 and 9 would be substantially crowded by the need to increase the setbacks to match City requirements. In addition, the proposed narrow and angular access easement proposed to Proposed Lot 11 appears severely constrained. 17. Staff noted that there had been some discussion of providing access to Proposed Lot 11 more directly from the cul-de-sac. Staff indicated that the plat would still meet density requirements if the number of lots were reduced to 15 to allow more direct access to Proposed Lot 11. 18. Staff noted that Proposed Lots 11 to 16 also contain sensitive slopes and erosion control measures will be necessary when doing work on the plat. 19. The two tracts would be created to encompass the native growth and creek areas (Tract A) and for the utility corridor easements (Tract B). 20. The City has determined that it will take over ownership of the lines that cross the critical areas if the variance is granted since a variance for intrusion across the Critical Areas is only available to public agencies and not private parties. 21. The density for the plat would be 7.6 dwelling units per acre after subtracting sensitive areas and roadways. 22. The subject site is located within the Renton School District. The project is expected to generate approximately 6 school age children. These students would be spread across the grades and would be assigned on a space available basis. 23. The development will increase traffic approximately 10 trips per unit or approximately 160 trips for the 16 single-family homes. Approximately ten percent of the trips, or approximately 16 additional peak hour trips will be generated in the morning and evening. 24. Stormwater flows across the site and runs down the natural slopes toward Honey Creek. Stormwater is generally routed to its natural basin which would mean Honey Creek but it must be treated or cleaned to prevent pollutants from entering the creek. Stormwater will be treated in a wet vault on a tract located at the western edge of the plat and then released to the creek. Sewer is available in 19th Street and along Honey Creek. 25. As noted above, both Honey Creek and steep slopes are located on the subject site. Those two adjacent and contiguous areas take up the south one-third to one-half of the property. They will be set aside as Native Growth Protection areas. There is a sewer line in 19th but the site or much of it would be below that grade. The other sewer line is located along Honey Creek. The issue is that the sewer line is located below the slope. The same conditions apply to stormwater that would naturally run to the creek down the slopes. Utility lines are not permitted on Protected Slopes. The applicant has requested a Variance to allow the sewer line and stormwatcr pipe to be located on a protected slope. An exemption from the critical areas requirements has also been requested and approved to allow the stormwater pipe to be located in the stream buffer. The method of placing the lines down the slope have not been determined. They may be hand-trenched, placed along the surface or a tunnel may be bored or a Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H September 21, 2006 Page 8 combination of strategies could be employed. The City noted that a pump or lift station for this relatively small plat is probably not appropriate or cost-effective. 26. Water will be provided by the City. CONCLUSIONS: Critical Areas Variance I. A variance may be used to locate certain necessary infrastructure in critical areas. "Special Review Criteria" must be evaluated before granting a variance to locate such infrastructure in critical areas containing protected slopes, wetlands, geologic hazard areas, etc. Public/Quasi-Public Utility or Agency Altering Aquifer Protection, Geologic Hazard, Habitat, or Wetland Regulations: In lieu of the variance criteria of subsection BS of this Section, applications by public/quasi-public utilities or agencies proposing to alter aquifer protection, geologic hazard, habitat, stream and lake or wetland regulations shall be reviewed for compliance with all of the following criteria: a. Public policies have been evaluated and it has been determined by the Department Administrator that the public's health, safety, and welfare is best served; b. Each facility must conform to the Comprehensive Land Use Plan and with any adopted public programs and policies; c. Each facility must serve established, identified public needs; d. No practical alternative exists to meet the needs; e. The proposed action takes affirmative and appropriate measures to minimize and compensate for unavoidable impacts; f. The proposed activity results in no net loss of regulated wetland area, value, or function in the drainage basin where the wetland is located; g. The proposed activities will not jeopardize the continued existence of endangered, threatened or sensitive species as listed by the Federal government or the State; h. That the proposed activities will not cause significant degradation of groundwater or surface water quality; and 1. The approval as determined by the Hearing Examiner is a minimum variance that will accomplish the desired purpose. (Ord. 4835, 3-27-2000; Amd. Ord. 4851, 8-7-2000) The applicant's property is ripe for the variance requested but only if the City will own the utility lines that will be located on the steep slope. 2. The site naturally drains its stormwater over the edge of the slope to Honey Creek. Allowing that to continue after the site is developed would probably lead to excessive erosion and potentially slope failure. At the same time, stormwater should be channeled to its natural drainage destination. Staff has indicated that a sewer lift station for this plat would not be cost effective either for construction or maintenance. It would appear reasonable that both utilities be permitted to cross the slope but only if proper maintenance can be assured. Private ownership would not guarantee appropriate long-term maintenance. That is probably why a variance is only available to a public agency. 3. The development of the subject site is permitted under both the Zoning Code and the comprehensive plan. 4. Whether the development of the subject site is appropriate is clearly a judgment call when the development requires facilities that intrude into very sensitive areas. In this case not only does the Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H September 21, 2006 Page 9 development require two pipelines down Protected Slopes but an exemption to allow those lines to cross the required sensitive area creek setbacks. The City will be accepting ownership of the stormwater line to accomplish its development. 5. There does not seem to be any practical alternative for the stormwater line. The natural outfall would be the creek. Staff has indicated that a sewer lift station does not appear appropriate for this development. 6. The applicant and staff have agreed to explore construction methods to minimize disruption of the slope and rehabilitation of disturbed areas. The City will be responsible for all aspects of its development and maintenance. 7. The applicant will be complying with erosion control measures and water quality measures so the creek and buffers should not be adversely affected by the lines. 8. No wildlife appears to be in jeopardy as a result of this proposal. 9. The proposed lines shall comply with appropriate building standards and grading and slope standards and as noted, both County and State water quality and erosion standards. 10. The does not appear to be many options if the property is to be reasonably developed (see plat discussion below). 11. The choice of locations and methods of construction shall be in accord with best practices. Preliminary Plat 1. The proposed plat needs to be adequately defined so that this office can assure the City Council that lot sizes as well as required setbacks allow for suitable development of this parcel. At the current time, there are unresolved issues in regard to the required building envelopes and therefore, whether the lots are sufficiently sized to allow suitable single-family homes. In addition, the access to Proposed Lot 11 seems inappropriate. It makes a severe angled tum, was also not accounted for in defining the building envelopes of adjacent lots and could be better designed. Therefore, the applicant shall resubmit the proposed plat with fifteen (15) lots where access to Proposed Lot 11 shall be directly from the cul-de- sac and shall displace what is now Proposed Lot 7. This would help alleviate the setback requirements that were not met when the access ran along the edges of Proposed Lots 7, 8 and 9. Also the resubmission will allow staff to actually scale out the required setbacks for Proposed Lots 11, 12, 13, 14, 15 and 16 (as currently denoted on the plat plans, the numbers would change with the elimination of Proposed Lot 7). 2. Until this is done, this office cannot determine if this plat is appropriate or not and therefore, must reopen the record until this information is submitted and reviewed by City staff. Staff can then make an appropriate recommendation to this office. 3. Finally, this office needs assurance on who will be responsible for constructing, monitoring construction and ownership of the utility lines that will cross the Protected Slopes. That is, this office needs to know the mechanism for conveying and accepting ownership of the utility lines for this project that cross the steep slopes. Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H September 21, 2006 Page 10 ORDERED THIS 21" day of September 2006. FRED J. KAUl' AN HEARING EX !NE TRANSMITTED THIS 21" day of September 2006 to the parties of record: Jill Ding 1055 S Grady Way Renton, WA 98055 Christelle, Inc. 12515 Hwy 209 Leavenworth, WA 98826 Wauneta & Arthur Eastman 3533 NE 17"' Place Renton, WA 98056 Kayren Kittrick Development Services Division City of Renton Roger/Patricia Allan 4100 12"' Street E E. Wenatchee, WA 98802 Lisa Spahr Program Coordinator, Forest Practices Department of Natural Resources PO Box 47015 Olympia, WA 98504-7015 TRANSMITTED THIS 21" day of September 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Tom Touma Touma Engineers 6632 S 191" Place, Ste. E-102 Kent, WA 98032 Paul Barfknecht 3 807 NE 19•• Street Renton, WA 98056 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title N, Chapter 8, Section IOO(G) of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., October 5, 2006. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors oflaw 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 N, Chapter 8, Section 110, 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. An appeal must be filed in writing on or before 5:00 p.m., October 5, 2006. Allan Preliminary Plat File No.: LUA-06-016, ECF, PP, CAR, V-H September 21, 2006 Page 11 If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the execnted Covenants will be reqnired prior to approval bv Citv Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. ·Q~ ·lQ~ • • CD " a ".! co w I!) ~ : ~ = .; s N .. 0 :; L w l'L "'1l • -,; • ' j ~ ~· .__,._..,__ ._. __ i.Q_ ·- ~:: J l_~..;:.. lEifl ---_-_-:.=.-=.. ---~-- s .; ~ ---!) g-- ----· .. ;,i I-,'. "' ~ :i:: -~ ~~ -.... ~- "-O• ' Jtflii :, ' hJo11u 3 u ... -------.. ; C • .. L > a a ; , ~ 0 .., ~ "' " C L ;: 0 0 -, w ' e ------:'1 (" ____, I ' ~ [JSF2_ 1 95lh Pl. -+-"' --... '-,/ l'-- N 8 sf/et ~i' R"·'·a·· -~----- ZONING ----Rea.ton at,-Umtt,I = TBCIINICAL SD.VICES R-a· · .. "'1 ( ', I_ 7th .pt' R-8 NE 22ri ·. St g • R .. RM'.F y zoo ?° D5 .1.:4800 4 T23N R5E E 1/2 5304 • ~ "' • • i """" • ~ • ~ l I '.);f,, ' I • 9S086 VM 'I/OJH3!1 SJunun :v S331:il '!JNKM!~ 'OdOL IVl,4 llJ\IMIWJ,~lJ"-1 f.1\.1"1~ ---·------- / / ' ' ·,:, _.'.l. 1L tr. I I I • ' ' ' ',,J , I 4{- 1 ,'o}' --i ' ' ' ' E=:~-~·i·--~!9,~oiigiss:'-.:viM~'i<m-;;;:;-----lJ3~1s Hl N01N3~ si 3N sigr -·- / -------- ~ t ~;c_J .,..~ City of Renton P/ll/PW Depa, ...• ent AUAN PREUMINARY PLAT PUBUC HEARING DA TE: September 5, 2006 • Preliminary Reporl to the Hearing Examiner LUA..()6..()16, ECF, PP CAR V-H Page 4 of 13 Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on August 7, 2006, the Environmental Review Committee issued a Determination of Non-Significance -Mnigated (DNS-M) for the Allan Preliminary Plat. The DNS-M included 9 mitigation measures. A 14-day appeal period commenced on August 14, 2006 and ended on August 28, 2006. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERG 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: 1. Buildings shall be required to maintain a 10-foot building setback from the top of the protected slope, a note to this effect shall be recorded on the face of the final plat map. 2. The applicant to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW, LLC dated October 17, 2005. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 4. The applicant shall be required to comply with the recommendations found in the Stream Habitat Analysis Report prepared by Watershed Dynamics and Cooper Environmental Design dated May 22, 2006.The applicant to comply with the recommendations found in the preliminary geotechnical site evaluation prepared by Bergquist Engineering Services dated July 22, 2005 and the follow up geotechnical evaluation dated February 12, 2006. 5. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. The applicant shall be required to comply with the recommendations found in the Wetland Study report prepared by Habitat Technologies dated September 23, 2005 and the Supplemental Stream Study and Mitigation Plan prepared by Ecological Land Services, Inc. dated December 9, 2005. 6. A note shall be recorded on the face of the final plat map alerting residents to the presence of the pipeline on the project site. The note shall read "The existence of the 20 inch and 16 inch petrol pipelines in Tract B on the east side of Queen Court NE causes a heightened risk to the homeowners of the lots within this plat". 7. The applicant shall pay a Parks Mitigation Fee based on $530. 76 per each new single family lot prior to the recording of the final plat. For the proposed project. this fee is estimated at $7,430.64. 8. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 per net new average daily trip prior to the recording of the final plat. This fee is estimated at $10,048.50 for the proposed project. 9. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $6,832.00. 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: Hexrpt 06--016.doc AFFIDAVIT OF SERVICE BY MAILING ST A TE OF WASHINGTON ) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 21st day of September 2006, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the he low entitled application or petition. Signature: r 0 SUBSCRIBED AND SWORN to before me this 2};j_ day of .. -,,,\\\\\\,'. ! i' ~."':'<. ' ,-',· /, . , . - ____ -::--' ,· ' ·~· ;·.:·: '-.. ·<.>'<~. ' ' ~~ '~,, - -;:_ \.. \<;;;I~\·'.~ 'fr\t) '. •::::.'. ·;· P"ublic i~nd f9r the State of Washington Resi ng at {£;.--zfz···/\ , thcrem. Application, Petition or Case No.: Allan Preliminary Plat LUA 06-016, ECF, PP, CAR, V-H The Decision or Recommendation contains a complete list of the Parties of Record. ST ATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Jody L. Barton, being first duly sworn on oath that she is the Legal Advertising Representative of the King County Journal a daily newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the King County Journal (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a Public Notice was published on August 14 2006. The full amount of the fee charged for said foregoing publication is the sum of$197.40. •~"":=;....-) j)--/2:_·· ~ 7 .. fot!tl--!Sanon Legal Advertising Representative, King County Journal Subscribed and sworn lo me this 14"' day of August, 2006. , .. ~·.\~.~!::·:--.~~-•' n r~ '.'fJ ,"<-. {,, 1,-1 .. ,,'.')-? .//', ,\~o;~~,_~.~-'/ ~4~ ~ ( 0 ,-r,tn•.:,-;, ;;;.) // ,.,_ . _,; ..:, _-, ~ / . ' . . ':., ._,,) ... 0 ~,.,. " ..... /,.1 ' -G.', j --;. Ot·'"/0 0 ~ .-• <, 'L ) ~ • ,.. .. '~/ , }: - l r; !2 D cm7il;t22 B D Cantelon : " Notary Public for the State of Washington, Residing in Kent;,_Washiµgton PO Number: · . ) ' ---.... ,, ... - '. ~ .. , NOTICE OF El\'VIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMl1'rnE & PUBLIC HEARING RENTON WASHINGTON 'I'hc Environr'ncntal Review Com- mittee hw. issued a Determination of Non-Significanc-.e-Mitigated for the following project under the authority of the Renton Municipal Code. Allan Preliminary Plat LUA06-016, PP, V-H, ECF Location: ~629 NE 19th Street. The applicant is requesting Preliminary Plat approval. Environmental lSEPA) Review, and Hearing Exarnin('r Vnriancc approvfll for th.-,. .~ubdivision of :rn ,;xistrnr 2l1,000 :o.quar,:, foot 1,1.9 am1 l site located within tlw H.esidenLial -8 dwelling unit per acre iH.-8i :wning Je,;iµ-1nttion into 16 lots. Two existing residences are located on the tiubject property and are proposed to he removed. The proposed lots would range in size from 4,524 square feet to 7 ,835 square feet. Access to proposed lots 1-11 would he provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided \ia a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A stream and Protected Slope areas are located on the southern portion of the subject property. The stream is identified as a Class 3 stream on the City'i, Critical Areas Map, however the applicant's suhmitted Stream Habitat Analysis Report recommends that the stream be cla1,1;ified as a Class 2 stream. A Class 2 stream requireti a l.00-foot huffe1~ except when the buffer falls within a Protected Slope then the stream buflCr :,hall extend to the top of the Protected Slope. A varfance from the crjtical areas regulationf: has been requ(lBted to permit a stonnwater pipe 1:1nd a :,;ewer pipe to be kwated on the protected slope and within the stream buffer. Appeals of the environmental dt~terminalion must. be fik,d in writing on or before 5:00 PM on August ~~, 200fi. Appenls mu:--t ht! fih•d in writing togNlwr with the n,quired $75.00 application fee wilh: HL•ari11g Ex;iminer, City of Henion. 1055 Suuib Grady Way,, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal procesR may be obtained from the Renton City Clerk's Office, t425) 430- 6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on September 5, 2006 at 9:00 AM t-0 consider the Variam·e. If the Environmental Determination is appealed, the appeal will he heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the King Cmrnty ,Journal August 14, 2006. #861308 DATE: LAND USE FILE NO.: PROJECT NAME: OWNERS: APPLICANT: PROJECT MANAGER: PROJECT LOCATION: CITY OF RENTON EXEMPTION FROM CRITICAL AREAS REGULATIONS August29,2006 LUA-06-016, PP, ECF, V-H, CAR Allan Preliminary Plat Roger & Patricia Allan Christelle, Inc. Jill K. Ding, Senior Planner 3629 NE 19'h Street PROPOSAL: The installation of a stormwater outlet pipe within the Honey Creek Stream buffer. The proposed stormwater pipe would convey stormwater from a proposed stormwater detention system to be constructed outside of the stream buffer to Honey Creek. The detention system is required to detain and treat stormwater for a proposed 16-lot subdivision. CRITICAL AREA: Honey Creek stream buffer (Class II) EXEMPTION JUSTIFICATION: Pursuant to RMC section 4-3-050.C.7.a.ii Stormwater Management Facilities are permitted within stream buffers. An exemption from the Critical Areas Regulations is hereby granted for the following reason(s): X Stormwater Management facilties in Buffer: Stormwater management facilities in critical area buffers including stormwater dispersion outfall systems designed to minimize impacts to the buffer and critical area, where the site topography requires their location within the buffer to allow hydraulic function, provided the standard buffer zone area associated with the critical area classification is retained pursuant to subsection Lor M6c of this Section, and is sited to reduce impacts between the critical area and surroundinq activities. DECISION: The proposed development is consistent with the following findings pursuant to RMC section 4-3-050.C.5: 1. The activity is not prohibited by this or any other chapter of the RMC or stale or federal law or regulation; 2. The activity will be conducted using best management practices as specified by industry standards or applicable Federal agencies or scientific principles; and, Allan Critical Area Exemption Page 1 of 2 3. Impacts are minimized and, where applicable, disturbed areas are immediately restored, unless the exemption is a wetland below the size thresholds pursuant to RMC 4-3- 050.C.5.f.1 and f.2. SIGNATURE: ' ! ! .Z 711 Neil Watts, Director Development Services Director EXPIRATION: Five (5) years from the date of approval (signature date). Allan Critical Area Exemption.doc 11 ·. · J< zc·c 1( llu c--; J U ' date Page 2 of 2 City oi' Renton Department of Planning I Building I A'c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JULY 31, 2006 APPLICATION NO: LUA06-016, PP, V-H, ECF APPLICANT: Christalle, Inc. PROJECT MAN PROJECT TITLE: Allan Prelimina Plat SITE AREA: 214,000 s uare feet BUILDING AREA LOCATION: 3629 NE 19th Street WORK ORDER NO: 77550 SUMMARY OF PROPOSAL: The applicant is requestin Pr liminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of ,st,ng 4,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation in wo existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mo,e Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Uaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnnnation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 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. Signature of Directf £t~o~epresentative Date Nancy Thompson -Party of_Record From: To: Date: Subject: Nancy, Stacy Tucker Thompson, Nancy 9/7/2006 2:03:02 PM Party of Record Please add the following to the Parties of Record for the Allen Prelminary Plat LUA06-016. Thank you. Donald F. Haack 1899 Pierce Avenue NE Renton, WA 98056 425.255.0143 Stacy M. Tucker Secretary Planning/Building/Public Works City of Renton (425) 430-7282 Page 1 August 30, 2006 Tom Touma Touma Engineers 6632 S 191 51 Place Suite E102 Kent, WA 98032 CIT OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator RE: Allan Preliminary Plat (File No. LUA06-016, PP, ECF) Dear Mr. Touma: Please find attached comments from the City's Property Services Section dated August 18, 2006. These comments will guide you in the preparation of the final plat drawings. Please feel free to contact me at (425) 430-7219 if you have any questions. Sincerely, . 1( tu ~ng Senior Planner Enclosure cc Roger and Patricia Allen/owners Christelle, lnc./applicant -------,-0-5-5-So-u-th_G_r_a-dy-W-ay---R-e_n_to_n_, W-as-h-in_gt_o_n_9_8_05_5 _______ ~ .,.... TL·---------•-·--c.-.O; ---··-'--' --•-._, ')(\0/ ---•----··--• AHEAD OF THE CURVE o"'~~Y ~~ ·~. ~ -~ Kathy Keolker, Mayor ~NifO August29,2006 Tom Touma Touma Engineers 6632 S 191 51 Place #E-102 Kent, WA 98032 SUBJECT: Allan Preliminary Plat LUA06-016, PP, V-H, ECF Dear Mr. Touma: CIT~T :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the appeal period has ended for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above-referenced project. No appeals were filed on the ERC determination. This decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated August 7, 2006. A Hearing Examiner Public Hearing has been scheduled for September 5, 2006, where Site Plan Conditions may be issued. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7219 For the Environmental Review Committee, ~1{;;2· v~~n~~rD~~!1nner u cc: Roger & Patricia Allan / Owners Christe/le, Inc. / Applicant Paul Barfknecht, Wauneta & Arthur Eastman, Lisa Spahr/ Parties of Record _______ 1_0_5_5-So-u-th_G_r_a-dy-W-ay--R-e-n-to_n_, W-as-h-in_gt_o_n_9_8_05_5 _______ ~ 6ic) This oaoorcontains 50% recvcled material. 30% oostconsumer AHEAD OF THE CURVE . CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 29th day of August, 2006, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Reoresentina Tom Touma Contact Christelle, Inc. Applicant Roger & Patricia Allan Owner Paul Barfknecht POR Wauneta & Arthur Eastman POR Lisa Spahr POR (S;ga,,Wra of Seadec)< ,dt,r'!j, ,jl{ (( /(h/ ,/ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: ::s: /z 'j I Zoz?{, t I I••(··.· 'Nata~ Pub1c 0 i andfor the State of v\'~~. '~~~ ·. ":.·.'-':-,, Notary (Print): ___ '.~\ --"--~J_l,'-1.._/_. _'S..ca' ~<~·-~+~/1.~---""-::: __ . __ '· _· '_ .. _· _"_\ .. My appointment expires: @_ / -~)'TA / 1 . ' () ·µ : ' ;'; ..... ··~ ,•.) --~ ·-,_ Project Name: Allan Preliminary Plat '/I,''· : . ., . . . . ·"' ,,- •:: 1 :·\ .-\\ ,;'l;s. ·; s'·..:.. ... Project Number: LUA06-016, PP, ECF COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING September 5, 2006 AGENDA 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: Cherie Lane II Preliminary Plat PROJECT NUMBER: LUA-05-147, PP, ECF PROJECT DESCRIPTION: The applicant* is requesting preliminary plat approval for a subdivision of two parcels of land totalling 2.84 acres. The property is located in South Renton, with one parcel on each side of a right-of-way for S. 34th St. west of its intersection with Wells Ave S. Access to the plat would be from an existing road, S 34th Place. The land is currently vacant with trees, native plants, and wetlands present. The proposed subdivision would create 6 lots suitable for single-family residential development, a surface water detention tract, and two wetland tracts. Wetland buffer averaging has been requested by the applicant. The density of the plat would be 6.54 dwelling units per net acre (du/a), which is within the range allowed by the Residential 8 zone. PROJECT NAME: Allan Preliminary Plat PROJECT NUMBER: LUA-06-016, PP, V-H, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1 and 2 would be provided off of NE 19th Street, access to lots 3-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround, and access to lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope. A critical areas exemption has been requested to permit the stormwater pipe within the stream buffer. HEX Agenda 9-5-06 PUBLIC HEARING City of Renton Department of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Owner: Contact: File Number: Project Description: Project Location: September 5, 2006 Allan Preliminary Plat Christalle, Inc., 12515 Hwy 209, Leavenworth, WA 98826 Roger & Patricia Allan, 4100 12'" Street E, East Wenatchee, WA 98802 Tom Touma, Touma Engineers, 6632 S 191'' Place ste E-102, Kent, WA 98032 LUA-06-016, ECF, PP, CAR, V-H Project Manager: Jill K. Ding, Senior Planner The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot {4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1 and 2 would be provided off of NE 19'" Street, access to lots 3-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de- sac turnaround, and access to lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope. A critical areas exemption has been requested to permit the stormwater pipe within the stream buffer. 3629 NE 191 " Street f -•• LU . , .. . ' -4, I , __ ::,., . ' ' \ . ' \ 111;. r--' City of Renton PIBIPW Department ALLAN PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-06-016, ECF, PP, CAR, V-H PUBLIC HEARING DA TE: September 5, 2006 Page 2of 13 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Preliminary Plat Plan (dated received 8/29/2006) Exhibit 3: Preliminary Grading Plan (dated received 8/29/2006) Exhibit 4: Profile Plan (dated received 8/29/2006) Exhibit 5: Conceptual Landscape Plan (dated 2/14/2006) Exhibit 6: Neighborhood Detail Map Exhibit 9: Zoning Map sheet D5 East 1/2 (dated 2/16/2006) Exhibit 10: ERC Mitigation Measures C. GENERAL INFORMATION: 1. Owners of Record: 2. Zoning Designation: Roger & Patricia Allan, 4100 12'" Street E, East Wenatchee, WA98802 Residential -8 (R-8) Dwelling Units per Acre 3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF) 4. Existing Site Use: Single-family residences to be removed 5. Neighborhood Characteristics: North: Single family residential; R-8 zoning East: Single family residential; R-8 zoning South: Single family residential; R-10 zoning West: Single family residential; R-8 zoning 6. Access: NE 19'" Street 7. Site Area: 4.9 acres 8. Project Data: Comments Existing Building Area: New Building Area: Area N/A N/A N/A Existing residences to be removed N/A Total Building Area: D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 4337 5099 5100 N/A E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: Hexrpt 06-016.doc Date 12/16/1991 11/01/2004 11/01/2004 City of Renton P!BIPW Departmen ALLAN PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-06-016, ECF, PP, CAR, V-H PUBLIC HEARING DA TE: Sep/ember 5, 2006 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 3of 13 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-160: Residential Blocks-General Requirements and Minimum Standards Section 4-7-170: Residential Lots-General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies. 2. Community Design Element. 3. Environmental Element. G. DEPARTMENT ANAL YS/S: 1. PROJECT DESCRIPTION/BACKGROUND The proposed subdivision would result in the creation of 16 lots for the eventual development of single family residences. The proposal for 16 lots on the subject property would result in a net density of 7.6 dwelling units per acre (214,000 gross square feet -27,246 square feet of right-of-way dedication -10,074 square feet of access easements -83,860 square feet of critical areas = 92,820 net square feet = 2.1 net acres, 16 lots I 2.1 net acres = 7.6 du/ac). A stream and Protected Slope areas are located on the southern portion of the subject property. The stream is identified as a Class 3 stream on the City's Critical Areas Map, however the applicant's submitted Stream Habitat Analysis Report recommends that the stream be classified as a Class 2 stream. A Class 2 stream requires a 100- foot buffer, except when the buffer falls within a Protected Slope then the stream buffer shall extend to the top of the Protected Slope. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope. A critical areas exemption has been requested to permit the stormwater pipe within the stream buffer. 2. ENVIRONMENTAL REVIEW Hexrpt 06-016.doc City of Renton PIBIPW Departme, ALLAN PREUMINARY PlA T PUBLIC HEARING DATE: September 5, 2006 Preliminary Report to the Hearing Examiner LUA-06-016, ECF, PP CAR V-H Page 4 of 13 Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on August 7, 2006, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Allan Preliminary Plat. The DNS-M included 9 mitigation measures. A 14-day appeal period commenced on August 14, 2006 and ended on August 28, 2006. No appeals of the threshold determination were filed. 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: 1. Buildings shall be required to maintain a 10-foot building setback from the top of the protected slope, a note to this effect shall be recorded on the face of the final plat map, 2. The applicant to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW, LLC dated October 17, 2005. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 4. The applicant shall be required to comply with the recommendations found in the Stream Habitat Analysis Report prepared by Watershed Dynamics and Cooper Environmental Design dated May 22, 2006.The applicant to comply with the recommendations found in the preliminary geotechnical site evaluation prepared by Bergquist Engineering Services dated July 22, 2005 and the follow up geotechnical evaluation dated February 12, 2006. 5. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. The applicant shall be required to comply with the recommendations found in the Wetland Study report prepared by Habitat Technologies dated September 23, 2005 and the Supplemental Stream Study and Mitigation Plan prepared by Ecological Land Services, Inc. dated December 9, 2005. 6. A note shall be recorded on the face of the final plat map alerting residents to the presence of the pipeline on the project site. The note shall read "The existence of the 20 inch and 16 inch petrol pipelines in Tract Bon the east side of Queen Court NE causes a heightened risk to the homeowners of the lots within this plat". 7. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $7,430.64. 8. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 per net new average daily trip prior to the recording of the final plat. This fee is estimated at $10,048.50 for the proposed project. 9. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $6,832.00. 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: Hexrpt 06-016.doc City of Renton P/BIPW DepartmeJ ALLAN PRELIMINARY PLAT PUBLIC HEARING DATE: September 5, 2006 Preliminary Report to the Hearing Examiner LUA-06-016, ECF, PP, CAR, V-H Page 5of 13 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 subdivision: A. Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use, Community Design, and Environmental Elements: Land Use Element Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. The proposal for 16 lots on the subject site would arrive at a net density of 7.6 dwelling units per net acre after the required deductions, which is within the density range permitted in the R-8 zone. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 sq. ft.) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The site is greater than one acre and all lots would be greater than or equal to 4,500 sq. ft. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. A private access easement is proposed to serve Lots 12-16 along the west side of the project and an additional private access easement on the east side of the project would serve Lots 9-11. The area within the private access easements was not included within the individual lot areas. Community Design Element Objective CD-C: Promote re-investment in and upgrade of existing neighborhoods through redevelopment of small, underutilized parcels, modification and alteration of older housing stock, and improvements to streets and sidewalks to increase property values. The proposed subdivision would upgrade the existing neighborhood through the replacement of the existing residences with 16 new single family residences and landscaping improvements. The proposed new homes would update the existing neighborhood and increase the surrounding property values. Environmental Element Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. The proposed subdivision would protect the stream flowing across the southwestern portion of the property and its associated buffer. A stormwater outfall pipe and sewer pipe are proposed to be located within the stream buffer and would be required to comply with the City's Critical Areas Regulations. Policy EN-70. Land uses on steep slopes should be designed to prevent property damage and environmental degradation, and to enhance greenbelt and wildlife habitat values by preserving and en- hancing existing vegetation to the maximum extent possible. The protected slope areas on the subject site would be protected within a sensitive area tract. No residential structures are proposed on the protected slope or within the recommended protected slope buffer area as specified in the applicant's geotechnical report. A stormwater outfall pipe and sewer pipe are proposed on the protected slope through a sensitive area variance. See further discussion below in the Variance Section. Policy EN-71. Allow land alteration only for approved development proposals or approved mitigation efforts that will not create unnecessary erosion, undermine the support of nearby land, or unnecessarily scar the landscape. The applicant has proposed to alter the protected slope area for the installation of a stormwater outlet pipe and a sewer pipe on the slope and has requested a variance from the City's Hexrpt 06-016.doc City of Renton PIBIPW Departme1 ALLAN PRELIMINARY PLAT PUBLIC HEARING DA TE: September 5, 2006 Preliminary Report to the Hearing Examiner LUA-06-016 ECF, PP, CAR, V-H Page 6 of 13 sensitive area requirements for the installation of the pipe. See further discussion below under the Variance Section. B. Compliance with the Underlying Zoning Designation. The 4.9-acre site is designated Residential -8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 16 new single-family residential units. Density The allowed maximum density in the R-8 zone is 8.0 dwelling units per net acre (du/ac) and the minimum density permitted is 4.0 dwelling units per net acre (du/ac). Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the site. After the deduction of 27,246 square feet for proposed Queen Court NE, 10,074 square feet for the private access easements, and 83,860 square feet for the sensitive areas on site from the gross lot area, the proposal for 16 lots would result in a net density of 7.6 dwelling units per acre (214,000 gross sq. ft. - 27,246 sq. ft. -10,074 sq. ft. -83,860 = 92,820 sq. ft. or 2.1 ac, 16 units/ 2.1 acres= 7.6 du/ac). The proposed plat appears to comply with density requirements for the R-8 zoning designation. Lot Dimensions and Size -The minimum lot size required is 4,500 sq ft for sites over one acre in area. The minimum lot width required is 50 ft for interior lots and 60 feet for corner lots, and a minimum lot depth of 65 feet is required. Proposed lot widths range from 53 to 85 feet and lot depths range from 73 feet to 112 feet. The proposed plat would create 16 lots with the following lot sizes: Lot Number Lot Size (square feet) 1 7,835 2 4,721 3 5,470 4 4,542 5 4,544 6 4,524 7 4,547 8 6,304 9 4,534 10 6,736 11 7,676 12 6,502 13 4,861 14 4,893 15 4,697 16 5,148 Access NE 191" Street NE 19'" Street Queen Court NE Queen Court NE Queen Court NE Queen Court NE Queen Court NE Queen Court NE Private Access Easement Private Access Easement Private Access Easement Private Access Easement Private Access Easement Private Access Easement Private Access Easement Private Access Easement As proposed, all lots appear to be in compliance with the required lot width, depth and size standards as prescribed in the R-8 zone. In addition, the proposal includes 2 tracts one is for the Olympic Pipeline, which runs through the eastern portion of the property and the other is for sensitive areas. The proposed Native Growth Protection Tract (Tract A) is 83,860 square feet in area and the proposed Olympic Pipeline tract (Tract B) is 10,655 square feet in area. Setbacks -In the R-8 zone, the minimum front yard setback is 15 feet for the primary structure and 20 feet for an attached garage, the side yard along a street setback is 15 feet for the primary structure and 20 feet for attached garages, which access from the side yard, the side yard setback is 5 feet, and the rear yard setback is 20 feet. All setbacks shall be measured from property lines and any private access easement. The proposed lots appear to contain adequate area to provide for the construction of single family residences after the consideration of the setback requirements. Compliance with these setback standards will be verified prior to the issuance of individual building permits. Hexrpt 06-016.doc City of Renton PIBIPW Departmen ALLAN PRELIMINARY PLAT PUBLIC HEARING DATE: September 5, 2006 Preliminary Report to the Hearing Examiner LUA-06-016, ECF, PP, CAR, V-H Page 7 of 13 Building Standards -The R-8 zone permits one single-family residential structure per lot. Each of the proposed lots would support the construction of one detached unit. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures. Maximum building coverage is limited to 35% of the lot area or 2,500 square feet, whichever is greater, for lots over 5,000 square feet in size. The proposal's compliance with each of these building standards will be verified prior to the issuance of building permits for each individual structure. Two existing residences are proposed to be removed as a result of this development, therefore staff recommends as a condition of approval that the applicant obtain a demolition permit and complete all required inspections prior to final plat approval. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The proposed building pads appear to be adequately sized for the provision of the required parking. Landscaping -The City's landscaping regulations require the installation of landscaping within the public right-of-way. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A determination has been made that if no additional area is available within the public right- of-way due to required improvements, the 5-foot landscaped strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. In addition, the applicant will be required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer), within the 15-foot front yard setback area for the proposed lots or within the proposed planting strip. A conceptual landscape plan was submitted with the preliminary plat application. The plan proposes a 5- foot planting strip within the front yards of each of the lots abutting the public right-of-way. The landscape strip would be vegetated with Fothergilla gardenia 'Blue Mist', Helictotrichon sempervirens, Pyrus calleryana 'Chanticlear', Viburnum tinus compacta 'Spring Bouquet', Berberis thu. 'Crimson Pygmy', and Viburnum davidii. In addition, two Pyrus calleryana 'Chanticlear' are proposed to be planted within the front yards of planting strips of each lot. No vegetation may be installed, which would reach a mature height of over 3 feet within the clear vision area located at street intersections. Staff has concerns that the proposed Helictotrichon sempervirens and Viburnum tinus compacta 'Spring Bouquet' may exceed the height limit permitted within the clear vision area. Staff also has concerns with the proposal to install Berberis thu. 'Crimson Pygmy' due to the barbed foliage, which would injure passersby. Staff recommends as a condition of approval that either a revised landscape plan be submitted with the utility construction permit application to the Development Services Division project manager for review and approval showing alternative shrub species within the clear vision area that would not exceed a height of 3 feet and that an alternate species be selected to replace the Berberis thu. 'Crimson Pygmy' or that additional information be provided to staff indicating that the proposed species would comply with the City's requirements. A detailed landscape plan is required to be submitted and approved prior to the issuance of a building permit. All landscaping shall be irrigated unless drought tolerant plants are installed. 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 per the requirements of the Street Improvement Ordinance. As proposed, the lots appear to comply with arrangement and access requirements of the Subdivision Regulations. 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. Each of the proposed lots is oriented to provide front yards facing a street or private access easement, and satisfies the minimum lot area and dimension requirements of the R-8 zone. Hexrpt 06-016.doc City of Renton PIBIPW Departmen ALLAN PRELIMINARY PLAT PUBLIC HEARING DA TE: September 5, 2006 Preliminary Report to the Hearing Examiner LUA-06-016, ECF, PP, CAR, V-H Page Bo/ 13 When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of detached single family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. Access and Street Improvements: Access to proposed lots 1 and 2 would be provided off of NE 19th Street, access to lots 3-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround, and access to lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. The City of Renton street standards require that residential subdivisions of 5-20 lots install curb, gutter and sidewalks and provide full pavement width per City standards along the full frontage of the parcel being developed. The new internal street (Queen Court NE) shall be developed with a 42-foot right-of-way, curb, gutter, and sidewalk. Additional right-of-way for the connection of NE 19th Street is required to be dedicated. The project shall upon completion have a 42-foot right-of-way in NE 19th Street fronting the project site and shall install 28 feet of paving, curb, gutter, and install 5-foot sidewalks along the south side of NE 19th Street. In order to ensure efficient emergency access to the development is not obstructed, staff recommends as a condition of preliminary plat approval the applicant be required to place "No Parking" signage along the private access easements prior to final plat approval. In addition, staff recommends a condition of approval requiring the establishment of a homeowners' association for the development, which would be responsible for any common improvements and/or tracts within the plat prior to final plat approval. To mitigate impacts to the local street system, the City's Environmental Review Committee imposed mitigation on the project requiring the payment of a Traffic Mitigation Fee. The Traffic Mitigation Fee is based on $75 per new average daily trip attributed to the proposed subdivision. The proposed 14 new residential lots (with credit given for the two existing residences) would be expected to generate approximately 133.98 new average weekday trips (14 new homes x 9.57 trips per home= 133.98). The fee for the proposed plat is estimated to be $10,048.50 (133.98 total trips x $75.00 = $10,048.50) and is payable prior to the recording of the plat Topography and Vegetation: The subject site is designated on the City's Critical Areas Maps as containing steeply sloped areas that qualify as either sensitive or protected slopes. With the project application, the applicant submitted a geotechnical report prepared by Earth Solutions NW LLC dated October 17, 2005. According to the report, the topography of the subject site is terraced throughout the north and central portions of the property. The upper terrace is occupied with an existing residence and associated outbuildings. The topography descends to a lower terraced area trending roughly north-south throughout the westerly portions of the property. Throughout the south and southwestern portions of the property, steep slopes descend to the south and southwest towards Honey Creek. Slopes with greater than a 40 percent gradient are located on the southern portion of the subject site. A stormwater outlet pipe and a sanitary sewer pipe are proposed to be located on the protected slope. The location of utilities on a protected slope requires a Critical Areas Variance approval. Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices would serve to mitigate potential erosion and off-site sedimentation impacts. The project application includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of construction permits for the project. In addition, the project will be subject to the 2001 DOE manual regarding erosion control, as conditioned by the ERG. The City's critical area regulations require that critical areas (including protected slopes, wetlands, and Class 2-4 streams) be protected under a Native Growth Protection Easement (NGPE). Therefore, Tract B shall have a NGPE recorded over it. To educate the residents of the project that a critical area is located on the project site, staff further recommends as a condition of approval that the northern boundary of Tract A be delineated with a split rail fence and identified with signage as approved by the Development Services Division project manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit for review and approval and that such fencing and signage shall be installed prior to the recording of the final plat. Hexrpt 06-016.doc City of Renton P/B/PW Departme, ALLAN PRELIMINARY PLAT PUBLIC HEARING DA TE: September 5, 2006 Preliminary Report to the Hearing Examiner LUA-06-016, ECF PP, CAR, V-H Page 9 of 13 The upper terrace is primarily vegetated with ornamental landscaping and groundcover. The lower terrace is vegetated with blackberries and other shrubs with occasional deciduous and evergreen trees. The protected slope areas are forested. The information submitted by the applicant indicates that the majority of the vegetation located on the northern portion of the site would be removed for the construction of the proposed plat improvements, driveways, and building pads. RMC 4-4-070 indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing trees. A Determination was made by the Director of Development Services that the retention or replacement of 25% of the existing trees (outside of any critical areas) would achieve these requirements. A total of 36 significant trees are located on the subject site, of those 9 are required to be retained or replaced with two-inch caliper trees. As significant grading is required on the subject site for the construction of Road A and the proposed building pads, the applicant is proposing to retain 3 existing significant trees. The submitted landscape plan proposes to install 32 two-inch caliper trees either within the front yards or planting strips of each of the proposed lots. The proposed project would result in the retention of 3 significant trees and the planting of 32 two-inch caliper trees, which would comply with the City's tree retention requirements. As previously noted Honey Creek, which the applicant's stream study classifies as a Class 2 stream, flows across the southwestern corner of the project site. A Class 2 stream requires a 100-foot buffer; however as the stream buffer is located within a Protected Slope, the buffer extends to the top of the slope. A storm drainage outlet pipe and sewer pipe are proposed to be located within the proposed stream buffer. Storm drainage facilities are permitted within stream buffers per RMC 4-3-0SOC and a letter of exemption for the location of the storm drainage outlet pipe within the stream buffer has been granted. The proposed sewer pipe may be located within the stream buffer provided it complies with the criteria for stream buffer alterations as outlined in RMC 4-3-0SOL.8.b. Approval of a stream buffer mitigation plan shall be required prior to the issuance of a Utility Construction Permit. No other impacts are proposed to the stream or its buffer. Relationship to Existing Uses: Single family residential homes surround the subject site. The proposed detached single family residences would be compatible with the surrounding development D. Availability and Impact on Public Services {Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee based on $488.00 per new single-family home. The fee is estimated at $6,832.00 (14 new lots x $488.00 = $6,832.00) and is payable prior to the recording of the plat. Recreation: The proposal does not provide on-site recreation areas for future residents of the proposed plat. There are no existing recreational facilities in the immediate vicinity of the subject property and it is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new single-family home. The fee is estimated at $7,430.64 (14 new lots x $530.76 = $7430.64) and is also payable prior to the recording of the plat. The property abutting the subject site to the west (parcel no. 3449500165) is owned by the City of Renton as well as an additional 30 acres located along Honey Creek. The City of Renton Trail Plan identifies a potential link to the existing Honey Creek Trail along the existing 30-foot wide sewer easement within Tract B. Therefore, staff recommends as a condition of approval the dedication of a trail easement within Tract B for the Honey Creek Trail. The Parks Department has indicated that a portion of the Parks Mitigation Fee may be waived with the dedication of the easement. Schools: The site is located within the boundaries of the Renton School District No. 403. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed plat would potentially result in 6 additional students (0.44 x 14 = 6). The schools would include: Sierra Heights Elementary School, McKnight Middle School, Hexrpt 06-016.doc City of Renton P/B!PW Departmen ALLAN PRELIMINARY PL.AT PUBLIC HEARING DA TE: September 5, 2006 Preliminary Report to the Hearing Examiner LUA-06-016, ECF, PP, CAR, V-H Page 10of 13 and Hazen High School. The school district has indicated that they would be able to handle to additional students coming from the proposed development. Storm Drainage/Surface Water: A Preliminary Storm Drainage Report prepared by Touma Engineers, LLC dated February 1, 2006 was submitted with the application materials. According to the report existing stormwater runoff sheet flows to the southwest across the subject site into the Honey Creek stream channel where it flows to the northwest eventually to the creek's confluence with May Creek. The drainage report proposes to treat the onsite vehicular flows and impervious surface runoff within a wet-vault, which would be located within the 26-foot wide private access easement located on the west side of the property. The vault will discharge down the protected slope and directly into Honey Creek. The City's Environmental Review Committee imposed a mitigation measure on the project requiring that the storm drainage system comply with a higher standard for flow control. The project is required to comply with the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. The proposed vault is required to have a separate building permit. The applicant shall submit separate structural plans for review and approval undw a separate building permit for the proposed vault. A special inspection from the building department is required during the construction of the vault. A Surface Water System Development Charge, based on the current rate of $759.00 per new single- family lot, would be required prior to the issuance of construction permits for the plat. Water and Sanitary Sewer Utilities: The proposed development is within the City of Renton's water and sewer service area. The project is located within the 565-pressure zone. There is an existing 8-inch water main in NE 19'" Street east of the project at Queen Avenue NE. The static water pressure is about 58 psi at street elevation. The project would be required to install an 8-inch water main within NE 19'" Street that shall extend onto the project site. Water main improvements shall include service lines to serve the proposed lots and the new fire hydrants. The water main required to be installed within the proposed street (Queen Court NE) shall be extended past the end of the cul-de-sac to the north property line of Lot 10. The water main on the west side of the project site shall be extended south to the north property line of Lot 11. Any new construction shall have a fire hydrant capable of delivering a minimum of 1,000 gpm fire flow and shall be located within 300 feet of the structure. If the proposed single family residences exceed 3,600 square feet in area (including garage), the minimum fire flow increases to 1,500 gpm and requires two hydrants within 300 feet of the structure. This distance is measured along the travel route. An additional fire hydrant may be required as part of this project to comply with these requirements. All fire hydrants shall comply with City of Renton specifications. These City of Renton requirements are applicable to the entire project site regardless of water district boundaries. The applicant shall field verify and show the location and distance of all existing fire hydrants within 300 feet of the project site. The Water System Development Charge (SDC) would be triggered at the single-family rate of $1,956 per new single-family per building lot. This fee is payable at the time the utility construction permit is issued. There is an existing 8-inch sewer main in NE 19'" Street east of the project site at Queen Avenue NE. There is also an existing sewer main along Honey Creek. An 8-inch sewer main extension to serve the proposed lots will be required. The submitted utility plans indicated that the intent is to connect to the sewer main located on the south side of the project along Honey Creek. The proposed sewer main located on the east side of the project site needs to be relocated and installed within the 26-foot private access easement. Additional information needs to be submitted demonstrating how the proposed lots would be served by sewer. The submitted utility plan needs to be revised to show a sewer design that provides vehicular access (at minimum) to every other manhole. The proposed lots shall all be served by individual side sewers; dual side sewers are not permitted. The applicant will be required to secure any necessary easements to serve the project with sanitary sewer. The Sanitary Sewer System Development Charge (SDC) is $1,017 per lot. This fee is payable at the time the utility construction permit is issued. Hexrpt 06-016.doc City of Renton PJB/PW Departmei ALLAN PRELIMINARY PLAT PUBLIC HEARING DA TE: September 5, 2006 5. CONSISTENCY WITH VARIANCE CRITERIA: Preliminary Report to the Hearing Examiner LUA-06-016, ECF, PP, CAR, V-H Page 11 o/13 The Hearing Examiner shall have authority to grant a variance upon making a determination, in writing, that the conditions specified below have been found to exist. Section 4-9-2508. 1 O lists 1 O criteria that the Hearing Examiner is asked to consider, along with all other relevant information, in making a decision on a Variance application. These include the following: 1. Public policies have been evaluated and it has been determined by the Department Administrator that the public's health, safety, and welfare is best served; The proposed variance is requested to permit the location of a stormwater discharge pipe and a sewer pipe on a Protected Slope. The granting of the variance would permit the development of the property in a manner that would provide for better protection of the slope than if the variance were denied. The denial of the variance would require the applicant to discharge the surface water at the top of the slope, which would then flow down the slope and into Honey Creek. If the surface water was discharged at the top of the slope, the stormwater could cause erosion on the slope and compromise the integrity of the slope. The applicant contends that no other alternative exists to serve the project with sanitary sewer and that if the variance was denied the project could not go forward. Staff concurs that the proposed method of providing sewer to the project site would be the preferred method. Therefore the granting of the variance to permit the stormwater pipe and the sewer pipe on the protected slope would be in the best interest of the public. 2. Each facility must conform to the Comprehensive Land Use Plan and with any adopted public programs and policies; The proposed stormwater detention facility and sewer extension are part of a residential subdivision proposal, see discussion above for compliance with the Comprehensive Land Use policies. 3. Each facility must serve established, identified public needs; The proposed stormwater discharge pipe is anticipated to serve the surface water runoff needs of the residents of the subdivision and prevent an excess of surface water runoff from leaving the project site and damaging other properties downstream. The proposed sewer pipe is anticipated to provide the required sewer service to the residents of the subdivision. 4. No practical alternative exists to meet the needs; There is no practical alternative to placing the stormwater outlet pipe on the slope, the alternative would involve discharging the stormwater at the top of the slope, which could cause erosion on the slope and compromise the stability of the slope. The applicant has stated that no other practical alternative exists to provide the required sewer service to the residents of the subdivision, that the proposal to install a sewer main on the protected slope is the only practical solution. Staff concurs that the proposal to install a stormwater outlet pipe and a sewer pipe on the protected slope area is the preferred alternative to manage the additional stormwater and sewer that would be generated by the proposed residences. 5. The proposed action takes affirmative and appropriate measures to minimize and compensate for unavoidable impacts; The approval of a stream l>uffer mitigation plan would l>e required to l>e approved prior to the issuance of utility construction permits as required l>y the City's critical areas regulations. Hexrpt 06-016.doc City of Renton PJBIPW Departme, ALLAN PRELIMINARY PLAT PUBLIC HEARING DATE: September 5, 2006 Preliminary Report to the Hearing Examiner LUA-06-016, ECF, PP, CAR V-H Page 120113 6. The proposed activity results in no net loss of regulated wetland or stream/lake area, value, or function in the drainage basin where the wetland, stream or lake is located; The proposed pipes would not impact any wetlands or streams. The proposed stormwater outlet pipe would comply with the requirements found in the 2005 King County Surface Water Design Manual as required by the City's Environmental Review Committee. The proposed sewer pipe would be required to comply with the City's requirements for the installation of sewer lines. 7. The proposed activities will not jeopardize the continued existence of endangered, threatened or sensitive species as listed by the Federal government or the State; The proposed pipe would not jeopardize any endangered, threatened or sensitive species. 8. That the proposed activities will not cause significant degradation of groundwater or surface water quality; The installation of the proposed stormwater outlet pipe will be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to ensure that no surface or ground water quality would be degraded. The proposed location of the sewer pipe on the protected slope would provide sewer service to the residents of the proposed subdivision. The sewer line would be required to be installed per City of Renton standards to ensure no ground or surface water quality is degraded. 9. The approval as determined by the Hearing Examiner is a minimum variance that will accomplish the desired purpose; and The proposed location of the storm water outlet pipe and the sewer pipe within the protected slope area is the minimum variance that will accommodate the purpose of providing sewer service and discharging stormwater from the stormwater detention system constructed for the proposed plat into Honey Creek. 10. The proposed variance is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4- 9-250F are followed. The location of the proposed stormwater and sewer pipes on the protected slope is based on the analysis by the applicant's engineer that the location on the protected slope was the preferred location. H. RECOMMENDATION: Staff recommends APPROVAL of the Allan Preliminary Plat and Variance, Project File No. LUA-06-016, ECF, PP, V-H subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated that was issued by the Environmental Review Committee on August 7, 2006. 2. A demolition permit shall be obtained and all inspections completed on the demolition of the existing residences prior to final plat approval. 3. Either a revised landscape plan shall be submitted showing alternative shrub species within the clear vision area that would not exceed a height of 3 feet and showing an alternate species to replace the Berberis thu. 'Crimson Pygmy' or additional information shall be provided to staff indicating that the proposed species would comply with the City's requirements. The revised landscape plan or additional information shall be submitted with the utility construction permit application to the Development Services Division project manager for review and approval 4. The applicant shall be required to place "No Parking" signage along the private access easements prior to final plat approval. Hexrpt 06-016.doc City of Renton PIBIPW Departmen ALLAN PRELIMINARY PLAT PUBLIC HEARING DA TE: September 5, 2006 Preliminary Report to the Hearing Examiner LUA-06-016, ECF, PP, CAR V-H Page 13of13 5. A homeowners' association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 6. The proposed sensitive area tract (Tract A) shall be delineated with a split rail fence and identified with signage as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the time of Utility Construction Permit for review and approval and that such fencing and signage shall be installed prior to the recording of the final plat. 7. A trail easement within Tract A shall be dedicated to the City of Renton Parks Department for the Honey Creek Trail. The easement shall be required to be dedicated prior to or concurrently with the recording of the final plat. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. 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See Appendil< mapa. For additional re1ulaUona in Ovarlay Districts, pleaae see RllC 4-3. Printed by Prir'll & Mstl Sa,vice,s, City ol Renton PAGE# INDEX CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA-06-016, PP, V-H, ECF APPLICANT: Christelle, Inc. PROJECT NAME: Allan Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A stream and Protected Slope areas are located on the southern portion of the subject property. The stream is identified as a Class 3 stream on the City's Critical Areas Map, however the applicant's submitted Stream Habitat Analysis Report recommends that the stream be classified as a Class 2 stream. A Class 2 stream requires a 100-foot buffer, except when the buffer falls within a Protected Slope then the stream buffer shall extend to the top of the Protected Slope. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 3629 NE 19th Street The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. Buildings shall be required to maintain a 10-foot building setback from the top of the protected slope, a note to this effect shall be recorded on the face of the final plat map. 2. The applicant to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW, LLC dated October 17, 2005. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 4. The applicant shall be required to comply with the recommendations found in the Stream Habitat Analysis Report prepared by Watershed Dynamics and Cooper Environmental Design dated May 22, 2006.The applicant to comply with the recommendations found in the preliminary geotechnical site evaluation prepared by Bergquist Engineering Services dated July 22, 2005 and the follow up geotechnical evaluation dated February 12, 2006. 5. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. The applicant shall be required to comply with the recommendations found in the Wetland Study report prepared by Habitat Technologies dated September 23, 2005 and the Supplemental Stream Study and Mitigation Plan prepared by Ecological Land Services, Inc. dated December 9, 2005. 6. A note shall be recorded on the face of the final plat map alerting residents to the presence of the pipeline on the project site. The note shall read "The existence of the 20 inch and 16 inch petrol pipelines in Tract B on the east side of Queen Court NE causes a heightened risk to the homeowners of the lots within this plat". ERG Mitigation Measures Page 1 of 2 7. The applicant shall pay a F Mitigation Fee based on $530.76 per -h new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $7,430.64. 8. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 per net new average daily trip prior to the recording of the final plat. This fee is estimated at $10,048.50 for the proposed project. 9. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $6,832.00. ERC Mitigation Measures Page 2 of2 DATE: TO: FROM: SUBJECT: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM November 2, 2006 Hearing Examiner Jill Ding, Senior Planner x 7219 -.) 'tf- Allan Preliminary Plat, LUA06-016, PP, ECF Please find attached additional information that was requested by your office after the public hearing, which was held on September 5, 2006. It appears that the proposed plat would accommodate adequate area for the construction of single family residences while allowing access to Lot 11 to be provided via an access easement around the side and rear yard areas of Lot 8. The square footages indicated within the residences shown on the plat map represent the building footprint area. The actual area of the residence may vary depending on the number of stories the residences would be constructed at. Staff recommends approval of the Allan Preliminary Plat as shown on the attached plat map. h:\division.s\develop.ser\dev&plan.ing1Jkd\all;rnpph.:\.1nemo.doc .r i::::::;i!:!!!? TOUMA ENGINEERS I.!!!!::::, & LAND SURVEYORS Ms. Jill K Ding, Senior Planner City of Renton 1055 South Grady Way Renton, WA 98055 i ' Subject: Allan Preliminary Plat -File No. LUA-06-016 PP. ECF Dear Jill November 1, 2006 ~ ::u 6 ~ ms z n""' G> = m~ Q -i !!: ;", .. ; <~ C'I> s;;, m~ i a o Pursuant to our meeting on Monday, October 2, 2006, we are submitting for your review our revised preliminary plat for the subject project addressing the issues presented by the City Examiner. The issues presented involved the building setbacks and building envelopes for Lots 7, 8, 9 and 11 and whether these lots are appropriately sized to allow building of adequate homes on these lots. The Engineer and Applicant discussed the issues presented and ascertained that all the proposed lots within this plat are of adequate size and meet the Code requirements. We revised the preliminary to show a possible building envelop for each of the above mentioned lots. We wish to point out that the building areas noted on the plat map reflect only one-floor. Normally, homes are built with two or three stories. We reviewed the possible access for Lot 11 through Lot 7 directly from the cul-de-sac. Lot 7 is fairly flat for most of the lot area with an average slope 6-7 percent. It is large enough to accommodate a building envelope area of 1280 square feet. The proposed access to Lot 11 through a 20-foot access easement along the southerly portion of Lot 8 is adequate and meets the City Code requirements, and maintain adequate building envelope for Lot 8. Thank you for your assistance with respect to this project. If you need additional information, please call us. r· h,.:::_~1_; ~ Mor "TOM" Touma PE/PLS Project Engineer Attachments (3) sets of drawings. 6632 S. 191st Pl., Suite E-102, Kent, Washington 98032 • Phone: (425) 251-0665 • Fax: (425) 251-0625 e-mail: mhtouma@aol.com • DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM August 18, 2006 Jill Ding /X ~\.) Sonja J. Fesser .Y'2i Allan Plat, LUA-06-016, 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 thirty feet strip of land north of this proposed plat is owned by the applicants (PID #0423059190), and they will need to dedicate said strip to the City for street purposes (NE 19th Street). Note the width of the additional right of way proposed for NE 19th Street (northerly portion of the subject plat property), adjoining said 30 feet strip noted above. Note the title, scale and provide a north arrow for the "VICINITY MAP". Include a statement of equipment and procedures used, per WAC 332-130-100. Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-10-0447, respectively. 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 record number for the final plat will be different from the preliminary plat number, and is unknown as of this date. The tie to the City's Survey Control !\etwork does not work. Monument #716 is not on the l/16'h line \H:\Flle Sys\LND -Land Subdivision & Sllfveying Kccon.b\LND-! 0 -PlnM0447\RV060816.doc August 21, 2006 Page 2 Provide final plat and lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note all easements, covenants and agreements of record on the final drawing. The city will provide addresses for the proposed plat lots after preliminary approval of the plat. Note said addresses on the plat drawing. Remove the building setback lines noted on the plat lots. Setbacks will be determined at the time that building permits are issued. Remove any reference to the "OWNERS' and "LAND SURVEYORS" blocks on the final submittal. Remove all references to zoning and density on the final submittal. The City of Renton Administrator of Planning/Building/Public Works, the Mayor, the City Clerk and the City of Renton Finance Director are the city officials who sign this final plat. Provide appropriate approval blocks and signature line,. Pertinent King County approval blocks also need to be noted on the drawing. All vested owner(s) of the subject plat need to sign the final plat drawing. Include notary blocks as needed. Include a declaration block on the drawing. Include the attached NGPE statement on the rinal drawing (for "TR A"). What is the purpose of 'TR B" (a private traclf' Need anything else be added to provide clarification'! Note the owners of both "TR A" and "TR B" on the drawing. The current position of the city concerning ownership of sensitive tracts, storm detention tracts, open space, etc. apply to the subject plat. ff there is to be a Homeowners' Association (HOA) for this plat, the following language concerning ownership of "TR A" and "TRB B" apply to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, "TR A .. is hereby granted and conveyed to the Plat of Allan Homeowners' Association (HOA) for a Native Growth Protection Easement area. All necessary maintenance activities for said tract will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen ( 18) months, then each lot in this plat shall assume and have a an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. 11:\File Sys\LND -L--md Subdivision & Surveying Rec<1nl~\LND-HI -Plats\0447\RV060816.Uoc\cor August 21, 2006 Page 3 Use the same paragraph (noted above) for "TR B", if required. If no HOA is established, then use the following language on the final plat submittal: Lots I through 16, inclusive, shall have an equal and undivided ownership interest in "TR A" and "TR B"(?). The foregoing statement is to be accompanied by language defining the maintenance responsibilities for any infrastructure located on said Tracts, or reference a separate recorded instrument detailing the same. Note that if there are easements, restricti vc covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The final plat will be recorded first (by King County). The recording number(s) for the associated document(s) are to be referenced on the final plat drawing. Provide spaces for the recording numbers thereof. The new 26 feet wide and 20 feet wide easements for ingress, egress and utilities are shown for the benefit of future owners of the proposed lots. Since the new lots created via this plat are under common ownership at the time of recording, there can be no new easements established until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, if the previous paragraph applies: DECLARATION OF COVENANT. The owners of the land embraced" itl,in this plat, in return.for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easements shown on this plat to any and all.future purchasers ,,t the lots, or of any subdivisions thereof: This covenant shall run with the land as shown on this plat. The private ingress, egress and utility easements require a "New Private Easement for Ingress, Egress and Utilities Maintenance Agreement" statement. Note the attachment on the drawing. An updated Plat Certificate will be required -dated within a 45-day time frame prior to City Council approval (of the plat and the street dedication noted therein). Complete City of Renton Monument Cards, with reference points of all new right of way monuments set as part of the final plat. H:\File Sys\LND -Lund Subdivision & Surveying Reemd~\Ll\D-1 () -Plats\0447\RV0608 l6.doc\cor August 21, 2006 Page 4 Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. J-1:\Fi\e Sy,<s\LND -L1nd Subdivision & Surveying R('corcb\LS I )-1 O -Plats\0447\R V0608 l 6.doc\cor NATIVE GROWTH PROTECTION EASEMENT V--Fl \....l.. ! '-" ... The Native Growth Protection Easement <NOPE) on (his __ plat identifies the 6TEE? 6LO?e6. , .. . The ·creation of the Native Growtli Protection Easement (NOPE) conveys to the public a beneficial interest in the land within the easement area. This interest shall be for the purpose of preserving native vegetation for the control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat. The Native Growth Protection Easement imposes upon all present and future owners and occupiers of the Easement area enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the easement area. The vegetation within. the NOPE may not be cut, pruned, covered by fill, removed or damaged, without the expressed written permission from the City of Rentol\ p : idcd ha ;; a ; il 1 11 5 d lg· g PTRPSif SJRJI irts]J J I J • g The right of entry granted herein shall apply to the agents, representative and employees of the owners or subsequent owners of the underlying property. Title for both o(the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES rs TO BE CREA TED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES rs TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH rs GREATER THAN 20 FEET. City nton Department of Planning I Building I Pt /1/orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET COMMENTS DUE: JULY 31, 2006 DATE CIRCULATED: JULY 17, 2006 APPLICANT: Christelle, Inc. PROJECT MANAGER: Jill Din PROJECT TITLE: Allan Prelimina Plat PLAN REVIEW: Arneta Hennin er SITE AREA: 214,000 s uare feet BUILDING AREA ross : NIA LOCATION: 3629 NE 19th Street WORK ORDER NO: 77550 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnr.rlafion Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. 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. Signature of Director or Authorized Representative Date Seattle Public Utilities Chuck Clarke, Director August 16, 2006 Jill K. Ding, Senior Planner City of Renton Community Services 1055 South Grady Way Renton, WA 98055 RE: Determination of Non-Significance-Mitigated 3629 NE 19th Street LUA06-016, PP, V-H, ECF Dear Jill: Thank you for sending Seattle Public Utilities a copy of your Determination of Non- Significance-Mitigated for this project. This letter is to provide notice that Seattle Public Utilities operates a 36" inch Concrete Cylinder water transmission pipeline within Union Avenue in the vicinity of this project. This pipeline is one of our main water transmission lines which supplies water communities in Seattle and in West King County. I have enclosed a copy of our map book sheet showing the approximate location of the 36" pipeline. If there is excavation, construction or operation of heavy equipment performed in the area of our pipe, "Consent" or "Permit" needs to be obtained from Seattle Public Utilities. Also, Seattle Public Utilities should be included in the pre-construction process, plan review and the actual construction if the pipeline area is affected. Information needed by SPU • 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 staff & engineers. • The planned start and finish dates. Seattle Municipal Tower, 700 Firth Avenue, Suite 4900, PO Box 34018 Seattle, WA 98104 Tel: (206) 684-5851, TTY/TDD: (206) 233-7241, Fax: (206) 684-4631. Internet Address: http://www.seattle.gov/util/ An equal employment opportunity, affinnative action employer. Accommodations for people with disabilities provided upon request. Information you may need • Record plans of our facilities can be obtained from the City of Seattle Vault which is located at the 47 111 floor of the Seattle Municipal Tower, 700 51h Ave., Suite 4700, Seattle, 98124. The phone number there 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 206-684-3933 at least 48 hours in advance. • Pipe protection may be necessary if heavy equipment crosses the pipe. Typical temporary bridging would be timbers and steel plate. If anyone connected with this project should need additional information please contact me at 206-684-5969 or e-mail bob.gambill@seattle.gov. Sincerely, ;Jd~ Bob Gambill Sr. Real Property Agent Enclosure: Map book page 368 showing approximate location of the Union Avenue Supply Line. Seattle Municipal Tower, 700 Finh Avenue, Suite 4900, PO Box 34018 Seattle, WA 98104 Tel: (206) 684-5851, TTY/TDD: (206) 233-7241, Fax: (206) 684-4631. Internet Address: http://www.seattle.gov/util/ An equal employment opportunity, affinnative action employer, Accommodations for people with disabilities provided upon request. > @i:: -0 t: @ ffl (I/ @::, w_ -o 0 C: >,C::: ... 0 ·-It) u ... @ a. ell @ ~·= oo 000 IJ. 0. ow O:i ~E .i::::! Q !I) i:::: > ·-if; 0 C@ tj •H ~ m llJ ;!:: -~5 "C Q @ :.::: 0£1 :::I ::; -e c.. 0 QJ ... _ a.~ ro Q Ill '-<,.,. I:' ..J s~ J~ftl·Sr S' < ~ 0 "' ,Z '0 :~ S!JNSH B:t\'o N.U.1I.H s.r _,z ··::·:~~Nf:i"illiii' j ~,err u nery111, Park (>:;Di Ci,;. P,i.~~;,·" G-c\:s,\n -''i~ W -, 2$1--1 D-<:-i'> ~!.;;:, /'. ~ ., 'i: "· ;: ~ 18 .. SD OVER 1 .. CUSH. 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NM .. : .. . cnv.~F RENTON '.ffs.EW!iR X•IN~ .-3G"COVER . ,/' ;::., \ . / .. / /--., • '<\'.Y O ' . ~~~ CIT~ :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ;?~<, Kathy Keolker, Mayor ~N'fo,:;------------------------ August 14, 2006 Tom Touma Touma Engineers 6632 S 191" Place Suite E102 Kent, WA 98032 RE: Allan Preliminary Plat (File No. LUA06-016, PP, ECF) Dear Mr. Touma: This letter is to inform you that additional information is required prior to the public hearing for the Allan Preliminary Plat. Currently the preliminary plat map shows the access for Lot 11 coming off of the 26-foot wide private access easement proposed along the western property line. However, a private access easement is permitted to serve a total of6 lots provided a minimum of2 of the lots abut a public right-of-way. The proposed plat would access 6 lots off of the private access easement with only one lot abutting the pubic right-of-way, which does not comply with the City's access requirements. It appears that access to Lot 11 could be provided off of the proposed Queen Court NE located on the east side of the site provided that the proposed 20-foot wide access easement over the east side of Lot 8 were widened to 26 feet and a 20-foot access easement is proposed across the south side of Lots 7 and 8 to Lot 11. Due to the significant grades existing along the eastern side of Lot 11, staff has concerns regarding whether it will be feasible to provide access to Lot 11 off of Queen Court NE. To ensure that adequate access to Lot 11 can be provided off of Queen Court NE, please submit 3 full size copies and 1 reduced 8 Y, by 11 inch PMT of: 1. A revised preliminary plat map showing the revised access to Lot 11; 2. A revised grading plan; and 3. A revised street profile plan. -------10_5_5-So_u_th_G_r_a-dy-W-ay--R-e-n-to_n_, W-as-h-in-1,'1_0_n_9_8_05_5 _______ ~ AHEAD OF THF. CL'RV.t •' , . If the above requested information is not received by August 28, 2006, the project will be placed on hold and the public hearing scheduled for September 5, 2006 will be rescheduled until the information is submitted. Please feel free to contact me at (425) 430-7219 if you have any questions. Sincerely, 1' . J ·}/ . ,- ( .,)__ 7' d./, /',/., iJI ( I K. Ding , / Senior Planner "./ Enclosure cc Roger and Patricia Allen/owners Christelle, Inc./applicant City, nton Department of Planning I Building I Pu ¥arks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: £f)(\.LSP COMMENTS DUE: JULY 31, 2006 APPLICATION NO: LUA06-016, PP, V-H, ECF DATE CIRCULATED: JULY 17, 2006 APPLICANT: Christalle, Inc. PROJECT MANAGER: Jill Dina PROJECT TITLE: Allan Preliminarv Plat PLAN REVIEW: Amela Henninaer SITE AREA: 214,000 sauare feet BUILDING AREA lnross): N/A LOCATION: 3629 NE 19~ Street I WORK ORDER NO: 77550 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Uoht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transrvytation Environmental Heatrh Public Services Energy/ Historic!Cufturaf Natural Resources Prese,vation Airport Environment 10,000 Feet 14,000 Feet 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. !Uo Signature of Director or Authorized Representative Date ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE· MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME; Allan Pr•limlnary Plat PROJECT NUMBER: LUA06-016. PP, V-H, ECF LOCATION: 3629 NE 19th Strut DESCRIPTION: The applicant Is requesting Prallmlnary Plat approval, Envlronm.ntal (SEPA) Review, and tt.1rln11 E11;1mlner Variance approval for the aubdivlalon of an axlatlng 214,000 square root (4.9 acrel site locatltd within Iha Realdentlal -8 dwelling unit per •era (R-&) ionlng dnlgnatlon Into 16 Iota. Two existing realdancn are located on tho -1ubject property and ue propoH-0 to be removed. The praposlld lots would range In size from 4,524 square,_ ti:, 7,635 •quare feet Accut to propos&d lots 1·11 would be provldad via a propo,ed ,trut (Quun Cl NE), which would tarmlnate In I cul-d•HC turnaround, Ac;c;en to propo,o;ed lots 12-16 would be prov Id ad via .I propMed 26-foo\ wide private 1c:c:a1a anamanl, which would term,nate ,n a hammuha•d turnaround. A stream and Protacted Slope areas are loc:atad on the MlUtham portion of the 9Ubject property. The a,re,m Is lden!iflad II a Clan 3 stream on the City's Critical Aran Map, however the applicant's submltlad Strum Habitat Analy1l1 Report recommand1 that Iha 11N1am ba clantflad II a Clau 2 stream. A Clan 2 •!ream raqulrea a 100..foot buffer, except when Iha buffer falls within I Protactlld Slope then the 5lrnam buffer shall extend to the top of Iha Protected Slope. A variance from the crltlcal aran regulations has been requntad to permit • 1tormwatu p!pa and I sewer pipe to be located on ~ protactad 1lopa and within the 5lream buff". THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. A!)paala of lh, anvlronmantal datarm1na1ion must bo filed in writing on or before 5:00 PM on August 28, 2006. Appeals must ba filed !n writing together w;1h thoa required S75.00 1ppllcatlon fM with: Hearing Enmlner, City of Renton, 1055 South Grady W•y, Renton, WA 98055. App11!1 to the Examlmtr •re gov•med by Clly of Renton Munlclp1I Coda Stctlon 4-8-110.B. Additional lnlormatlon regarding iii• appHI process may be obtelned from th• Renton City Clark's Offlc.•, (42S) 430-651Q. Please Include the project NUMBER when calllng for proper file Identification. CERTIFICATION ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Allan Preliminary Plat PROJECT NUMBER: LUA06-016, PP, V-H, ECF LOCATION: 3629 NE 19th Street DESCRIPTION: The applicant ls requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A stream and Protected Slope areas are located on the southern portion of the subject property. The stream is identified as a Class 3 stream on the City's Critical Areas Map, however the applicant's submitted Stream Habitat Analysis Report recommends that the stream be classified as a Class 2 stream. A Class 2 stream requires a 100-foot buffer, except when the buffer falls within a Protected Slope then the stream buffer shall extend to the top of the Protected Slope. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERG) 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 on August 28, 2006. 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 4-8-110.B. Additional Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. August11,2006 Tom Touma Touma Engineers 6632 S 191 st Place ste E-102 Kent WA 98032 SUBJECT: Allan Preliminary Plat LUA-06-016, PP, V-H, ECF Dear Mr. Touma: CIT'\ ::>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERG) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 28, 2006. 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 4-8-110.B. 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, 1055 South Grady Way, Renton, Washington, on September 5, 2006 at 9:00 AM to consider the Preliminary Plat and Variance. 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, Jill K. Ding Senior Planner cc: Roger & Patricia Allan / Owner(s) Paul Barfknecht, Wauneta & Arthur Eastman, Lisa Spahr/ Party(ies) of Record Christene, Inc. / Applicant Enclosure -------l-0-55_S_o_u_th_G_r_ad_y_W-ay---R-e-nt-o-n,-W-as---hi-ngt-on-9-80_5_5 _______ ~ ~ This oaoerconlains 50% mcvr::18d material. 30% oost consumer AHEAD OF THE CURVE o~~::_ ~~ CITY :>F RENTON ·~ + j:)-~ Kathy Keolker, Mayor Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ?3N,r0 August 11, 2006 Washington State Department of Ecology Environmental Review Section PO Box47703 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 August 7, 2006: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: Allan Preliminary Plat LUA-06-016, PP, V-H, ECF 3629 NE 19th Street DESCRIPTION: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential • 8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 28, 2006. 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 O.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, Jill K. Ding Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Kramer, Office of Archaeology & Historic Preservation Enclosure -------,o-5-5-So-u-th_Gra_d_y_W_a_y---R-en-to_n_, W-as-h-in-gt-on-9-80_5_5 ______ ~ ~ This oaoorconta1ns :JU% reeve led material. 30% oosl consumer AHF.AD OF THJ-~ CURVE f CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA-06-016, PP, V-H, ECF Christelle, Inc. Allan Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A stream and Protected Slope areas are located on the southern portion of the subject property. The stream is identified as a Class 3 stream on the City's Critical Areas Map, however the applicant's submitted Stream Habitat Analysis Report recommends that the stream be classified as a Class 2 stream. A Class 2 stream requires a 100-foot buffer, except when the buffer falls within a Protected Slope then the stream buffer shall extend to the top of the Protected Slope. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 3629 NE 19th Street The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. Buildings shall be required to maintain a 10-foot building setback from the top of the protected slope, a note to this effect shall be recorded on the face of the final plat map. 2. The applicant to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW, LLC dated October 17, 2005. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan {TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 4. The applicant shall be required to comply with the recommendations found in the Stream Habitat Analysis Report prepared by Watershed Dynamics and Cooper Environmental Design dated May 22, 2006.The applicant to comply with the recommendations found in the preliminary geotechnical site evaluation prepared by Bergquist Engineering Services dated July 22, 2005 and the follow up geotechnical evaluation dated February 12, 2006. 5. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. The applicant shall be required to comply with the recommendations found in the Wetland Study report prepared by Habitat Technologies dated September 23, 2005 and the Supplemental Stream Study and Mitigation Plan prepared by Ecological Land Services, Inc. dated December 9, 2005. 6. A note shall be recorded on the face of the final plat map alerting residents to the presence of the pipeline on the project site. The note shall read "The existence of the 20 inch and 16 inch petrol pipelines in Tract B on the east side of Queen Court NE causes a heightened risk to the homeowners of the lots within this plat". ERC Mitigation Measures Page 1 of 2 7. The applicant shall pay a :s Mitigation Fee based on $530. 76 pe ch new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $7,430.64. 8. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 per net new average daily trip prior to the recording of the final plat. This fee is estimated at $10,048.50 for the proposed project. 9. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $6,832.00. ERC Mitigation Measures Page 2 of 2 ' f CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): LUA-06-016, PP, V-H, ECF APPLICANT: Christelle, Inc. PROJECT NAME: Allan Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A stream and Protected Slope areas are located on the southern portion of the subject property. The stream is identified as a Class 3 stream on the City's Critical Areas Map, however the applicant's submitted Stream Habitat Analysis Report recommends that the stream be classified as a Class 2 stream. A Class 2 stream requires a 100-foot buffer, except when the buffer falls within a Protected Slope then the stream buffer shall extend to the top of the Protected Slope. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. LOCATION OF PROPOSAL: LEAD AGENCY: 3629 NE 19th Street The City of Renton Department of Planning/Building/Public Works Development Planning Section 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. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A stream mitigation plan is required to be submitted and approved prior to the issuance of any construction permits. 5. A forest practice application may be needed if timber will be harvested. Please call Department of Natural Resources, Forest Practices, at 360-825-1631, for assistance. ERC AdvisOf)' Notes Page 1 of 3 Fire 1-A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area (including garage), the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Existing and new hydrants will be required to be retrofitted with a Storz "quick disconnect" fitting. 4. Fire department access roads are required to be paved 20 feet in width. Dead end roadways over 150 feet in length are required to have an approved turnaround. Plan Review -Surface Water 1. The Surface Water System Development Charges (SOC) is $759 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review Water .. 1. This project is required to install an 8" watermain in NE 19th St and internal to the plat and service lines to serve the new plat including new fire hydrants. The watermain installed in the cul-de-sac needs to be extended south to the north property line of the proposed lot 10 and the watermain on the west side needs to be extended south to the north property line of the proposed lot 11. The conceptual utility plan needs to be modified to show this. 2. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM fire and shall be located within 300 feet of the structure. !f the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. An additional fire hydrant may be required as a part of this project to meet this criterion. All fire hydrants shall be per the City specifications. These City of Renton requirements are applicable to the entire proposed site regardless of water district boundaries. 3. The applicant and engineer shall field verify and show the location and distance of all existing fire hydrants within 300 feet of the site. 4. Water System Development Charges of $1956 per each new lot will be required for this project. These fees are collected prior to the issuance of a construction permit and prior to the recording of the short plat. Plan Review Sanitary Sewer 1. This project will be required to install an 8" sanitary sewer main extension to serve this plat. The submittal shows that the applicant and engineer intend to tie into the main on the south side. A geotechnical report was included with the design and it is under review at this time. The sewer main on the east side needs to be relocated to be installed in the private road. 2. The applicant needs to show how the new lots will be served with sanitary sewer. 3. The sewer design shall be such that (at minimum) every other manhole has vehicular access. The conceptual utility plan needs to be modified to show this. 4. Dual sidesewers will not be allowed. The new lots must be served with an individual sidesewer. 5. The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. 6. System Development Charges of $1017 per each new lot are required. The Development Charges are collected as part of the construction permit and prior to recording the plat. Plan Review Transportation 1. Per City of Renton code projects that are 5 -20 residential lots in size shall install curb, gutter and sidewalks and provide full pavement width per the standards along the full frontage of the parcel being developed. 2. The new internal street shall be developed with 42' right-of-way, curb, gutter and sidewalk. ERC Advisory Notes Page 2 of 3 ' 3. Additional right-of-way on NE 191.. ~twill be required to be dedicated. The. .eel shall upon completion have a 42' right of way in NE 19th St. The project shall install 28' of paving in NE 19th St, curb, gutter and install 5 foot sidewalks on the south side. 4. Per City of Renton code private streets are allowed for access to six or fewer lots, provided at least two of the six lots abut a public right of way. 5. Street lighting per the City of Renton standards and specifications is required to be installed along the frontage of NE 19th St if not existing and on the new internal street. Private street lighting systems are not allowed. 6. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Plan Review General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the current City of Renton horizontal and vertical control network. 3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Property Services 1. Under separate cover. ERC Advisory Notes Page 3 of 3 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA06-016, PP, V-H, ECF APPLICANT: Christelle, Inc. PROJECT NAME: Allan Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. LOCATION OF PROPOSAL: LEAD AGENCY: 3629 NE 1 g•h Street The 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 on August 28, 2006. 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 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: ; Terry Higashiyama, Administrator Community Services August 14, 2006 August?,2006 A ex Pietsch, Administrator EDNSP 8·7-o<o Date 61r.r{c¥ Date STAFF REPORT City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT A. BACKGROUND ERC MEETING DATE Project Name: Applicant: Owner: Contact: File Number: Project Manager: Project Description: Project Location: Exist. Bldg. Area gsf: Site Area: RECOMMENDATION: Project Location Map August 7, 2006 Allan Preliminary Plat Christelle, Inc. 12515 Hwy 209 Leavenworth, WA 98826 Roger & Patricia Allan, 4100 12'" Street E, E Wenatchee, WA 98802 Tom Touma, Touma Engineers, 6632 S 191'1 Place ste E-102, Kent, WA 98032 LUA-06-016, PP. V-H, ECF Jill K. Ding, Senior Planner The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. (Project description continued on page 2). 3629 NE 19'" Street N/A 4.9 acres Proposed New Bldg. Area: NIA Total Building Area gsf: NIA Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). LUA06-016ercrpt. doc PROJECT DESCRIPTION CONTINUED: Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul- de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A stream and Protected Slope areas are located on the southern portion of the subject property. The stream is identified as a Class 3 stream on the City's Critical Areas Map, however the applicant's submitted Stream Habitat Analysis Report recommends that the stream be classified as a Class 2 stream. A Class 2 stream requires a 100-foot buffer, except when the buffer falls within a Protected Slope then the stream buffer shall extend to the top of the Protected Slope. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. 8. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. C. MIT/GA TION MEASURES DETERMINA T/ON OF XX NON· SIGNIFICANCE· MIT/GA TED. XX Issue DNS-M with 14 da A eal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. 1. Buildings shall be required to maintain a 10-foot building setback from the top of the protected slope, a note to this effect shall be recorded on the face of the final plat map. 2. The applicant to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW, LLC dated October 17, 2005. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. 4. The applicant shall be required to comply with the recommendations found in the Stream Habitat Analysis Report prepared by Watershed Dynamics and Cooper Environmental Design dated May 22, 2006.The applicant to comply with the recommendations found in the preliminary geotechnical site evaluation prepared by Bergquist Engineering Services dated July 22, 2005 and the follow up geotechnical evaluation dated February 12, 2006. 5. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. The applicant shall be required to comply with the recommendations found in the Wetland Study report prepared by Habitat Technologies dated September 23, 2005 and the Supplemental Stream Study and Mitigation Plan prepared by Ecological Land Services, Inc. dated December 9, 2005. 6. A note shall be recorded on the face of the final plat map alerting residents to the presence of the pipeline on the project site. The note shall read "The existence of the 20 inch and 16 inch petrol pipelines in Tract B on the east side of Queen Court NE causes a heightened risk to the homeowners of the lots within this plat". 7. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $7,430.64. 8. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 per net new average daily trip prior to the recording of the final plat. This fee is estimated at $10,048.50 for the proposed project. 9. Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $6,832.00. Project Location Map LUA06-016ercrpt.doc City of Renton PIBIPW Department ALLAN PRELIMINARY PLAT REPORT August 7, 2006 D. ENVIRONMENTAL IMPACTS En mental Review Committee Staff Report LUA-06-016, ECF,PP, V-H Page 3 of 7 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. 1. Earth Impacts: The subject site is designated on the City's Critical Areas Maps as containing steeply sloped areas that qualify as either sensitive or protected slopes. With the project application, the applicant submitted a geotechnical report prepared by Earth Solutions NW LLC dated October 17, 2005. According to the report, the topography of the subject site is terraced throughout the north and central portions of the property. The upper terrace is occupied with an existing residence and associated outbuildings. The topography descends to a lower terraced area trending roughly north-south throughout the westerly portions of the property. Throughout the south and southwestern portions of the property, steep slopes descend to the south and southwest towards Honey Creek. Slope with greater than a 40 percent gradient are located on the southern portion of the subject site. A stormwater outlet pipe and a sewer pipe are proposed to be located on the protected slope. The location of utilities on a protected slope requires a Critical Areas Variance approval. The upper terrace is primarily vegetated with ornamental landscaping and groundcover. The lower terrace is vegetated with blackberries and bush with occasional deciduous and evergreen trees. The protected slope areas are forested. The information submitted by the applicant indicates that the majority of the vegetation located on the northern portion of the site would be removed for the construction of the proposed plat improvements, driveways, and building pads. The soils underlying the development area consist of Alderwood Series gravelly sandy loam (AgC and AgD). The majority of the grading on site will be limited to the construction of the roads. Based on the existing site topography, the applicant's project engineer estimates that approximately 12,345 cubic yards of grading will occur for the road construction. The majority of the material excavated for the construction of the road would be utilized elsewhere on the site. The subsurface conditions of the subject site were evaluated by excavating seven test pits. The report states that topsoil was encountered within the first 4-12 inches at all of the test pits. Fill was encountered in Test Pits 2, 5, and 7. Underlying the fill in Test Pits 2, 5, and 7 and underlying the topsoil in the remaining test pits native soils were encountered. The native soils encountered consisted of primarily up to 3 feet of loose silty sand and silty sand with gravel. Underlying the loose soils, medium dense to dense silty sand and silty sand with gravel was encountered to the end of the exploration depths at a depth ranging from 8 to 10 feet. No ground water was encountered in any of the test pits, however due to the anticipated grading for the site; the geotechnical engineer anticipates groundwater seepage at deeper site elevations. The geotechnical engineer recommends a minimum 10-foot building setback from the top of the protected slope. The geotechnical engineer also provides additional recommendations for site preparation and earthwork, in-situ soils. structural fill placement, slope fill placement, excavation and slopes, detention pond recommendations, utility trench back fill, pavement sections, cement treatment, foundations, slab-on-grade floors, retaining walls, drainage, rockeries and modular block walls, and seismic considerations. Staff recommends a mitigation measure requiring the construction of buildings on site to maintain a 10-foot building setback from the top of the protected slope areas and that a note to this effect be recorded on the face of the final plat map. Staff also recommends a mitigation measure, which requires the applicant to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW, LLC dated October 17, 2005. Due to the slopes located on the subject site, the potential exists for erosion to occur from the subject site. Staff recommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the Stormwater Management Manual. Mitigation Measures: 1. Buildings shall be required to maintain a 10-foot building setback from the top of the protected slope, a note to this effect shall be recorded on the face of the final plat map. 2. The applicant to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW, LLC dated October 17, 2005. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in LUA06-016ercrpt.doc City of Renton P/8/PW Department ALLAN PRELIMINARY PLAT REPORT August 7, 2006 En mental Review Committee Staff Report LUA-06-016, ECF,PP, V-H Page 4 of 7 Volume II of the Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the Development Services Division. Nexus: SEPA Environmental Regulations 2. Water -Stream A Stream Habitat Analysis Report prepared by Watershed Dynamics and Cooper Environmental Consulting dated May 22, 2006 was submitted with the project application. The reports identified 1 stream, Honey Creek on the subject site. Honey Creek is identified as a Class 3 stream at the project location on the City's Critical Areas Map; however the applicant's report notes that there is fish use of Honey Creek down stream of the subject site and that there are no known barriers to fish passage up stream to the project site. Therefore, fish use is assumed and that portion of Honey Creek adjacent to the subject site shall be regulated as a Class 2 stream. A Class 2 stream requires a 100-foot buffer, except that when the buffer falls within a protected slope area the buffer shall extend to the top of the protected slope. Temporary impacts are proposed to the stream buffer for the installation of a stormwater outlet pipe, and a sewer pipe. The applicant's generalized utility plans identify a total of 6 trees that are proposed to be removed from the protected slope/stream buffer area. The City's Critical Areas regulations require that when impacts are proposed to a stream buffer, that a mitigation plan be submitted and approved prior to the issuance of any construction permits. Mitigation Measures: The applicant shall be required to comply with the recommendations found in the Stream Habitat Analysis Report prepared by Watershed Dynamics and Cooper Environmental Design dated May 22, 2006. Nexus: SEPA Environmental Regulations 3. Water -Stormwater A Preliminary Storm Drainage Report prepared by Touma Engineers, LLC dated February 1, 2006 was submitted with the application materials. According to the report existing stormwater runoff sheet flows to the southwest across the subject site into the Honey Creek stream channel where it flows to the northwest eventually to the creek's confluence with May Creek. The drainage report proposes to treat the onsite vehicular flows and impervious surface runoff within a wet-vault, which would be located within the 26-foot wide private access easement located on the west side of the property. The vault will discharge down the protected slope and directly into Honey Creek. The City's Plan Review Section has reviewed the submitted drainage report and due to downstream flooding and erosion problems, staff is recommending a SEPA condition requiring this project to comply with the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. Mitigation: The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention and water quality improvements. Nexus: SEPA Environmental Regulations, King County Surface Water Design Manual 4. Plants The upper terrace is primarily vegetated with ornamental landscaping and groundcover. The lower terrace is vegetated with blackberries and bush with occasional deciduous and evergreen trees. The protected slope areas are forested. The information submitted by the applicant indicates that the majority of the vegetation located on the northern portion of the site would be removed for the construction of the proposed plat improvements, driveways, and building pads. In addition, 6 trees are proposed to be removed within the protected slope/stream buffer area for the installation of a stormwater pipe and a sewer pipe. Mitigation: No further mitigation is recommended Nexus: SEPA Environmental Regulations 5. Environmental Health A 30-foot easement to Olympic Pipeline is located on the eastern portion of the project site within Tract B and a portion of the proposed Queen Court NE right-of-way. A 20 inch and a 16 inch petrol pipeline are located within that easement. The proposal for 16 residences to be located within the immediate vicinity of the pipelines may cause a heightened risk to the residents within the plat. To mitigate for the increased risk, staff recommends a LUA06-016ercrpt.doc City of Renton P/BIPW Department ALLAN PRELIMINARY PLAT REPORT August 7, 2006 En mental Review Committee Staff Report LUA-06-016, ECF,PP, V-H Page 5 of 7 mitigation measure requiring a note to be recorded on the face of the final plat map alerting residents to the presence of the pipeline. The note shall read "The existence of the 20 inch and 16 inch petrol pipelines in Tract B on the east side of Queen Court NE causes a heightened risk to the homeowners of the lots within this plat". 6. Recreation The proposal does not provide on-site recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $7,430.64 (14 new lots x $530.76 = $7,430.64) and is payable prior to the recording of the final plat. Mitigation: The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $7,430.64. Nexus: SEPA Environmental Regulations 7. Transportation Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul- de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. The City's street standards require that residential access roads have a right-of-way width of 42 feet with 32 feet of paving, sidewalks, curb and gutter, and street lighting. Additional right-of-way along NE 19th Street is required to be dedicated. Full street improvements including paving, curb, gutter, and sidewalk shall be required within NE 19th Street. To mitigate for the increased number of trips resulting from the proposed plat, staff recommends a mitigation measure requiring the payment of a Traffic Mitigation Fee in the amount of $75 per net new average daily trip. This fee is estimated at $10,048.50 ($75 x 9.57 trips x 14 new lots= $10,048.50) and is payable prior to the recording of the final plat. Mitigation: The applicant shall pay a Traffic Mitigation Fee in the amount of $75 per net new average daily trip prior to the recording of the final plat. This fee is estimated at $10,048.50 for the proposed project. Nexus: SEPA Environmental Regulations 8. Emergency Services The proposal will add new residential units to the City that will potentially impact the City's Police and Fire Emergency Services. Staff recommends a mitigation measure requiring the applicant to pay a Fire Mitigation Fee, based on $488.00 per new single family lot. This fee is estimated at $6,832.00 ($488 x 14 new lots= $6,832.00) and is payable prior to the recording of the final plat Mitigation: Staff recommends that the applicant pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. For the proposed project, this fee is estimated at $6,832.00. Nexus: SEPA Environmental Regulations E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental I 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 . ..1£_ 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 August 28, 2006. 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 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. LUA06-016ercrpt.doc City of Renton P/BIPW Department ALLAN PRELIMINARY PLAT REPORT August 7, 2006 Advisory Notes to Applicant: En mental Review Committee Staff Report LUA-06-016, ECF,PP, V-H Page 6 of 7 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. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A stream mitigation plan is required to be submitted and approved prior to the issuance of any construction permits. 5. A forest practice application may be needed if timber will be harvested. Please call Department of Natural Resources, Forest Practices, at 360-825-1631, for assistance. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area (including garage), the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Street address must be visible from a public street. 3. Existing and new hydrants will be required to be retrofitted with a Storz "quick disconnect" fitting. 4. Fire department access roads are required to be paved 20 feet in width. Dead end roadways over 150 feet in length are required to have an approved turnaround. Plan Review -Surface Water 1. The Surface Water System Development Charges (SDC) is $759 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. This project is required to install an 8" watermain in NE 19th St and internal to the plat and service lines to serve the new plat including new fire hydrants. The watermain installed in the cul-de-sac needs to be extended south to the north property line of the proposed lot 10 and the watermain on the west side needs to be extended south to the north property line of the proposed lot 11. The conceptual utility plan needs to be modified to show this. 2. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM fire and shall be located within 300 feet of the structure. !f the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. An additional fire hydrant may be required as a part of this project to meet this criterion. All fire hydrants shall be per the City specifications. These City of Renton requirements are applicable to the entire proposed site regardless of water district boundaries. 3. The applicant and engineer shall field verify and show the location and distance of all existing fire hydrants within 300 feet of the site. 4. Water System Development Charges of $1956 per each new lot will be required for this project. These fees are collected prior to the issuance of a construction permit and prior to the recording of the short plat. Plan Review -Sanitary Sewer 1. This project will be required to install an 8" sanitary sewer main extension to serve this plat. The submittal shows that the applicant and engineer intend to tie into the main on the south side. A geotechnical report was included with the design and it is under review at this time. The sewer main on the east side needs to be relocated to be installed in the private road. LUA06-016ercrpt.doc City of Renton PIBIPW Department ALLAN PRELIMINARY PLAT En mental Review Committee Staff Report LUA-06-016, ECF,PP, V-H REPORT August 7, 2006 Page 7 of 7 2. The applicant needs to show how the new lots will be served with sanitary sewer. 3. The sewer design shall be such that (at minimum) every other manhole has vehicular access. The conceptual utility plan needs to be modified to show this. 4. Dual sidesewers will not be allowed. The new lots must be served with an individual sidesewer. 5. The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. 6. System Development Charges of $1017 per each new lot are required. The Development Charges are collected as part of the construction permit and prior to recording the plat. Plan Review -Transportation 1. Per City of Renton code projects that are 5 -20 residential lots in size shall install curb, gutter and sidewalks and provide full pavement width per the standards along the full frontage of the parcel being developed. 2. The new internal street shall be developed with 42' right-of-way, curb, gutter and sidewalk. 3. Additional right-of-way on NE 19th St will be required to be dedicated. The project shall upon completion have a 42' right of way in NE 19th St. The project shall install 28' of paving in NE 19th St, curb, gutter and install 5 foot sidewalks on the south side. 4. Per City of Renton code private streets are allowed for access to six or fewer lots, provided at least two of the six lots abut a public right of way. 5. Street lighting per the City of Renton standards and specifications is required to be installed along the frontage of NE 19th St if not existing and on the new internal street. Private street lighting systems are not allowed. 6. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Plan Review -General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the current City of Renton horizontal and vertical control network. 3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. Property Services 1. Under se arate cover. LUA06-016ercrpt.doc :ut ~ >-8 <o a:: ~ g ~ V) ~ -So ~ 0) ~ ...J -Lu 1..1..1 :z 0:: Z 0 Q. 0, "' NW :z <o"' :5 ~ ;;i_ n I~ ~ II .. !! !~ I !! •• j! !_I ~A ii~, Jill J:1!, ~I I 'I j ~I -I I <' -L . . I ·-··~" -O ' ' I I 2 ' '"'"''••== ' '" • I ,•' I IK, \ I ''~" l' .,,--,-\ > •' ' I I u I ---' _ < r ,' ::i!:"•' STREET \ \ , ----STREET ,/'~ --I ~ j --G NE >9nl\ _,,-~\ \ d --_, \N£>97" _ ~-=----"'' ----'y---~ PORTION NW 1/4, SE 1/4 SEC. 4 TWN. 23 N., R 5 E., W.M CITY OF RENTON, COUNTY OF KING, STA TE OF WASHINGTON Lt:: . --'-. ., I I ------,--I i ! -------~ .. _, .. . \ ' . ' -~ ..... ----1 :1 1 q-··.J~ r '\ I ~0o, .. , ~ c,i~ c, "'"'°" ~ON 710 •Nr 0, Nl ,nHST & ~'""" '"" "'· n.o ,· ""'"" 01$< ~/l'UHCI< '" CONC MON (1/,(<)i) ~-u11u,.,., ,:., "'-'""" (L '" ,os [SS] GRAPHIC SC,11.E • .. ' . ·=·-·--. . ~ ---~ .. -~ ._ __ • --_.J L.......'._ 16 I r' I 1 • I C>tYD<!<+:Nl;,"'SCTIIL'l!l& i -.... , . -.... . " . . . '" .. -· .. 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"""'"''' ' \,;,~-'c :',::,:: "' / ', .... ~~':,...--... . •,:~_! r-- 1::1 I 1: 1 I,, ---' \ :~~-'1' \ "1'i\ ' '\ \ . \, \ \ "'"""'".'P[:.,...: I II I\ I \ ___ /'1"£"r" els,. ,, I \ s,,r,., ,, ' ' ', I 't' \\ '\\ ',, I I I :;.... .;.: ---' \ \ \ I \ .~~~) .. ~'- ' I •• , ---r~-------1 \t_ -!5_E,2_''_!_S1 '.;j , I •1 "i '· t.: ,, " ;;1, fl I I ---',1~c::' PLAT DATA LOT DIMENSIONS rcr,1 M?EA 214.<XJO 5F. ~ 9, ~,._.,,~~ Ni) 0' L015 '0 [1, 'S R1C,,r a. wJr ,•.ev s, AGC(",5 [AS11,J[l,T ,,r,.J< '>' 111~!:T A (NC,/-'/.) !!.JJJhU ' 9.l AC.Y[S 'R•r,·1 ~ liC'.6-'.'.l !,; 024 <Cflf_<; ZON(: R 8 Sl,~!,;!..f F Ai,i,'L 'r" X -. ~"S; -. ----~ ' -~· ·"'-"'-,,, ""' I :\~, !I I ~"-~"'' \ 9 ·• --~, .. I:,, I '\ \ ..... ., J '\ I ' I \ z,:,>' i;::, ~~.:'!~-'_ \ 1\ \ -I l:7c~'-"---1 1 ; 11 , +-c 1 , '-~--1 1,, 1 1 \\-"\\\i\\ I I ',I 1 \\1 I \ , DFN9rY 6,g5 D,.'/~~!/!" ft::'?!# (JS\" sf.~'[7/;.,J;:fr,"fA~t!,,(JJ./£ (,/1()/),W) CO'lc_{{ GIIA>.S-, SC:Mf(HLI) 1«ffS AN.') J'ORf~<W OWNERS ROf~-R L ALLAN •100 1rn1 5' SE F ll<'NACl<lH, 'IA ~~802 P'IONF ./C6 -105 ·1·9• LAND SURVEYORS ~[NTRt ~O:Nl[ su,"E"NG 3~70' 9'•< AV[ SOU [H rrntRAI_ WA<, ·~-l~QO! SPECIAL NOTES I•<[ f'PCl'COTY IS SlJS.(Cl 10 •l',(W.,,. 0,SU"'>O "'"'Sm,JMg." "''""°'''"'"'""'C"O!l.'"1.1'<5/ HPJIC<'l,1'1SSUR..{CI 10•:;>CC.("r;,o '"''""'""'Tl<( W,C,l\C«SLJ'S<...OS>1 '""'TRJUC><',CCORC~--OCOIDll'RIC,o ·,m,= . "-"-"-"r =:-__·_ ---- \ \ "'\~~/"":_ \____ "---, . -....., ~~', · .. , ...... ~--''- ,\ I \, '-,~_11 -, ~~ '1,11\\~-- ·\\ \ i1 \·• ''h'cA '1[c1 i~x : vr r.-c, LEGAL DCSCR/PflON 1>• ••C¥tm •s Sull~Cl 10 CO\'!.!<"> oow~nc,,s Y :;i,',•~s~=o"'"'"''"'"'""""""·'""'"'",,:, lH( [AST HAU' Of THE SOUTHEAST QUARlE~ Of THE NORTH"!:ST QUARTER Of TliE SOUTliEAST OIJARTER Of SECTION ~. TOWNSHIP 2J NOfelli. R~Nct ~ EAST, w r.,. II< ~Jl"<G CO.JNIY, WASHiNGTON XXX-XXJ<-XXX r--- ' 0 -·· ~·Ill! i',D-ZW-6l! • . -=="' // // ,' ' / ' I •• / / I // s------___ ___j ___ J ------ 9S'01i'6 'vM 'N01N3~ ----~-~,i ...,,.,_,,._,_,.,,, ___ S3/lnllfl lf' S33cl1 ''DN/~9 'DdDl ~-·~ lVld .<!JVN/Yil13!Jd NV11'1 .,,,._ '""" ~":,~ I ' ! I ~ ' Jf .· : I --·~: .. ::7-.i --• -~ (DC'lll -' --~ I .;/ ,· _-__ ) .. F , , ~---'"11: ~i .. F. • DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM July 21, 2006 Jill Ding Amela Henninger ALLAN PLAT I.CA 06-016 3629 NE 19TH ST I have reviewed the application for this 16 lot plat generally located in the vicinity of Queen Pl NE on the south side of NE 19th St west of and adjacent to Sunset Crest ShPI in Section 4-23N-5E and have the following comments: Existing Conditions: • Water --This site is served by the City of Renton water. This site is located in the 565 Water Pressure Zone. There is an existing 8'' watermain in NE 19th St east of this project at Queen Ave NE (see City of Renton water drawing W 2889 for detailed engineered drawings). The static pressure at the street level is approximately 58 psi at the street level. • Sewer --There is an 8" sanitary sewer main in NE 19th St east of this parcel at Queen Ave NE. There is also an existing 12 sanitary sewer main along Honey Creek. • Storm --There are storm drainage facilities in NE 19th St. • This site is not located in the Aquifer Protcctwn Zone. CODE REOIDREMENTS Water: • This project is required to install an 8'' watermain in NE 19th St and internal to the plat and service lines to serve the new plat including new fire hydrants. The watermain installed in the cul-de-sac needs to be extended south to the north property line of the proposed lot 10 and the watermain on the west side needs to be extended south to the north property line of the proposed lot 11. The conceptual utility plan needs to be modified to show this. • Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM fire and shall be located within 300 feet of the structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. An additional fire hydrant may be required as a part of this project to meet this criterion. All fire hydrants shall be per the City specifications. These City of Renton requirements are applicable to the entire proposed site regardless of water district boundaries. Allan Plat Application Page2 • The applicant and engineer shall field verify and show the location and distance of all existing fire hydrants within 300 feet of the site. • Water System Development Charges of $1956 per each new lot will be required for this project. These fees are collected prior to the issuance of a construction permit and prior to the recording of the short plat. Sanitary Sewer: • This project will be required to install an 8" sanitary sewer main extension to serve this plat. The submittal shows that the applicant and engineer intend to tie into the main on the south side. A geotechnical report was included with the design and it is under review at this time. The sewer main on the east side needs to be relocated to be installed in the private road. • The applicant needs to show how the new lots will be served with sanitary sewer. • The sewer design shall be such that (at minimum) every other manhole has vehicular access. The conceptual utility plan needs to be modified to show this. • Dual sidesewers will not be allowed. The new lots must be served with an individual sidesewer. • The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. • System Development Charges of $1017 per each new lot are required. The Development Charges are collected as part of the constrnction permit and prior to recording the plat. Storm Drainage: • This project lies in the Honey Creek drainage basin. A storm drainage report and conceptual drainage plan shall be submitted with the formal application. The storm drainage plan shall be designed in accordance with the 2005 King County Surface Water drainage manual. • The Surface Water System Development Charges of $759 per each new lot applies to the proposed project. The Development Charges are collected as part of the construction permit. Erosion Control Measures • Erosion control shall conform to the DOE Manual. Street Improvements: • Per City of Renton code projects that are 5 -20 residential lots in size shall install curb, gutter and sidewalks and provide full pavement width per the standards along the full frontage of the parcel being developed. • The new internal street shall be developed with 42' right-of-way, curb, gutter and sidewalk. • Additional right-of-way on NE 19th St will be required to be dedicated. The project shall upon completion have a 42' right of way in NE 19th St. The project shall install 28' of paving in NE 19th St, curb, gutter and install 5 foot sidewalks on the south side. Allan Plat Application Page 3 • Per City of Renton code private streets are allowed for access to six or fewer lots, provided at least two of the six lots abut a public right of way. • Street lighting per the City of Renton standards and specifications is required to be installed along the frontage of NE I 9th St if not existing and on the new internal street. Private street lighting systems are not allowed. • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • Traffic Mitigation Fee of$ I 0,048.50 is required to be paid prior to recording the plat. This is a condition of the plat. Fire mitigation and Parks mitigation fees must also be paid prior to recording of the plat. General: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the current City of Renton horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. ALLANPLGF City o ... enton Department of Planning I Building I Pu ___ , Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JULY 31, 2006 -'A°"P__,P__,L:,_IC,,,A°'T'-'l:,,O~N_,_N,_,Oec:_,Lc.,U,:A°"0°'6-_,:0:..,_1:c,6,c:.P_,_P..,_, ..!V..!-H.!J.,.=Ec,:Cc_F _____ ---+-"D"-A"-'T-=E'--'C"-'l'-'R-"'C-"'U='LA°'T,_,Ec.,Dec:_,J,.,U,..,Lc..eY__,1cc7", 2e,Oc;Oec6.gi:"\ll:.:+-,l->!W,..,\'rt'--Bi"";AJIIJGE5 APPLICANT: Christalle, Inc. PROJECT MANAGER: Jill Din CITY OF RENTON PROJECT TITLE: Allan Prelimina Plat PLAN REVIEW: Amela Hennin er SITE AREA: 214,000 s uare feet BUILDING AREA ross: NIA LOCATION: 3629 NE 19'" Street I WORK ORDER NO: 77550 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mo,e Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Linht!Gfare Plants Recreation Land/Shoreline Use Utilities Animals Transnrortation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS , fa ur,1/ -,y.2~- We have revie areas where d this application with parlicular attention to those areas in which we have expertise and have identified areas of probable impact or I itional information is neede t properly assess this proposal. / City'" .. enton Department of Planning I Building I Pu_ , Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET --'A~P~P~Lc!:IC£A6:T!:]I_QO~N!_!N:!S02_'.:JLJUJ}_A~0~6-101_!1~6,JP:'._l:P'.,_,:l_V::!-H:!,_,!EfC:fF _____ --fJO?.i_A\}T!EJC~I_BRfC~Ub,LA~T!:]E~Dt:_,J!.!cU!bL:i_YJ1!_7,..:, 2~0~01f21:VJ8.J~~~~~Y$,l;ES APPLICANT: Christelle, Inc. PROJECT MANAGER: Jill Din PROJECT TITLE: Allan Prelimina Plat PLAN REVIEW: Amela Hennin er 18 200fi SITE AREA: 214,000 s uare feet BUILDING AREA ross: NIA LOCATION: 3629 NE 19'" Street I WORK ORDER NO: 77550 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Lioht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans=ation Environmental Health Pubfic Services Energy! HistoddCultural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLJCY-RELA TED 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 1 ~itional inf or ation is ne d d to properly assess this proposal. D0 Date I Project Name: J:\\\ 0.N\ V ~ Project Address: ·3 \o d. ') N t: \ !\·~Ir. $\-- Contact Person: C,µ.'£-\STuLLF I IN( Permit Number: Lvf\ bl.a --U\\.c Project Description: _ .... \ ._.I "'--1,..Mu...._2"". -'-f' K-:i=-'---'YF'-w,..,..,.,___1...v....;/a-=:.;)...:......::~::..0.c.1:..S:..,.n.1Jioev..i,;l,......,.D""w.;::=.;u..=1.:::IJ..,_\1r-:<u~1~;:,:· ,:r,.,::·:...._ Land Use Type: E:f'" Residential D Retail D Non-retail iCii!'ICulatfoli: _ ~ . . ~ ' . .er.. . 1'ransportation ". • ~ j Method of Calculation: ..0"""ITE Trip Generation Manual, 7th Edition D Traffic Study 0 Other (z. \fl~~ Ci. 5 7 /DLA.- . ' ~· . .. ~· . .Miifgation Fee: $, / 0, 0 ~ '6 , G C ·( .. Calculated by: As,itk1;h Date: 7/;;J..I ))]Ji)e _- -~ ---1o~a ... t•e-of--J>ayme11t. ----==--===-----------------=------.=.----- City o. , .enton Department of Planning I Building I Pu_ , . Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: __ _ APPLICATION NO: LUA06-016, PP, V-H, ECF APPLICANT: Christelle, Inc. PROJECT MANAGER: Jill Din PROJECT TITLE: Allan Prelimina Plat PLAN REVIEW: Arneta Hennin er SITE AREA: 214,000 s uare feet BUILDING AREA ross : NIA LOCATION: 3629 NE 191" Street I WORK ORDER NO: 77550 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Unhf/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans ation Environmental Health Public Services Energy! Historic/Cultural Natura( Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 7 /)_ I / )c C·Y 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. Signature of Director or Authorized Representative Date A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed devel that would utilize existing City pa k d opment would -~enerate future residents City has adopted a Parks Miti at~o a; recreation fac11it1es and programs. The lot to address these potential rmpa:ts.~e of $530.76 per each new single family Y~ -lax {of-!u:;: dJJu tft'nc; 0?0<i-/fJ-is {?u)-11Rd l:k/ tf-..,._ ~ c:-!Z,/VJ br; ;d:;. t-u--ul o:"1.._ a,n c:(czcfuh~ ft_' ac-U"'7 ~ /~ _?zed, fie,,.c,~/"v?c/ '/-'l"?.0L I -me Yff h~ ~ v£,rJCUlctu:/ /rpCJ//7c.·t;_c/,C'-0 ~ ~ ~~dJ-L '~fr7_t2..,y)r r!ci lQ,,2:/(·c:( H--. );~ .,,(/VJ ~;P-'~;°7 -cvf-_q __ /J :JL-£"'/J,d c:7JC?ll/J; 1c ;;,iJd p,{ lzJ cua~*-- ;fJa,ef /r /{J fA_u./z_/ c:~O ~/VJ 01°~~ ~ :5k,/-' t"f,Kf! (}_I') yiccJ o,#;m ¥ /7J ~ 3c,J,1; of'~ 1/lU,v--'--, 71~ ~)~ f'::_ c,,u,1q' b ~,. (o t.:2/Jr'~ ~hr-, ~ ~ W15--1a p,pc/) (/rJ µ f-t-ev--OJ717o..__ l\__ ~/ ~nu/J'J;l-a,hncy /-},, ku. L ( ,...:/h "'7 Yz<_ 3o' S<-w<v ,,u.m,,4,,;) )/1µ-z /-o ~ r;;L·'tJ?ci1 ~c/1 Parks Mitigation Fee City o .. ,enton Department of Planning I Building I Pu . Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW () . REVIEWING DEPARTMENT: ra_t1l. S COMMENTS DUE: JULY 31, 2006 APPLICATION NO: LUA06-016, PP, V-H. ECF DATE CIRCULATED: JULY 17, 2006 APPLICANT: Christelle, Inc. PROJECT MANAGER: Jill Dina PROJECT TITLE: Allan Preliminarv Plat PLAN REVIEW: Amela Henninaer SITE AREA: 214,000 souare feet BUILDING AREA lnross\: N/A LOCATION: 3629 NE 19" Street WORK ORDER NO: 77550 SHEET SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would tenminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from the critical areas regulations has been requested to penmit a stonmwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water UrihtJG/are Plants Recreation Land/Shoreline Use Utiliries Animals Trans""'--+ation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POL/CY-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 informatio is needed to properly assess this proposal. Date 7 /1~-ictt ( I DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM July 18, 2006 Jill Ding, Associate Planner (}J James Gray, Assistant Fire Marshah. /'l(J Allan Preliminary Plat, 3629 NE 'J,h St. 1. A fire mitigation fee of$488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with I 000 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 a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire department access roads are required to be paved, 20 feet wide. Dead end roadways over 150 feet in length arc required to have an approved turnaround. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i ;\allcnprelpltcrc.doc City o . enton Department of Planning I Building I Pu /\forks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'f1 r,o . COMMENTS DUE: JULY 3'1, 2006 i APPLICATION NO: LUA06-016, PP, V-H, ECF DATE CIRCULATED: JULY 17, 2006 , L-, LI APPLICANT: Christelle, Inc. PROJECT MANAGER: Jill Dina I PROJECT TITLE: Allan Preliminaru Plat PLAN REVIEW: Arneta Henninaer JUL 1 8 2006 . SITE AREA: 214,000 snuare feet BUILDING AREA inrossl: NIA ... LOCATION: 3629 NE 19" Street WORK ORDER NO: 77550 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed tots 12-16 would be provided via a proposed 26-foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance frcm the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Linht!Gfare Plants Recreation Land/Shoreline Use Utilities Animals Transn,...-tation Environmental Health Public Services Energy/ Historic!Culfuraf Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with p · ular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additiona information is nee e to properly assess this proposal. 1/;{,/o (; Date l./-7 City o, • ,enton Department of Planning I Building I Pu __ ,, Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET ~A~P~P~LJIC~A~TDl20~N~N~Oi:JL~UliA~0~6j-0~136,JP~P~.~V~-Ht,JE~C~F _____ ~JD~A~T~E~Cgl~R~C~U~LAtTDE~D~:~J~U~L~Y~1~7~.~20~0~6~~Mil~~~filEJ/C~ APPLICANT: Christelle, Inc. PROJECT MANAGER: Jill Din CllY OF RENTON SITE AREA: 214,000 s uare feet BUILDING AREA ross: N/A LOCATION: 3629 NE 19'" Street WORK ORDER NO: 77550 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26-foot wide private access easement. which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from the critical areas regulations has been requested to permit a stormwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Env;ronment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liflht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans""rtation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS c. CODE-RELATED CD_MMENTS ~ . /. , -/ /2c4'Vlc~ /~ /!,~ + .II + CITY >F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator 0~:ko'" '? -~ Kathy Keolker, Mayor ~\l\l,rO",;,,------------------------------ July 17, 2006 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Allan Preliminary Plat LUA06-016, PP, V-H, ECF AUG -1 2006 RECEIVED The City of Renton Development Services Division has received an application for a 16-lot single-famiyl subdivision located at 3629 NE 19th Street. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by July 31, 2006. J / Elementary School: ~ / ~/cf!.4 t±_,_fS Middle School: __ fl!i'--l~a_fi--'--n~/t!f+--'---li--'---t _________ _ High School: ___ __,_6+/i-'---4'-=-2,_,,,;'."-'--'A~J ________________ _ Will the schools you have indicated be able to handle the impact $--additional students estimated to come from the proposed development? Yes No __ _ Any Comments: ___________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7219. Sincerely, ~1{.;J2· 0.ill K. ~ing ~ Senior Planner V Encl. -------l-0-55_S_o_u_th_G_r_ad_y_W_a_y ___ R_e_nt-on-.-W-a-s-hi-ngt_o_n-98_0_5_5 ______ ~ @ Thispapercor1!cii11~ SC,·\·, rec)'cleo material, 30% post consumer AHEAD OF TIIE CCRVE DATE: 24 July 2006 TO: Jill Ding, Senior Planner REVIEW OF: LUA06-016, PP, V-H, ECF PROJECT: Allan Preliminary Plat FROM: Lisa Spahr, Forest Practice Coordinator, South Puget Sound Region [ l [X] We do not have an interest in the above project and have no comments on the proposal. We do have an interest in the following comments: A forest if timber will be harvested. above project and wish to make the practice application may be needed Please call Department of Natural Resources, Forest Practices, at 360-825-1631, for assistance. cc: Boyd Powers -SEPA Center NOTICE OF AP PUCA TION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) LAND USE NUM8ER: PROJECT NAME: July 1 7. 2006 LUA00-016 PP. V-H, ECF Allan Prelrrn1nary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval, Environ111ental (SEPA) Rev,ew, and Hearing Examiner Variance awroval for the sutid,.,,s,on of an exost,ng 21~.ooo square font (4 9 acre) s~e located w~h,n the Residential -8 dwelling und per ac::re (R·8) zoning designation in1o 16 lo1s Two e~rstrng c~srdences are located un !he sub1e,::t property and are propose<l 1o be-removed The proposed lots would range ,n ~,ze from 4.524 square feet to 7,835 square tee1. Access to proposed Jo1S 1-11 would be pro\'lded via a pro!)Osed street (Queen Ct NE) which would terminate in a cukle-sac turnaround. Access to prOJJQsed lots 12-16 would be provld<'>d via 3 prop,:sed <'e- foot wide pnvale access easement. which would term.,a1e m a hammerflead turnaround A Class J strca,n ~nd Protccliad Slope areas are localed 011 the southern porttOn of the subject property. A variance trom the crit1,;al orea5 ,egulat1ons has been requested to perm~ a slormwaler ptpe and a sewer pipe to be located on the protec!ed slope and wilflln the stream '"""' PROJECT LOCATION: 3629 NE 19"'S1,eet OPTIONAL DETERMINATION Of NON-SIGNIFICANCE, MITIGATED {DNS-M): As lhe LeM Agency th~ C~y of Renl<'!l has detenmned that s,gmficant environmental impacts are unlikely to result from the proposed prujArJ Therefore as permrtte<;t uoderthe RCW 43.21C 110, 1he City of Renton is us,r)g the Optional DNS-M process to Qive not,ce tho! a DNS- M is likely 1o be issued Comment periods for the projed and 1he proposed DNS-M are integrate<;! inta a ,rngle comm~ri! period There will be no comment rienoo foDowing 1he ,ssuence o1 1he Threshold Determmat1on o/ N<m-S,gn1fican~e· MiUge1ed (DNS-M). A 14--day appeal l)e!100 WHI folkJw the issuance of the DNS-M PERMIT APPLICATION DATE: NOTlCE OF COMPLETE APPLICATION: Februaf)' 21. 2006 July17.2006 APPLICANT/PROJECT CONTACT PERSON: Tom Toum~. Touma Engineers; Tel ("2:5) 251--0665 Pennits/Review RequesNd: EnYiroMH!ntal (SEPA) Review, Haanng Enmi<'ler Vanance approval, <11nd Pl'llliminary Plat approval Other Pennits which may be required: Ulillty Construction, Fire, and Building Pennits D,.inage, Stl'llam. ,1nd Geo1echnical Reports Requested Studies: uxatioo where ,1pplica1ion mar be reviewt,d: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/land U:se: Environment.al Dru;uments that Eval1111te the Proposed Project: Development Regulations Us&d For Projec1 Mitig,llbon: Plannif1918uilding.1'11bl1c Wor1<s Departmenl, Devetopme111 Services Division, Sixth Floor Renton City HaU. 10SS South Grady Way. Renton, WA '"" P1!Ph&Dl'rilfjng rnJenlatiye)y sclledYIM for St!lllember 5 2000 be tore the Renlon tiNcing Ex.am1m,r m Renton council Chamtw:;. Heating3 t:>egm a1 9 oo AM on the 7th ffoor orn,e new Renlon C~y Hall loc.ate<;i a110S5 Soi.1111 Grady Way The subp!ct srte 13 designalOO Reslden1ial Single Family (RSF) on the Crty of Ren1on Coml)fflhensive Lane! Use Map and Residential· 8 (R-BJ on lt,e C~y·s Zoning Map Environmental (SEPA) Checkhst The proje(:t wtl be sut:i,ect to 1he C~y's SEPA On:lillllflce, RMC 4-3-050 Cnt,ca1 Areas. 4-4--030 Dewlopmental Guo:lelines end Regulations 4-6-0JO Drnir,~ge and other af>pk.able COdes and regulations as appropriate Proposed Mitigation Measures: The fo!low1ng M1tiga110, Measures w1ll l1kely be imposed on the propose!! rro1e~t These ·ecorrwended M1·19a'.1on Mea~ures addrnss p,01ect r"1pacts no\ co,·ered b; ex,st,ng codes an:l regurat,ons as cite,d above Tlie a;:,plrcar>,' w,!i b1> r~qu,,cd !o '"''." /ho appruµmito T1;mspor1<1/,0•1 .,.,!rgatror. Fee T/ie ~ppl,calll w,,1 te 'equ.rnr! le pay r!,e <ipprop ·,a!e Parks ,',Mgat,arr ree E,os1cn c:olll'oi sna!, 0 ompli w,11, 11,e 2001 Depart•nent of E,oiogy S/~rmwarer Me,1agemen/ Manual reQ,oremehrs aoo Tne ;:,ro,rec! shaU comply ,·.-,r1, !,~e 2005 Krr,g Coun!y Surface Water Desrqn Man,1al /or 510,m1~a,'e1 ,unoff Comments on the above applic~tion must be submitted m wrltmg to JIii Oiog, Senior Planner, Developmenl Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on July J1, 2006. This malt.,, Is also tentatively scheduled for a public he,iring on September 5, 2006, at 9:00 AM Council Chanctm-s. Seventh Floor Renlon C,ty Hall, 1055 Sout,'1 GrMy Way Renton. If you are interested in ai~nd,n~ the hearing. please contacl lhe Deve1opment Serv,ces D1v1s1on 10 ensure that the ~ear,ng ~as not been 'escherl,,Jed at (425) 430-72B2 If comments cannot be subm1:ced 1r wnt1ng t,y the da!e 1nd1cated above. you may sM appear at t.,e hearing an.I pre~enl you• comments on the oroposal befme lhe Hearing Examiner If '/cl" have quest,ons about ,ris p·oposal. or wish to be ma:lB a party of record an.I rece,.,e adG,tcnal ·nformatio:ln by mal. please conlact tCe pro1ect -narager Anyone who suOmits written oomments w1:1 actcma'.,cally !>ecome a ~arty of record ar'd will be notif,e<; of an1 dec1s1on on lh1s pro1ect CONTACT PERSON: Jill K. Ding, Senior Planner; Tel: (42S) 430-7219; Eml: jding@ci.renton.wa.us HI I! you would l;~e to be made a party of recora io receive further inform.;iiion on this proposed pro1ect. complete this forr-i and return to City of Renton. Oevelopmenl Planning, 1055 So. Grady Way, Renton. WA 98055 Name/File No· AHan Preliminary PlatlLUA06-016. PP. V-H. ECF NAME MAILING ADDRESS TELEPHQNI: NO CERTU'ICA TION DATE: ?-/r-0(2z , on the I J •, CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 1 y!h day of July, 2006, I deposited in the mails of the United States, a sealed envelope containing Acceptance Ltr, NOA, Environmental Checklist, & PMT's documents. This information was sent to: Name Agencies -Env. Checklist, NOA, & PMT's Tom Touma -Accpt. Ltr Roger & Patricia Allan -Accpt. Ltr & NOA Christelle, Inc. -Accpt. Ltr Paul Barfknecht -Accpt. Ltr & NOA Surrounding Property Owners (S;gm,t,m of Seodec);~ Jaai,v STATE OF WASHINGTON ) ss COUNTY OF KING ) See Attached Contact Owners Applicant Party of Record See Attached I certify that I know or have satisfactory evidence that Stacy Tucker ReoresentinQ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: 7 • ii)l, .. D <.e Notary (Print): Q, "'·J:E 1 -1 "oo My appointment expires: -;;:, -\ '\ -1 G 1 Project Name: Allan Preliminary Plat Project Number: LUA06-016, PP, ECF template -affidavil of service by mailing Dept. of Ecology • Environmental Review Section PO Box47703 Olvmoia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor• Depart. of Natural Resources PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160th Ave SE 39015 -172'' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office* Muckleshoot Cultural Resources Program ' 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172'' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72'' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERG Determination paperwork. template -affidavit of service by mailing i I ' ! i i • 042305918908 ABRAHAMSON NORMAN R 3408 NE 17TH ST RENTON WA 98055 188764011006 BATES SUZANNE+SCHOENBACHLER DENISE R 1901 REDMOND AV NE RENTON WA 98056 778920000503 BRANNAM LEE+CLARK DIANA 10512 126TH AV SE RENTON WA 98056 188764010008 DUONG VAN TAN+DUC TAN+LAM LAN N 1905 REDMOND AV NE RENTON WA 98056 188764015007 HAYNES NORMAN & MELINDA PO BOX 2830 RENTON WA 98056 344950009508 KUNZ D 3509 NE 17TH PL RENTON WA 98055 042305903009 LEFEVER BERYL E 27001 SE 175TH PL ISSAQUAH WA 98027 188764013002 NGUYEN/ LE 3712 NE 19TH ST RENTON WA 98056 042305904007 TIERNEY J KEITH+FRANCES 3705 SOUTH CLOVERDALE ST SEATTLE WA 98118 042305919005 ALLAN ROGER L+PATRICIA A 3629 NE 19TH ST RENTON WA 98056 344950005506 BENT NOSE LLC 4 102ND AV NE #201 BELLEVUE WA 98004 188764029008 CHONG AMOS P 1921 QUEEN AV NE RENTON WA 98056 344950010001 EASTMAN ARTHUR E+WAUNETA M 3533 NE 17TH PL RENTON WA 98056 042305927701 HOFFMANN KEVIN W+ANITA M 3630 NE 19TH ST RENTON WA 98056 778920008001 LARSON CHRIS C+ TINA L 10503 126TH AV SE RENTON WA 98056 188764012004 LOUIE WANDA 3718 NE 19TH ST RENTON WA 98056 042305909006 PRICE PROPERTY LLC 1201 MONSTER RD SW #320 RENTON WA 98055 778920008506 ZIEHE RICHARD L 10513 126TH AV SE RENTON WA 98055 042305903108 AMERICAN CLASSIC HOMES LLC 644 STRANDER BL #271 SEATTLE WA 98188 042305932305 BERG ROBERT & CYNTHIA 2387 SUM MIT CIR SALT LAKE CITY UT 84109 778920009009 DOLPHIN LENORE STENSLAND 10519 126TH AV SE RENTON WA 98056 042305904908 HAACK DONALD FRED+KATHY ANN 1899 PIERCE AV NE RENTON WA 98056 188764016005 KARIR GURDEEP S+KAMAUIT KA 1912 QUEEN AV NE RENTON WA 98056 188764014000 LE VY THUY & DOAN MINH 3706 NE 19TH ST RENTON WA 98056 042305907208 MEAKIN AL & VIOLET 7100 S TAFT ST SEATTLE WA 98178 778920009504 TEVZOPOULOS TAMMI 10525 126TH AV SE RENTON WA 98056 ~y 0~& ;~;, ?i>N'1'0 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: July 17, 2006 LAND USE NUMBER: LUAQ6.016, PP, v.H, ECF PROJECT NAME: Allan Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval, Environmental (SEPA) Review, and Hearing Examiner Variance approval for the subdivision of an existing 214,000 square foot (4.9 acre) site located within the Residential -8 dwelling unit per acre (R-8) zoning designation into 16 lots. Two existing residences are located on the subject property and are proposed to be removed. The proposed lots would range in size from 4,524 square feet to 7,835 square feet. Access to proposed lots 1-11 would be provided via a proposed street (Queen Ct NE), which would terminate in a cul-de-sac turnaround. Access to proposed lots 12-16 would be provided via a proposed 26- foot wide private access easement, which would terminate in a hammerhead turnaround. A Class 3 stream and Protected Slope areas are located on the southern portion of the subject property. A variance from lhe critical areas regulations has been requested to permit a stonnwater pipe and a sewer pipe to be located on the protected slope and within the stream buffer. PROJECT LOCATION: 3629 NE 19th Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has detennined that signfficant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period follo'Ning 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: NOTICE OF COMPLETE APPLICATION: February 21, 2006 July 17, 2006 APPLICANT/PROJECT CONTACT PERSON: Tom Touma, Touma Engineers; Tel (425) 251--0665 Permits/Review Requested: Environmental (SEPA) Review, Hearing Examiner Variance approval, and Preliminary Plat approval Other Permits which may be required: Utility Construction, Fire, and Building Permits Drainage, Stream, and Geotechnical Reports Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Planning/Building/Public Works Department, Development Services Division, Sixth floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing is tentatively scheduled for September 5 2006 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 South Grady Way. The subject site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential -8 (R-8) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4·3-050 Critical Areas, 4-4-030 Developmental Guidelines and Regulations, 4-6-030 Drainage and other applicable codes and regulations as appropriate. 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. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; The applicant will be required to pay the appropriate Parks Mitigation Fee; The applicant will be required to comply with the recommendations found in the submitted Geotechnical Report.; The applicant will be required to comply with the recommendations found in the submitted Stream Study; Erosion control shall comply with the 2001 Department of Ecology Slormwaler Management Manual requirements; and The project shall comply with the 2005 King County Surface Water Design Manual for stormwater runoff. Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on July 31, 2006. This matter Is also tentatively scheduled for a public hearing on September 5, 2006, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. lf you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. 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 infonnation by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Jill K. Ding, Senior Planner; Tel: (425) 430-7219; Eml: jding@ci.renton.wa.us If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Allan Preliminary Plat/LUA06-016, PP, V-H, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: . "' . CIT OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ~~~ ~ -~ Kathy Keolker, Mayor ~N~o~~----------------------------~ July 17, 2006 Tom Touma Touma Engineers 6632 S 191 51 Place #E-102 Kent, WA 98032 Subject: Allan Preliminary Plat LUA06-016, PP, ECF Dear Mr. Touma: 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 August 7, 2006. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on September 5, 2006 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7219 if you have any questions. Sincerely, /1 '--1/ "JI. ~ I ~ ing Senior Planner U cc: Roger & Patricia Allan / Owner Christelle, Inc. / Applicant Paul Barfknecht/ Party of Record -------l-0-55_S_o_u_th_G_r_ad_y_W-ay ___ R_e_n-to-n.-W-as-h-in_gt_on_9_80_5_5 _______ ~ AHEAD OF THE CURVE July 17, 2006 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Allan Preliminary Plat LUA06-016, PP, V-H, ECF CIT OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The City of Renton Development Services Division has received an application for a 16-lot single-famiyl subdivision located at 3629 NE 19th Street. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by July 31, 2006. Elementary School:--------------------------- Middle School: ----------------------------- High School: ---------------------------- Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No __ _ Any Comments: ____________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7219. Sincerely, CjJJ 1{, ;J2· (?'~ill K. ~ing '--'7/ Senior Planner (/ Encl. -------,-0-5-5-So_u_th_G_r_a_dy-W-ay--R-e_n_to_n_, W-as-h-in_gt_o_n_9_8_05_5 _______ ~ AHEAD OF THF. CIJRVJ-. ( City of Renton vVAol.o -QI~ ~Olo"OOq u,;v,.1 Op ~-ir y ME/lfr Pi · OF ,qp);!\N'VJN( ''10/,J , LAND USE PERMIT FEa 212006 MASTER APPLICATION .rn£c1:,vEo PROPERTY OWNER($) PROJECT INFORMATION NAME: t?e:,7er /... A-//P-'? ~ /'lJ../;-/ct~ ,4. ,1L/A,V ''·0 b4"1' rt.)1/e. ' PROJECT OR DEVELOPMENT NAME: /1//4/l ~r/W'Tsic,,fo /l~111m, f/d ADDRESS: L-//DO-/Z/c, SI. S.c PAOJECT/ADDAESS(S)/LOCATION AND ZIP CODE: CITY:£ /j/e//alc.}ee.. ZIP: f E'tfD.2-362'? A/£ /ft'~ s.J. 12. e#'f ,l&vJ 7'g.:,~ TELEPHONE NUMBER: 7LJ6. zss--7191 APPLICANT (if other than owner) KING COUNTY ASSESSOR'S ACCOUNT NUMBER($): CJL/Z30.S--f QJ'j> NAME: EXISTING LAND USE($): i?estdf>Hft<? / COMPANY (if applicable):c:4~;-;s4/k_ /.IA.fC , PROPOSED LAND USE(S): 1'f. /f ADDRESS:/.z'..$7.S-J/JA// 2 i''7 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: s/;,~;e, rq,tH/h ' c1TY, Le:.4 r,nwo,..,;e, 1 w;J. ZIP:f&g~ PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): N.4 TELEPHONE NUMBER ::ZO£..Yoo -.!7-p// EXISTING ZONING: R.F CONTACT PERSON PROPOSED ZONING (if applicable): NI NAME: --/ L'.-1,,?;" / ,C)t:,1$4' SITE AREA (in square feet): ::?;?3', 7.27 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE GOMPANY (if applicable): , /0,?-'h"'IA bJ,f'14e.erS DEDICATED: Z.7,244, SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: S. /f/.rl .Pl , S /e... EltJL ~t;,32 76.34' PROPOSED RESIDENTIAL DENSITY IN UNITS PEA NET CITY: /<:Mt f ZIP: 9!JD32- ACRE (if applicable): .:J-./?/ NUMBER OF PROPOSED LOTS (if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: I//- ~J-ZS-/-6C,6.J- NUMBER OF NEW DWELLING UNITS (if applicable): 13 Q: web/p w/devserv/forms/p lanning/mastcra pp .doc 07/28/05 F IJECT INFORMATION (con 1ed) r---'------'-------------, NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: .e SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): /Vd IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable):.;?Z7Ll Sr SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): /.14- SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): A//j. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N,4_ NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): Nd 0 AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA TWO D FLOOD HAZARD AREA o GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS AND LAKES o WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal description on separate sheet with the following information included) SITUATE IN THE S.!3 QUARTER OF SECTION£, TOWNSHIP,f'z_, RANGEg IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applicatiolb~ing applied for: / 1. lfdniuiu'ftr ~ 3. // 2. env. /")f/1.,,j <Y ·ST!O 4. , Staff will calculate applicable fees and postage: $ ~ AFFIDAVIT OF OWNERSHIP I, (Print Narn9J's) , declare that I am (please check one) _ the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization} and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of Owner/Representative) (Signature of Owner/Representative) Q:wcb/pw/devserv/forms/planning/masterapp.doc I certify that I know or have satisfactory evidence that _________ _ signed this instrument and acknowledged tt to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) ____________ _ My appointment expires: _________ _ 2 07/28/05 02/03/2008 18:51 FAX 4252510825 i TOl'MA ENG INE.ERS I ~RO, T INFORMATION continu«!d· 1iJ 001 ,..NU_MB_E_R __ EX_IS_T_ING_C1N_EU_l_,J__,I_U_NI_TS_(_it_appica_'_ble_):--, PROJECTVALUE: ~ ,Z I : ----------{ SQUARE F CJ'AGE OF PROPOSED RESIDENTIAL BUILDINGS ( applicable): /V ,4 I SQUI\RE F CJ'AGE OF EXISTING fi!ESIDENTIJIL IS THE SITE LOCATE•) U I AN'( TYPE OF ENV1FIONMENT{ILLY '.:R TICAL AREA, PLEASE INCWOE SQUARE FOOTAGE (if aipficabfe): . I 0 AQUIFER FjROTl,CllON AREA ON~ BUILDINGS Rl:MAIN0fapplicab~):2Z7£i SF SQUARE F CJ'AGE OF PROPOSED NON·RESIOENTIAL BUILDINGS(, aP!liCllbltt): A/4 I SOUAREF BUILDINGS TAGE OF EXISTING NON-RESIDENTIAL REMAIN (ii applicable): ' NE"r FLOOR REA OF NON·RESIOENTIAL BUILDINGS (if applicable), ,1.. I NUMBER OF MPLOYEES TO BE EW'LOYED BY THE NEW PROJ T (W appH-): 0 AQUIFER P,AOTI:CllON AREA lWO . ' a FLOOD HAZARC• Af EA "f, GE~HAZ.1Rl• ~S ___ sq.ft. 0:3 .'$(,,0 sq, ft. 0; ' a HABIT AT C0NSE RII .. TION . I ___ sq.fl. a SHORELINE STl'I EA I.IS ANO LAKES . I ... _.....,..__sq.fl. 0 WETl.AMJS . I ___. ____ sq. n. LEGAL DESCRIPTION OF PROPER1Y h legal deScri Ion on separate sheet with the fol ·' information lnc:luded) SITUATE I THE $6 \ QUARTER OF SECTION .!L. TOWNOOIP-4'~. RANGl:SIN THE CITY OF RENTO , KING COUNTY, f ASHJNGTON. I ·-----------t I TYPE OF APPLICATION & FEES 1-----1-----------------------··----------.. List all land use applications being applied for: I 1. ~ ' · Rr ;zocp<'O 3. ----+!-szxt~ 2. I 4. ------,-- i I I . . late applicable ,fees and postage:$ 26a9/JO I ' AFFIDAVIT OF OWNERSHIPj · J · . / a . dedare lhatl am fplaaso .L c.: _ the """""' -., .,. -1Y · 0t __ lllelWlhor1zed--lO octtor •oo,po,-1 (i,INaeallach pr,ol,•~-lhalthe~ were hereklconlalned .,-, lhlt infomlatian her&wilh are in eU rmpects. true and COl'feCt to 111a test of my~ and belef. ;? . I l-1fi,. fhatlknoworhavosa1 f -,..\,,.-,t11a~[A:f±i::i:ri40-. L\ l\cu, · /#; ~ . ' slgnocl !Ills instrument and~ ~ to bo his free ard Wllunlary ICI for"" . ' /,e:l ---.. -..... - ' ..::tni, c, () 'iru ttvl Nola,y Publi: ;,, and ~ fho Slate o1w..J.a..,. I . (Signature o10wrie,tF1opr, ..... 1a1weJ Nclary(Pr"''' ()c::noc\._ ;::f, ISQrf:an ••--:~-l='tl> 1gl QDOB I 0112M)S ~y o~"~ i~ >+ • .A • ~~ ~ Kathy Keolker, Mayor !f,N'l'O CITY F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator March 2, 2006 Tom Touma Touma Engineers 6632 S 191" Place Suite El02 Kent, WA 98032 RE: Allan Preliminary Plat (File No. LUA06-016, PP, ECF) Dear Mr. Touma: This letter is to inform you that the Development Planning Section of the City of Renton has determined that the subject application is incomplete according to submittal requirements per RMC 4-8-120C and, therefore, is not accepted for review. The following additional information is required to continue processing your application: I. 12 copies of a Stream Study. Per RMC 4-3-050L.3 a stream study is required when a site contains a water body or is within 100 feet of a water body. Honey Creek traverses the southwest comer of the subject site; therefore a stream study is required. The report shall be prepared in compliance with 4-8-1200 (see attached). 2. 12 copies of a Variance request. A variance is required from the City's critical areas regulations for the installation of the storm drainage pipe and sewer main on the protected slope. Please submit 12 copies of a Critical Area Variance Justification (attached) along with the required Variance submittal fee of $250.00 (1/2 off $500.00 full fee). Once the requested information is received, staff will review the materials for completeness and your application will either be formally accepted for review or you may be further requested to provide additional information or revisions. Please feel free to contact me at (425) 430-7219 if you have any questions. Sincerely, ~/~~~J Vim K. Ding C Associate Planner Enclosure cc Roger and Patricia Allen/owners Christelle, Inc./applicant -------l0-55_S_o_u_th_G_ra_d_y_W_a_y---Ren-to_n_, W-a,-hi-.n-gt-on-98_0_55 _______ ~ AHEAD 01" THE CURVE ·- DATE: TO: FROM: SUBJECT: M E FIRE DEPARTMENT :\10RAND October 4, 2005 Jill Ding, Associate Planner James Gray, Assistant Fire Marshal fl ;!j[. _ Allen Preliminary Plat, 3629 NE 1Jlst~ Fire Department Comments: l. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire department access roadways require a minimum 20-foot wide paved roadway. Fire department turnarounds are required for roads over 150 feet in length. The access turnaround for Lots 3,4 and 5 is required to be a full cul-de-sac as shown on the attached diagram. 4. All building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i·\allenprelplt doc FIRE APPARATUS ACCESS ROADS RENTON FIRE PREVENTION BUREAU x t/l-~-430-7000 . ~ EMERGENCY VEHICLE TURNAROVNb -CUL-DE-SAC DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM October 17, 2005 Jill Ding Arneta Henninger X7298 ~~ ALLEN 13 LOT PLAT PREAPPLICATION 05-133 3629 NE 19TH ST I have reviewed the preliminary application for this 13 lot plat located at 3629 NE 19th St in Section 4, Twp. 23N Rng SE on the south side of NE 19th St, and have the following comments: SEWER: • There is an 8" sanitary sewer main in NE 19th St east of this parcel at Queen Ave NE. There is also an existing 12 sanitary sewer main along Honey Creek. • This project will be required to install an 8" sanitary sewer main extension to serve this plat. If the applicant and engineer intend to tie into the main on the south side a full geotechnical report will be required prior to accepting the design. The City's intention is for the site to be served via a gravity sewer main. • The applicant needs to show how the new lots will be served with sanitary sewer. • Dual sidesewers will not be allowed. The new lots must be served with an individual sidesewer. • The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. • System Development Charges of $900 per each new lot are required. These fees are collected prior to the issuance of a construction permit and prior to the recording of the plat. WATER: • This site is served by the City of Renton water. • This site is located in the 565 Water Pressure Zone. There is an existing 8" watermain in NE 19th St east of this project at Queen Ave NE (see City of Renton water drawing Allen Plat Preapplication Page 2 W 2889 for detailed engineered drawings). The static pressure at the street level is approximately 58 psi at the street level. • This project is required to install an 8" watermain in NE 19th St and internal to the plat and service lines to serve the new plat including new fire hydrants. • All fire hydrants must be capable of delivering a minimum of 1,000 GPM. • Fire hydrants are to be located within 300 feet of each structure. Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM fire and shall be located within 300 feet of the structure. 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. This distance is measured along a travel route. • Water System Development Charges of $1525 per each new lot will be required for this project. These fees are collected prior to the issuance of a construction permit and prior to the recording of the short plat. DRAINAGE: • This project lies in the Honey Creek drainage basin. A storm drainage report and conceptual drainage plan shall be submitted with the formal application. The stonm drainage plan shall be designed in accordance with the 2005 King County Surface Water drainage manual. · • There are storm drainage facilities in NE 19th St. • The Surface Water System Development fees of $715 per each new lot apply to the proposed project. The Development Charges are collected prior to the issuance of a construction permit and prior to the recording of the short plat. STREET IMPROVEMENTS: -5"v1&Jrtr ,O ,t\1l.D7l S"'i!V· 701'0 • Per City of Renton code projects that are 5 -20 residential lots in size shall install curb, gutter and sidewalks and provide full pavement width per the standards along the full frontage of the parcel being developed. • The new internal street shall be developed with a half street improvement. The right-of- way for the half street improvement must be a minimum of thirty-five (35') with twenty- eight feet paved. A curb and a five foot (5') sidewalk shall be installed. • Additional right-of-way on NE 19th St will be required to be dedicated. The project shall upon completion have a 42' right of way in NE 19th St. The project shall install 28' of paving in NE 19th St, cur&, gutter and install 5 foot sidewalks on the south side. • Street lighting per the City of Renton standards and specifications is required to be installed along the frontage of NE 19th St if not existing and on the new internal street for a 13 lot project. Private street lighting systems are not allowed. ,f A11en t'laT t'reapp11cauon Page 3 • All new electrical, phone and cable services and lines must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. • The Traffic Mitigation Fee of $75 per net new average daily trip (approximately $750 per each new lot) shall be paid prior to the recording of the plat. GENERAL: • The Parks Department is looking at this area for acquiring an easement for a potential pedestrian trail. • Submit a conceptual utility plan with the formal application. If you have any questions call me at 430-7298. • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the City's current horizontal and vertical control plan. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. ALLENPLPA DATE: TO: FROM: CITY OF RENTON Planning/Building/Public Works MEMORANDUM October 20, 2005 Pre-Application File No. 05-133 SUBJECT: Jill K. Ding, Associate Planner x7219 Allen Preliminary Plat General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. 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, Planning/Building/Public Works Administrator, Development Services Director, 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. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Divisiol'T on the first floor of City Hall. Project Pro~osal: The subject site is located on the south side of a private street (NE 19th Street) at 3629 NE 19' Street within the Residential -8 dwelling unit per acre zoning designation. The proposal is to subdivide the existing 4.84-acre site into 13 lots and a tract for a detention pond. An existing residence would remain on proposed Lot 8. Access to the proposed lots would be provided via two private access easements off of NE 19th Street, which terminate in hammerhead turnarounds. Honey Creek (a Class Ill stream) flows along the southwest corner of the subject site. Class Ill streams require a 75 foot buffer area. In addition, steep slope areas (with slopes greater than 40%) are located along the southwestern portion of the subject sfte. Zoning/Density Requirements: The subject site is located within the Residential -8 du/ac (R-8) zoning designation. The method of calculating net density has been revised in the new code and is as follows: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. The density range required in the R-8 zone is a minimum of 4.0 dwelling units per acre (du/ac) to a maximum of 8.0 dwelling units per acre (du/ac). No area was provided for the proposed access easements and sensitive areas, therefore staff was unable to calculate the net density of the proposed project. The gross density of the project would be 2.69 du/ ac (13 lots I 4.84 acres = 2.69 du/ac). which is below the minimum density permitted for the R-8 zoning designation, however staff suspects that after the deduction of the critical areas and the private access easements that the proposal for 13 lots would fall within the permitted density range. All square footages of areas to be deducted (private access easements, public roads) must be provided at the time of formal land use application. ~ ( I \ Development Standards: Minimum Lot Size. Width and Depth -The minimum lot size permitted in the R-8 zone is 4,500 square feet for lots greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. The minimum lot size required for the proposed project would be 4,500 square feet as the total project area is greater than 1 acre. The area within the private access easements shall not be included in Lot area. No lot or access easement areas were provided; therefore staff was unable to determine if the proposed lots would comply with the minimum lot area. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth at 65 f~t. is also required. The proposed lots appear to meet tMe minimum lot width and depth requirements for the R-8 zone. · Please provide both the gross and net square footage of each lot at the time of formal land use application. Building Standards -The R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Lots under 5,000 square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story or can be up to 30 feet and 2 stories if the use of the structure is animal husbandry related. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-8 zone are 15 feet in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the rear, 5..feet.on interior side yards, and 15 feet on side yards along streets (including access easements) for the primary structure and 20 feet on side yards· a1oii1fsfreets'"tincT'uaing access easements) for the attached garage. The proposed lots appear to provide adequate area to comply with the setback requirements. Compliance with the setback requirements will be reviewed at the time of Building Permit review. All setbacks are to be dimensioned and shown on the preliminary plat plan, but are to be removed prior to recording. Access, Parking and Circulation: Access to lots would be provided through two new private access easements, which terminate in hammerhead turnarounds. Private streets are allowed for access to six or less lots, with no more than 4 of the lots not abutting a public right-of-way. The proposal shows two private access easements. The eastern access easement proposes to access 5 parcels that are not abutting a public right-of-way, which exceeds the maximum permitted of 4. The street is to include a minimum easement width of 26 feet with 20 feet of paving. The King County Assessor's records indicate that NE 19'" Street fronting the subject property is a private street, and would therefore need to be dedicated to the City of Renton as a public right-of-way with additional 10-foot right-of-way dedication required along the property frontage. Full street improvements (curb, gutter, sidewalk, and street lighting) would be required along the project's NE 191 " Street frontage. Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet with 12 feet of paving. Addresses of lots along private streets are to be visible from the public street by provision of a sign stating all house numbers and is to be located at the intersection of the private street and the public street. Each lot is required to accommodate off street parking for a minimum of two vehicles per lot. In addition, appropriate shared maintenance and access agreement/easements will be required between lots with shared·access. Driveway Grades: The maximum driveway slopes cannot exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower end of the driveway. If 1 the grade exceeds 15%, a variance from the Bsdi J el hdj~stmert ·s ·:ed. J/cu t..,'f/1!3' PrcOS-133 (R-4 l3·10t prelim. pl;it).doc • • Visual compatibility should be evaluated using the following criteria: a. Where there are differences in height (e.g., new two-story development adjacent to single-story structures), the architecture of the new structure should include details and elements of design such as window treatment, root type, entries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. Additional Comments: • In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning Pre05-l 33 (R-4 13-lot prelim. plat).doc > ,- n ,- R-1 R-8 ~ RH-, ZONING P/D/PW TECHNICAL SBRV1CES ll/l&lt>I ------~:::-=---------r- -----~ [ SE 95th Pl. ...c::, ·---\ .,.....;, ...___.._,j r-- N - \\ ~) I ' E5 • 9 T23N R5E E 1/2 ·--~ -Rent-On City Umi~ . , ~ t::'. ~-(,. · .. --------· -"'A "- ·---.. ---------·· I ::s: "' 0 230 -4yo D5 1"'800 4 T23N R5E E 1/2 S»I ' . , 1Landscaping and Open Space: For plats abutting non-arterial public streets, the minimum off-site ; landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if there is 1· additional undeveloped right-of-way in excess of 5 ft., this also must be landscaped. A 5-foot irrigated or I drought resistant landscape strip is required along the site's NE 191" Street frontage. 0r~e r~quirement;·;o·r-pl~;i~ci~-de;-l~~~t-~) -trees ;1 a City approved speci~a minimum caliper of 1 1/2 inches per tree must be plan~nt yard or planting strip of every lot prior to building occupancy. Sensitive Areas: Based on the City's Critical Areas Maps, Honey Creek runs along the southwestern portion of the property. Honey Creek is classified as a Class Ill stream with a required 75-foot buffer on the subject site. In addition, steep slopes areas with slopes greater than 40% are located on the subject site. Due to the presence of Honey Creek and the steep slope areas a stream study and geotechnical report would be required at the time of formal land use application. fl any other wetlands are on site or within 100 ft. of the property, further review would be required as stated in the following. The applicant is required to provide a wetland delineation and report addressing the quality and size of the wetland(s). In addition, the report would need to include a discussion regarding impacts to the wetland, if any, from the proposed development. The required buffers will need to be shown. Any proposed modifications to the requirements must be clearly identified and justified (i.e. buffer averaging, etc.). The wetland report will need to be prepared by a qualified wetlands biologist and submitted with the formal land use application. For wetlands present, the applicable buffer widths based on the category of the wetland are required (Category 1 -100 ft.; Category 2 -50 ft.; and Category 3 -25 ft.). Due to the size of the wetlands, the Army Corps of Engineers shguld be contacted to verify whether they have any jurisdiction over the wetland. Please refer to AMC 4-3-050.M. for additional regulations on wetlands. As outlined in the development regulations, a mitigation plan, five year monitoring, surety devices, etc. would be required. Environmental Review: The project would require SEPA review due to the number of fots of the proposed plat (greater than four dwelling units). The proposal would be brought to the Environmental Review Committee for review, as it is their charge to make threshold determinations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils, streams, water, etc. Permit Requirements: The project would require Preliminary Plat and Environmental (SEPA) Review. The review of these applications would be processed concurrently within an estimated time frame of 12 weeks (to the end of the Hearing Examiner appeal period). After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's recommendation would be subject to two-week appeal periods. The application fee would be $2,000 for the Preliminary Plat and Y2 of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2 of $400.00 full fee) and project value over $100,000 is a $500.00 fee (1 /2 of $1000.00 full fee). The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. Pre05-!_:1,] fR--4 13-lotprelim. plat).doc f]l 1 '. ,.-· . ;'~~)\ • A Transportation Mitigation Fee based on $75.00 per each !!fill:' average daily trip attributable to the project; and, • A Fire Mitigation Fee based on $488. 00 per !!fill:' single family lot; and, • A Parks Mitigation Fee based on $530.76 per new single family residence. A handout listing all of the City's Development related fees is included in the packet for your review. Consistency with the Comprehensive Plan: The existing development is located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: Land Use Element Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1. Are planned at urban densities and implement Growth Management targets, 2. Promote expansion and use of public transportation; and 3. Make more efficient use of urban services and infrastructure. Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed de11sity range. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Policy LU-150. Required setbacks should exclude public or private legal access areas, established through or to a lot, and parking areas. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide butters/privacy without extensive fencing, and sufficient area for maintenance activities. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. Community Design Element Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. The following policies are advisory and are intended to inform the applicant of the City Council's desired outcome for infill development. Code implementing these policies is on the department's 2005 work program and may be adopted prior to formal review of projects now at the pre- application stage. Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and/or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of struc1ures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. Policy CD-14. Architecture of new structures in es1ablished areas should be visually compatible with other structures on 1he site and with adjacent development. Pre05-l 33 (R-4 13-lor prelim. p!at).doc ' . , ', ;/ DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations , Colored Maps for Display 4 Construction Mitigation Description 2 AND• Deed of Right-of-Way Dedication , Density Worksheet 4 Drainage Control Plan, Drainage Report , Elevations, ArchilecturabANo, Environmental Checklist, Existing Covenants (Recorded Copy), Existing Easements (Recorded Copy), Flood Hazard Data, .ai Floor Plans 3ANo 4 Geotechnical Report, AND, Grading Plan, Conceptual, Grading Plan, Detailed, Habitat Data Report 4 .~ Improvement Deferral , Irrigation Plan 4 King County Assesso~s Map Indicating Site, Landscape Plan, Conceptual, Landscape Plan, Detailed, Legal Description, List of Surrounding Property Owners, Mailing Labels for Property Owners, Map of Existing Site Conditions, Master Application Form, Monument Cards (one per monument) , Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section PROJECT ::~:::1;:::7$:3:,,_2'-(X.r?=-lef_= ___ ._-'-_fi_Y._·a;f--=--=-- Q:\WEB\PW\OEVSERV\Forms\Plannmg\waiver.xls 11104/2005 i/ / ./ ' DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Parking, Lot Coverage & Landscaping Analysis , Plan Reductions (PMTs), .. Plat Name Reservation , Postage, .. Preapplication Meeting Summary 4 Public Works Approval Letter, . . Rehabilitation Plan 4 Screening Detail , ,~ .. Site Plan , ANO• . Stream or Lake Study, Standard 4 -·~ ~ i/ty,t tJ..t/(,1,,;;;;·," Stream or Lake Study, Supplemental 4 Y'f ::~ 01, c_:j, -. Stream or Lake Mitigation Plan 4 I Street Profiles 2 Title Report or Plat Certificate • T.opography Map, . Traffic Study 2 (\ 1.l ' Tree Cutting/Land Clearing Plan 4 Urban Center Design Overlay District Report , Utilities Plan, Generalized , Wetlands Mi'"'ation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 I Wetlands Report/Delineation 4 j:;fJ tV> l.n:J.-, Jrfc ;, . -! Wireless: ~A. .... -·-..... <:. , -' "' ,... ( . }" Applicant Agreement Statement 2 AND, t1i u 91 ;/1 tJ,rvl. Inventory of Existing Sites 2 AND 3 /) Lease Agreement, Draft 2 AND, Map of Existing Site Conditions 2 ANO 3 Map of View Area , AND , PhotosimulatiDns , AND, This requirement may be waived by: 1. Property Services Section PROJECT NAME: _cwc..:.....c...:..(J,,v\.,,_--'-.P_teR..._--'-P-'-0r __ _ 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section DATE: -r__,_/""'~f-J./ (/,-46(?2;,...._ ___ _ Q:\WEB\PW\DEVSERV\Forms\Plannlng\waiver.xls 11/04/2005 ... PROJECT NARRATIVE ALLAN PRELIMINARY PLAT OEVE~OPMENT PLANNING CITY OF RENTON JUL 1 1 2006 RECEIVED ·n1e subject property involved in this plat covers an area of approximately 5.14 acres. The property is situated in the north end of the City, and bounded on the north by NE 19'" Street, between Queen Avenue NE and Pierce Avenue NE. Access to the property will be from NE 191h Street. A short cul de sac about 280 feet long will serve lots I through JO, and a private road will be constructed along the westerly portion of the property that will serve the remaining lots 12 through 16. There is a Bonneville Power Authority easement and associated utility casement traverse the northeasterly portion of the property. The project area is hilly and slopes down from north to south and southwest to Honey Creek which traverses the prope1ty from south to northwest along the southerly portion of the property. The proposed µevclopment of the site will occupy the areas with slopes less than 40 percent. This developed area is located around existing structures located on the northeast and east of the property. There are steep slopes along the southerly portion of the property measured at more than 40%. The steep areas will be protected by including them in a separate tract. Grading will follow the natural contour of the property. Large amount of grading and excavation will be required to be constructed the extension of NE 19"' Street. The excavated material is estimated at 12,600 cu yard. Majority of the material will be used as fill on site, and balance material, such as unsuitable material and ground cover will be trucked away from the site to site to acceptable disposable site. The development falls wilhin one basin. The existing surface water sheet flows to the south and southwest toward Honey Creek. The Honey Creek traverse the southwesterly portion of the site directing flows no11hwesterly. The system oultlow will be controlled and released to follow the existing swale. Detention and water quality systems will be designed using the 2005 King County Surface Water Design Manual to meet the standard release requirements. The runoff will be lTibutaiy to May Creek. The soil type of the site is Alderwood AgD, glacial till. Existing groundcover consists mainly of Alder and Fir forest, with ground cover shrubs. A soil study was prepared by Earth Solution NW, LLC, dated October 17, 2005. The City of Renton designates the site with R-8 zone. TI1e R-8 zone allows for a minimum lot size of4500square feel and a maximum density of8 units per acre. The setbacks allowed in the R-8 zone are as follows: front ya,·d 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 that is consistent with present zoning. The proposed development creates 16 single-lamily lots with a minimum lot area of4500 square feet. The smallest lot area is 4524 square feet and the largest is 10,012 square feet. TI1e dwelling unit density calculates at 6.96 units per net developed a,·ea. A public road is being considered to access lots I lhrougb I 0, and a private road is being considered lo access lots 11 through 16. The improvements will consist of short cul-de-sac and half a street for NE 191h Street extension. Public roads will be built with asphalt with curb, gutters and sidewalks, storm, sewer and water mains, lUH.l street lighting will be provided per City codes. A maximum grade of 15.0% is anticipated for the cul-de-sac. The area cover consists of several trees and under brush scattered over the entire the site. The vegetation throughout the upper terrace consists primarily of general landscaping and ground cover. The lower terrace is vegetated with dense blackberry brambles and brush, with occasional deciduous and evergreen trees. The steep slope area is densely vegetated with forest and native undergrowth. Traffic circulation and vehicular access to the property is proposed from NE 19•h Street, via a sho11 cul-de-sac and private road that would serve the proposed 16 lots. The proposed preliminary plat will be designed in accordance with City Codes and Regulations. Jill K. Ding. Associated Planner City of Renton 1055 Grady Way South Renton, WA 98055 RE: Allan Preliminary Plat-Critical Arca Rq..?;ulations Variance May 3, 2006 We request a variance from the City Development Regulations. Section 4-1-050. The variance is to allm-v ins1allation of sanitary sewer and storm drain.age mains ;-1cross steep area situated along the southerly por1ion of the site ,md to provide both se\.ver and ston11 conneclions for the proposed plan to existing sewer and stonn facilities traversing the southerly portion of the property. The following justification for lhe abovc-refcrc11ccd variance is written in a format acceptable to the I lcaring Examiner. a. r, Thnt the applicant suffers undue hardship mu/ the variance is necessm~v hecause <?/"special circumstances applicahle to suhjecl property, including size, shape, topography, and location of"s11rroundings t~fthe su~1ect proper(v;, and the strict applicatio11 of'tlw !foil ding & Zoning Code is found to depril'e su!y"ecl proper(v mmer (~{rights and privileges enjc~ved hy other proper~v owners in the vicini~v and under identical dassi{t(."a(ions" Discussion: The variance request is to :1llow i11s1allation of both sanitar)' se,vcr and storm sewer mains across fairly steep area over the southerly por1io11 of the property. There exists a sani1ary sc,vcr interceptor follo\.,ing the stream bed. which traverse the property from southeast to northwcsl. This sewer interceptor of adequate capacity to provide sanitary sewer services for the proposed subdivision. Likc\.visc. there exists a stream traversing 1hc property from southcas1 to 11orthwcst. The natural surface runoff from lhc property is directed to the stream. The development of the property into single family lots would increase the nmoff leaving lhe developed por1ion of the site. The de\'clopmcnt will provide detention facility 10 control nmoff from the developed portion equal to existing runoff. The dcvclopmenl proposes to co11vcy lhc co111rollcd runoff from ils outnow c1t the detention facility to the stream bed over the steep slopes. The llm'i: \.viii be dissipated prior to discharging i11to the streatn. h. "That the granting <~[the variance w1ll 11of lie material(v detrimental lo thr! p11hlic weUnre or injurious to the property or improvements in the vicimty and zone in which suhject proper~F is situaled " The applicant feels the variance is necessary in order to provide sanitary sewer connection for lhc proposed development and convey controlled ~tonn rnnorf from the proposed development. Thcs~ connections arc required lo ensure the rights of lhe property owner. which would be e1\joyed by olhcr properlies in 1111<.lcr the similar circu1nstanccs. There is no other c1ltcrnalive cxisls to sc-r\e the proposed development wilh sanitary sewer. Likewise. 1hc storm nmoffwill be conlrollcd and follow its natural pcllh. This proposal will nol impact or cause injurious to other propc1iics in the vicinity of the proposed subdivision. c. '1 Jhat approval shall not (."Onstilutc a grmrl of \/Wei al privilexe inconsistent with the limitation upon uses (f other properties in the viciniJy and zo1w 111 ,t'/1ic/1 thf! suhject proper(v is situalnl. " Discussion -The proposed variance is not dctrilllcnlal lo the public ,vclfare or injurious to the properly in the vicinity. The proposed outfall for both sanitary sewer and slorm smvcr provides necessary connections for the proposed subdivision. .· Mr. Neil Watts March I 'i. 2002 Elle Rain Place Preliminary Plat d. "11wt the approval as determined by !he c·;zv st1?ffis a minimum variance that will accomplish the desired purpose. ,, Discussion: TI1c approval of this variance is minimal. It is proposed lo use HDPE type of pipe for both the sanilal)· sewer and stonn mains at a shallow <lcplh in order to minimize dismption of existing vegetation along its path. TI1e installation of these two outfalls will be accomplished by hand. Based on thejustilications identified above, the applicant requests this variance from the City Code to be approved. DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone:425-430-7200 Fax 425-430-7231 1. Gross area of property: 1 214.000 square feel 2. Deduction: Certain areas are excluded from density calculations. Public street ** Private access easements** Critical Areas* Total excluded area: 3. Subtract Line 2 from line 1 for net area: 4. Divide lien 3 by 43.560 for net acreage 5. Number of dwelling units or Jots planned 6. Divide line 5 by line 4 for net density 11 657 7 634 94.515 2 3 4 5 6 113.806 square feel 100 194 square fee1 --=2~. 3=0=0 acres ---~1=6 unit/lots ------"'6,_,. 9=6 du/acre * Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes. wetlands or floodways" Critical Areas buffers are not deducted/excluded. ** Alleys (public or private) donor have to be excluded. Project: ALLAN'S PRELIMINARY PLAT Date 6-Jul-06 A. BACKGROUND CITY OF RENTON ENVIRONM FNTAL CIIECKLIST I. NAME OF PROPOSED PROJECT. IF APPLICABLE: Allan Preliminary Plat 2. NAME OF APPLICANT Christclle. Inc. Dl:vELOPMENT CITY OF REf,V,N. NING ,v,Or·t JUL 1 1 2005 RECEIVED ADDRESS AND PHONE NUMBER OF APPLICANT AND CONTACT PERSON: Applicant Agent: Jeff Ricker Christclle, Inc. 12515 Hwy 209 J,eavcnworth. WA 9882() (206) J00-5911 Mr. Tom Touma Touma Engineers r,632 South l9lsl l'bcc. Suite E-102 Kent. Washington 98032 ( 42.1) 251-0665 4 DATE CHECKLIST PREPARED: July 5, 2006 5. AGENCY REQUESTING CHECKLIST City of Renton r, PROPOSED TIMING OR SCHEDULE (INCLUDING PHASING. IF APPLICABLE) Constrnction of the proposed project "·ill begin as soon as all necessary Permits and apprm·als :ire rccciYcd from the City and other governmental J\gc11c1cs. The project ,vill be developed under one plwsc 7. DO YOU HAVE ANY PLANS FOR FIJTIJRE ADDITIONS, EXPANSION OR FURTHER ACTIVITY RELATED TO OR CONNECTED WITI I THIS PROPOSAL'/ IF YES. EXPLAIN. No. 8. LIST ANY ENVIRONMENTAL INFORMATION YOU KNOW ABOUT THAT HAS 13EEN PREPARED. OR WILL BE PREPARED. DIRECTLY RELATED TO THIS PROJECT NIA Pagclofl2 9. DO YOU KNOW WHETHER APPLIC/\TJONS ARE PENDING FOR GOVERNMENT/\!. APPROVALS OF OTHER PROPOSALS DIRECTLY AFFECTING THE PROPERTY COVERED BY THIS PROJECT'/ IF YES. EXPLAIN. No. JO. LIST ANY GOVERNMENT APPJ(OV /\l.S OR PERMITS THAT WTLL BE NEEDED FOR YOUR PROPOSAL. TF KNOWN Cily of Renlon Development Services OiYisioll Environmental Rcvie\v Preliminary and Final Plat approval Strcc1s, stonn, waler and sewer improvements plans approval Building permits for new homes. I l. GIVE ARTEF. COMPLETE DESCRIPTION OF YOUR PROPOSAL. TNCLUDJNG THE PROPOSED USES AND THE SIZE OF THE PROJECT /\ND SITE. The proposal is to subdivide approximately :i. 14 acres of la11d into 16 lots s11it:1blc for single-family residences. The property is situated in the northeast end of the City. and it is bounded by the north by NE I 91 1, Street, and Queen Avenue NE on the cast. The Plat improvements \Viii consist of a public strcc1 terminating with a cul-de-sac for the upper lots. and a private street for the Jm,cr lots. Stonn drninngc system \Viii be designed including now conlrol ;ind water quality facilities to miligatc rnnoff from lhc Site. Waler and SC\\/Cr syslcm will be included. ;ilso a complete underground utilities and lighhng. Access to the proposed development will be from NE 19"' Place and/or Q11cc11 /\venue NE. A private road is being considered to serve the Im,cr Jots ( 12 through 16). 12. LOCATION OF THE PROPOSAL Ci IVE SlJI-FJCIENT INFORMATION FOR/\ PERSON TO UNDERSTAND THE PRECISE LOCATION OF YOUR PROPOSED PROJECT. INCLUDING /\ STREET ADDRESS. IF ANY. ANll SFCTION. TOWNSHIP. AND RANGE OF IF KNOWN. IF/\ PROPOSAL WOULD OCCUR OVF'R /\ RANGE OF AREA. PROVIDE THF RANGE OR BOUNDARIES OF THE SITE. PROVIDE/\ LEGAL DESCRIPTION. SITE PLAN. VICINITY MAP. AND TOPOGRAPHIC M/\P. IF RE/\SON/\TlLY AVAILABLE. WHILE YOU SHOULD SUBMIT /\NY PLANS REQUIRED BY THE AGENCY. YOU AR NOT REQUTRED TO DUPLICATE MAPS OR DETAILED PLANS SUBMITTED WIT'I f ANY PFRMTT APPLICATION RELATED TO THIS CHECKLIST The proposed project is located in the 11ortl1ca:c;I end of tmvn. It is bo1111dcd on the north hy 1111-platlcd property. It is hounded on the cast ;md \\'CSl b~· a fairly large single fomily parcel. 11 is bounded OH soulh by Honey Creek. A 100-foot transmiss!on right of way traverses the property from south to n011h along the easterly· portion of the property. The property is located in Section 4, Township 2J Norlh, Rm1gc) Easl. W.M., in lhc Cily of Rc11ton, State of Wr1shi11glo11. Page 2 of 12 B. ENVIRONMENTAL ELEMENTS: 1. EARTH a. GENERAL DESCRIPTION OF Tl IE SITE: Hilly, Sleep Slopes b. WIIAT IS THE STEEPEST SLOP!·: ON THE SITE? The average slope of the site ranges from 12 pcrcem lo 10 percent lhroughoul lhc developed portion of the property. Slopes exceeding 40 percent exists along the southerly portion of1hc property. The 40 percent slopes will be protected and set aside as a Green Native Protection Arca (GNPA). Tract A is designed to protect the NGPA. c WHAT GENERAL TYPES OF SOILS ARE l'OUND ON THE SITE'/ IF YOU KNOW THE CLASSIFICATIONS OF AGRICULTURAL SOILS. SPECll'Y THEM AND NOTE ANY PRIME FARMLAND. According to the USDA Soil C'oascn·ation Scrvicc1s King County Soil Survey, the soil on the site is classified as Aldenvood (AgD), glacial till. These soils arc listed as type "C'". A geotechnical studies performed 011 this site by Earth Solutions NW LLC. a copy or the soil report is aUachcd. d. ARE THERE SURFACE INDICATIONS OF A HISTORY OF UNSTABLE SOIL IN THE IMMEDIATE VICINITY'/ IF SO. DESCRIBE. No c. DESCRIBE THE PURP0Slo. TYPE AND APPROXIMATE QUANTITIF.S OF ANY FILLING OR GRADING PROPOSED INDICATE SOURCE OF FILL The proposed site will be designed lo follow lhc naturnl terrain to the rm1:xinm111 extent feasible The basic topographic fca111n.:s \\ ill 1101 be altered by the proposed projccl. M<~iority of the grading for the site ,viii be limited f(ll· co11s1rnctio11 of the ro;1d. It is estima1cd approxinrnlcly 12,145 CY ofmalcrial will be graded for the road constrnction. Majorily oflhc C;'l'.cavatcd material will place 011 the lots. Unsuitable material ,\·ill be removed from the site and trucked from the site. f. COULD FROSION OCCUR AS A 1(1,SULT OF CLEARING. CONSTRUCTION OR USE'' IF SO. GENERALLY DESCR lllF There will be temporary water erosion resulting from clearing find grading for roadway. This will be mitig,1tcd by proper constmction of temporary erosion :rnd .sedimentation con1rol l~1cililics g. ABOUT WHAT PERCENT OI' TIIE SITE WILL BE COVERED WJTII IMPERVIOUS SURFACES AFTER PROJECT CONSTRUCTION? Page 3 of 12 15%1-40o/o of the site area "ill be cm crcd ,vith impervious surfaces consisting of paved streets, roofs nnd drive\vays to seryc 1hc i11di\'ldunl home. h. PROPOSED MEASURES TO REDUCE OR CONTROL EROSION. OR OTHER IMPACTS TO THE EARTH. IF ANY. 2. AIR An approved temporary erosion and sedimentation control plan will be implemented during construction of the plat improvcmcnls. This plan will include typical use of fabric fences. temporary ponds or other drainage features lo mitigate potential erosion. A. WHAT TYPES OF EMISSIONS TO THE AIR WOULD RESULT FROM THE PROPOSAL DURJNG CONSTRUCTION AND WHEN Tl IE PROJECT IS COMPLETED? IF ANY. GENERALLY DESCRIBE AND GIVE APPROXIMATE QUANTITIES IS KNOWN. Ultimately there will be 16 single-familv residents on the Sile. Approximately 160 automobiles will be associated with U1is development. These emissions will be controlled by present U.S. Environmental Protection Agency emission control regulations. Heating will be primarily by 11at11ral gas or electricity. Some of the homes may have fireplaces. These items may contribute smoke. par1ic11latc matter and heat to the ambient air. Temporary deterioration will occur during constmction due to dusL cxhausl emission and smoke from trnsh burning. These items will be mitigated by sprinkling ofslrccls 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 constmchon, 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 co111ribulc to changes in the air quality in the immediate proximity or the proJCCt. 3, WATER A. SURFACE I) IS THERE ANY SURFACE WATER 130DY ON OR IN THE IMMELJIATE 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 FEED THE DESCRJBED WATERS'/ IF YES. DESCRJBE AND ATTACH AV Al LAB LE PLANS. No. Page 4 or 12 3) ESTIMATE THE AMOUNT or FILL AND DREDGE MATERIAL THAT WOULD BE PLACED IN OR REMOVED Fl<OM SURFACE WATER OR WETLANDS AND INDICATE THE AREA OF THE SITE THAT WOULD BE AFFECTED. INDICATE THE SOURCE OF FILL MATERIAL. None 4) WILL THE PROPOSAL RE()IJll(E SURFACE WATER WITHDRAWALS OR DIVERSIONS'/ GIVE GENERAL DESCRIPTION. PURPOSE AND APPROXIMATF QUANTITIES. IF KNOWN. No 5) DOES THE PROPOSAL LIE WITHIN A 100-YEAR FLOODPLAIN'/ IF SO. NOTE LOCATION ON THE SITE PLAN. No 6) DOES THE PROPOSAL INVOLVF ANY DISCHARGES OF WASTE MATERIALS TO SURFACE WATERS'/ IF SO. DESCRIBE THE TYPE OF WASTE AND ANTICIPATED VOLUMES OF DISCHARC;E No B. GROUND I) WILL GROUND WATER 13Ic WITIIDRAWN. OR WILL WATER BE DISCHARGED TO GROUND WATERS'/ GIVI·: CiENERAL DESCRIPTIONS PURPOSE AND APPROXIMATE QUANTITIES. IF KNOWN No 2) DESCRIBE WASTE MATERIAL Tl IAT WILL BE DISCHARGED INTO TIIE GROUND FROM SEPTIC TANKS OR OTlll'.R SOURCES. IF ANY. DESCRIBE TIW GENERAL SIZE OF THE SYSTEM. THE NlJMl.lER or SUCH SYSTEMS. THE NUMl.lER OF I IOUSES TO l.lE SERVED OR THE NUMl.lLR OF ANIMALS OR HUMANS THE SYSTEM(S) ARE EXPECTED TO SERVE None C. WATER RUNOFF I) DESCRIBE THE SOURC!c OF RUNOFF (INCLUDING STORM WATER) AND METIIOIJ OF COLLECTION AND DISPOSAL. IF ANY. WHERE WILL THIS WATER FLOW'/ WILL THIS WATER FLOW INTO OTHl'.R WATERS? IF SO. DESCRII3E Page 'i oJ' 12 The drainage from the subjcc1 propc11y drains as sheet flmv from casl lo \VCSL and southwest across lhc site. No appreciable olT-silc runolT drains into the site. The now rrpm the site is di reeled toward 1hc southwest corner or the site toward the Honey Creek C:myon. Honey Creek traverses the southerly portion of1hc property. Thence the flow follows Honey Creek for several miles before it reaches Lake W:-1shingto11 2) COULD WASTE MATERIAL EN l'l'.R GROUND OR SURFACE WATERS'/ IF SO. GENERALLY DESCRJB[ As in common \Vifh urban dc\'clopmcnt, surface water quality will be reduced as urban pollutants (oil, grease. lawn fertilizer, heavy metals) enter surface and ground water more frequently aflcr development. Ground water quality and quantit, \\ill also be alTected by this developrncut. As pollutants leach into lhc soil. the quality will be a/Teet ed. The quantity of ground \\later will be reduced as the :uc:c1 of impervious surface increase. Hmvc\·er. this will not be a significa11t problem as the Site docs 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 constrnction to intercept all potential silt laden mnoff prior lo discharging inlo 11:itmal flow area. This control will remain in efTecl 11111i1 lhc ground cover is re-established and the possibilit:--of erosion is reduced to existing conditions. 4. PLANTS A. CHECK TYPES OF YEGET A TJON FOU N ll ON Tl IE SITE X deciduous trees: alder and maple X evergreen trees: fir X shmbs X grass X pasture crop or grain wet soil plants; cattail, buttercup. bulmsh. skunk cabbage. other water plants: water lily. eelgrass. millroil. other other types of vegetation B. WHAT KIND AND AMOUNT OF VEGETATION WILL BE REMOVED OR ALTERED"/ Removal of vegetation on site will be limited 10 constniction oft he road and single fomily slrnetmcs including drivcvv·a_ys. C. LIST THREATENED OR ENOANUERl'll SPECIES KNOWN TO BE ON OR NEAR TIIE SITF. There arc no known unique. rare or endangered species of nora on the Site D. PROPOSED LANDSCAPING. USF. OF NATIVE Pl.ANTS OR OTHER MEASURES TO PRESloRVE OR ENHANCE VEGETATION ON TIIE SITE. IF ANY Graded areas around future homes will rcpl:mtcd with grass. shrubs and trees common to similar residential dcvclopmenls. Page<, of 12 5. ANIMALS A. CIRCLE ANY BIRDS AND ANIMALS WHICH HAYE BEEN OBSERVED ON OR NEAR THE SITE OR ARE KNOWN TO BE ON OR NEAR THE SITE: birds: mammals: fish: songbirds small 1nammals n/a B LIST ANY THREATENED OR ENIJANGERED 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 knmvn to be a part of mignition route. D. PROPOSED MEASURES TO PRESERVE OR ENHANCE WILDLIFE. IF ANY: None 6. ENERGY AND NATURAL RESOlJRc•:s A. WHAT KINDS OF ENERGY WILL BE USED TO MEET THE COMPLETED PROJECT'S ENERGY NEEDS? DESCRIBE WHETHER IT WILL BE USED FOR HEATING. MANUFACTURING. ETC. Electricity and natural gas to mcc1 the energy needs will serve the site. B. WOULD YOUR PROJECT AFFECT THE POTENTIAL USE OF SOLAR ENERGY BY ADJACENT PROPERTIES'/ IF SO. GENERAi LY DESCRIBE. No C. WHAT KINDS OF ENERGY CONSL·RVATION 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 dcvclnp111c111 and constrnction will be implc111c11tcd, and energy conservation material will be cncomagcd. 7. ENVIRONMENTAL HEALTH A. ARE THERE ANY ENVIRONMENTAi. lll'ALTH HAZARDS. INCLUDING EXPOSURE TO TOXIC CHEMICALS. RISK OF FIRE AND foXl'I .OSION, SPILL, OR HAZARDOUS WASTF. THAT COlJUJ OCCUR AS A RESULT OF THIS PROPOSAL? IF SO. DESCRll3E. ' No. I) DESCRIBE SPECIAL EMERCil•NCY SERVICES THAT MIGHT BE REQUIRED. N/A Page 7 of 12 2) PROPOSE MEASURES TO REOlJCE OR CONTROL ENVIRONMENTAL HEAL TH HAZARDS. IF ANY: NIA B. NOISE 1) WHAT TYPES OF NOISE EXIST IN TIIE !\!IBA WHICH MAY AFFECT YOUR PROJECT? The most frcq11c11t source of noise on the site is vehicular traffic originating from NE 19 1h Street silmllcd along the north boundary of the site. and its intersection with Queen /\venue NE. 2) WHAT TYPE ANI) LEVELS OF NOISE WOULD BE CREATED BY OR ASSOCIATED WITH TIIE 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 tcmpormily increase the noise levels. The completed project would result in a slight increase in ambient noise levels in the vicinity. Limited constrnction activities on site to cla.'.', light hours during \\-'cckdays only. 3) PROPOSED MEASURES TO RED UCL· 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'/ Single Family. B. HAS THE SITE BEEN USED FOR AGRICULTURE'/ IF SO. DESCRIBE. No C. DESCRIBE ANY STRUCTURES ON Tl IE SITE. There is a single family resident mid detached garnge occupy the property. There is an m1:-,,:iliary building also occupy the property. Existing strnc1mcs arc served from NE l 911 ' Street D. WILL ANY STRUCTURES BE LJFMOL.ISI IED? IF SO. WHAT? Yes_ the auxiliary structure and detached gar;1gc will be demolished. E. WHAT JS THE CURRENT ZONIN(i CLASSIFICATION OF THE SITE? R-8 F. WIIAT IS THE CURRENT COMPRDIENSIVE PLAN DESIGNATION OF THE SITE. The City Comprehensive Plan dcsign;1tcs the site as single family residential with maximum or 8 units per acre. Page 8 of 12 G. JF APPLICABLE. WHAT IS THE CURRENT SHORELINE MASTER PROGRAM OF THE SITE? NIA DESIGNATION H. HAS ANY PART OF THE SITE BEEN CLASSIFIED AS AN "ENVIRONMENTALLY SENSITIVE" AREA. IF SO. SPECIFY. The presence of steep slopes greater lhan 40 percent is considered as "Sensitive Arca''. A separate tract \viii be considered to protect the scnsi1ivc area. I APPROXIMATELY HOW MANY PEOPLE WOULD RESIDE OR WORK IN THE COMPLETED PROJECT? The development of 16 lots will increase lhc populalion lo approximalely 32-34 people. J. APPROXIMATELY HOW MANY PEOPLE WOULD THE COMPLETED PROJECr DISPLACE'/ None K. PROPOSED MEASURES TO AVOID OR REDUCE DISPLACEMENT IMPACTS. IF ANY NIA 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 arc consistent \\'ith current zoning. 9. HOUSING A. APPROXIMATELY HOW MANY UNITS WOULD BE PROVIDED. JF ANY? INDICATE WHETHER HIGH, MIDDLE OR LOW-INCOME HOUSING. 16 new single family homes will be built for a middle income housing. 8. APPROXIMATELY HOW MANY UNITS. IF ANY. WOULD BE ELIMINATED? INIJICATE WHETHER 111011. MIDDLE. OR LOW-INCOME HOUSING. None C. PROPOSED MEASURES TO REDUCE OR CONTROL HOUSING IMPACTS. IF ANY None 10. AESTHETICS A. WHAT IS THE TALLEST HEIGHT OF ANY PROPOSED STRUCTURE(S). NOT INCLUDING ANTENNAS? WHAT IS THE PRINCIPAL EXTERIOR BUILDING MATERIAL(S) PROPOSED? 16 single-family homes will be buill. Heigh! lirnilalion will conform lo lhc Cily building codes. Page 9 of 12 B. WHAT VIEWS JN THE IMMEDIATE VICINITY WOULD BE ALTERED OR OBSTRUCTED? None C. PROPOSED MEASURES TO REDUCE cm CONTROL AESTHETIC: IMPACTS. IF ANY None 11. LIGHT AND GLARE A. WHAT TYPE OF LIGHT OR GLARE WILL THE PROPOSAL PRODUCE'/ WHAT TIME OF DAY WOULD IT MAINLY OCCUR? Street, homes. automobiles and yHrd lights will increase light and glare in the area upon completion of the project. Illumination would occur during nigh1 time. 8. COULD LIGHT OR GLARE FROM HIE FINISHED PROJECT BE A SAFETY HAZARD OR INTERFERE WITH VIEWS? No C. WHAT EXISTING OFF-SITE SOURCES OJ· 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 INFORMAi. RECREATIONAL OPPORTUNITIES ARE IN THE IMMEDIATE VICINITY? Gene Coulon Memorial Park west or tl1c site a11d within a mile and half from I he site. May Creek Park north oflhc site and wilhin a mile li·o1111hc silc 8. WOULD THE PROPOSED PROJECT IJISl'I.ACE ANY EXISTING Rl'CREATIONAl. lJSFS'I 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. TF ANY None P:igc I II of I) IJ. HISTORIC AND CULTURAL PRlcSlcRVATION A. ARE THEY ANY PLACES OR ORJECTS USTED ON, OR PROPOSED FOR. NATIONAL. STAIE OR LOCAL PRESERVATION REGISTER KNOWN TO BEON 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 C. PROPOSED MEASURES TO REDUCE OR CONTROL IMPACTS, IF ANY: NIA 14. TRANSPORTATION A. IDENTIFY PUBLIC STREET AND IIIGIIWAYS SERVING THE SITE. AND DESCRIBE PROPOSED ACCESS TO THE EXISTING STREET SYSTEM. SHOW ON SITE PLANS. IF ANY: There will be a shon public street terminating \'l'ilh a cul-de-sac will be constrnctcd. Extension of NE 191h Street from Queen Avenue NE and Pierce Avenue NE will result from this development. The new access slrcct will be built in accordance with the Cily's street standards. B. IS SITE CURRENTLY SERVED UY Pl/ULIC TRANSIT? IF NOT, WHAT rs THE APPROXIMATE DISTANCE TO THE NEAREST TRANSIT STOP. Metro Buses 114 serve the area at Union Avenue NE. approximatelJ' half a mile from the site. C. HOW MANY PARKING SPACES WOULD THE COMPLETED PROJECT HA VE'/ HOW MANY WOULD IT ELIMINATE? On~sitc 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. Yes. NE 19 1 h Street will be extended from i1s intersection with Queen Avenue NE to the \vest. as a half street improvements. and connect to the c . ....:tcnsion of Pierce Avenue NE. A short public street. Queen Court NE. terminating wilh a cul-de-sac will be built to provide access to nine of the proposed lots. The remaining five lo1s will access through <l pri\"atc street situated at the weslcrly portion of lhc property The streets will be built in accordance with the City of Renton Street Standards. E. WILL THE PROJECT USE WATER. RAIL OR AIR TRANSPORTATION? IF SO, GENERALLY DESCRIBE. No. Page 11 of 12 F. HOW MANY VEHICULAR TRIPS PER Ill\ Y WOULD BE GENERATED BY THE COMPLETED PROJECT? IF KNOWN. INDICATE WHEN PEAK VOLUMES WOULD OCCUR. Assuming 10 ADT per single family dv.dling. the project will gcncralc approximately 140 trips per day based on peak hour volumes. The peak Yolumcs will occur during the morning and afi.crnoon commuting hours G. PROPOSED MEASURES TO REDUCE OR CONTROL TRANSPORTATION IMPACTS. IF ANY None. Trnffic condition on adjacent s1rcc1s arc operating at adequate level. 15. PUBLIC SERVICES A. WOULD THE PROJECT RESULT IN AN INCREASED NEED FOR PUBLIC SERVICES'/ IF SO. GENERALLY DESCRIBE. The addition of 16 new residences will be insignificant impact on existing public services. B. PROPOSED MEASURES TO REDUCE OR CONTROL DIRECT IMPACTS ON PUBLIC SERVICES. IF ANY: None 16. UTILITIES A. INDICATE UTILITIES CURRENTLY AVAILABLE AT THE SITE Electricity. natural gas. water, sanitary .~c\,cr. refuse service. telephone. B. DESCRIBE THE UTILITIES THAT ARE PROPOSED FOR THE PROJECT. HIE UTILITY PROVIDING THE SERVICE AND THE GENERAL CONSTRUCTION ACTIVITIES ON THE SITE OR IN THE IMMEDIATE VICINITY WIIICII MIGHT BE NEEDED. Power & Telephone arc 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 \Viii be pro\·idcd by US Wcsl Communication. The water and sanitaf)' sc\\.'Cr systems will he provided by the developer for the Site. These systems \\'ill he built according lo the City of Renton slambrds and specifications. A stom1 water drnirn1gc syslcm will be constrnc1cd as required by the City of Renton. Surface ,vatcr will he designed in accordance with 2005 Ki11g Coun1:-,: Surfocc Waler Manual. C SIGNATURE The above answers arc lmc and complete to the best my knowledge. I understand that the lead agency is rcl:yi11g 011 them to make its decision. Agent for the Applicant Date Submitted Page l2ofl2 .. CONSTRUCTION MCTJGA'l10NPLAN < \ . . . . . FOR ii. ·· .. ··.·•·•·.··•·• · ... ·•·•···•··· Al;l;EN PREUMINMYPLAT· I DEVELOPMENT PLANNING CITY OF RENTou JUL 1 1 20G3 RECEIVED CONSTRUCTION MITIGATION PLAN For Allen Preliminary Plat PROPOSED CONSTRUCTION DATES The proposed construction of the road and ulililies on the project will proceed once the final construction drawings are approved by the City of Renton. and all applicable permits are received. TI1is construction will be performed under one contract for the cul.ire dcvclopmcnl 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 t.hc City. HOURS OF OPERATION The hours of operation will be limiled lo hours between 8:00 am lo 5:00 PM. These hours may be shortened or lengthened with the approval of the City of Renton Dcpar1menl of Public Works. Typically, construction of this nature will occur during the daytime hours. 5 or 6 days a week. PROPOSED HAULING/TRANSPORTATION ROI/TES 111c earthwork anlicipated on this project encompasses excavation of roadway right of way and filling port.ion of the property for construction the internal road and adjacent lols. TI1c e:uthwork presents a balru1ced condition. All vegetation and non-marketable small trees will be chipped and hauled off site lo an approved disposal site. Stripping (topsoil) lhal may be taken from the site area depending on the quality of tl1e material. If the material is acceptable. ii may be spread along lhe front and back of the lots for planting of lawns. In tl,e event disposal of the chipped material is required, then the hauling and disposal will be to an acceptable site. as allowed by lhe City of Renlon. All marketable lrees are cut and removed from the site. Tite hauling and transportation routes will be mainlv ,·ia NE 19'" Street. and east lo Union Avenue NE. The hauling will be limited to excavated access material and ne,, m,1tcri,1l lo be used for construction of the plat improvements. CONSTRUCTION MITIGATION Conslrnction equipment used on this site will be typical backhoes, CAT. grader. and roller. The equipment ,,,ill be used in accordance with the City of Renton requirements. The measures to be implemented during construction lo 111i11i111izc dust, traffic and transportation impacts. mud. noise. etc. will be adhered lo the mi ligating measures proposed 1111dcr the SEPA requirements. Erosion conl.rol measures will be implemented during constrnction. such as silt fences. temporary ditches and ponds. Detail erosion plans will be prepared showing control E1cilities. COMMITMENT FOR TITLE INSURANCE Issued By DEVEJ.Op1_,1ENT ,, . CITY oc ,.:..,J L.1\1'\J;\Jit•/!7: ' ,tc,\/fQ/,J ··' FEB 21 2D06 RECEIVED 2702 Colby Avenue • Everett, WA 98201 425.252.1222 1501 4th Avenue, St~itf:'.· 308 • Seattle, WA 98101 206.233.0300 ...__ _________ "·"··· . "" __________ ___. Form 1004-251D (Rev. 10/03) URIGL\lAL Attest: Lc1wycrs 11:k, ::is,~ra1ce Cc:Tiora:,on a. V1·Jir1a Co·oc12ticr, hae,ri cc:}le'.:I t'le Corr,pc1riy, for a v81u8ole cc·1s,r1er2t1on ne;··et·y c.orn__, ts to ·~sl.e i•s po icy or r,ok1cs :Jf t,'.IC' F1;;,1rdice, 8S ,:1~--,l f1,:,::J 1., '.'>-:hP.rl .. ,le A. :-1 f.c:,v:l· of ere rroposeC l"sured rarried ir, S:;!1,_-,:11_, } .'.\ 8S C"i,"lC or ··01-:frqee of tre '':. D'2 c 1rter':~; ':,1 12;'-:d ··,e·~·t:v 1", lite lcw:J o:;sc.ri'')2d or refe: ,.~,:I hi;·. Sc'lPl)uie A .1pr,n payrnerir c;'. '.he ~.r2n--.· .. rns :ff:J ,:.h:i1\1os u-,,·,:e·c a ,.:1t,_c:~-:·.> \ .J"'d ccr::!1'.ior,s c1,:J st v, c1\1c,s si1cvr, il,..:·rc1•1, :r-2 Excl,1s:o'ls b:::im C::,,er?.·;JP.. 11,; S:t-1':du!e 8 ~-,,C2iJ\1or;c; cir':j tl•t, ,,n1: ,t_ u·,, --·i , ,f '.he, or .. :::,; cir :,ol;c 2:: ;··~c.ueste::l (.See ·-::·verse sice or '.i11s cc,,-: .. c,;1c ··,side:;' r::1:~ cr":er f(l'" r,r, 1te(J :::_:,;c usions r·:J1r• C .. l'. ''C·]'-" ~ir ,J Ser ·;c.11e '..l u:'>~i::t1,~,r.s ccr"L 1n>:'··1111 vcH;(,us po icy fc.rrns) -lli'., :;._,111m1tn,,_·rii_ s'.1:''I h,:, ..-t'f",C"'~ rml'i ",,:r-1 ·l,2 ic,~ni1'.y cf H)(; p :;,f.f lrisl:·;;c c1r1J l"le CHIFJU ,, v :1, pr.:, :ice,; -.-,:;11 t·~C br na·.•2 8,=en 1nse•l2J 1;· :;i:;11·:·:_!,_.lc· .'\ c I)·: t.·"' :>,rn.:,,,-,1. E,,ti0 -,r .-. ti''' i FY1(: r:' 1:A issuance uf th1:, C:c .... · ,,:rr -~r··t I))' e>l ,,s~q . .1e."·l e11docr2mPcit :,nr: 1~ -~1,t·w:::1 ·c :he:, ..=o:J,-:J1:10·1 ::-; ,1,--J S ... _!l,d,,_,ns c,-1 '. ,e ba ~i.., or '11 s cov·,::r Til1:, C..;1r;r;1 t:--'13 t·,;c, 1s,,.;Jt:U, :J' ·,1,, l'.c,l'c:> .:,r ~," -c,c .. :)· t t,~ llSll"3rce driri a,11 :;it; ,ily i.li,U ,:,,, ::1c,1 ::,::;; t1,-211wl-", ,;;·.:,Ii --:,,-isc, :1,1rl IPrr11it1a'.e 1 ,j,i-.•,; c11:_-· , ,·I ,ici'.e 11.:· F-:Jt -, ,,,1121 ·r ,-_ pr;' r,r r:r,liciE,~, ,~0mm1tted fr;.r s1a I 1ss,1r} wi1 .:_;--c·.-.;• f""s! L XL·rS, pr0•;1d~d th.11th>, '.~r u,.~ t::, i~·_.,w ~-::11 1: _/1':'-/ ,r ·~ ,.::s s :'J\ t· ·~ tc,,_: I c·f u·,e Cumpciny LAWY1:RS TiTLE INSURANCE CORPORATION __ ........... , ....... ,,,,. _--\~S.IJR_iiN '1,1 ~' SecretaryU ;:~~\·:··.··~? .. ~~\ 1/ciC-£.AI ·,o', t~/.., ll"L_]5J 1,} ..>\ 1925 ./~J By ~ ). &,.,,. ,{,~ ;J.._ '11111,~~~~;~~~-~·:~;~ __ / ,,.,, ....................... -- NOTE: THE POLICY COMMITTED FOR MAY RE EXAMINED BY INQUIRY AT THE OFFICE OF RAINIER TITLE AND A SPECIMEN COPY OF THE POLICY FORM (OR FORMS) REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST. RAINIER TITLE IS AN ISSUING AGENT FOR LA'WYERS TITLE INSURANCE:. CORPOHATION, a Lend/1.merica company President Rainier Title Eastside Title Unit Bill Quast, Eastside Title Manager Shawna R. Cruikshank, Sr. Title Officer • Linda Burbach, Title Officer Suzanne Desseau, Title Officer • Lisa Weber, Title Assistant Direct: (425) 283-1420 • (866) 290-5196 • Fax: (425) 637-9820 Email: ctu@rainiertitle.cpm 1501 4'" Avenue, #308 • Seattle, Washington 98101 SECOND REPORT SCHEDULE A Order Number: 388765 I. Effective Date: JANUARY 12, 2006 at 8:00 A.M. 2. Policy Or Policies To Be Issued: ALTA Homeowner's Policy, (10/22/03) Homeownel"' s Resale Rate Amount: Premium: Tax: Proposed Insured: Jeff Rieker, a married person, as a separate estate ALTA Extended Loan Policy, (10/17/92) Simultaneous Rate Amount: Premium: Proposed Insured: To Be Determined $800,000.00 $1,672.00 $143.79 To Be Determined To Be Determined 3. The estate or interest in the land is described or referred to in this Commitment and covered herein is: Fee Simple 4. Title to said estate or interest in said land is at the effective date hereof vested in: Roger L. Allan and Patricia A. Allan, husband and wife 5. The land referred to in this commitment is described in Exhibit A. Page I of 11 Order Number: 388765 Rainier Title, Agent for Lawyers Title Insurance Corporation By: Bill Quast, Sr. Title Officer, Unit Manager Pagc2ofll Order Number: 388765 EXHIBIT A The East half of the Southeast quarter of the Northwest quarter of the Southeast quarter of Section 4, Township 23 North, Range 5 East, W.M., in King County, Washington. End of Schedule A Page3 ofll Order Number: 388765 SCHEDULE Bl There will be no standard exceptions to the Homeowner's Policy to be issued. I. The following are the requirements to be complied with: A. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. B. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. NOTE: FORMAT: Effective January I, 1997, and pursuant to amendment of Washington state statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. Margins to be 3" on top of first page, l" on sides and bottom, l" on top, sides and bottom of each succeeding page. Font size of 8 points or larger and paper size of no more than 8 Y," by 14". No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: Title or titles of document. If assignment or reconveyance, reference to auditor's file number or subject deed of trust. Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any. Abbreviated legal description (lot, block, plat name or section, township, range and quarter section for unplatted). Assessor's tax parcel number(s). Return address which may appear in the upper left hand 3" top margin. II. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this commitment. B. Any policy issued pursuant hereto wi II contain the Exclusions From Coverage and, under Schedule B, the standard exceptions as set forth and identified as to the type of policy on the attached Schedules of Exclusions & Exceptions. End of Schedule Bl Page4ofll Order Number: 388765 SCHEDULEB2 Special Exceptions: I. Payment of real estate excise taxes, if required. The property described herein is situated within the boundaries of local taxing authority of: City of Renton. Present rate of real estate excise tax as of the date herein is I. 78%. 2. General taxes and charges for the year 2005, which have been paid. Amount: $4,213.45 Tax Account No.: 042305-9038-01 Levy code: Assessed value of land: Assessed value of improvements: 2104 $226,000.00 $127,000.00 3. General taxes and charges for the year 2006, in an amount not available from the County at this time, not yet payable. Tax Account No.: Levy code: 042305-9038-0 I 2104 4. Notice of tap or connection charges which have been or will be levied against the land as disclosed by recorded instrument. Inquiries regarding the specific amount of the charges should be made to the City/County/ Agency. City/County/ Agency: Recorded: Recording No.: City of Renton December 3, 1986 and December 2, 1994 8612031455 and 9412020474 5. The matters relating to the questions of survey, rights of parties in possession, and unrecorded liens for labor and material have been cleared for the loan policy which, when issued, will contain the 100 endorsement. 6. Informational Note: The legal description in this commitment is based upon information provided with the application for title insurance and the public records as defined in the policy to issue. The parties to the forthcoming transaction must notify the title insurance company, prior to closing, if the description does not conform to their expectations. 7. Deed of Trust and the terms and conditions thereof: Grantor: Roger L. Allan and Patricia A. Allan, husband and wife Trustee: First American Title Beneficiary: CBSK Financial Group, Inc., dba American Home Loans Original amount: $125,000.00, plus interest and penalties, if any Dated: January 30, 2004 Recorded: February 9, 2004 Recording No.: 20040209001660 Pagc5ofll Order Number: 388765 8. Deed of Trust securing a line of credit, and the terms and conditions thereof: Grantor: Roger L. Allan and Patricia A Allan, husband and wife Trustee: First American Title Insurance Company Beneficiary: CBSK dba American Home Loans Amount: $100,000.00, plus interest and penalties, if any Dated: January 30, 2004 Recorded: February 9, 2004 Recording No.: 20040209001661 We must have proof submitted that indicates the lender has been directed to freeze the account at the time of the pay-off request. Also the closer must, when they send the pay-off check, send a transmittal letter that unequivocally directs the lender to release the mortgage or forward documents for reconveyance. Beneficiary's interest has been assigned: Assignee: First Tennessee Bank National Association Recorded: May 14, 2004 Recording No.: 20040514001993 9. Judgment in King County: Against: In favor of: Jeffrey Rieker dba Sunset Construction Knoll Lumber & Hardware Inc. Amount: Entered: $2,422.68, together with interest, costs and attorney fees, if any February 22, 1998 Judgment No.: Superior Court Cause No.: Attorney for creditor: Assigned to: Dated: Recorded: Recording No.: 98-9-03002-5 98-2-00925-0 Helm, Helm & Lovejoy Star Insurance Company June 11, 1998 July I, 1998 9807011258 The above Judgment(s) create(s) a lien on the premises only if the Proposed Insured herein is the same person as the Judgment debtor. THE COMP ANY MUST BE PROVIDED WITH A PROPERLY COMPLETED IDENTITY AFFIDAVIT 5 DAYS PRIOR TO RECORDING. AFTER THE COMP ANY EXAMINES THE AFFIDAVIT, A SUPPLEMENTAL REPORT WILL BE ISSUED. 10. According to the application for title insurance, title is to be acquired by Jeff Rieker, a married person, as their separate estate. To insure title as requested, free of the community interest of the non-participating spouse, the Company will require a quit claim deed from the non-participating spouse to the proposed vestee. The disclosure of the non-participating spouse's identity may cause the estate or interest acquired by the vestee to be subject to matters disclosed by a search of the general index. Page6ofll Order Number: 388765 11. Easement and the terms and conditions thereof: Grantee: Defense Plant Corporation, a corporation erected by Act of Congress entitled "Reconstruction Finance Corporation Act" approved January 22, 1932, as amended and its assigns Purpose: Area affected: Recorded: Recording No.: Right of way Portion of the herein described land September 30, 1943 3338784 12. Easement and the terms and conditions thereof: Grantee: Purpose: Olympic Pipe Line Company, a Delaware corporation Pipe line Area affected: Recorded: Recording No.: Portion of the herein described land September 25, 1964 5791084 13. Easement and the terms and conditions thereof: Grantee: Olympic Pipe Line Company, a Delaware corporation Purpose: Right of way Area affected: Portion of the herein described land Recorded: April 10, 1973 Recording No.: 7304100549 14. Agreement and the terms and conditions thereof: Recorded: February 14, 1975 Recording No.: 7502140608 Regarding: Liquid Petroleum Products Pipe Line Penni! 15. Easement and the terms and conditions thereof: Grantee: Purpose: Area affected: Recorded: Recording No.: City of Renton, a municipal corporation Public utilities Portion of the herein described land December 7, 1984 8412070650 16. Covenants, conditions or restrictions, all easements or other servitudes, and all reservations, and all assessments, if any, set forth by instrument: Recorded: January 14, 1991 Recording No.: 9101140964 End of Schedule B2 Page 7 of ll Order Number: 388765 Additional Notes: A. Abbreviated Legal Description: 4-23-5, Pin SE 1/4 B. Property Address: 3629 N.E. 19th Street Renton, Washington 98056 C. Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, telephone, gas, electricity or garbage and refuse collection. D. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. E. Unless otherwise requested, the forms of policy to be issued in connection with this commitment will be ALTA 2003 policies, or, in the case of standard lender's coverage, the CLTA Standard Coverage Policy-1992. The Owner's Policy will automatically include the Additional Coverage Endorsement, when applicable, at no additional charge. The Policy committed for or requested may be examined by inquiry at the office which issued the commitment. A specimen copy of the policy form(s) referred to in this commitment will be furnished promptly upon request. F. This is a sale transaction. The specific discounted rate classifications applied to the owner's policy, and any lender's policy also requested for this transaction, are disclosed in Schedule A of the preliminary commitment. Other discounted rate classifications may apply, including the: Residential Resale Rate Combination Rate Short Term Rate Prior Title Evidence Rate Builder's and Subdivider's Rate Simultaneous Issue Rate Attached is a brief description for these rates. PLEASE INFORM YOUR TITLE OFFICER IF YOU THINK YOUR TRANSACTION QUALIFIES FOR ONE OF THE LISTED DISCOUNT PREMIUM RATES. You may reach your title officer at: Bill Quast, Eastside Title Manager • Email: etu@rainiertitle.com Direct: (425) 283-1420 • Fax: (425) 637-9820 Page8ofll Order Number: 388765 Order No. 388765 Discounted Rate Disclosure Addendum ~ Sale This is a sale transaction. The specific discounted rate classifications applied to the owner's policy, and any lender's policy also requested for this transaction, are disclosed in Schedule A of the preliminary commitment. Other discounted rate classifications may apply, including the: Residential resale rate -To insure the buyer on a sale of an existing one-to-four family residence or condominium. Short term rate -If a title policy has been issued ,vitl1in the last five (5) years. Prior title evidence rate If a copy of a prior title policy or commitment issued by any title company is submitted with an order for title insurance upon land without a l-to-4 family residential structure. Builder's and Subdivider's Rate -If the land has been or is to be divided; if the proposed purchaser/ developer builds for resale or lease; if divided parcels are being sold or leased; or for standard owner's policies following completion of construction. For a lender's policy insuring a development loan on land which has been or is to be divided and for a lender's policy insuring a construction loan. Simultaneous Issue Rate If an additional lender's or ov,mer's policy is issued at the same time as the purchaser's policy, only a small fee is charged for the same coverage type and amount as the owner's policy. PLEASE INFORM YOUR TITLE OFFICER IF YOU THINK YOUR TRANSACTION QUALIFIES FOR ONE OF THE LISTED DISCOUNT PREMIUM RA TES. You mav reach vour title officer at: Bill Quast, Eastside Title Manager • Email: etu@rainiertitle.com Direct: (425) 283-1420 • Fax: (425) 637-9820 Please acknowledge your receipt of this rate disclosure by signing below. Name:------------~ Name: _________ _ Date: Date: Please return to Company at: 1120 lll'b Ave. N.E., Suite 440, Bellevue, WA 98005 Page 9 uf 11 Order Nnmber: 388765 Rainier Title PRIVACY POLICY We Are Committed to Safeguarding Customer Information In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such infonnation -particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include; • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • lnfonnation about your transactions with us, our afiiliated companies, or others, and • Information we receive from a consumer reporting agency. Use of Information We req_uest information from you for your own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: {I) as necessary for us to provide the product or services you have requested of us; or (2) as pennitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthennore, we may also provide all the infonnation we collect, as described above, lo companies that perfonn marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your infonnation. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that infonnation to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your infonnation will be handled responsibly and in accordance with this Privacy Policy. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Page !Oofll Order Number: 388765 cc: John L. Scott -Kent North-Darlene Figg 1/0 Rainier Title-Jan T. Touma Engineers-Tom 1/1 Page 11 ofl I Order Nwnber: 388765 i I I H .I.C I ... I Order No . .3&32b5 \91i!8 s, ... 0 77 ..C - \ \ I t'I·\<> I I ~~} <S n \ °'$' o.~! ..C - \ \ 97 .I.C - \~, \i\ \'{ \~ \ \ ~ a• ~c ""' . \ ' \ \ Jffe ~ ' \ 2702 Colby Ave., Everett, WA 98201 Phone (425) 252-1222 Fax (425) 259-4112 t N ~~I ""' $ 042300 I \ 'd' ~' \ ' \ ' I 3.80 .I.C ... This sketch is provided without charge, for your information. It is not intended to show all matters related to the property including, but not limited to: area, dimensions, easements, encroachments or location of boundaries. It is not a pat of, nor does it modify, the commitment/policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information COMMITMl::.i·J. ,:._:o~~UI l U,% AND STIPULATIONS 1 2 3 4. The term mortgage when used herein. shall include deed of trust If the proposed insured hJs or acqu11es o:::t1.Jc1I knowledge of any thereon covered by th:s Co.11mitme"1: othei-than those shown iri '. shali be relieved from liaoili;y br any· loss or domage resultir0 g fr knowledge If the r,roposed insur<?.d sh2II :::i'sclose such k1owlec P.nr:umbranr.e, adverse claim or other matter. the Company .:it relieve the Company from liability p1·ev10.1sly incurred purs~1ant tc Liabilit~· of the Company under this Co111r111:rre·11 sball be only to policy or policies co1rinitted for and only far actual loss incurred eliminate exceptions shown 111 Schedule B. or (c) to acquire or c1 l1ab1lity exceed !lie ar710L"lll sli:11Pd in Sr.hP.dU!P. A for the policy Stip1..:lations, and the [xclus1vrl'.:> '1:.Jr:1 Crn1er<Jge of the form of reference and are made a µar: of !his Commitment except as exr Any action or aclions ur r1gh'.s of nction 1'1:it he woroserl 'r~,1,r interest or the status of the mortJage hereon covererl by '.his Co SCHEDULE• The 111a1tcrs listed below each pol:cy !orrn arr. r.xpressly excllJl!ed fror cxpc1ses which arise by re<Jsor1 H1ereof 2 J 2 3 4 5 6 ' AMERICAN LAN[ (d) Ariy law. ordlnan:::e c,r g0,1ernrnental 1·20ulation (includ:1:g bu o, relat:ng to (i) the occuoa1·,cy, use or eqoy.1c11t ::if the i8nd. {i a separation in ow.'lcr·sh1p ·.Jr a cnm;gc 11; tlE.' J mcns,cn;; or· 21e:, effect of any violation of these lows. o:d,mrnccs or ;i:::ivc.i-rn,cnta, a, encumbrcn1cc rcsult1111J f;-011 a v1ol2l10r. :y ailc;J2d -.,1ola'.10:1 " ;=,01,ce power not excluded by ·~a) above. ex,::r!pt to t·1e exli:-:'1'. U·,;;: cir· alleged violat 011 affecting the l.:md has t:,~;P.;1 rec:irded 111 thP. D Rights o' er1i:h.'r1t Uun·<J1n urJess 'HiticP o'. the i!XP.rCISP. thereo: :- wf11ch h2s occ.1'rc,d ,,rior to :Ja'e of f'o'iry whic'l would be binrl1n L.>cfl:'cts l1e1'::;, f_·:r·,c:t1ir·t;.raricPs. '.iGvers': '.'l2ir:·.5 r)r c:ther m;:itlr:rs ·wt rec:n.!ed 111 Hie! r:.i':ik iP.t::-:'r.~. al rJal? -:if r'olir::y but i.;nov-111 L· dc-;tc llic ,r··s1..,1cJ ,.t:1ii:·ar1l l:c:c.:1;-1t: :1·1 ,:1'.~1nc:i :ff,dP.r '.his pclic:y< o' ~o:1c:y '.cxc ... ·p\ tu ll-c :.:x:_c;rt -h.--11 t·1:~. p'.1.1cv ri:::.t.res "H~ :1:ic11 Tsdt111g irl ::.iss 01 daJT"<J;J2 •,vf11c,1 w:i.1ld .1:;t ·1;:1/e b?.P.! s.J?Jaw,1~: ~.r:cr1fo1cec1l:11ily c,f H:e ,if-'r' cf ;h(, i1·.s1_.i-.?d mortoage ts::-.. :w.e 8 'J'i,n:.:: ui t·1e l'HiebtP.dr;c:s'.~. to c.0·11rly wi'.h .::;ppk::able :lc1na bus1, l;r,•c;I d1ly o: t.r1:-,rlf.::,:c:e;-;hll:ty cf the'! lien of '.(1e i11sLir8d mo,·t:;ic1g8 upc,ri :1s1Jr-y rir 3'1Y :::onsurner uedi'. 1)rotection or truth ·n l2ncl:ng Ar·1y s'.;-;tutor"J ],fT hr sP.rviu_,,, .. l.sbc: J' rnateric1 s (or '.he ciciin' 2r,s1,-1g him a1, iTT,pr::ivc,'"t1Ant (1r ·,vor'\ r':'l.:t:eo to the land which 1~ by pror.P.erls of '.he inCebtech<?Ss s2c"ired by tl'8 nsured 1~1ortga~ Any daim, wh:ch a(s,c,s out of the :i"ansac; 0;1 ccc1t.1;g 11:e intc insolvency. or simil:Jr creditors' 1·1ghts ;8'NS. tl'81 1 s C8scd :J'l. (3) :he transacfon uea\in'] the 111'.01·:-$t o-: tl'C 1risu:cri m::i1g;,-;gr (h:, the c,1.1bordinc1·:-cn o' the interest ::if the wsurul 1wytgo9cc a (c) the tra11sact,cn crevti,19 th::; 111:ercst o' tl'.c nsu.rcd mo·tgag: (i) 1o ti11ely record the instrnmer,t of trai1s<er, or (1i\ of such rec0rdc1:1on to 1moart :1otice to c1 our·chaser for CL TA Sn (;.i_J A.n•/ ia·,,1, ordin:,1'ce 01 J::iv2rn'lentc1' :·ei;1...l:.::t1011 (1r,cluc1,ng I; er relatirg ta '.il tre o,-:-:n pc1ncy use. or c,1joy1Tc11t ::if tl1e laid ·'.11 a separation i11 owrk!·'S:'l1p :Jr;: CIJl'J::' 1r· tJ'C J:mcns er:;; ·:Ji-&i·c, effect of a:1y vio:at1011 cf !hes:: 8WS. 01·::Jwanccs or go·vcrnrnu·tc1 :Y encumbrance rer-u:11119 frorn cl ·~.clotion or c1l'cJcd v·olati,Jll c:ff1 (bl An)" covern;~1ent;:,I pol,ce power not cxciuded by (a; above, result;ng f1c:-n ct '.'·Cl?tio1-, c,r ollC\Jed v1ulat1on affec'.1119 the la:1d he Rights of Nni-1,:.s 1t ·:lo1:,;:i111 u:,icss ·10\1cc o' tl1e exerc,se t!1c-rc0f ;· ·.vhich has occurred 01·1,jr to ::.1a:e of Pu icy whic1 would be hr1d'r1 Defects. liens, e·1curn':..ir,m,:::c::;. cJdvn;;r: c.l?.in;s or ott·,2r m;,,tf2rs· (a) whelt'2r or :10'. rt-:::ord2c II". thr: r1:hlic rr,c:,.·rls at n;,,te of Pol (b) nut krwwil to ·he Compcrny ·w1 ,-,:cc·ded ·r tt-"e pt.hli,---: re:.:~ by Lt:e dl'.ou;ed cli:1:111::'1:1: pr :J' tr, :hP. :fa:r, the insure('. d;:iim.1• (CJ ·esult1r1g !II r10 loss or dam<'I\Je lo thP insured cla;m;;int; {d) a:tad1111g o: cr9a'.ec subseque;it to D:1tR of Pclicy or ,:c) ~esul'. ng 1·1 b_;:~ er d:-:1:ncoqr~ wt111::1 woulrl ,ot h:-1vr~ hfien c,1 1risured by this rio;1cy Jn2'1for:-:P.ah·l1ty cf the !iff :;f ·hie ir: ... red rnortgoge because o· ownw of ihe i:1debiedn9cs tc r::J·111,,!'.J wi:h the app11cable clo,ng b lnval:dity or u:181fo1·ceabdilj ,f t·ie l,e:1 o~ :he i1'SL'reci 1· 101igc1gc upon usury or any consi...rnc,-·:re0i: prote::;ll,:w o-trutl'-'i1-lc11d1ng 1\ny cl;:,irn, wl1icl·, Jr:se:s out ·::i' thc (1·c1:rsc1c:::::i·1 v2:>!1ng n l11c ns~ lc11Ccr, by reason of !he operc1l1or1 o' federal t.i,mkrt;ptcy, stcJ.'.e 1:1: AMEl~ICAN LAND - {c:1;. P.ry lc1w, or:l1na1·,u, or J:-iver,1tT'ental regula1i:Jn [including bL or relatino te (i;, tr:e cccupan:::y Lse. or enJoy1"lle11t of the land, ;11 a sepa.ratio.1 in Ol'mersn r~ c 0 chzm9,:; rn the d1mens1ons or arc, affect of any violation of these lows. crci11:.::1,ces of gove 0 nmcntc1: or encumbr·ance n~ecL,l\ing ·\oir J v1olct10r· v allc~cd vio al1on c' r~olice power not excl.iclecl t:y 1c\ above. ,:oxccpt to !lie cxte:1t :he:\ er 0:lleged viol8t101: c1ffech:J tnc l2rd ·12s lJeer112cc.,ued 1n the p f<1']'lis of em1ne11: clornoin unless 110\1,.::c o' '.htc :.cxuc·se there01,. which has occi..:rred prior to Date of Po 11cy wl11cl1 wo1...ld be t)nd·n Defects. liens. encumb,·an:::es. adverse clairrs or 0tt1cr rnatlcrs. (a) cre.aierl. su:'fererl ac.s,rn:ed or agreec to by the insured clai · ·,ther security instrument ·Jmbrar1ce. i:ldverse Claim or other matter affecting the cstote or 1n'.crest or mortgage ·lL amJ sh1ll ia1l to rlisr.lose such knowledge to the Company in wri;111g, the Company 11ance hereon tu the exier.t the Compary is preJ'clCicerJ by f31iure to so disclose such ny or 1f Ilic Compar1y ulr1e,-..,,11Se acquires cctual know 1edge of any such defect, lien. 11er1d Schedu:e B of this Commitment accordinoly. ::iut sx.h c1mendment shall not ·nese CumJit1ur1s and Stipulations 1sRrl insured and such parlies included U'ldcr 1!1e dcf1nii-:J:1 :::if insured ;r-. the form of He in LJ'lde1iak:ng in good fJitl1, (a) to comply w1l11 l11c 1equ1rcments liereof, or (b) :o Jr irterest or -nortgage thereon covered by this Currn111tmer1t :r no event shali such 1ittec for ond such liability 1s sutJJect 1u the insur·r1\J provis,ons thR Conditions and cor;,mitted fo 0 in fo,;or of tl1e proposed insured which are t'ereby ir1cwporared by 1e,e1n l'J.Y bring Jgsinst the Ccrnpa;1y <H·SlrlQ o.it of thP. st::itus of the title to the estate or ·e bJsed 0:1 and arc subJeC: :o \tee provisions of chis C::orn:n1tmRnt )NS FROM COVERAGE ':hal poiicy ar·d the Company will r:ul pi:!y lo'.os or Jarn<J;ie. costs, at:omeys' fees or , TiON LOAN POLICY (10117192) .J'j,n,;i a;1c Lo,11:Kl lil'NS. '.i·r.i:-i;;in:::es c,r '8QUIJ!ions) restrictinc;. r-':!gulat1·1g, prohibiting J:·nens1:1r1:-: ,:11 loc.'ction o' any :rn::iroven:en; ·10,.-.1 O' hereofter erected on the land: (11i) r··v p;,rcr., of whir:h the land is c·· WilS a 8Jri. er ;iv; cnv1ro1>m~11:al protection. or the c,pt to !llf: extrn-:t tl1c1t a rn::ce of th;; e,1'01·,.::.:---nc1"! the;·c::if 'J; J n:::i:1cc cf a defect. i1er1 hc1s been recorded ill the ;:iubl c rcc:yjs at Jak of Po:1cy. (b) Ary govermrn~ntal -.:e··cise thereo' or o notice of J jcfcd. 1cr o: cncwnb1 a:11.:l' Tsdt1rrg fr::nn a vi:,iation >ate of Policy ::i i·111e i:•1...blic records at Date cf l'ul1\:)' l:1.1'. !10! exclud:11,;i lr(:rn ::cver:.ige any t3king ,-, p1..,,·,.::nz;:.,c1· fe.-value w1U1out k1°cv;lc:dgf-: ;!·t;:J .isstm•:oc: :::i1· a9rccc: to by t·1E-; r·:-;uf-:r1 cla:rT1a11i (b) not krio,.'m to t'le Compa:1y. ;1c1n\ ancl not ciise, cscc.i 111 v,r:111",(J t:: J'::c: C:P1r;rny by thi: 11c;1.r1:d claimant r,rior to the lc,s.s or dc:wvigc lei 1iK lllSl,rc:..: c ,1 111T1: ,::1:, 2llc1ci1 r•u u; c:;-:::1:ed subsequP.rt t:, n,:te fie 1·1[,"1rcd -nortgas1e over· ,rn,-'.,tatd:..::y 1u1 fuc :-;u·~ :;es, 'c1·:1or ur matP.ri.::i:): or (e) 1i1°-1ont '1Jd pc11d vc1luc fc:r IJ;c 1,1'.>Uihl r-,cr:<;;d:--J!-: c1 luc of \tic 1•1sci:·cd al Uuk o! f---':clicy" '.l' It;': r::i~li rty Cl1· h,lwr. o' as.y subsequent tci'.c 1,·1 1"1:i:ct", the land 1s s1tu;,teu -.,,1·1 ci·, c1112e;; out or Ji12 t:;w:~;icti:m e·irl'"ncc:d '.i'y the i·1.swe::i rn::irtJclCJe anc ic, bc1scd 3t0:ut01y l.211 for se·v1·::r:s l;-;hc·r or r,,atP.rialc. ovnr the lie'l of the ins.Hed mc,rlgage) nli cornrnenced sutJscq.ient 1,1 n2te of Pnl:cy anri is not financed in ,vhole or in p21~ Jf f---'ul1cy ll1e H1sured •ns adva'lr.c:d or is c,blig::ited lo advance c1,je 1n:oureJ by this pol1c::y, by 'easor cf th0 orer.:,tion c,f fede'JI bonkrL1ptcy. state .-:1 l;.-:1udulP.rit co1'vey;mc(':' or lrat.du'ent t:ai,sftor. or 1p1i1c2lion cf thP rlor.trine cf equi:able 2 .. 1:iord't1'.non or a :-,r:-,f2r2'l'.1a: l','.JrcJer except where th£: prcfcrc1-.t1JI tra:1sfo; rcsul:s f·om \lie fa11ure \GE LO.t1N POLICY ~9'.:JD ;u lcir1(~ u1 Loriwq ldw:-; orci ;·ci'lcaY· 1;1 'l"·!]:.1 at,cric=) .-est1.ctinc. prohio1t1ng regulating J1rrE:·1'..;11:,r1s er loc:n:n ::if .:iny lli;)iC•:enk.l' ,lC,1"1 ::i-r:erec1f',:'1· ("Cctcd on the land. (,1i:, 11y p;i1,: r:I of vvhich ···11':' ar'd is or ·,·1;yz. .1 l~Yt. c,r (1v:i 2,r_.1r,::i:11,c1'lDI p1otcct1or1, or the c:r: :o ·:-11': r:xtP.11' t'l.::it .1 '10•,.:::e of th·; r;nf:-Fce:r11e,1: t:1crcc,; c,r a n::ncc: of ci defect, lien 1,; t;;~211 rP.<:iircJr:d i'l ;he p1.,blic reco1jc_; :it [1,,tl" ::if P•Jlicr er·,t thc1· 2 1·,ctice o; thP. exerci:s2 the1·,_;:Jf o,· :i 11ci:1ce of cl dc"cct 1,c·1 ·J.' ~ncumb';-n:::P. ,1· t 11, pl,h;ic :'e:=.mc's at DatP ::if Policy. i 'll the rublic reco,-d.:, ot Dz;L--. of Fc,lic.y bet not excl1Jj1r,9 f1,Jrn cover<Jge arr)' ta~W] ;::i rurchJs':!r fer ,;abe wi::101.1: know C'Jgc: ~ffc1·ec!. ;is.sumed or· agreed l:J 'Jy l~ie 1·1c:.HP.:l cldi111c1·1'., 1lic1· but known to the ,11swcd ::ic1i:ncont c:r1(] r·,ot :J1sc::1c:'"d 1n wrtina to the Compc111y u:·L·d "1nder this pol.cy. cl'IL,r..:: of l'k:-1·1s.J:ed c.1t DdP of Pclir.y n: the i1°c1bility o,· fa,lure o" Jr,y subsequent ·1e st<Jle ·11 which the l2nr.' is si;uate:J wl1,d1 a11:-;e:; out of tr12 t,·ar"S,OC.:J'l 8V den·.:::ed b'j lh8 insured rnortJi"lgc clfld 1s based 111!?.rest in.sured by !his policy er 1·1c l'J1's(;c;ti011 ccc1'.·n 1;i the 1nlcre:ot of tt1P. insured :r ueditors' rights laws ION OWNER'S POLICY (10/17/92) : lc111g and zo11111g law:; ord1r1aric:P.s, ,1, rr,gula:1a'ls) resl'ict ng, 'eou',1t1rg. prohib11 ng 11rr:er1sions c!r 0 '.lc:at1on r.f any improvement now or herec1fte· erectcc on t!w la11d. (111) ·1·1 par::el of which the 1;:;nd is or was c1 port or (1v) enviro11.11enl8i protect cr1. or '.:le ::p' '.o the P.xter·t trFJ· ::i no:i:::e of the enf:J.-ceme'l1 ;hereof or J notice of a defect, lier- fHs hRff, mc:irded in the publ :::: rc,.::c-c,> <) Cate cf Policy (b) Any guverri:nP.ntal xr.rci'.-;e lhRrP.nf or a ,1otice ::if a cefo::'.\ 112·1 ,Jr •:tc:.1irbrJncc 1·csc1lt,ng rrolTI;, v:ol;-;tion iate of r1olicy ·J :11th?. r,ubl:r: records a: Date of P,:,11:;y. l)ut ncl cxclud1ng fro!T cuverc1ge a,Ty t:-ikir:fl a :-iur;,t-;;iser for value withoc1t knowled;.ic (bl not known to the Company. n01 recorded 1n the public records at Date of Policy but known to tl1c insured claimant and not disclosed 1n writing to the Company by the insured claimant prior to the date tne insured claimant became an insured ur1der this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequP.nt to Date of Policy; or (c) resul1ing in loss or damage which would not have been sustained if the msurcd claimant had paid value for the estate or interest insured by this policy 4 Any claim, which arises out of the transaction vesting in the Insured t~1e estate or interest insured by this policy, by reason of tne operation of federal bank1uptcy, state msolvency, or similar creditors' rights laws. that is based on· (a) t11e transaction creating the est3te or interest insured by this policy be1ny deemed a fraudulent conveyance or fraudulent transfer: or (b) Hie transaction creating the estate or interest insured by this poiicy being deerncod a preferential transfer except where the preferential transfer results from the failure: (i) to timely record the instrument of transfer; or (11) of such recordation lo impart notice to a purchaser for value or a judgment or lien creditor. AMERICAN LAND TITLE ASSOCIATION HOMEOWNER'S POLICY OF TITLE INSURANCE FOR A ONE-TO"FOUR FAMILY RESIDENCE (10/22/03) In addition to the Exceptions in Schedule B, You arc not insured against loss, costs, attorneys' fees. and expenses resulting from: 1 Governmental police power, and the existence or violation of any law or government regulation. This includes ordinances, laws and regulations concerning a building b zoning c Land use d. improvements on the Land e. Land division f. environmental protection This Exclusion does not apply to violations or the enforcement of these matters 1f notice of the violation or enforcement appears in the Public Records at the Policy Date. This Exclusion does not limit the coverage described in Covered Risk 14, 15 16, 17 or 24 2 The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not apply to violations of building codes if notice of the violation appears 1n the Public Records at the Policy Date 3. The right to take the Land by condemning 1t, unless: a a notice of exercising the right appears in the Public Records at the Policy Date: or b the taking happened before the Policy Date and 1s binding on You if You bought the Land without Knowing of the taking. 4 Risks: a that are created, allowed. or agreed to by You, whether or not they appear in the Public records; b that are Known to You at the Policy Date, but not to Us, unless they appeared in the Public Records at the Policy Date; c. that result in no loss to You; or d that first occur after the Policy Date -this does not limit the coverage described in Covered Risk 7, 8.d, 22. 23, 24 or 25. 5 Failure to pay value for Your Title. 6 Lack of a rig ht· a to any Land outside the area specifically described and referred to in paragraph 3 of Schedule A: and b in streets. alleys, or waterways ttiat touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 18 SCHEDULE B GENERAL EXCEPTIONS The matters listed below each policy form are expressly excepted from the coverage of lliat policy and that policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason thereof. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY-STANDARD COVERAGE AND CLTA STANDARD COVERAGE LOAN POLICY 1. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims whict1 an~ not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession, or claiming lo be in possession thereof. 3 Easements, liens or encumbrances. or claims thereof, which are not shown by the public records 4. Discrepancies, conflicts in boundary lines. shortage in area, encroachments, or any other facts which a correct survey of the land would disclose, and which are not shown by the public records. 5. Any lien, or right to a lien, for labor, material, services or equipment, or for contributions to employee benefit p!ans, or liens under workmen's compensation acts. not disclosed by the public records 6. (a) Unpatented mining claims; (b} reservations or exceptions in patents or in .A.els authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes; or. (d) water rights. claims or title to water. whether or not the matters excepted under (a), (b), (c) or (d) are shown by the public records. 7. Right of use. control or regu!ation by the United States of America in the exercise of powers over navigation: any prohibition or limitation on the use, occupancy or improvement of the land resulting from the right$ of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water 8. Any scp,11cc, 1nsti:1llation, connection, maintenance or construction charges for sewer, wE±\er, eiectricity or garbage collection or disposal, or other utilities unless disclosed as an existing lien by the public records. SCHEDULE B EXCEPTIONS APPEARING IN AL TA OWNER'S POLICY -EXTENDED COVERAGE 1. Taxes or assessments which are not now payable or wt1a::h are not shown as existing liens by the records of any taxing authority that ievies taxes or assessments on real property or by the public records: proceedings by a public agency which may result in taxes or assessmer,ts. or notice5 of sL,ch proceedings, whether or not shown by the records of such agency or by the public records. 2. Underground easements, servitudes or installations which are not disclosed by the public reco,ds. 3. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authori:,:ing the issuance thereof: (c) Indian treaty or aboriginal rights, including but not limited to, easements or equitable servitudes; or, (d) water rights. claims or titie to water, whether or not the rm1tters excepted under (a), (b). (c} or (d) arc shown by the public records 4. Right of use, control or regul3tion by the United States of America in the exercise of powers over navigation: any prohibition or limitation on the use, occupancy or improvement of tt1e land resulting from the rights of the public or riparian owners to use a11y waters which may cover the i8nd or to use any portion of the land which is now or may formerly have been covered by water 5 Any service, installation, connection, maintenance or construction charges for sewer, water, elec1ric1ty, or garbage collection or disposal, or other utilities unless disclosed as an existmg lien by the public records. SCHEDULE B EXCEPTIONS APPEARING IN AL TA LOAN POLICY (10117/92) and ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (10122/03) No general exc:eptions appear 1n these policy forms. B 1004-251 D PLAT NAME RESERVATION CERTIFICATE TO: TOM TOUMA 6632 S 191ST PL., SUITE E102 KENT, WA 98032 PLAT RESERVATION EFFECTIVE DATE: February 17, 2006 The plat name, ALLAN has been reserved for future use by TOUMA ENGINEERS. FEB 2 I 2006 RECEIVED I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire February 17, 2007, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. • r·'. ~ t l ' .,, •.. V ,,, ... , ·-.'~ , ,. '· ·' '', .,. . . -i I , 'l f"' .. : I . .-·~ . . ~ .. ,,.,., ' ~~tor~~ ' AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) -,- duly sworn on oath, deposes and says: being first ~ ZoD,C, 1. On the l7 day of ,7c,bru~ , '* , I installed / public information sign(s) and plastic flyer bo on the property located at 3 C.2 9 Ne /f<k.. S ./-for the following project: • ;J ! I an {Jradt ,;,1dtf}1 /J!d Project name l<t:,1e,,-!.. fl//4n f ?afr1C1// 4 .J/.(/,tu 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 nstructed and installed in locations in conformance with the requiremen Title f Renton Municipal Code. rMOUN!R H. TOUM~. r STATE OF W/,SHlliGICii 1 NOT ARY--0 --PUBLI G Washington, NO RY PUBLIC in and for the State of i{)Ps/;111,;-;.;:; l"esiding ;::;,,de/.J..# al~ at My commission expires on Y /'7 j 2--D O 7 ! Q:\WEB\PW\DEVSERV\Forms\Planning\pubsign.<loc:08/27/0J I 4• ,-....--------- , .. SPIICG • . , 1 r--'.--1 · ·. I. -.,v.ed flit ··'.'' • ,P ... L.WI¢· .. . .. , :--"tC!li'1iro~ I J :CASE < '" .. !. c,p. _ueuc I { lnSlalfed l!Y II 1 _ NOTICE 1· Ii lll'!'li<anl. -. . • . Please ief,l'oo)co tfi<t.fl'Cieci'J\"'1\ber, Jf no . j 8;5"~ 14• , _ _ _ ; i '! ntrJtH!,;,isJl5!lld ll)ferenc-,Jhe prvJeclJ!l!ITie Jnst!lller. l11stl'uctf~_s; ;-;'.~~~,_ i,_ni.lffi' the potwn>-o:!-the, lfg~ does not .. : :,:··.,,-, ___ ,;'t,,i'•\;:.:-:,.,.'},\4i,: _ ,._:,..;3·,..,,:;, ... -t,~,,~-_'.t·--':.";;;; ..--.~-,' ex6eed '.ii•"' ·rv-llD~-fh_e-.':g¥oJ~:-_ .... ~ '· .t' ,;/:,l,-f . ,, .•' '/"' . I\IOtl:S: Use ;,t• X 4° X 1Z' POSTS . l.ls(l4'xll'.'l(c1t2'f\ll~()p -~1/Z'x3'G/,~V';IAGQpLTil.·W/\'IASHi;1'$ U!:lTE!tlr<IS: .. : ·=~=~~bUND . .. ,.· TITLE _3' AU. CAPS OTIJ:R111!l"~.~pi!1'_LOWERCASE. Q:\ WEB\PW\DEVSERV\Forms\P1anning\pubsign.doc08/27 /03 • 0 ... -i 'b '"' D e. b N ~ 0 ;,. ., Printed: 07-11-2006 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA06-016 Receipt Number: R0603470 Total Payment: 07/11/2006 03:10 PM 250.00 Payee: VISA -JEFF RIEKER/CHRISTELLE Current Payment Made to the Following Items: Trans Account Code Description 5022 000.345.81.00.0019 Variance Fees Payments made for this receipt Trans Method Description Payment Credit C VISA Visa Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000. 345. 81. 00. 0007 Environmental Review 5011 000.345.81.00.0008 Prelirn/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Horne Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 Amount 250.00 Amount 250.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Printed: 02-21-2006 Payment Made: __;JTY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA06-016 Receipt Number: Total Payment: 02/21/2006 02:09 PM 2,500.00 Payee CHRISTELLE, INC. Current Payment Made to the Following Items: Trans Account Code Description Amount ------------------------------------------------------------------- 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Payment Check 6150 Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustmer.t 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Apprcva~ 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000. 345. 81. 00. 0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.l Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 Amount 2,500.00 500.00 2,000.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R0600876