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HomeMy WebLinkAboutLUA-07-027_Report 1Dave Casey Baima & Holmberg, Inc. 100 Front Street S Issaquah, WA 98027 tel: (425) 392-0250 PARTIES OF RECORD PHUNG SHORT PLAT LUA07-027, SHPL-A, ECF Kiet Phung & Rose Ong 4816 Lake Place S ste: Unit A Renton, WA 98055 tel: ( 425) 226-4883 (owner/ applicant) Bruce E. & Marian C. Lee 9634 122nd Avenue SE Renton, WA 98056 (party of record) eml: dave@baimaholmberg.com (contact) Matthew Nash 2522 Lynnwood Avenue NE Renton, WA 98056 (party of record) Updated: 03/28/07 Robert C. Kaufman Herman, Recor, Araki, Kaufman, Simmerly & Jackson, PLLC 2100 116th Avenue NE Bellevue, WA 98004 tel: (425) 451-1400 (party of record) Roddis Jones 3531 NE 24th Court Renton, WA 98056 tel: (425) 277-9931 (party of record) (Page 1 of 1) CITY or Rnlf'ON IHClff PLAT f Y/tcffl, CERlFICA'IION KNOW ALL IEN BY lHE9t Pll!mf1'S lhal N. t1M ~ __.. l<I ... 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MIO NIE. 9.11.ECT ,u TI£ IIIEl).IIIDl!N1 CF 1HE aTY Cl IIBl1tlll ORU9WICI f43S1' AS MElllEI) 11Y CIRllllMCI: NO. 4740. lM5 cm"! 90l.E flCILIICE IJF IJIIN(INQ WIii.mt IS !IIPPI.D FflCII A SIAI.J..OW M1#DI utall 1HE CITY lllll'AC& 1HER£ IS NO NAMW. 1111111D IIE11IEEN lME W#illlt TMI.£ AND GA0UND U'IF"ME. tx1RE11E C.W: SHOUlD E ElElallED tlO MMDLM Cl' M« LJQUI) $18TANCE emu 1HNil 'M1ER TO PROm:T FROM QQNTACT W1M 'IHE QAOUND S-M:L IT IS 'DE tlCllrll'llmlS ~ lO PIUlB)T 1HE crn'S DltNCNC WATEft. RECORDER'S CERTIFICATE ................... . tied for ,..cord thla ........... doy of .......... 20 .•....• at. ..... lril In book. ......... of ........ at pog• ......... at the requeet o1' 'MWAM SHUPE Hot..M8ERG Mw. Su_e.t. of Record• ----------111Yfl- Elllm-ON --11111 -NJ of 20_ ~-~ iiuiiii) Pl."* - lfflN CfSWIIQI LOT ~ HONEY CftEEK RIJGE DIVISION NO. 3, ACCORDING TO THE PLAT THEREa'" RECOROEO IN VCUJME 178 <:E PL.ATS. PAGE{S) 76 lHROUQI 78,. INQ..USl'IE,. 1H KING COUNTY WASl-llNGTON --muree: KIE~NG D • .,,,,. BAIMA H BERG. INC. 100 FRONT STREET ISSAQUAH, WA 9!!0.27 ZOCCFPFC:0 Pl.AT Cl' HOt£'I' auJGlll>GE llMSl(W ~ IIECCIIDEll tN8 1:::. ~,I#'-~ L'fftNWOOD A~ ML (MO!inn:J fflPNW: aTY ~T~~J' l=: l.:_ ~ DIii! .. ...,.,,_ BLVAllON • :,I .... (....., NA'atl I .. ll6llll. CITY Of R£Mll:N ~" .. "'"'HNI6JCII tlSlRUIIENT USED: 5 SEOOND TOTAL STAlla'I fE.D SUR\€Y !Xl'ITROL WAS BY W)SE[I 'IR,l.\9SE LOOPS, lallUII llilSI.III£ rs UlCPS WAS 1:22.000. M ACCIKIMICE .-tN UC :u2-1»-GIO. PCIPDMX NAJI TI·HS SURVEY IS BASED UPON THE LEGAL DESCRIPTION CONTAINED WITHIN A Tln.£ REPORT PROVIDED BY PACIFlC NORTHYIEST TITLE COMPANY OROER NO. 643624. THE BOUNDARY CORNERS AND LINES DEPICTED OH THIS MAP ARE PER RECORD Tln.£ INFORMA TlOH AND REPRESENT DEED LINES ONLY. THESE LINES DO NOT PURPORT TO SHOW O'MIIERSHIP LINES THAT MAY 011-fERWISE BE DETERMINED BY A COURT OF' LAW. LAND SUR\'E'IOR'S CERTIFICATE Thl• Short Plat eorrectly nipRNnte o -..~ moCM by m• or undar my dlnoctlon In c;onformanea with th• requlr.,,,anta o1' th• q,prgprlate Stat• and county StOWt. and Ordinance In (DATE: MONTI-I a: 'YEAR) Certificate No. ... "1~2 .... -CCIUN1Y --NO, VG./PN6. D!PM'IMINT a, 4-,a [-*'tlcl .... __... 11111 --.. • .,_ ---4-1 ltllrnMI" 344111 -CMeo PHUNG SHORT PLAT 2 LOTS vxz:rr-~ ... llt-• =-••m· 2 fPAPl9E LOT I /lll£A • 10.ffi 9ClJMI: fEET LOT 2 NIU, • 10,745 SQUNIE FEET -&.Jaall • 8 DU/ACRE Jalal• U8 W/IOC. '1Pi1 fJPf, • 0. .. ACRE 21.-. SQUM! l'!!T -..&. • 0 SQUAAE FEET CPIRlf tsft 3,798 SQUAAE FEET m.J111. • 0.41 All'£: 17,7311 SQUAAE FEET •t .::"' .,.,_ -~ ....... .,,, N.E. 2611-1 COURT S.E. 951H WAY ~ ~ i S.E. 9611-1 STREET --- ~, '1¢' ~" VIQIUY NAP MOT TO SCALE EXCfPJKt!S Cit DD E 1. SUB.ECT TO EASEMENT PROVISIONS, COVENANTS. CONOITICNS, RES1RIC110NS, DEDICATIONS. AGREEMENT, NOTES ANO OTI-IER MATIERS AS CONTAINED IN 11-IE PLAT c:F HONEY CREEK RIDGE DIV. NO. J, VOL 178, PGS. 76 11-IROUGH 78. 2. SWJECT TO NON-LOCATABl.E WAlEJil EASEMENT UNDER REC. NO. 49498M WHEREBY n£ LEGAL DESCRIPTION lHEREIN IS NOT SUFFICIENT TO OETERWINE ITS EXACT LOCATIQII, 3. SUBJECT TO RESTRICTIONS UNDER REC. NO. 8803170270. 4. SUBJECT TO RESTRICTIONS UNDER REC. NO. 9101140984-. 5. SUB.ECT TO RESTRICTIONS. EASEMENTS AND UABUTY TO ASSESSMENTS CONTAINED tN DEa..ARATION Of PROtn:Tl1'£ RESTRICTIONS UNDER ~G NO. 9&l11J1262 AS AMENDED BY REC. NO. 97110II0770. 8. SUB.ECT TO AREA a-lARGES, FRONT FOOTAGE CHARGES ANO CONNECTION FEES FM SEYER SOMCE UNDER REC. NO. 88120314,.55 AND 94-120204,74. 7. SUB.ECT TO RIQ-tT or PUBLIC TO MAKE NECESSARY SLOPES FOO OJlS OR F1LLS IN THE ORGINAL GRADING or SmEETS AS DED1CA TED ti lHE PLAT. 8. SUB.ECT TO RICJ-IT TO MAI([ NECESSARY SLCFES FOR OJlS OR FILLS AS GRANTED IN DEED UNDER REC. NO. 9507131258. BAIJIA ~ HOLJIBERC I~. ENGINEERS a SURVEYORS 1!111 fRCNT S11'IE£T SW11t ISSMIUNf. 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OOlO " o, \ ~\ First American King County Title Team Fi nerican Title Insurance Company 81 vart St, Ste BOO Sea~~,e, WA 98101 Phn -(206)728-0400 (800)826-7718 Fax - 818 Stewart St, Ste. 800, Seattle, WA 98101 Fax No. (866) 904-2177 Fax No. (866) 561-3729 EMAIL: TITLEKINGW~@fii;$tam.corri Pat Fullerton (206) 615-3055 Peter Child (206) 336-0726 Kelly Cornwall (206) 336-0725 Curtis Goodman (206) 615-3069 Municipality 11tle Officer To: Encompass Engineering & Surveying 165 NE Juniper ST STE 201 Issaquah, WA 98027 Attn: Bonnie Babcock Re: Property Address: , Renton, WA Jennifer Salas (206) 615-3011 Kathy J. Turner (206) 336-0724 File No.: PAK-643624 Your Ref No.: Phung Plat Job No. 2534-001 Supplemental Report 3 Dated: October 20, 2015 at 8:00 A.M. Commitment/Preliminary Report No. PAK-643624 dated as of January 22, 2007 (including any supplements or amendments thereto) relating to the issuance of an American Land 11tle Association Form Policy is hereby modified and/or supplemented as follows: Paragraph no.(s) 10 of our Commitment/Preliminary Report has/have be~ Please Note: A Termination and Release of easement was recorded under Recording Number 9801201531 regarding the easement established by instruments recorded under Recording Numbers 6030176 and 6333507. First American Title Insurance Company Curtis Goodman, Title Officer Page 1 of 1 Page 1 of 1 Andrea Petzel -Phung Utility Pia .. -------------------·nw:,11,.,.,,,,,;1,~,--------------------- From: Andrea Petzel To: Arneta Henninger Date: 10/30/2007 12:49 PM Subject: Phung Utility Plan ------------------ Hi Arnie, The utility plan for the Phung Plat looks fine; the driveways are less than 15%. site (ike the grading) is limited to the months of April-October. Thank you, Andrea ), Ul/-0 J-a21- Please remind them that major earthwork on this file://C :\Documents%20and%20Settings\nweil\Local%20Settings\ Temp\GW} 0000 l .HTM 10/30/2007 CITY •F RENTON July 17, 2007 Dave Casey Baima and Holmberg 100 Front Street S. Issaquah, WA 98027 Re: Phung North Preliminary Plat, LUA-07~027, PP, ECF 2604 Lynnwood Ave. NE Dear Mr. Casey: · City Clerk Bonnie I. Walton At the regular Council meeting of July 16, 2007, the R~nton 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 I can provide additional information or assistance, please feel free to call. Sincereiy, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Toni Nelson Jennifer Henning, Principal Planner Parties of Record (7) -l-05_5_S_o_u_th_G_r-ad_y_W_a_y ___ R_e-nt-on-,-W-as_h_i-ng-to-n-98_0_5_7 _--( 4-2-5)_4_3-0--6-51_0_/_F_AX_(_42_5_)-43-0--6-5-l 6-~ @ This paper contains 50% recycled material, 30% post co'nsumer AHEAD OF. THE ·CURVE . . . Andrea Petzel 1055 S Grady Way Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Robert C. Kaufman Herman, Recor, Araki, Kaufman, Simmerly & Jackson, PLLC 2100 I 16th Avenue NE Bellevue, WA 98004 Dave Casey Baima and Holmberg I 00 Front Street South Issaquah, WA 98027 Bruce E & Marian C. Lee 9634 122"' Avenue SE Renton, WA 98056 Pao Phung 4816 Lake. Place S., Unit A Renton, WA 98055 Matthew Nash 2522 Lynnwood Avenue NE Renton, WA 98056 Roddis Jones 3531 NE 24th Court Renton, WA 98056 July 16, 2007 CONSENT AGENDA Council Meeting Minutes of 719/2007 City Clerk: 2007 Renton Population City Clerk: Quarterly Contract List, 4/2007 to 6/2007 Vacation: !28th Ave SE, Newforth, VAC-07-003 Vacation: Whitworth Ave S, TEAM Properties, VAC-07- 002 CAG: 07-107, Maplewood Creek Sediment 2007 Cleaning & Maintenance, Clearcreek Contractors CAG: 07-118, N 26th St/Park Pl N Storm System, Northwest Infrastructure Finance: Water Shut Off Charge Adjustments for Special Circumstances Plat: Phung, Lynnwood Ave NE, PP-07-027 Added Item 6.j. Transportation: Railroad Bridges Construction, BNSF Railway Company Renton City Council Minutes Page 249 * Renton residents may notice an increase in late night and early morning aircraft noise during the coming weeks due to temporary closures of the long runway at King County International Airport (Boeing Field). Ambulance planes will make up much of the air traffic being rerouted to Renton. Because of their location under the flight path, Mercer Island and Kennydale residents will be the most affected by noise associated with the increased air traffic. Items on the consent agenda are adopted by one motion which follows the listing. Approval of Council meeting minutes of7/9/2007. Council concur. City Clerk rep011ed the official population of the City of Renton as of 4/1/2007 to be 60,290 as calculated by the State of Washington Office of Financial Management. Information. City Clerk submitted Quarterly Contract List for period of 4/1/2007 to 6/30/2007; 74 contracts and six addenda totaling $6,053,888.27. Information. City Clerk submitted petition for vacation of unopened !28th Ave. SE, south of NE 4th St.; petitioner Steve Beck, Newforth, LLC, 19129 SE 145th St., Renton, 98059. Refer lo Planning/Building/Public Works Administrator; set public hearing on 8/6/2007 to consider the petition. (See page 250 for resolution setting public hearing.) City Clerk submitted petition for vacation of portion of Whitworth Ave. S., south of S. 4th St.; petitioner Brian Allen, TEAM Properties, LLC, 450 Shattuck Ave. S., Renton, 98057. Refer to Planning/Building/Public Works Administrator; set public hearing on 8/6/2007 to consider the petition. (See page 250 for resolution setting public hearing.) City Clerk reported bid opening on 7/10/2007 for CAG-07-107, Maplewood Creek Sediment Basin 2007 Cleaning and Maintenance; three bids; engineer's estimate $56,660.67; and submitted staff recommendation to award the contract to the low bidder, Clearcreek Contractors, in the amount of$84,743.80. Council concur. City Clerk reported bid opening on 7/10/2007 for CAG-07-118, N. 26th St./Park Pl. N. Storm System; four bids; engineer's estimate $167,550; and submitted staff recommendation to award the contract to the low bidder, Northwest Infrastructure, Inc., in the amount of $175,693.56. Council concur. Finance and Information Services Department requested approval to adjust the $60 water shut off charges on utility accounts under special circumstances. Refer to Finance Committee. I Hearing Examiner recommended approval, with conditions, of the Phung Preliminary Plat; two single-family homes on a 0.49-acre lot located at 2604 Lynnwood Ave. NE. Council concur. Transportation Systems Division recommended approval of a second letter of agreement with BNSF Railway Company regarding construction of the Hardie Ave. S., Rainier Ave. S., and Shattuck Ave. S. railroad bridges. Renton will provide funding up to a total project expenditure level of $8,950,000. Council concur. ' OF RENTON COUNCIL AGEND, i r ~ Submitting Data: For Agenda of: 7/16/07 Dept/Div/Board .. Hearing Examiner Staff Contact ...... Fred J. Kaufman, ext. 6515 Agenda Status Consent.. ............ X Subject: Public Hearing .. Correspondence .. Phung Preliminary Plat Ordinance ............. File No. LUA-07-027, PP, ECF 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 Proiect.. SUMMARY OF ACTION: The hearing was held on May 15, 2007. The Hearing Examiner's Report and Recommendation on the Phung Preliminary Plat was published on June 4, 2007. The appeal period ended on June 18, 2007. A Request for Reconsideration was received on June 12, 2007. The Examiner changed the second sentence of Finding 12 in order to eliminate reference to the homeowners association. No appeals were filed. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on page 5 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 Phung Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnet/agnbill/ bh June 4, 2007 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANT/OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Kiel Phung and Rose Ong 4816 Lake Place S. Unit A Renton, WA 989055 Dave Casey Baima and Holmberg I 00 Front Street South Issaquah, WA 98027 Phung Preliminary Plat File No.: LUA 07-027, PP, ECF 2604 Lynnwood Avenue NE Approval for a subdivision of a 0.49-acre lot into two parcels suitable for two single-family homes. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on May I, 2007. 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 May 15, 1007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May 15, 2007, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Plat Plan application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Geotechnical Report Exhibit No. 4: Conceptual Grading & Utilities, Existing Topography/Tree Cutting Plan Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page2 Exhibit No. 5: Zoning Map Exhibit No. 7: Copy of Letter Stating Five Conditions Exhibit No. 6: Original Plat Map from Honey Creek Division 3 The hearing opened with a presentation of the staff report by Andrea Petzel, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located at 2604 Lynnwood Avenue NE in the very northeast comer of the city in the R-8 zone. It borders King County on the north and east sides of the plat, the Comprehensive Plan Designation is Residential Single-Family. The lot is 21,506 square feet (.49 acres) and is currently vacant. The applicant proposes to subdivide the lot into 2 lots for the eventual construction of2 single-family homes. The average grade exceeds 20%, therefore this project is being reviewed as a hillside subdivision and is subject to the preliminary rather than short plat process. There are 3,768 square feet of protected slopes, after deductions the net density is 7.31 du/ac, which is within the accepted range for the R-8 designation. There is an existing access and utility easement that runs along the north side and down along the east side onto the abutting lots south. Code further requires that areas or access easement be deducted from the overall buildable areas, therefore, it is recommended that applicant remove the existing access easement prior to final plat recording or re-design the setback requirements in order to comply. Minimum lot size is 5,000 square feet, the lots all comply with the minimum lot size requirements. The front yards for both lots would be oriented towards Lynnwood Avenue NE, setbacks would be measured from the access easement lines. All street improvements are in place including curb with curb cuts, gutters, sidewalks, planting strip and an 8-foot retaining wall. The applicant will need to cut through the retaining wall in order to put in the driveways. The driveway slopes appear to be very close to the allowable 15% slope, applicant will need to redesign those driveways or apply for a variance. The site is currently vegetated with thick brush and seven significant trees. There are plans to retain one of the seven significant trees, to meet code a detailed landscape plan must be submitted indicating that two of the significant trees would be retained and if not feasible, planting up to two trees to fulfill the requirement for tree retention. Due to the extensive grading, new rockeries would be added between the lots and either side of the driveways. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with three measures. No appeals were filed. Police, Fire, Traffic and Parks Departments indicated that there were sufficient resources to serve the new lots. Traffic and Fire Mitigations Fees were recommended as a condition of approval. Dave Casey, Baima and Holmberg, 100 Front Street South, Issaquah, WA 98027 stated that he has been involved with this project for quite some time. He was, in fact, the engineer that did the entire Honey Creek subdivision in the 1990's. The grading along the west side was part of the work in designing Lynnwood Ave, there were some cuts necessary to drop the road down to meet the continuation road to the north. The access easement benefits the property owner immediately adjacent to the east of this project. They do have a driveway to the north of this project. Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page 3 The retaining wall is not a wall, but a rockety. There was no need for setbacks from the slopes as they are very stable, they were not created by any sloughing activity but by actual grading activities. The Examiner inquired about a letter from the Honey Creek Ridge Homeowner' s Association regarding re- subdivision of existing lots in the plat, how does that affect this proposal? Mr. Casey stated that when the Homeowner's Association was put together for the Honey Creek Ridge project, this lot was as large as it could be. There were so many slope density requirements and the code has changed so much since then it now allows this lot to be subdivided. When Honey Creek subdivision was done the entire plat was in the Renton School District, so it appears that this plat is entirely within the Renton School District as well. Pao Phung, 4816 Lake Place S., Unit A, Renton, WA. 98055 stated that they had received a letter that approved the short plat with several conditions that must be fulfilled. Kayren Kittrick, Development Services stated that there originally were two driveways on this lot, it was always intended that someday it would be divided. The utilities are available, they were built with the original plat, the road improvements are in, and everything is there. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:26 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicants, Kiel Phung and Rose Ong, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 2604 Lynnwood Avenue NE. The subject site is located on the east side of Lynnwood directly east of NE 26th Court. 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 homes, 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. Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page4 9. The subject site is approximately 21,506 square feet or 0.49 acres. The subject site is approximately 150 feet deep (east to west) by 143 feet wide. 10. The subject site slopes downward to the north and contains approximately 3,768 square feet of Protected Slopes with grades in excess of 40%. The average slope across the site exceeds 20% and the site is defined as a Hillside Subdivision. A Hillside Subdivision requires review as a preliminary plat and a public hearing before the Hearing Examiner and approval of the City Council. 11. The site has grasses, shrubs and seven significant trees. The applicant proposes removing most of the vegetation to develop the subject site. TI1e applicant has proposed retaining one significant tree and staff has recommended two be retained or replacements planted to meet code requirements. Streetscape landscaping is required in addition to the preservation of significant trees. 12. The proposed division is actually a re-division of a Jot from an earlier preliminary plat. The homeowners association of the underlying plat had originally opposed the division but has since acquiesced. 13. The two proposed lots would be oriented in an east to west direction with Proposed Lot I in the north and Proposed Lot 2 in the south. Both homes would have their own driveways. 14. Lynnwood Avenue was developed with the original plat and no additional improvements are needed. 15. The proposed driveway grade may require a variance ifit exceeds 15%. Staff has recommended that the driveway be redesigned to have grades of less then 20% and require a variance if it continues to exceed 15%. 16. An access easement benefiting neighboring property runs along the north and east margins of the subject site. 20. There is a rockery on the site and additional rockeries may be required when the property is graded. 21. The subject site is located in Aquifer Protection Zone 2. Imported fill materials will be subject to its regulations. 22. The density for the plat of two lots would he 4.88 dwelling units per acre after subtracting sensitive areas. The density for the property if it were part of the original plat would be 7.31 dwelling units per acre. 23. The subject site is located within the Renton School District. The project is expected to generate approximately I or 2 school age children. These students would be spread across the grades and would be assigned on a space available basis. 24. The development will increase traffic approximately IO trips per unit or approximately 20 trips. 25. Stormwater systems were part of the original plat and will continue to serve this new plat. 26. The site will receive its sanitary sewer and water services from the City. Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page 5 CONCLUSIONS: I. The proposed plat, physically a short plat, appears to serve the public use and interest. The large, almost half-acre lot, can easily be divided to provide additional housing opportunities in the City and in an area with available urban services. 2. The creation of one additional lot will not unduly tax the City's infrastructure. The additional lot will add to the tax base of the City. 3. It appears that the two steeper areas on the subject site will not unduly restrict redevelopment with single-family homes. There is concern about the potential grade of driveways serving the lots. The applicant should attempt to create driveways that are not unduly steep but if they exceed requirements then a variance will be necessary. 4. The applicant will have to address the access easement that may affect their design either by redesign or removing the easement restrictions. 5. In summary, the proposed plat is a modest addition to the neighborhood that takes advantage of the large lot that was created when initially platted. RECOMMENDATION: The City Council should approve the proposed Preliminary Plat subject to the following conditions: I. The applicant shall comply with the Mitigation Measures required by the Environmental Review Committee Threshold Determination. 2. The applicant shall remove the existing access easement prior to final plan recording or redesign the buildings to comply with setback measurements from the access easement. 3. Prior to final plan approval, the applicant shall submit a detailed landscape plan to the Development Services project manager indicating the two conifers to be saved. If the two trees cannot be retained, the applicant must submit a proposal to plant two new conifers. 4. The applicant shall redesign driveway slopes to be less than 15% or apply for a variance. 5. Prior to the recording of the plat, the applicant shall be required to pay a Fire Mitigation Fee of $946.00 for two new single-family lots. 6. The applicant will be required to pay Traffic Mitigation fees of$1,435.50 for two new lots prior to recording of the plat. ORDERED THIS 4th day of June 2007. HEARING EXAMINER Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page6 TRANSMITIED THIS 4"' day of June 2007 to the parties of record: Andrea Petzel 1055 S Grady Way Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Robert C. Kaufman Herman, Recor, Araki, Kaufman, Simmerly & Jackson, PLLC 2100 116"' Avenue NE Bellevue, WA 98004 Dave Casey Baima and Holmberg I 00 Front Street South Issaquah, WA 98027 Bruce E & Marian C. Lee 9634 I 22nd Avenue SE Renton, WA 98056 Pao Phung 4816 Lake. Place S., Unit A Renton, WA 98055 Matthew Nash 2522 Lynnwood Avenue NE Renton, WA 98056 Roddis Jones 3531 NE 24"' Court Renton, WA 98056 TRANSMITIED THIS 4"' day of June 2007 to the following: Mayor Kathy Keolker 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 Rude, Fire 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 JOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., June 18, 2007. 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 fom1een ( 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 flied in writing on or before 5:00 p.m., June 18, 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page 7 All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location: 2604 Lynnwood Avenue NE ____..0··' ~. ·--=·1 { -·------r--1 ! i -----::::.----P...! iSE 95th Pl. -~~ ~\~) ___. l'-- ~-~ n S:: Q) \" 0 ;=-i .. ..,..,.,..~., 8 I SE ~ t. , SE 100th fil.:_ ·····-·'r-------1' / .... R-1 ', C \ ' ' \ \ '. \ \ (;:; ' / / ·. : -· 1--~ I I l R ... ',g···"" C ...... - R=-10 • · R-& : l NE 1th' · 1. ... ···R..,.10 (l}~ > ~·; .... R-8. NE J9t E5 · 9 T23N R5E E 1/2 ® ZONING P/9/PW TECHNICAL 8BltVICE8 OZ/l8107 J~ro t----i ····• CA RM-[=:' R 0 230 •go D5 ...... 4 T23N R5E E 1/2 5304 CITY or RZNTON afCIRTPI.ATf WA;;ffl LOT ADDRESS!S LOT t l ADDRESS LOT •I Al)DA£SS LEGEND 0 CB (TYPE 1) @ S™H (TYPE 11) m ® SANITAl'l:Y SEWER MH *-~ WATER VALVE f!l WATER METER/SERl/1CE 0 .t,. FIRE HYORANT -0-UTIUTY POLE E-GUY WIRE IZJ SIGNAL CABINET 0 CABLE TV BOX ~ 40X + SLOPE + $ 0 TELEPHONE VAULT TELEPHONE CA91NE SIGN CONIFER mEE DECIDUOUS TREE MAIL BOX PK NAIL WON IN CASE/ EX RE8AR / PIPE AS NOlEO • E £bis CERRRCA1E ··-NHH••- ... ,t'llllld. ..., .. ,,,,. • y ••• • " •,... • • nqwt "' --- Ex CB AIM El. "' 3!1J.~9' !NV EL • 351,J,4'•12" FOUND BRASS (JISK IN CONCRETE IN CASE (2/0!1) ---•-...0--L _____ ., ___ _ -NO. WI...A'A« PARADISE £STAlES NO FOUN 1 1/2" REBAR & CAP ~S*22.962 (2/05) (;()NC.:RETE CURBING .. ---~,,.,,/ ,,o~ _..-,,---~ ----------~/ ----------------------------------_/ _, -_/·--------.,,- L··r €, . -()----_ ... --------------------~:=t '~', ~T ,,-.j,· w-~~~--...... _ ~~~--1-'r"'""" . . . / ,./ ~ 1 / ,.-·------···----y ·;, '"""' " ~ .;,'o /_,--~ --·REC.NO. \_,-· _ _..-' // -~ /-·. /.-·· / ·. ~--. :: . /~ ;::. .• / / / . / ..-----.....E . -__ --'I(,.(" . (/ ,/ . ,. ___ / . _/ -· t---~'" E 15" ~o· ·~ .. ,.,,.,,.,..,./", FtNCE i ..,. \1 ., _.---z-'::, I ~ ~:, ~" ,J ~;,, K), ,',~~ ,~:=110' ·-ai,=.: "'" ·~. R LOT 44 FOVNO 1 /2~ REBAR & CAP LS,f;Z2962 (2/05) ,,~/ 11'1 I ~I 1·t INDEX LOCATIONN.E. 1/4 OF THE N.W. 1/4 SEC. 4, TWN. 23 N .. ROE. 5 E .. W.M. j BAIJI.A d: HOLJIBERC INC. _.__T SH01:1:uT ft ~ )~~~~Hrt., • SURHYORS QIDIEK?NCC wm, • ~, ~ WSH ~ :s--- N o' :s " -+- CITY OF RENTO .. OETERMINA TION OF NON-SIGNfFICANCE-MITIGATED . . APPLICATION NO(S): APPLICANT: PROJECT NAME: MITIGATION MEASURES LUA07-027, PP, ECF Kiel Phung & Rose Ong Phung Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant r'i)qlJBS!s a Preliminary Plat and Environmentat Review for a two-lot subdivisron at 2604Lynnwood Ave .. NE (Loi~; Hotiey Cr$3k Ridge Div. 3). The applicant prqx,ses to subdivide the 0.4lil-acre (21,506 sq. ft.) lot into two parceli; of 10,761 i;md 10,745 square feel, tor t(le futi)re development of two lJinglesfamlly homes. The pal:tel Is lwated in the R-8 zone, and the proposed projectderisity is 4.88 du/ac. Both tots would be accessed off of Lynnwood Avenue.NE. Que to the presence of 3',768isq. ft. of protacted slopes that are approximately 40%, the profect is subj~t to Environmental Review. The ave.rage $1()/le ac;ross the site ex~ds 20% therefere, the project will be reviewed ae a Hillstde 3ubd1Vision and iS subject R> the Prellmmary Plat process (review by the Hearing Exam1n.er ood ai;,pn,val by City Ctiuncjl). The site is primarily vegetated with shrabs; deciduous trees and seveliaJ large conifers, Most of the existirl!J vegetation would be removed to c.onstruct the residences; some of the Eix$!1rtg-trees may be able to be r-etamed. LOCATION OF PROPOSAL: LEAP AGENCY: . MlTlGAtlONMEASUR.ES: .;-.""' t_ ~ 1: '. . s ful.lncl,li ttit_, g&Qtechnical report titled "Proposep · ·s Jo11e {Yate\f February i2, 2007). . · ontroiRequirepient, outlined in Volume If of the rnso . 1. ;:;~!~i!:~:~:wrr~i~ydt1~~:r~' ·~ ' . ' ·-,_,'. J,; 2. The project shall comply with thef/?OE's ~t,0sion ,~nd,~d Stonnwater Management Manual,,; ,'." · ;, . ~-.. 3. Major earthwork shall occur only be~1ne months of AprifcQqt<ib.~{ "::, ~-' . .-.-. ,-,. , ERC.-.'Mttigation Measures. Page, of 1 < CITY JF RENTON -.o~~.,~y.R.· ··o.·~. ··. · + ..i1 ··· . + City Clerk · ~ -· I'::,. Kathy Keolker,.Mayo, Bonnie h Walton· -~ .· o~,),'·' --------------------------. Ni\' July .I 7, 2007 . Dave Casey . Baima and Holmberg I 00 Front Street S:. Issaquah, WA 98027 Re: Phung North Preliminary Plat, UJA-07~027, PP, ECF 2604 Lynnwood Ave. NE Dear'Mr. Casey: At the regular Council meeting of July 16, 2007, the Renton City Council ad()pted the recomwendatioii of the hearing examiner to approve thereferimcedpreliminary plat, ·subject to cqnditiOnstq \Jemet at later Sl<Jges Qfthe platfirig'JJrOCeSS, . . ' · Plirsuantto RCW, a final ph1t meeting all requirements of State hiv( and Renton.· MuhicipatCcide shaHbe submitted to the City for approval within fivyyears of the date· .ofpreliminary p,tat approval. · . If I can;provide additional information or assistance, please feel fr-ee lu \ililL ·, ' . " •. Sincereiy, Bo.rinieI. Walt-0n . · City <;}erk·. cc,: l),fayor K:athyKeolker · Council Presillenl Toni Nelson · · Je.iuufer Heillung, Principal Planner ./ Parties.ofRecorll {7) )_;, ~1-05 .... 5-:-S-o-'-uth-. -G-,a-\17y_W_a_y-~ R-'--e-n-to.c..n_, W~as-hi-ng-t-on~98_0_5_7 --(-42_5_)-43~0--6-5-10_/_F_AX~(-42-5"") 4-3-0-,6-5'"'16-.. ~ . . . @ ;his paper con1ains 50% rocycied matemil. 30% postcorniurrier AHEAD Oli.-THE ·CURVE Robert C. Kaufman Herman, Recor, Araki, Kaufinan, Simmerly & Jackson, PLLC 2100 I 16th Avenue NE Bellevue, WA 98004 Renton, WA 98056 • "~y 0 o~,~ ~ ·~· ~ -~ Kathy Keolker, Mayor &>N,r:O June 18, 2007 Roddis Jones, President Honey Creek Ridge Homeowners Association PO Box 3188 Renton, WA 98056 Re: Phung Preliminary Plat LUA 07-027, PP, ECF Dear Mr. Jones: CITY 1F RENTON Hearing Examiner Fred J. Kaufman This office has reviewed your letter of June 12, 2007. This office will treat the letter as a Request for Reconsideration. The response follows. The effect of certain covenants can only be determined by a court. This office is not always in a position to determine the impact of covenants on current land use applications. The second sentence of Finding 12 will be removed eliminating reference to the homeowners association. The finding currently reads: 12. The proposed division is actually a re-division ofa lot from an earlier preliminary plat. The homeowners association of the underlying plat had originally opposed the division but has since acquiesced. It will be changed to read: 12. The proposed division is actually a re-division ofa lot from an earlier preliminary plat. If this office can provide any additional assistance, please feel free to write. A new appeal period will be established. Any appeal must be filed by July 2, 2007 and accompanied by the appropriate fee. If this office can provide any further assistance, please feel free to write. Hearing Examiner City of Renton ----,o-5_5_S_ou_th_G_ra-dy-W-ay---R-e-nt-o-n,-W-a-sh-i-ng-to_n_9_8_0_55---(4_2_5_) 4-3-0--6-5-15 ____ ~ AHEAD OF THE CURVE , June 18, 2007 Roddis Jones, President Honey Creek Ridge Homeowners Association Page2 FK/nt cc: Andrea Petzel, Development Services Dave Casey, Baima and Holmburg Pao Phung Bruce & Marian Lee Matthew Nash Robert C. Kaufman Honey Creek Ridge Homeowners Association P. 0. Box 3188 REmton, WA 98056 ., SEA"'rTUc. VVA .. 96.1 (~ ... ~,,.;, ..... l!I!"' ... t-:.• . ~ ., • -:t"""'-..·=~~· ' :s ' If",.'>. t i ~:1 ' ' . , 02 .JtJL 2D07-P~·t 5 T -4> {",n,_ Cl ,...., ~l'J. ............ ~<t-;-o..,. ( 'h, o,,_ tJ '>t,J: .. :-~'9,.. ,;:/ . O,t, \.( '-'O I ~-I '!:> ~ , ... ., . Ms. Julia Medzegian City of Renton Council Liaison 1055 S Grady Way Renton, WA 98057 '-<',9f.,1,, <(70> ~,,,~ .~~ ~-~'! -·-:.-. -{-±-..j.2 .. :::::::= 1·11,·1, ,·1 -, i ,!'1 ·, .. i, ;,, i ,-, ·1,, r1. ,-'1.'1--1'1'. "i .Lu, ,1·. i.,, -1·1;/ f I• 1,111, > I < 1,J • Ir l,d, .. <U. Uh I • Mr. Fred J Kaufman, Hearing Examiner City of Renton 1055 S Grady Way Renton, WA 98057 Re; Phung Preliminary Plat File No.: LUA 07-027,PP, ECF Minutes May 15, 2007 Hearing Honey Creek Ridge Homeowners Association P. 0. Box 3188 Renton, WA 98056 June 12, 2007 Item 12 of your findings is incorrect. The Homeowners Association of Honey Cheek Ridge has not acquiesced. I have attached a copy of the Association position that was sent to Ms Andrea Petzel on May 11, 2007. This same letter was sent to the owners on April, 27, 2007. The Board of Directors wants to emphasize that: 1. Multiple property owners made numerous objections to the City of Renton on the basis that the proposed subdivision violates the CC&R's; 2. The City responded, formally and informally, that it does not enforce CC&R' s and enforcement of the same would be a civil matter between the HOA and the property owner. 3. The HOA and other homeowners relied, to their apparent detriment, on the City's representations that the CC&R's play no role in the decision making process. As a result neither the HOA nor any individual property owner appeared before the hearing examiner to object on the basis of the CC&R's. Had the City not made those representations, the hearing room would have been filled with objecting homeowners. 4. If the City in fact deems CC&R's irrelevant, it should not make mention of the HOA in its decision. Since it is mentioned and apparently did play a role in the City's decision-making process the hearing examiner should re-open the record to allow the HOA and individual property owners to make their objections part of the record. If the CC&R' s are irrelevant, the hearing examiner should revise its decision and delete any reference to the HOA and the CC&R's There was a drawing submitted to the Architectural Control Committee and later to the board in October 2006 indicating a desire to build two houses on the subject lot. There was no definitive request nor did the board approve the submission. The Board did respond to the owner. However, there has been no submission to the Board prior to the petition to the city requesting the changes outlined in our October letter of response as required by the CC&R's. Page I of2 • As a result of the drawings delivered to the Architectural Control Committee on April 19, 2007 indicate a desire by the owner to erect a dwelling with 4,255 sqft. of living area in half of the existing lot. If two such houses were built this would be inconsistent with the surrounding homes and could have financial impact on the surrounding homes. Respectfully, / &_~''""' Honey Creek Ridge Homeowners Association Encl: Fred Kaufman letter Andrea Petzel City of Renton 1055 S Grady Way Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Robert C. Kaufinan Herman, Recor, Araki, Distribution List -Parties of record Dave Casey Baima and Holmburg 100 Front Street S Issaquah, WA 98027 Bruce E & Marian C. Lee 9634 I I 2nd A venue SE Renton, WA 98056 Kaufman, Simmerly & Jackson PLLC 2100 116th Avenue NE Julia Medzegian Council Liaison City ofRenton Bellevue, WA 98004 Page 2 of2 June 12, 2007 Pao Phung 4816 Lake Place S, Unit A Renton, WA 98055 Matthew Nash 2522 Lynnwood Ave. NE Renton, WA 98056 Phung Kiet and Rose Ong 4816 Lake Place S. Renton, Washington 98055-7976 RE: Resolution on Div III, Lot 45 Dear Phung Kiet and Rose Ong: Honey Creek Ridge Homeowners Association P. 0. Box 3188 Renton, WA 98056 April27,2007 This is to acknowledge receipt of the plans delivered to Mr. Robert Kaufman's residence on April, 19, 2007. We understand that you are attempting to sub-divide this lot into two lots. The plans reflect utilizing only one-half of the lot with no identification as to which portion you intend. While the construction of two homes on this lot may be approved by the City of Renton, your property remains subject to the covenants created by the developer when the plat was established. The Board of Directors would like to bring to your attention our concern and opposition. Sections of the Honey Creek Ridge CC&R's are copied below: ARTICLE I -DEFINITIONS Section 1, 7 -Declarant "Declarant" shall mean and refer to LAKERIDGE DEVELOPMENT, INC. , a Washington corporation, its successors and assigns if such successors or assigns should acquire all or substantially all of the then undeveloped portions of Honey Creek Ridge from. Declarant for the purpose of development ( excluding Participating Builders). ARTICLE 5-USE COVENANTS, CONDITIONS, AND RESTRICTIONS Section 5.1-Authorized Uses Lots in Honey Creek Ridge shall be used solely for residential purposes and related facilities normally incidental to a residential community. During the Development Period, no Lot shall be further subdivided without Declarant' s prior written approval. Thereafter, no Lot shall be further subdivided, except as permitted in this Declaration and any Supplemental Declaration, without prior approval conferred by Association Action. Page I of2 • Section 5.2-Approval of Building or Clearing Plans Required No building, fence, deck, patio, wall, kennel, or other structure shall be commenced, erected, or maintained upon a Lot or any other portion of Honey Creek Ridge, nor shall any exterior additional to or change or alteration therein be made, nor shall a Lot be cleared or excavated for use, nor shall any tree of 12 inches or more in diameter on any Lot, measured one foot above ground level, be cut, until after the details and written plans and specifications showing the nature, kind, shape, height, materials, colors, and location of the same shall have been submitted to and approved in writing by the Architectural Control Committee. The structure so approved must be completed as to external appearance, including finished staining, within nine (9) months after the date construction is commenced unless the Committee elects to grant an extension. Although the Committee shall have full authority to approve or disapprove of any specific proposal, the following restrictions shall apply to Honey Creek Ridge in general: Section 5.2.4 -Floor Area Only one Single Familv home not to exceed two (2) stories in height plus basement and a private garage shall be permitted on each Lot If a home is built on a Lot, it must include a garage for not less than two (2) cars which is filly enclosed; the garage may be attached or detached ( no carports). Findings: These CC&R's are part of the title to your property and were undoubtedly attached to the policy of title insurance delivered to you at closing. These provisions above are the basis of the Board of Directors decision to reject your proposed subdivision. The Board will consider only one house on Div. Ill, Lot 45. as outlined in the CC&R's. The other property owners in Honey Creek accepted this covenant as a favorable value at the time of their purchases. The Architectural Control Committee and the Board of Directors do not approve the plans submitted. You are requested to resubmit your plans conforming to the CC&R's of Honey Creek Ridge with plans for only one house and including color samples of the roof shingles, exterior colors and color scheme as required within the total sections of the CC&R's. Respectfully, Roddis Jones, President Honey Creek Ridge Homeowners Association Cc: City of Renton Page 2 of2 Mr. Fred J Kaufman, Hearing Examiner City of Renton 1055 S Grady Way Renton, WA 98057 Re; Phunl{relimi:;,; Pl!i_t _ _ ·•I , 4:l!Jlf.!ti& Minutes May 15, 2007 Hearing Honey Creek Ridge Homeowners Association P. 0. Box 3188 Renton, WA 98056 June 12, 2007 Item 12 of your findings is incorrect. The Homeowners Association of Honey Cheek Ridge has not acquiesced. I have attached a copy of the Association position that was sent to Ms Andrea Petzel on May 11, 2007. This same letter was sent to the owners on April, 27, 2007. The Board of Directors wants to emphasize that: L Multiple property owners made numerous objections to the City of Renton on the basis that the proposed subdivision violates the CC&R's; 2. The City responded, formally and informally, that it does not enforce CC&R's and enforcement of the same would be a civil matter between the HOA and the property owner. 3. The HOA and other homeowners relied, to their apparent detriment, on the City's representations that the CC&R' s play no role in the decision making process. As a result neither the HOA nor any individual property owner appeared before the hearing examiner to object on the basis of the CC&R's. Had the City not made those representations, the hearing room would have been filled with objecting homeowners. 4. If the City in fact deems CC&R's irrelevant, it should not make mention of the HOA in its decision. Since it is mentioned and apparently did play a role in the City's decision-making process the hearing examiner should re-open the record to allow the HOA and individual property owners to make their objections part of the record. If the CC&R' s are irrelevant, the hearing examiner should revise it decision and delete any reference to the HOA and the CC&R' s There was a drawing submitted to the Architectural Control Committee and later to the board in October 2006 indicating a desire to build two houses on the subject lot. There was no definitive request nor did the board approve the submission. The Board did respond to the owner. However, there has been no submission to the Board prior to the petition to the city requesting the changes outlined in our October letter ofresponse as required by the CC&R's. Page I of2 As a result of the drawings delivered to the Architectural Control Committee on April 19, 2007 indicate a desire by the owner to erect a dwelling with 4,255 sqft. of living area in half of the existing lot. If two such houses were built this would be inconsistent with the surrounding homes and could have financial impact on the surrounding homes. Respectfully, ~~/· R~~ones, Pre · ent Honey Creek Ridge Homeowners Association Encl: Fred Kaufman letter Andrea Petzel City of Renton 1055 S Grady Way Renton, WA 98055 Kayren Kittrick 1055 SGradyWay Renton, WA 98055 Rohen C. Kaufman Herman, Recor, Araki, Distribution List -Parties of record Dave Casey Baima and Holmburg I 00 Front Street S Issaquah, WA 98027 Bruce E & Marian C. Lee 9634 I I 2nd A venue SE Renton, WA 98056 Kaufman, Simmerly & Jackson PLLC 2100 116th Avenue NE Julia Medzegian Council Liaison City of Renton Bellevue, WA 98004 Page 2 of2 OEV~~~~ING JUN 1 ~ 2007 RECEIVED June 12, 2007 Pao Phung 4816 Lake Place S, Unit A Renton, WA 98055 Matthew Nash 2522 Lynnwood Ave. NE Renton, WA 98056 ,. Phung Kiet and Rose Ong 4816 Lake Place S. Renton, Washington 98055-7976 RE: Resolution on Div Ill, Lot 45 Dear Phung Kiet and Rose Ong: Honey Creek Ridge Homeowners Association P. 0. Box 3188 Renton, WA 98056 April 27, 2007 This is to acknowledge receipt of the plans delivered to Mr. Robert Kaufman's residence on April, 19, 2007. We understand that you are attempting to sub-divide this lot into two lots. The plans reflect utilizing only one-half of the lot with no identification as to which portion you intend. While the construction of two homes on this lot may be approved by the City of Renton, your property remains subject to the covenants created by the developer when the plat was established. The Board of Directors would like to bring to your attention our concern and opposition. Sections of the Honey Creek Ridge CC&R's are copied below: ARTICLE I-DEFINITIONS Section 1. 7 -Declarant "Declarant" shall mean and refer to LAKERIDGE DEVELOPMENT, INC. , a Washington corporation, its successors and assigns if such successors or assigns should acquire all or substantially all of the then undeveloped portions of Honey Creek Ridge from. Declarant for the purpose of development ( excluding Participating Builders). ARTICLE 5-USE COVENANT~\ CONDITIONS, AND RESTRICTIONS Section 5.1 -Authorized Uses Lots in Honey Creek Ridge shall be used solely for residential purposes and related facilities normally incidental to a residential community. During the Development Period, no Lot shall be further subdivided without Declarant's prior written approval. Thereafter, no Lot shall be further sllbdivided, except as permitted in this Declaration and any Sllpplemental Declaration. without prior approval conferred by Association Action. Page 1 of2 ., Section 5.2 -Approval of Building or Clearing Plans Required No building, fence, deck, patio, wall, kennel, or other structure shall be commenced, erected, or maintained upon a Lot or any other portion of Honey Creek Ridge, nor shall any exterior additional to or change or alteration therein be made, nor shall a Lot be cleared or excavated for use, nor shall any tree of 12 inches or more in diameter on any Lot, measured one foot above ground level, be cut, until after the details and written plans and specifications showing the nature, kind, shape, height, materials, colors, and location of the same shall have been submitted to and approved in writing by the Architectural Control Committee. The structure so approved must be completed as to external appearance, including finished staining, within nine (9) months after the date construction is commenced unless the Committee elects to grant an extension. Although the Committee shall have full authority to approve or disapprove of any specific proposal, the following restrictions shall apply to Honey Creek Ridge in general: Section 5.2,4 -Floor Area Only one Single Family home not to exceed two (2j stories in height plus basement and a private garage shall be permitted on each Lot If a home is built on a Lot, it must include a garage for not less than two (2) cars which is filly enclosed; the garage may be attached or detached ( no carports). Findings: These CC&R's are part of the title to your property and were undoubtedly attached to the policy of title insurance delivered to you at closing. These provisions above are the basis of the Board of Directors decision to reject your proposed subdivision. The Board will consider only one house on Div. Ill, Lot 45. as outlined in the CC&R's. The other property owners in Honey Creek accepted this covenant as a favorable value at the time of their purchases. The Architectural Control Committee and the Board of Directors do not approve the plans submitted. You are requested to resubmit your plans conforming to the CC&R's of Honey Creek Ridge with plans for only one house and including color samples of the roof shingles, exterior colors and color scheme as required within the total sections of the CC&R's. Respectfully, Roddis Jones, President Honey Creek Ridge Homeowners Association Cc: City of Renton Page 2 of2 , Mr. Fred J Kaufman, Hearing Examiner City of Renton 1055 S Grady Way Renton, WA 98057 Re; Phung Preliminary Plat File No.: LUA 07-027,PP, ECF Minutes May /5, 2007 Hearing Honey Creek Ridge Homeowners Association P. 0. Box 3188 Renton, WA 98056 June 12, 2007 Item 12 of your findings is incorrect. The Homeowners Association of Honey Cheek Ridge has not acquiesced. I have attached a copy of the Association position that was sent to Ms Andrea Petzel on May 11, 2007. This same letter was sent to the owners on April, 27, 2007. The Board of Directors wants to emphasize that: 1. Multiple property owners made numerous objections to the City of Renton on the basis that the proposed subdivision violates the CC&R's; 2. The City responded, formally and informally, that it does not enforce CC&R's and enforcement of the same would be a civil matter between the HOA and the property owner. 3. The HOA and other homeowners relied, to their apparent detriment, on the City's representations that the CC&R' s play no role in the decision making process. As a result neither the HOA nor any individual property owner appeared before the hearing examiner to object on the basis of the CC&R's. Had the City not made those representations, the hearing room would have been filled with objecting homeowners. 4. If the City in fact deems CC&R's irrelevant, it should not make mention of the HOA in its decision. Since it is mentioned and apparently did play a role in the City's decision-making process the hearing examiner should re-open the record to allow the HOA and individual property owners to make their objections part of the record. If the CC&R' s are irrelevant, the hearing examiner should revise it decision and delete any reference to the HOA and the CC&R's There was a drawing submitted to the Architectural Control Committee and later to the board in October 2006 indicating a desire to build two houses on the subject lot. There was no definitive request nor did the board approve the submission. The Board did respond to the owner. However, there has been no submission to the Board prior to the petition to the city requesting the changes outlined in our October letter of response as required by the CC&R's. Page I of2 ' As a result of the drawings delivered to the Architectural Control Committee on April 19, 2007 indicate a desire by the owner to erect a dwelling with 4,255 sqft. of living area in half of the existing lot. If two such houses were built this would be inconsistent with the surrounding homes and could have financial impact on the surrounding homes. Respectfully, &A_ ~{~ones, esident Honey Creek Ridge Homeowners Association Encl: Fred Kaufman letter Andrea Petzel City of Renton JOSS S Grady Way Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Robert C. Kaufman Herman, Recor, Araki, Distribution List -Parties of record Dave Casey Baima and Holmburg I 00 Front Street S Issaquah, WA 98027 Bruce E & Marian C. Lee 9634 112nd Avenue SE Renton, WA 98056 Kaufman, Simmerly & Jackson PLLC 2100 116th Avenue NE Julia Medzegian Council Liaison City of Renton Bellevue, WA 98004 Page 2 of2 June 12, 2007 Pao Phung 4816 Lake Place S, Unit A Renton, WA 98055 Matthew Nash 2522 Lynnwood Ave. NE Renton, WA 98056 -- Phung Kiet and Rose Ong 4816 Lake Place S. Renton, Washington 98055-7976 RE: Resolution on Div III, Lot 45 Dear Phung Kiet and Rose Ong: Honey Creek Ridge Homeowners Association P. 0. Box 3188 Renton, WA 98056 April 27, 2007 This is to acknowledge receipt of the plans delivered to Mr. Robert Kaufman's residence on April, 19, 2007. We understand that you are attempting to sub-divide this lot into two lots. The plans reflect utilizing only one-half of the Jot with no identification as to which portion you intend. While the construction of two homes on this lot may be approved by the City of Renton, your property remains subject to the covenants created by the developer when the plat was established. The Board of Directors would like to bring to your attention our concern and opposition. Sections of the Honey Creek Ridge CC&R's are copied below: ARTICLE I -DEFINITIONS Section 1. 7 -Declarant "Declarant" shall mean and refer to LAKERIDGE DEVELOPMENT, INC. , a Washington corporation, its successors and assigns if such successors or assigns should acquire all or substantially all of the then undeveloped portions of Honey Creek Ridge from. Declarant for the purpose of development ( excluding Participating Builders). ARTICLE 5-USE COVENANTS, CONDITIONS, AND RESTRICTIONS Section 5.1-Authorized Uses Lots in Honey Creek Ridge shall be used solely for residential purposes and related facilities normally incidental to a residential community. During the Development Period, no Lot shall be further subdivided without Declarant's prior written approval. Thereafter, no Lot shall be further subdivided, except as permitted in this Declaration and any Supplemental Declaration, without prior approval conferred by Association Action. Page I of2 --_I ' Section 5,2 -Approval of Building or Clearing Plans Required No building, fence, deck, patio, wall, kennel, or other structure shall be commenced, erected, or maintained upon a Lot or any other portion of Honey Creek Ridge, nor shall any exterior additional to or change or alteration therein be made, nor shall a Lot be cleared or excavated for use, nor shall any tree of 12 inches or more in diameter on any Lot, measured one foot above ground level, be cut, until after the details and written plans and specifications showing the nature, kind, shape, height, materials, colors, and location of the same shall have been submitted to and approved in writing by the Architectural Control Committee. The structure so approved must be completed as to external appearance, including finished staining, within nine (9) months after the date construction is commenced unless the Committee elects to grant an extension. Although the Committee shall have full authority to approve or disapprove of any specific proposal, the following restrictions shall apply to Honey Creek Ridge in general: Section 5.2.4 -Floor Area Only one Single Family home not to exceed two (2j stories in height plus basement and a private garage shall be permitted on each Lot If a home is built on a Lot, it must include a garage for not less than two (2) cars which is filly enclosed; the garage may be attached or detached ( no carports). Findings: These CC&R 's are part of the title to your propeftY and were undoubtedly attached to the policy of title insurance delivered to you at closing. These provisions above are the basis of the Board of Directors decision to reject your proposed subdivision. The Board will consider only one house on Div. Ill, Lot 45. as outlined in the CC&R's. The other propeftY owners in Honey Creek accepted this covenant as a favorable value at the time of their purchases. The Architectural Control Committee and the Board of Directors do not approve the plans submitted. You are requested to resubmit your plans conforming to the CC&R's of Honey Creek Ridge with plans for only one house and including color samples of the roof shingles, exterior colors and color scheme as required within the total sections of the CC&R's. Respectfully, Roddis Jones, President Honey Creek Ridge Homeowners Association Cc: City of Renton Page 2 of2 ')'Y . . . + *' . CITY F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ~~~·~ . ~ ?::!!; . . ~ Kathy Keolker, Mayor . ~Nifo,:;---------------......,---------- May 29, 2007 Dave Casey Baima & Holmberg, Inc. 100 Front Street S. Issaquah, WA 98027 Subject: . Property Services Comments -Phung Short Plat LUA07~027, PP, ECF Dear Mr .. Casey: Although your project is awaiting a final decision frpm the Hearing Examiner, I have enclosed the comments from the City's Property Services Department for your review. These comments will guide you in !he preparation ofthc plat for recording. If you have any questions feel free to contact me at (425) 430-7270. Enclosure cc: . ~ ~l',,eh~itM ffl~4.1:;Q27 .. -, Kiet Phung and Rose Ong -------10_5_5-So_u_th_G_ra_d_y_W_a_y_--R-en-to_n_, -W-a,-h-inc...gto,__it_9_80_5_7_. ---~--~ @ This paper contains 50% recycled matefial, 30% post consumer · :AHEAD OF THE CURVE AFFIDAVIT OF SERVICE BY MAILING ST ATE OF WASHINGTON ) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 4th day of June 2007, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties ofrecord in the below entitled application or petition. Signature: C d SUBSCRIBED AND SWORN to before me this ff/' day of ~ , 2007. Application, Petition or Case No.: ~·J.u)a,l;&- Notary Public in~ for the State of Washington Residing at ~~ , therein. Phung Preliminary Plat LUA 07-027, PP, ECF The Decision or Recommendation contains a complete list of the Parties of Record. June 4, 2007 OFFICE OF THE HEARING EXAMINER CITY OF RENTON Minutes APPLICANf/OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: DEVELOPMENT SERVICES REPORT: PUBLIC HEARING: Kiel Phung and Rose Ong 4816 Lake Place S. Unit A Renton, WA 989055 Dave Casey Baima and Holmberg I 00 Front Street South Issaquah, WA 98027 Phung Preliminary Plat File No.: LUA 07-027, PP, ECF 2604 Lynnwood Avenue NE Approval for a subdivision of a 0.49-acre lot into two parcels suitable for two single-family homes. Development Services Recommendation: Approve subject to conditions The Development Services Report was received by the Examiner on May I, 2007. 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 May 15, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, May 15, 2007, at 9:00 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Plat Plan application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Geotechnical Report Exhibit No. 4: Conceptual Grading & Utilities, Existing Topography/free Cutting Plan Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page2 Exhibit No. 5: Zoning Map Exhibit No. 7: Copy of Letter Stating Five Conditions Exhibit No. 6: Original Plat Map from Honey Creek Division 3 The hearing opened with a presentation of the staff report by Andrea Petzel, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located at 2604 Lynnwood Avenue NE in the very northeast corner of the city in the R-8 zone. It borders King County on the north and east sides of the plat, the Comprehensive Plan Designation is Residential Single-Family. The lot is 21,506 square feet (.49 acres) and is currently vacant. The applicant proposes to subdivide the lot into 2 lots for the eventual construction of2 single-family homes. The average grade exceeds 20%, therefore this project is being reviewed as a hillside subdivision and is subject to the preliminary rather than short plat process. There are 3,768 square feet of protected slopes, after deductions the net density is 7.31 du/ac, which is within the accepted range for the R-8 designation. There is an existing access and utility easement that runs along the north side and down along the east side onto the abutting lots south. Code further requires that areas or access easement be deducted from the overall buildable areas, therefore, it is recommended that applicant remove the existing access easement prior to final plat recording or re-design the setback requirements in order to comply. Minimum lot size is 5,000 square feet, the lots all comply with the minimum lot size requirements. The front yards for both lots would be oriented towards Lynnwood Avenue NE, setbacks would be measured from the access easement lines. All street improvements are in place including curb with curb cuts, gutters, sidewalks, planting strip and an 8-foot retaining wall. The applicant will need to cut through the retaining wall in order to put in the driveways. The driveway slopes appear to be very close to the allowable 15% slope, applicant will need to redesign those driveways or apply for a variance. The site is currently vegetated with thick brush and seven significant trees. There are plans to retain one of the seven significant trees, to meet code a detailed landscape plan must be submitted indicating that two of the significant trees would be retained and if not feasible, planting up to two trees to fulfill the requirement for tree retention. Due to the extensive grading, new rockeries would be added between the lots and either side of the driveways. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with three measures. No appeals were filed. Police, Fire, Traffic and Parks Departments indicated that there were sufficient resources to serve the new lots. Traffic and Fire Mitigations Fees were recommended as a condition of approval. Dave Casey, Baima and Holmberg, I 00 Front Street South, Issaquah, WA 98027 stated that he has been involved with this project for quite some time. He was, in fact, the engineer that did the entire Honey Creek subdivision in the 1990's. The grading along the west side was part of the work in designing Lynnwood Ave, there were some cuts necessary to drop the road down to meet the continuation road to the north. The access easement benefits the property owner immediately adjacent to the east of this project. They do have a driveway to the north of this project. Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page 3 The retaining wall is not a wall, but a rockery. There was no need for setbacks from the slopes as they are very stable, they were not created by any sloughing activity but by actual grading activities. The Examiner inquired about a letter from the Honey Creek Ridge Homeowner's Association regarding re- subdivision of existing lots in the plat, how does that affect this proposal? Mr. Casey stated that when the Homeowner's Association was put together for the Honey Creek Ridge project, this lot was as large as it could be. There were so many slope density requirements and the code has changed so much since then it now allows this lot to be subdivided. When Honey Creek subdivision was done the entire plat was in the Renton School District, so it appears that this plat is entirely within the Renton School District as well. Pao Phung, 4816 Lake Place S., Unit A, Renton, WA. 98055 stated that they had received a letter that approved the short plat with several conditions that must be fulfilled. Kayren Kittrick, Development Services stated that there originally were two driveways on this lot, it was always intended that someday it would be divided. The utilities are available, they were built with the original plat, the road improvements are in, and everything is there. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:26 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicants, Kiet Phung and Rose Ong, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 2604 Lynnwood Avenue NE. The subject site is located on the east side of Lynnwood directly east of NE 26th Court. 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 homes, 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. Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page4 9. The subject site is approximately 21,506 square feet or 0.49 acres. The subject site is approximately 150 feet deep (east to west) by 143 feet wide. 10. The subject site slopes downward to the north and contains approximately 3,768 square feet of Protected Slopes with grades in excess of 40%. The average slope across the site exceeds 20% and the site is defined as a Hillside Subdivision. A Hillside Subdivision requires review as a preliminary plat and a public hearing before the Hearing Examiner and approval of the City Council. 11. The site has grasses, shrubs and seven significant trees. The applicant proposes removing most of the vegetation to develop the subject site. The applicant has proposed retaining one significant tree and staff has recommended two be retained or replacements planted to meet code requirements. Streetscape landscaping is required in addition to the preservation of significant trees. 12. The proposed division is actually a re-division of a lot from an earlier preliminary plat. The homeowners association of the underlying plat had originally opposed the division but has since acquiesced. 13. The two proposed lots would be oriented in an east to west direction with Proposed Lot I in the north and Proposed Lot 2 in the south. Both homes would have their own driveways. 14. Lynnwood Avenue was developed with the original plat and no additional improvements are needed. 15. The proposed driveway grade may require a variance if it exceeds 15%. Staff has recommended that the driveway be redesigned to have grades of less then 20% and require a variance if it continues to exceed 15%. 16. An access easement benefiting neighboring property runs along the north and east margins of the subject site. 20. There is a rockery on the site and additional rockeries may be required when the property is graded. 21. The subject site is located in Aquifer Protection Zone 2. Imported fill materials will be subject to its regulations. 22. The density for the plat of two lots would be 4.88 dwelling units per acre after subtracting sensitive areas. The density for the property if it were part of the original plat would be 7.31 dwelling units per acre. 23. The subject site is located within the Renton School District. The project is expected to generate approximately 1 or 2 school age children. These students would be spread across the grades and would be assigned on a space available basis. 24. The development will increase traffic approximately 10 trips per unit or approximately 20 trips. 25. Stormwater systems were part of the original plat and will continue to serve this new plat. 26. The site will receive its sanitary sewer and water services from the City. Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page 5 CONCLUSIONS: 1. The proposed plat, physically a short plat, appears to serve the public use and interest. The large, almost half-acre lot, can easily be divided to provide additional housing opportunities in the City and in an area with available urban services. 2. The creation of one additional lot will not unduly tax the City's infrastructure. The additional lot will add to the tax base of the City. 3. It appears that the two steeper areas on the subject site will not unduly restrict redevelopment with single-family homes. There is concern about the potential grade of driveways serving the lots. The applicant should attempt to create driveways that are not unduly steep but if they exceed requirements then a variance will be necessary. 4. The applicant will have to address the access casement that may affect their design either by redesign or removing the easement restrictions. 5. In summary, the proposed plat is a modest addition to the neighborhood that takes advantage of the large lot that was created when initially platted. RECOMMENDATION: The City Council should approve the proposed Preliminary Plat subject to the following conditions: I. The applicant shall comply with the Mitigation Measures required by the Environmental Review Committee Threshold Determination. 2. The applicant shall remove the existing access easement prior to final plan recording or redesign the buildings to comply with setback measurements from the access easement. 3. Prior to final plan approval, the applicant shall submit a detailed landscape plan to the Development Services project manager indicating the two conifers to be saved. If the two trees cannot be retained, the applicant must submit a proposal to plant two new conifers. 4. The applicant shall redesign driveway slopes to be less than 15% or apply for a variance. 5. Prior to the recording of the plat, the applicant shall be required to pay a Fire Mitigation Fee of $946.00 for two new single-family lots. 6. The applicant will be required to pay Traffic Mitigation fees of$1,435.50 for two new lots prior to recording of the plat. ORDERED THIS 4th day of June 2007. HEARING EXAMINER Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page6 TRANSMITTED THIS 4th day of June 2007 to the parties of record: Andrea Petzel 1055 S Grady Way Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Robert C. Kaufman Herman, Recor, Araki, Kaufman, Simmerly & Jackson, PLLC 2100 I 16th Avenue NE Bellevue, WA 98004 Dave Casey Baima and Holmberg I 00 Front Street South Issaquah, WA 98027 Bruce E & Marian C. Lee 9634 122nd Avenue SE Renton, WA 98056 Pao Phung 4816 Lake. Place S., Unit A Renton, WA 98055 Matthew Nash 2522 Lynnwood Avenue NE Renton, WA 98056 Roddis Jones 3531 NE 24th Court Renton, WA 98056 TRANSMITTED THIS 4th day of June 2007 to the following: Mayor Kathy Keolker 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 Rude, Fire 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 IOOGofthe City's Code, reguest for reconsideration must be filed in writing on or before 5:00 p.m., June 18, 2007. 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., June 18, 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be reguired prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. Phung Preliminary Plat File No.: LUA-07-027, PP, ECF June 4, 2007 Page 7 All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location: 2604 Lynnwood Avenue NE ..... ._.. - R-1 ES • 9 T23N RSE E 1/2 ~ ZONING ~ = TBCIINICAL DB.VICB8 ----Renton aty UlllJt,I -·sA-- . 'fthLPI. ... , R' 8 ·····--;. ··i : . ! R \ ! : i l..1::::.-1---'---i 'r :::s: O< 0 :,o •oo D5 4 T23N R5E E 1/2 5304 CITY 01' RBNTON 1t1CM Pl.AT f WA-SHPL LOT ADDRES:5£S LOT 1 """"" l.OT2 AOllR£SS LEGEND IOJ CB (NPE 1) @ STMH (TYPE 11) OJ ® SANITARY SEWER MH *·~· WATER VAL'>'E Gl WATER METIR/SER\I\CE 0 6-F!RE HYDRANT -o-UTILITY POLE f--GUY WIRE t8J SIGNAL C,t.,BINET 181 CA.BL£ 1'V BOX ~ 4ml: + SI.OPE + $ • TELEPHONE VAULT TELEPHONE CABIN! SIGN CON!FER TREE DECIDUOUS "TREE MAIL BOX Pl< NAil MON IN CASE/ EX REBAR / PIPE AS NOTEO 1E IISS! S CSUIHCA'IE ··--·--... - ............. ._.,, !DII ft H ... cf ..... .. .. ,......,, ----.. ---- " ce RIM EL .. 353.49' INV EL -351.34'-12" FOUND BRASS DISK IN CONCRETE IN C,t,SE (2/05) ---w >,/ ··---ss---- LOT I -~I llt1, ' PARADISE E.ST~T£5 NO 2 F l 1/r REBAR & C~s,2.2982 (2/05) (;ONCREl E CURBING /~/.,/ ,-, c:--·' L01 44 E 15~Q' "'-'UV _,,, , ~ FENCE ~ • FOUND 1/2" REBAR &: CAP Ls,22962 (2/05) \'ll../1'MlE L•' r 6 ' Y'' ~ ·:,2a''"IJl!ESS. .. . '"" .~ ·,, &o:!017& ---4/,~J.l . --~10 ,. .,\ rc!i• " ~. _,._;.;., 'Y. •' _. ·~\ " -.: ~~~2fG' . .,,_ ,J'b~ "'" 1 ~, ,.rt INDEX LOCATIONN.E.1/4 OF THE N.W. 114 SEC. 4. TWN. 2, N .. RGE. s E .• W.M. } BAIJIA ~ HOLJIBERD INC. ENOINEl~S • SU~Y[YORS PBUNG ~~ ~ teCt? ltAW 1-.M-0? .. NCL 2S37-00t ....., ...., ""' ,. SHORT PLAT -2-1-01 -""' 2031-001 aN:IIEM JH cm: (111115) ... a.a, WSH r.20• 2 a, .2: ... f<' s---- N c' :s " -+- CITY OF RENTON OfETER,MlNATION OF NON-SIGNiflCANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S)': APPLICANT: PROJECT NAME: LUA-07-027, PP; ECF Kiet Phung & Rose Ong Phung Preliminary Plat ' OESCRJPTION OF Pf:iOPOSAl: The applicant r~uests a Preliminary Plat and Environmanta~ Review fur a two-lot s.ubdivisfoo at 2604 Lynnwood Ave., NE (Loi Ml; Hooey Cr~ Ridge Div. 3). The applica~ proposes to subdivide the 0.49:,acre {21,500 SQ; ~-) iot into two parcels of 10,761 ;;ind 10,745 square ~. for Ifie future development of lwo,single-family homes. The ~ Is loeated in the R-8 zone, and the· proposed project dllf-lsity is 4.88 du/ac. Both tots wouid. be accessed off of LYI)IIWQod·Avenue NE. Oue to the presence of 3,76a'.sq .. ft. of protected slopes that are approximately 40%, tfle w:ofsct is sut11ect to Environmootal Review. The ave,rage $IQpe across the site ex~s 20%. therefore, !11e project.wilt be reviewed as a Hlflside SubdMsion and is Sl!ll)Jeel. ti;> the Preliminary Plat pmcess (review by the Heari!J{1_ EJGafflk'ler and ~a! by City CmJllcilJ. The site. Is p~ vegetated with shrubs; ·aeciduous trees and sevew,f lmge conifers. Most of tl;le existing vegetation ~ be removed to conlitl'Uct Ille residences; some of the exislil1g trees may be able to be retained. LOCATION Of PROPOSAL; LEAD AGENCY: ~... ," ,: :"f,f:'il"":~;~ ,.·'·~ ,~ ~lYAQ,\'Aod Aver'i~E Mlfl§AtlON MEASURj;S: ,, • . 1.· ; ·.~ ·1. l'heapplfc;amwHlbe requifed.t~y· Short Pl$ of Lot 45 Honey c~~Qlv. J; --; ' . ~ '.: :. ' ' 2. The project shall comply with thefOl:'s fi:t1;1siQl:i '' · , •. Stormwater Management Manuals\; ,:'' · · .-';<', 3. Major earthwork shall occur only ~1¢1'!\e,fllQnths of April~O\rtd~. · C ,' . • " b ') ·-b.< . ,.;,·,. i , Ms. Andrea Petzel, Planner Development Services City of Renton 1055 South Grady Way Renton, WA 98057 Subject: Phung Preliminary Plat LUA07-027,PP,ECF Dear Ms. Petzel, Honey Creek Ridge Homeowners Association P. 0. Box 3188 Renton, WA 98056 May 11, 2007 ~A.'i \ 5 ?.001 RECE\\JEO The position of the Board of Directors concerning this proposed action is summarized in the enclosed letter to the owners of the subject lot 45 of Division III of Honey Creek Ridge, Renton, WA. Respectfully, /,-,, t{tff '._/ ·~- Roddis Jones, Prtisident Honey Creek Ridge Homeowners Association Encl: ' ' Phung Kiet and Rose Ong 4816 Lake Place S. Renton, Washington 98055-7976 RE: Resolution on Div III, Lot 45 Dear Phung Kiet and Rose Ong: Honey Creek Ridge Homeowners Association P. 0. Box 3188 Renton, WA 98056 April 27, 2007 This is to acknowledge receipt of the plans delivered to Mr. Robert Kaufinan's residence on April, 19, 2007. We understand that you are attempting to sub-divide this lot into two lots. The plans reflect utilizing only one-half of the lot with no identification as to which portion you intend. While the construction of two homes on this lot may be approved by the City of Renton, your property remains subject to the covenants created by the developer when the plat was established. The Board of Directors would like to bring to your attention our concern and opposition. Sections of the Honey Creek Ridge CC&R's are copied below: ARTICLE I -DEFINITIONS Section I. 7 -Declarant "Declarant" shall mean and refer to LAKERIDGE DEVELOPMENT, INC. , a Washington corporation, its successors and assigns if such successors or assigns should acquire all or substantially all of the then undeveloped portions of Honey Creek Ridge from. Declarant for the purpose of development (excluding Participating Builders). ARTICLE 5-USE COVENANTS, CONDITIONS, AND RESTRICTIONS Section 5.1 -Authorized Uses Lots in Honey Creek Ridge shall be used solely for residential purposes and related facilities nonnally incidental to a residential community. During the Development Period, no Lot shall be further subdivided without Declarant's prior written approval. Thereafier. no Lot shall be further subdivided, except as permitted in this Declaration and any Supplemental Declaration. without prior approval conferred by Association Action. Page 1 of2 ' • • Section 5.2 -Approval of Building or Clearing Plans Required No building, fence, deck, patio, wall, kennel, or other structure shall be commenced, erected, or maintained upon a Lot or any other portion of Honey Creek Ridge, nor shall any exterior additional to or change or alteration therein be made, nor shall a Lot be cleared or excavated for use, nor shall any tree of 12 inches or more in diameter on any Lot, measured one foot above ground level, be cut, until after the details and written plans and specifications showing the nature, kind, shape, height, materials, colors, and location of the same shall have been submitted to and approved in writing by the Architectural Control Committee. The structure so approved must be completed as to external appearance, including finished staining, within nine (9) months after the date construction is commenced unless the Committee elects to grant an extension. Although the Committee shall have full authority to approve or disapprove of any specific proposal, the following restrictions shall apply to Honey Creek Ridge in general: Section 5.2.4-Floor Area Only one Single Family home not to exceed two (2) stories in height plus basement and a private garage shall be permitted on each Lot. If a home is built on a Lot, it must include a garage for not less than two (2) cars which is filly enclosed; the garage may be attached or detached (no carports). Findings: These CC&R's are part of the title to your property and were undoubtedly attached to the policy of title insurance delivered to you at closing. These provisions above are the basis of the Board of Directors decision to reject your proposed subdivision. The Board will consider only one house on Div. Ill, Lot 45. as outlined in the CC&R's. The other property owners in Honey Creek accepted this covenant as a favorable value at the time of their purchases. The Architectural Control Committee and the Board of Directors do not approve the plans submitted. You are requested to resubmit your plans conforming to the CC&R's of Honey Creek Ridge with plans for only one house and including color samples of the roof shingles, exterior colors and color scheme as required within the total sections of the CC&R's. Respectfully, Roddis Jones, President Honey Creek Ridge Homeowners Association an· .m .. L d Page 2 of2 ' ' Ma~ 11 07 07:lSa "" Bao p· (206) 682-9580 Board of Directors G.LEERAAEN ATTORNEY AT LAW PO Box 31698 SEATTLE, WASHINGTON 98103-1698 E-mail: Lee@LRaaen.com September 27, 2006 p. 1 QEVELOPMl::N I 81::RVIGl::b CITY OF RENTON MAY l 1 RECEIVED FAX (206) 632-1 J93 Honey Creek Ridge Homeowners' Association c/o Robert Kaufman, Registered Agent 2100 ll6th Ave. NE PLANNING/BUILDING/PUBLIC WORKS ,;~ ~-I D I Andrea Petzel -~•\'Y r_, ~ ' Bellevue, WA 98004-3016 Re: Phung Property Division To the Board of Directors: + ~. + Assistant Planner '1, -~ Development Services Division /:.',\,~r0" DevelopD:Jent/ Planning apefzeJ@ci.renton. wa. us Renton City Hall. 6th Floor !055 South Grady Way Renton, Washington 98057 (425) 430-7270 FAX~ (425) 430-7300 www.ci.renton.wa.us I am wri~i~g. on behalf ofKeit Phung and his wife Rose Ong, owners of Lot 45, Honey Creek Ridge D'.vlSlon No. 3. Ther respectfully reque_st ap~roval by the Board of Directors oftbe Honey Cree~ Rid?e Homeowners Assoc1atJon of their desire to divide the Jot into two parcels as descnbed m the attached plans. This request is made pursuant to Section 5. I of the Declaration ofCovernmts, Conditions, Restrictions, and Easements for Honey Creek Ridge. PLANS AND INTENTIONS: Mr. Phung and Ms. Ong purchased this property for their own use, and look forward to building their home in Honey Creek Ridge. It is their hope to at some point build a second house on their lot for family members. In order to build a second home on the property, a division of their lot into two parcel.s is requested under the Honey Creek covenants. Attached as Exhibit A is a copy ofa Boundary and Topographic Map of Lot 45. (Another copy which has been reduced in size for ease in reproduction has also been included for the convenience of the Board.) The map shows the current size of Lot 45 as well as the location of the proposed dividing line between parcels A and B. After the division of Lot 45, parcel A_ will measure 150' x 71.98', and parcel B will measure 150' x 71.99'. The rear d1mens10ns are slightly (less than a foot) narrower. Also illustrated on the map are the locations and approximate configurations oft~e ~o proposed residences. These are included in order to aid the Board in the review of~1s apphcation. The plans for these residences are not intended to be final, and would be submitted to. th~ Architectural Control Committee of the Honey Creek Ridge Homeowners Associat10n when appropriate. Page I of 4 . f6/ytl/aw ,,:;le, J..<llr _ aio61.- I Ma~ 11 07 07:lSa Bao p· g 4252264°83 p.2 LOT45: Lot 45 was platted as part of Tract B of Honey Creek Division No. 3. Tract B created4S lots. Lot 45 is unusually large in comparison to most of the lots in this tract and the balance of Honey Creek Ridge. It currently measures 21,505 square feet in size. After the division, parcel A will be 10,751 square. Parcel B will be 10,753 square feet. The location of Lot 45 is also unusual. It only shares a common boundary line with one other Honey Creek lot. On two sides it is bordered by property outside of Honey Creek Ridge. The fourth side faces Lynwood Avenue NE. Because of the location of streets in Honey Creek Ridge, lot 45 in some respects seems to stick out beyond the rest of the lots in the division. No entrance to any other lot faces Jot 45. STANDARDS AND ANALYSIS: The Honey Creek Ridge covenants do not prohibit a division of existing lots. Section 5 .1 specifically provides procedures for the approval of a subdivision of existing lots, both before and after the Development Period. However, the covenants provide no standards, rules, or guidelines for the Board's guidance in considering requests to divide lots. Since the Board's decision in such matters must be reasonable, and not arbitrary, some analysis is necessary. In the absence of any other standards or guidelines, it would appear that the primary concern would be the size of the resulting lots. Therefore, I hope that the following information and analysis will be of help to the Board. If the Board considers other factors or standards, we request an opportunity to address those. 1 In preparing this request, I reviewed the Parcel Data of the King County Assessor's Office for each of the 45 lots in Tract B. There does not appear to be any consistency or uniformity in lot sizes throughout the tract. The lots range in size from a minimum of 5,690 square feet to a maximum of21,804 square feet. Lot 45 is the second largest parcel listed at 21,505 square feet, only 300 feet smaller than the largest lot (No. 26). 98% of the lots in the tract are smaller than Lot 45. The average Lot size in Tract Bis 9,233 square feet. The median size is 7,887 square feet. Even after Lot 45 is divided as proposed, each of the resulting lots would still be larger than 82% of the rest of the lots in Tract B, with 36 lots smaller and only eight being larger. I have attached a list of the lot size data for Tract B obtained from the Assessor's records as Exhibit C. A graphic comparison of the lot sizes is enclosed as Exhibit D. Lots 42 though 44 of Tract B are those immediately adjacent to lot 45. (See plat maps at Exhibit B.) Even if only these lots are considered, subdividing lot 45 would increase neighborhood 1 See Day v. Santorso/a, 118 Wn. App. 746 (Div.I, 2003). Page 2 of 4 ) Ma~ 11 07 07:20a Bao P 42522s•nn3 p.3 consistency. Currently lot 45 is the largest by far of the four parcels. After subdivision, the two resulting lots would still be larger than all but one (lot 44). However, the resulting lots would be closer in size to No. 44 than No. 45 is currently. The width of the resulting parcels would be larger than 2 of the other 3 lots in this group. (The widths of the other lots range from 27.72 feet to 135 feet.) Lot 44 is an anomaly in that it takes a large portion of the front of lot 43 for its driveway, reducing the frontage oflot 43 from 72 feet to 27. 72 feet. If No. 44's lot lines had been parallel, its total area would be 13,794 sq. feet, even closer in size to the proposed divided parcels. After the division of lot 45, the resulting parcels will still have street frontages greater than 3 7 (84%) of the other 44 lots of Tract B. Taking into consideration the lots outside of Tract B closest to lot 45, similar results are found. The lot directly across Lynnwood Avenue is Lot I of Division I. It has an area of 8,876 square feet, significantly smaller than the proposed parcels, and massively smaller than existing lot 45. Considering all of the nearby lots of Division I (those surrounding NE 26th Court) we find that even after division, the divided parcels will be larger than 5 of those 8 lots ( 62.5% ). It should be noted that the divided lots will only face and share a common street with one of these -Lot 1. OTHER CONCERNS AND CONSIDERATIONS: 1. We recognize that the Association denied permission to a developer to divide the lots some time ago. Given the information we have been provided about that request (which is limited), the proposal of Mr. Phung and Ms. Ong is much more desirable to Honey Creek Ridge. It appears that the proposal of the developer would have divided lot 45 into two very unequal parcels. Two driveways were indicated, with the driveway of the small parcel consmning almost all of its Lynnwood street frontage. (See Exhibit E, rejected plans) In addition, the developer would have placed one house very close to the street, while the Phung-Ong design places the homes in locations consistent with the surrounding neighborhood. Furthermore, we are unaware of any analysis or data having been submitted to the Board to aid in its consideration of the request. 2. Mr. Phung and Ms. Ong were provided a copy of the Honey Creek covenants with their title report. We have not received copies of any Association by-laws, rules or other information which may be relevant to the Board's consideration of the lot division issue in spite of several requests. If any such provisions exist, we would appreciate getting the information and an having opportunity to address them. 3. We would like an opportunity to be present at the Board's consideration of this request in order to answer any questions or address any issues that may arise. If any further information is requested by the Board, we will try to provide it. 4. If the Board has any specific concerns about the details of the proposal, Mr. Phung and Ms. Ong are willing to consider any modifications which might address these issues. Page 3 of 4 Ma~ 11 07 07:20a Bao p· 425226'0 83 p.4 5. My clients are presenting this proposal for the Board's consideration and approval in good faith as future neighbors. Of course in doing so, they do not waive any rights they may have to challenge the applicability or enforcability of the covenants and restrictions should permission be denied. CONCLUSION: We appreciate the Honey Creek Ridge Homeowner's Association Board's consideration of this request. Its approval will bring an unusually oversized lot into greater harmony and consistency with the rest of the neighborhood. To the extent possible, we are ready to answer questions, provide additional information, or consider modifications. Sincerely, G. Lee Raaen Page 4 of 4 EX CB RIM EL .., .l53..i.9' IN\/ £L -.l51 . .34'-12" FOUND BRASS DISK IN C(l,IC'RETI IN CASE {2/05} ---· >,/ ___ ,. FOUND BRASS DISK IN co.lc:REJE IN CASE (2/C>S) LOT 1 ..,,,. Ex~it • 0 ~ ... n-; -~ i ICIC] GRAPHIC SCAIB I i ( IN P'CEf ) j :z "' u: .... .... f'ARADJS£ E:STA1ES NO 2 d 1/2" REBAR • 122962 (2/05} 1 fl>ch .. 21) n. SURVEY NOTES a -.J t.f>T 44 LOT 6 :\ / " ~'.·-.. .. INSTRUMDJT; lOPCON GPT 3005W TOTAL ST,',TlON UElliOO USED: FlEU) TRA'ltRst ¥.!TH .1.CllJAL FIELD MEASUREMENTS it.Nb N,tGl..£S WAC 332-i30-D90 DAlE OF SUFMY: fESRUARY 2005 BASIS OF BEARING! PLAT OF" HONKY CRID T®Gt IX\1SION 13, RECORO[tl UNDER KING CO. M" f96121!W392, VOL 178, PCS 76-7B. L'tWNWOOO AYE" NC (N01'16'26"E) -0-BENCHMARK: CITY Of RENTON sENCHMm I 2091 TOP BRASS DtSI< AT M INT£RSE':CllON OF 122nd AVE SE .& SI:: 9&th Fl.AC£.. (1.EVAllON = J16,8&' (9115,585m} NA\O 1985 LEGAL DESCRIPnON LOT 45, HONEY CRro( R1DGC OM$ION NO, :S. ACCOfm!NG TO lHE Pl.AT lHEREOf RECORDED 1N VCX,UM[ 17!1 OF PlATS, PAGE(S) 76 lHROUGH 78. ltfctUSVE, IN ICING COUNTY WAS-ONGTON. _____ _j/~ CONci:lETE CURBING . ,• "' .. "': ~:>110 lEGE:ND "N .', IJ ca (ro>E 1) DJ \1 @ sn.m (TYPE 11) o ·--' . 'ilJ ,----\, ® SANITARY S[Wffi MH ¥ ~ j ','. " WilJ[R VALVF: ~ , · ~:, Ill WATER J.1tTER/S£R\o1CE 0 ltl.£P1",0NE VAULT lEl.fYI-IONE CAB!NCT SGN COOFER lREf orcouous lREr MAIL BOX ~ FOUND 1/T REBAR &: CAP L.5122962 (2/05) ~', 0 ~ tt'ltlRANT ~ U'!lJTY Pa.£ E-GUY wt .. .. " ..... ,, ,, ", .. ~~ " ,. .. .. •' ~~ ~'. " tz1 SIGNAL CABINET Im C1l8\.E 1V 8())[ ~ 40~ + St.OPE -t .. • Pl( NAIL MOH IN CM:£./ EX RE8AFt / PIPE .... """" 1; C a -.J N .... "' ID "' 0 "1l all .i,. N Ul N N (1l • 0 0 w "1' LJl BOUNDARY AND TOPOGRAPHIC MAP -=ic'TOUMA ENGINEERS LOT 45 15r& LAND SURVEYORS HONEY CREEK RIDGE 3 OYito'. BY O~Tr so.mt 191SJ JIUCE, sum; [-1Q2 •l<Dlt, WA ll!I032 OAN 1 FtBRUAAY 2005 PHIJ£ (425) ~--~ F,tJ[ (42$ 2!1-DIIZl-----1-----1--------1 CKY.O. El'!' ----~-:;cAL[ Ma~ 11 07 07:21a Bao p· g 425226 ... 00 3 p.6 Honey A portion of the N. E. Division No. 3 f, City of A repla.t of portfons ol B1ocks "A", 5 Ct1JfVs .O.&TA TABLE RW:\Lot\ oo_,..._ \ H,ous\LEHoTH c~t!i 10 111·5.f12" ~00" ;,o_,.. c.:1s 10 0(!116'~· 3.30.00' J5.2l': .C-17 II 00'44'~" Jl0.00' 56 .. 0tiai' .. , c-111 n 111-t6'MI" "°·"°' s2.09; ·-· .• C-19 u OTIS'n" Jl0.00' 1;01•= G ·: C-20 15 0110•44• 210.00· Mi-!: Iii! C-21 111-1 2.1~':ro" VQ.00' 10l\2J.'• I!: c-22 111 H"5.4't.s· ~oo· tJ.ao'O ¥'·~:-. 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C-4-3 J4'(1Ci01"· .00' J:t'l'Y ~ ' 112.25' -4~ JS ''31")9'11" .'00:" ,38 N 88"'19':3J" Y ., .LEGEND 1 .. / / / / / / / I 11>2.111' / / / / c-.. ~ )6 l~'!t,'A7" ,5.00' l'-41' ·._ C-46 37 ~1'00°.30~ 55 OQ' J9.J7' ,_: c~:; ~ ·!:'J1:~~: · ~~ oo: ~2'.~;;· 0 l,IOt/uM(Nt sn PER CIT'I' a R(NTON SU,HOARIJ!i -4'J 58 1t'45';1f. 27.(1.og' '111() 3,• G> CITY Of' l'ICNTO,>,I STAAOAAD UOHUWl::NT f'OUNO RE'.9A.R/CN'/P~S 22962/SO/J.U. LOT CORNERS H.(; R. ~ HONEY O'i:EO( ,<HC)c;t (1'1) -R....CIAL. Non:: • ~ .ll 15·4c·M"~.;2j'O.OO' 7.3.1110' c-s1 ac. 1-z·30·03· :vo.og' ·•wuw . ra/~ ''iWz111·,11· xooo· .. 21!.r.:. C:-~ 27 ID'I ' ,• l:J0..00' 1!14' -~4 Ill!~ " IJ<l.00' H,O,e~' GRAPHIC SCAIE ·i:..J y i Ii SE:( 'SHU:T J OF J. FOR IHCW!Ol/A:. LOT AODRBSES. c-~s iso-... :or" 100..00· 100.<11 SHEET 2 OF 3 Exhibit .B Twp. 23 N., Rge Washington 5 "F", AJbert Ba.leh's Sierra He~t.s 10 /,-,-,/eo-117 NO· 2 ...,.0'-~"6" I 11 29~89' 12 ~-' ... / / '> , r / m , e / / / / / ' / / . /( -I.-- z 20 ~ -ti i., t.. • z -~ " ";: !, " ·'li-. t., • """'"•UD ..,_ DAI.EY ENGIN!tUIJNG COMPANY ~-~~LAHO--S ·~"' c:amw, -c tOUTH, 51,m; '" "°"·_,,,.._ ~ (:/,)fl •~-~ ,...,, (2'NJ ,u-,•o$J m > r 0 x- w • ? ! ---------' Ma~ 11 07 07:21a Bao Pt-ung 4252264883 ···--·-·--·,------ Honey Creek Ridge Division A portion of the N.E. 1/4 & N. W. 1/4, Sec. 4, City of Renton; King County, A repJal of portions of Blocks "A~ ... B .. & "C", and aJJ of Blocks "D'" & LlJA-96-137-FP LND-10-0323 TABLE l£N{l;lli O(LTA J~.J1' Oti~'2•" ~-:~,:-..~-1;1.23• 10"-4-7'42" 26.11>' 0,,1"4]'0J" 20.07 4fi"QIJ'04" J:Uct. M~lo l(J_Jg' n""J!7rr 30.J9' Jl'J9'12· J.tl..77' ,o-2YJO" 107.24' 111'i3'06'" 28.8<(" 29'!,(,'12" 2=-.::se-58'09'~· n..es· 15"46'1.l" 5$"13'03· £: 6t.13' • • nw:T. \ U:GBND @ MONUIAENl SCT PER C11Y OF ROOOH SJANO,IACIS $ CITV OJr l'IEtffl:lN STA~ l.fONUMEN'l rOUNO, AC8AP/CAP/P1.S 22H2/$Ef/A.1..L LOT CORHERS H,t.R, • HONEY ~ RIOGE .. {lfJ • (W)IAL ~ .. , DALEY EN'CUNEERNG COMPANY ~---..--1i1s °'"°""""'-,._ S011rH, :IUlff UJI .. ~.--POn • SHEET 3 OF 3 -o""i •~·--· ,.... (70fJ --w.:i p.7 ./ ,;, __ :, ;, n .. 0 N e w l:l Ma~ 11 07 07:22a Bao Pt-· ·-g Honey Creek Ridge Lot Sizes (King County Assessor's Data) Tract B Lot 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 Average Median Max Min Lot Size 7,214 7,205 6,470 10,199 7,358 10,265 7,837 13,494 10,549 7,246 7,436 7,851 6,455 7,245 7,552 12,481 7,988 6,850 7,589 12,086 8,411 11,227 6,939 10,357 11,361 21,804 10,906 10,063 10,013 10,524 7,887 8,045 9,312, 5,712 7,267 7,431 7,266 6,174 5,822 5,690 6,000 9,900 9,072 15,429 21,505 9,233 7,887 21804 5690 4252264883 p.8 -., ., u.. 2! .. :, C" UI 25000 20000 15000 10000 5000 0 Honey Creek Ridge Lots: Tract B, Division 3 Lots (Sorted by size) Existing lot #45 - Lots after division Exhibit D :z di u: -- 0 ..J 0 ..J I\) I\) di til di 0 "U r I "" ... I\) CJl I\) I\) en ... 0 (X) w "!I (1) Ma~ 11 07 07:23a , _,.. < .•. ~ "' .., i;_._' ..,., ii ; ' ( j i ., •.• :·J .... I ' :r Bi --__ Exhibit &-. w z ·~ p. 10 -...... ~ ,. Phung Kiet and Rose Ong 4816 Lake Place S. Renton, Washington 98055-7976 RE: Resolution on Div Ill, Lot 45 Dear Phung Kiet and Rose Ong: Honey Creek Ridge Homeowners Association P. 0. Box 3188 Renton, WA 98056 ~ ,;,~f1~G t1..o'<'li>\ f\t~o April 27, 2007 0t" c1-'t'l o \ ~ 1.\)\)1 "'~'( \\t.Ct.\\J~\) This is to acknowledge receipt of the plans delivered to Mr. Robert Kaufman's residence on April, 19, 2007. We understand that you are attempting to sub-divide this lot into two lots. The plans reflect utilizing only one-half of the lot with no identification as to which portion you intend. While the construction of two homes on this lot may be approved by the City of Renton, your property remains subject to the covenants created by the developer when the plat was established. The Board of Directors would like to bring to your attention our concern and opposition. Sections of the Honey Creek Ridge CC&R's are copied below: ARTICLE I -DEFINITIONS Section 1. 7 -Declarant "Declarant" shall mean and refer to LAKERIDGE DEVELOPMENT, INC. , a Washington corporation, its successors and assigns if such successors or assigns should acquire all or substantially all of the then undeveloped portions of Honey Creek Ridge from. Declarant for the purpose of development ( excluding Participating Builders). ARTICLE 5-USE COVENANTS', CONDITIONS, AND RESTRICTIONS Section 5.1 -Authorized Uses Lots in Honey Creek Ridge shall be used solely for residential purposes and related facilities normally incidental to a residential community. During the Development Period, no Lot shall be further subdivided without Declarant' s prior written approval. Thereafter, no Lot shall be further subdiPidetl, except as permitted in this Declaration and any Supplemental Declaration, without prior approval conferred by Association Action. Page 1 of2 Section 5.2 -Approval of Building or Clearing Plans Required No building, fence, deck, patio, wall, kennel, or other structure shall be commenced, erected, or maintained upon a Lot or any other portion of Honey Creek Ridge, nor shall any exterior additional to or change or alteration therein be made, nor shall a Lot be cleared or excavated for use, nor shall any tree of 12 inches or more in diameter on any Lot, measured one foot above ground level, be cut, until after the details and written plans and specifications showing the nature, kind, shape, height, materials, colors, and location of the same shall have been submitted to and approved in writing by the Architectural Control Committee. The structure so approved must be completed as to external appearance, including finished staining, within nine (9) months after the date construction is commenced unless the Committee elects to grant an extension. Although the Committee shall have full authority to approve or disapprove of any specific proposal, the following restrictions shall apply to Honey Creek Ridge in general: Section 5.2.4 -Floor Area Only one Single Family home not to exceed two (2} stories in height plus basement and a private garage shall be permitte,I on each Lot If a home is built on a Lot, it must include a garage for not less than two (2) cars which is filly enclosed; the garage may be attached or detached ( no carports). Findings: These CC&R's are part of the title to your property and were undoubtedly attached to the policy of title insurance delivered to you at closing. These provisions above are the basis of the Board of Directors decision to reject your proposed subdivision. The Board will consider only one house on Div. !Il, Lot 45. as outlined in the CC&R's. The other property owners in Honey Creek accepted this covenant as a favorable value at the time of their purchases. The Architectural Control Committee and the Board of Directors do not approve the plans submitted. You are requested to resubmit your plans conforming to the CC&R's of Honey Creek Ridge with plans for only one house and including color samples of the roof shingles, exterior colors and color scheme as required within the total sections of the CC&R's. Respectfully, Roddis Jones, President Honey Creek Ridge Homeowners Association Cc: City of Renton Page 2 of2 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 3th day of May, 2007, 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 Dave Casey Kiel Phung & Rose Ong Bruce & Marian Lee Matthew Nash Robert C. Kaufman Roddis Jones (Signature of Sender):~ ~ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Project Name: Phung Preliminary Plat Project Number: LUA0?-027, PP, ECF Representing Contact Owners Parties of Record Party of Record Party of Record Party of Record <'\y '~I< • ..al • CIT OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator 0~~0~ .. '? -:;:;;,. Kathy Keolker, Mayor 0N~Q'·,----------------------------- May 8, 2007 Dave Casey Baima & Holmberg, Inc. 100 Front Street S Issaquah, WA 98027 SUBJECT: Phung Preliminary Plat LUA07-027, PP, ECF Dear Mr. Casey: This letter is to infonn you that the appeal period ended May 7, 2007 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, therefore, this decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated April 16, 2007. A Hearing Examiner Public Hearing has been scheduled for May 15, 2007, 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) 430-7270. For the Environmental Review Committee, /'' {/~~14( Andrea Petzel, Planner Development Services Enclosure cc: Kiet Phung & Rose Ong / Owner Bruce E. & Marian C. Lee, Matthew Nash, Robert C. Kaufman, Roddis Jones/ Parties of Record _______ l0_5_5_S_ou_t_h_G_ra_d_y_W_a_y---R-en-to_n_,_W_a_sh-ir-,g-to_n_9_8_0_57 _______ ~ ~ Thi,. n<>nPr rr,nt;,,in" ",()Of,. r,,..---'frl<>rl m:>IPri.,I ~/,. nnd r-nm,11mPr" AHEAD OF THE CURVE COMMENCING AT9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING May 15, 2007 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only arid not necessarily the order in which th~y will be heard. Items will be c.illed for hearing iit thEl discretion of the Hearing l;:aminer. PROJECT NAME: Cassidy Cove Preliminary Plat -continued from 4/10/07 PROJECT NUMBER: LUA-07-014, PP, SA-H, ECF PROJECT DESCRIPTION: The proponent of the Cassidy Cove Preliminary Plat, the King County Department of Transportation Road Services Division, is requesting Site Plan Review for relocation of a pole yard and Preliminary Plat approval for subdivision of 68 acres of land into 2 lots. The 60 and 8 acre lots would subsequently developed for public facilities by King County and the City of Renton (for Parks Department maintenance shops). The property is zoned Light Industrial -Public (IL-P). The site currently functions as a King County Roads and Parks Operations and Maintenance Base. PROJECT NAME: Phung Preliminary Plat PROJECT NUMBER: LUA-07-027, PP, ECF PROJECT DESCRIPTION: The applicant requests Preliminary Plat approval for a subdivision of a 0.49- acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Both lots would be accessed off of Lynnwood Avenue NE. The site has 3,768 sq. ft. of protected slopes that are approximately 40%. The average slope across the site exceeds 20%; therefore, per RMC 4-7-220B, the project will be reviewed as a Hillside Subdivision subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Council). The site is primarily vegetated with shrubs, deciduous trees and several large conifers. Most of the existing vegetation would be removed to grade the site; some of the existing trees may be able to be retained. HEX Agenda 5-15-07.doc 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 Address Contact! Address: File Number: Project Description: Project Location: May 15, 2007 Phung Preliminary Plat Kiel Phung and Rose Ong 4816 Lake Place S. Unit A Renton, WA 98055 Dave Casey Baima and Holmberg 100 Front Street South Issaquah, WA 98027 LUA07-027, PP, ECF Project Manager: Andrea Petzel The applicant requests Preliminary Plat approval for a subdivision of a 0.49-acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Both lots would be accessed off of Lynnwood Avenue NE. The site has 3,768 sq. ft. of protected slopes that are approximately 40%. The average slope across the site exceeds 20%; therefore, per RMC 4-7-220B, the project will be reviewed as a Hillside Subdivision subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Council). The site is primarily vegetated with shrubs, deciduous trees and several large conifers. Most of the existing vegetation would be removed to grade the site; some of the existing trees may be able to be retained. 2604 Lynnwood Avenue NE City of Renton PIBIPW Departm PHUNG PRELIMINARY PLAT iminary Report to the Hearing Examiner LUA07-027 PP, ECF PUBLIC HEARING DATE: May 15, 2007 Page 2 of 9 B. EXHIBITS Exhibit 1. Exhibit 2. Exhibit 3. Exhibit 4. Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Plat Plan (dated 112612007) Environmental Review Committee Mitigation Measures Geotechnical report titled "Proposed Short Plat of Lot 45 Honey Creek Ridge Div. 3," prepared by Dennis Joule (dated 2112/2007) Exhibit 5. Exhibit 6. Conceptual Grading & Utilities, Existing Topography/Tree Cutting Plan (dated 21912007) Zoning Map C. GENERAL INFORMATION: 1. Owner(s) of Record: Kiel Phung and Rose Ong 4816 Lake Place S. Unit A Renton, WA 98055 2. Zoning Designation: Residential 8 dwelling units per acre (R-8) 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: Residential Single Family (RSF) Vacant North: King County R1 zone; single family residence East: King County R1 zone; single family residence South: R-8 zone; single-family residence West: R-8 zone; single-family residence 6. Access: Lynnwood Avenue NE 7. Site Area: 21,506 sq. ft. (0.49 acres) 8. Project Data: Area: Existing Building: NIA New Building: NIA Total Building: N/A D. HISTORICAUBACKGROUND: Action Comprehensive Plan Zoning Annexation Land Use File No. NIA NIA NIA Comments NIA NIA NIA Ordinance No. 5099 5100 4337 Date 11/01/2004 11/0112005 1211611991 City of Renton PIBIPW Departm PHUNG PRELIMINARY PLAT 'iminary Report. to the Hearing Examiner LUA07--027 PP, ECF PUBLIC HEARING DATE: May 15, 2007 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-080: Detailed Procedures for Subdivision Page 3 of9 Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-170: Residential Lots-General Requirements and Minimum Standards Section 4-7-220: Hillside Subdivision 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: Steep Slopes, Landslide, and Erosion Hazards G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant proposes to subdivide the existing 0.49-acre (21,506 sq. ft.) lot at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3) into two lots for the future development of two single-family homes (Exhibit 2). The parcel is located in the R-8 zone, and the Residential Single Family (RSF) Comprehensive Land Use Designation. The subdivision would result in a net project density of 4.88 du/ac. The proposed lots would be 10,761 (Lot 1) and 10,745 (Lot 2) square feet, respectively. Both lots would be accessed off of Lynnwood Avenue NE via two private driveways. The average grade of the site is approximately 30%; therefore, the site is considered a Hillside Subdivision and is subject to the Preliminary Plat process (RMC 4-7-2208: review by the Hearing Examiner and approval by City Council). In addition to the overall grade exceeding the Hillside Subdivision threshold of 20%, there are 3,768 sq. ft. of protected slopes that slope approximately 40%. The project was subject to the Environmental Review process. The site is primarily vegetated with shrubs, deciduous trees and several large conifers. Most of the existing vegetation would be removed to grade the site; some of the existing trees may be able to be retained. City of Renton PIB/PW Departm PHUNG PREUMINARY PLAT PUBLIC HEARING DA TE: May 15, 2007 2. ENVIRONMENTAL REVIEW iminary Report to the Hearing Examiner LUA07-027 PP, ECF Page4of9 Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on April 16· 2007 the Environmental Review Committee (ERC) issued a Determination of Non-Significance - Mitigated (DNS-M) for the Phung Preliminary Plat. A 14-day appeal period commenced on April 23, 2007 and ended on May 7, 2007. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposed project, the following mitigation measures were issued for the Determination of Non-Significance, Mitigated (Exhibit 3): 1. The applicant will be required to comply with the recommendations found in the geotechnical report titled "Proposed Short Plat of Lot 45 Honey Creek Ridge Div. 3," prepared by Dennis Joule, dated February 12, 2007 (Exhibit 4). 2. The project shall comply with the DOE's Erosion and Sediment Control Requirement, outlined in Volume II of the 1990 Stormwater Management Manual. 3. Major earthwork shall occur only between the months of April-October. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a preliminary 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 site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended for use as quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies: 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. The proposed project for two lots would arrive at a net density of 4.88 dwelling units per net acre, which is within the density range permitted. 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 density range. AND Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. City staff received several comment letters from the public, expressing concern that small lots were proposed for the plat, which would not blend in with the surrounding suburban neighborhood characteristics of large houses on large lots. However, both proposed lots exceed the minimum lot size of 5,000 square feet by nearly double the square footage required by code. The proposed new lots would also meet the required lot size, width, and setbacks to create sufficient front, rear, and side yard areas. City of Renton PIBIPW Departm PHUNG PRELIMINARY PLAT PUBLIC HEARING DATE: May 15, 2007 iminary Report to the Hearing Examiner LUA07--027 PP, ECF Page 5 ot9 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 fife for existing residents. The proposed lots would be oriented with front yards facing west and rear yards facing east. All lots would have direct access to a public right-of-way (Lynnwood Avenue NE) via private driveways. Rear yard setbacks of 20 feet would provide enough separation to protect privacy for the abutting lot to the east. Proposed Lot 2 would have a 5-foot side yard setback from the nearest lot and proposed Lot 1 would have a 5-foot setback from the pipestem abutting to the north. Each lot has more than adequate buildable area to insure privacy; approval of this application would not decrease the quality of life for residents in the immediate vicinity. 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 proposed plat would subdivide an existing parcel into two lots. Two new residences would be constructed, updating the housing stock in the existing neighborhood. Policy CD-19. During development, significant trees, either individually or in stands, should be preserved, replaced, or as a last option, relocated. The applicant is proposing to remove six of seven significant trees, including those located on a sensitive slope. Two new trees would be planted in the front yards of each of the new lots. Policy EN-62. The final identification of environmentally sensitive or critical areas, hazardous sites or portions of sites should be established during the review of project proposals. The applicant provided a geotechnical report prepared by Dennis Joule (dated February 12, 2007), indicating that the average slope of the site is 30%, and delineating two areas of protected slopes (exceeding 40% grade) onsite. The total area of the protected slope is 3,768 square feet. The report includes recommendations adopted by the Environmental Review Committee that are sufficient to address the concerns for safe development of the two lots (Section G3 of this report). 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 enhancing existing vegetation to the maximum extent possible. AND 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 geotechnical report provided by the applicant included several recommendations for protecting the site (and abutting property to the south} from erosion during the site development process. The Environmental Review Committee required three mitigation measures to address potential erosion issues, including compliance with recommendations in the geotechnical report. (b) Compliance with the Underlying Zoning Designation. Density -The density calculation for this project is 4.88 du/ac (2 lots/0.41 =4.88), which is within the allowable range of 4.0-8.0 du/ac in the R-8 zone. The density calculation takes into account the 3,768 sq. ft. of protected slope subtracted from the gross square footage of 21,506 sq. ft. (0.49 ac), resulting in a gross square footage of 17,738 sq. ft. (0.41 ac). The proposed development would allow for the future construction of two new residences. Lot Dimensions -In the R-8 zone the minimum lot width requirement is 50 feet for interior lots and 60 feet for corner lots. The proposed lots would both be considered interior lots. The minimum lot depth required is 65 feet. For developments less than one acre, the minimum lot size in the R-8 zone is 5,000 square feet. As the following table demonstrates, the two proposed lots conform to all dimension and lot size requirements. Size lnrossl Deoth Width Lot 1 10,761 sq. ft. 150 feet 71.99 feet Lot 2 10,745 sq. ft. 150 feet 72.00 feet City of Renton PIB/PW Departm PHUNG PRELIMINARY PLAT PUBLIC HEARING DA TE: May 15, 2007 iminary Repott to the Hearing Examiner LUA07-027 PP, ECF Page 6 of 9 Setbacks -The Conceptual Grading & Utilities, Existing TopographyfTree Cutting Plan (Exhibit 5), submitted by the applicant shows potential building envelope lines to address minimum required setbacks for each lot. Along the north and west property lines there is an existing access and utility easement (rec. 6030176) that would impact proposed building setbacks. Building setbacks are measured from an access easement, and as required by the R-8 zone development standards include a front yard and side yard along a street setback of 15 feet for the primary structure and 20 feet for attached garages, an interior side yard setback of 5 feet, and a rear yard setback of 20 feet. As a condition of approval staff recommends that the applicant remove the existing access easement prior to final plat recording or redesign the buildings to comply with setback measurements from the access easement. Both lots would have front yards along Lynnwood Avenue NE. Building Standards -The R-8 zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached unit within the R-8 zone. 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. Accessory structures are permitted only when associated with a primary structure located on the same parcel. Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-8 zone restricts the lot coverage of lots up to 5,000 square feet in size to a 50% maximum. Lots greater than 5,000 square feet in size are permitted maximum lot coverage of 35% or 2,500 square feet, whichever is greater. Compliance of the new single family residences with these building standards would be verified prior to the issuance of individual building permits. Parking -Both proposed lots have adequate land area to meet the code requirement for two onsite parking spots. Landscaping -The development regulations for the R-8 zone require the installation of landscaping within the public right-of-way abutting a new plat. The minimum amount of landscaping required for sites abutting a non-arterial public street, such as Lynnwood Avenue NE, is five feet. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. The R- 8 development regulations also require the applicant to plant two trees with a minimum caliper of 1- 1/2' per tree within the front yard area or planting strip of each lot of the plat. The retention of existing trees on property being developed to the maximum extent feasible is required pursuant to RMC 4-4-130 H?. In addition, RMC 4-7-130C3 states that reasonable efforts shall be made to preserve existing trees. The Tree Retention Policy Interpretation clarifies that 25% of the existing trees on the site must be retained. If they cannot be retained, they may be replaced at a ratio of 1 :1. Trees required in order to meet other development regulation requirements, such as the two trees per new lot, may not be counted toward the 25%. Because this parcel is part of a previous subdivision, street improvements have been made and there is some landscaping already in place. The site itself is densely vegetated with grasses, shrubs and seven significant trees. The Conceptual Grading & Utilities, Existing TopographyfTree Cutting Plan shows the extent of tree retention and existing landscaping'for the plat. Of the seven existing trees on the site, the applicant proposes retaining one. Much of the other vegetation would likely be removed to accommodate grading for installation of the two private driveways, and building pads. The detailed landscape plan required at final plat submittal will need to show the proposed two new trees per lot, as required. Given the applicant's proposal for a new driveway/curb cut for Lot 2, the final detailed landscape plan would also need to include landscaping elements for the planting strip along Lynnwood Avenue NE. In order to meet Renton Code and Tree Retention Interpretation, as well as to provide for additional erosion control, staff recommends as a condition of approval that the applicant to save a total of two trees. If this were not feasible, the applicant would need to propose replanting two conifers. In addition to the two items mentioned in the paragraph above, the applicant will need to submit a final detailed landscape plan indicating the chosen alternative for tree retention. City of Renton PIBIPW Departm PHUNG PRELIMINARY PLAT PUBLIC HEARING DA TE: May 15, 2007 (c) Compliance with Subdivision Regulations iiminary Report to the Hearing Examiner LUA07-027 PP ECF Page lo/9 Lot Arrangement and Access: 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 street standards. Both lots have side lot lines at right angles to Lynnwood Avenue NE. Both lots access directly to the street from separate private driveways. 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 satisfies the minimum lot area and dimension requirements of the R-8 zone. It is clear that the lots will be adequate in size to meet the minimum required setbacks. All lots in the proposed plat are rectangular in shape. All lots would front Lynnwood Avenue NE, and have direct public access to this street. (d) Compliance with Hillside Subdivision Regulations Application: The applicant has provided adequate drainage in a report titled Preliminary Storm Drainage Report (T.1.R.) by Baima & Holmberg, dated February 2006 and geotechnical analysis (previously mentioned} for City staff to determine that the proposed development will not result in soil erosion and sedimentation, landslide, slippage, excess surface water runoff, or increased costs of building and maintaining public roads and facilities. Grading: The applicant's Conceptual Grading & Utilities Plan indicates that there will be extensive grading to create two level building pads, as well as driveways. New rockeries will be added between the houses and along the driveways. The applicant proposes a new curb cut in the existing rockery along the west side of the property line, in order to keep the driveway out of the protected slope area. Because the project is in the Aquifer Protection Zone 2, if the applicant imports more than 100 cubic yards offill, a Fill Source Statement will be required. Lots: Although the City is not requiring it, both lots exceed 10,000 square feet. or twice the minimum lot size required in the R-8 zone. This provides more than adequate room to allow for the construction of one single-family residence on each lot, outside of the protected slope areas. Erosion Control Requirements: Erosion control issues were evaluated during the Environmental Review process, and as part of the Environmental Review Committee's Mitigation Measures, the applicant is required to comply with the DOE's Erosion and Sediment Control Requirement, outlined in Volume II of the 1990 Stormwater Management Manual. (e) Reasonableness of Proposed Boundaries Access and Street Improvements: New subdivisions must provide adequate access to a public street for all lots. The Renton Municipal Code requires plats to provide full street improvements on the project side of the street, across the full frontage of the parcel being developed. The project site has curb, gutter and sidewalk installed across the frontage of the parcel. Both lots would be accessed off of Lynnwood Avenue NE via private driveways; there are already two existing curb cuts; however, the applicant proposes a new curb cut on Lot 2, and eliminating one of the existing curb cuts. Access to the proposed new lots will require creating openings within the existing 8-foot rockery along the property's western edge, and support of driveway cut slopes. Any damage to the sidewalk, landscaping and rockery incurred during construction shall be fully addressed prior to recording of the plat. As shown, both proposed driveways are 5 feet from the neighboring property lines. Per RMC 4-4-08016a, the maximum driveway grade for a single-family home shall not exceed 15%; provided that driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering any public sidewalk. To exceed 15% driveway grade, the applicant must apply for a variance. As a condition of approval, staff recommends that the applicant redesign the portions of the driveways that exceed 20% to have a slope of less than 15%, or the applicant would need to apply for a variance. City of Renton P/8/PW Departm PHUNG PRELIMINARY PLAT PUBLIC HEARING DA TE: May 15, 2007 Fminary Report to the Hearing Examiner LUA07-027 PP ECF Page Bof9 Topography: The lot slopes downward toward the northwest at an average slope of just over 30%. There are two areas within the site that are approximately 40%. The steep slope area on the western side of the site was man made, as it was graded as part of the road construction for Lynnwood Avenue NE. The steep slope on the eastern portion occurs naturally, but was further enhanced when the owner to the east graded the driveway. Adjacent to the west property line there is a rockery that ranges from two to eight feet in height. The slope above the rockery (within forty feet of the south property line) has been excavated to create a 2:1 slope. There is an existing gravel driveway south and east of the property and a 2:1 cut slope was excavated along the east property line as part of that drive. Relationship to Existing Uses: The properties to the west and south of the subject site are single-family residences and are designated R-8 on the City's zoning map. To the north and east, the properties are single-family homes within the jurisdiction of the King County zoning regulations. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. (f) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention Bureau staff indicate that sufficient resources exist to furnish services to the proposed development, provided the applicant provide Code required improvements and fees. Staff recommends a condition of approval requiring the applicant to pay a Fire Mitigation Fee based of $488.00 for all new single-family structures. The fee is estimated at $976.00 (2 new structures x $488.00 = $976.00) and is payable prior to the recording of the final plat. 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, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Existing fire hydrants are required to be retrofitted with Storz "quick disconnect" fittings. Street addresses are required to be visible from a public street. Schools: 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 approximately one additional student (0.44 x 2 lots = 0.88) who would attend schools within the Renton School District. The Renton School District states that any children in the new development would be assigned to Sierra Heights Elementary School, McKnight Middle School, or Hazen High School. Storm Water: The project site is located in Aquifer Protection Zone 2. Therefore, the applicant must provide a Fill Source Statement if more than 100 cubic yards of fill will be imported to the site. Existing storm drainage facilities are under Lynnwood Avenue NE; the runoff from the new houses must be tight lined into the storm drainage system. A Surface Water System Development Charges of $759 per new single-family parcel will be required for this plat. This fee must be paid prior to issuance of the construction permit for the plat. Water and Sanitary Sewer Utilities: The proposed plat is located in the City of Renton Water Service Area in the 565-pressure zone. There is an existing 8" watermain in Lynnwood Ave NE; the project will not be required to install a watermain. The static pressure is approximately 90 psi. The City of Renton Water System Development Charges of $1,956.00 per new single-family lot will be required for this plat. This fee must be paid prior to issuance of the construction permit, which is prior to recording the plat. There is an existing 8" sanitary sewer main in Lynnwood Avenue NE; the applicant will need to show how the news lot will be served with sanitary sewer. Dual sidesewers are not allowed; each new lot must be served with an individual sidesewer. The applicant is responsible for securing any necessary easements to serve this plat with sanitary sewer. The proposal is located in the Honey Creek Special Assessment District. This fee is $250.00 per new lot; and estimated to be $250.00. Sanitary Sewer City of Renton PIBIPW Departm PHUNG PREUMINARY PLAT PUBLIC HEARING DA TE: May 15, 2007 11inary Report to the Hearing Examiner LUA07-027 PP ECF Page 9of9 System Development Charges of $1,017.00 for one new lot is required. These fees are collected prior to the issuance of a construction permit, which is prior to the recording of the plat. Street Improvements and Transportation: The project site has curb, gutter and sidewalk across the frontage of the parcel being developed; any damage during construction shall be fully addressed prior to recording the plat. All new electrical, phone and cable services to the plat 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 plat. As a condition of plat approval the applicant will be required to pay Traffic Mitigation fees of $1,435.50 (based on $75.00 for each new weekday trip generated per new lot) for two new lots, prior to recording of the plat. H. RECOMMENDATION Staff recommends approval of the Phung Preliminary Plat, Project File No. LUA 07-027 subject to the following conditions: ( 1) The applicant shall comply with the Mitigation Measures required by the Environmental Review Committee Threshold Determination. (2) The applicant shall remove the existing access easement (rec. 6030176) prior to final plat recording or redesign the buildings to comply with setback measurements from the access easement. (3) Prior to final plat approval, the applicant to shall submit a detailed landscape plan to the Development Services project manager indicating the two conifers to be saved. If the two trees cannot be retained, the applicant must submit a proposal to plant two new conifers. ( 4) The applicant shall redesign driveway slopes to be less than 15% or apply for a variance. (5) Prior to the recording of the plat, the applicant shall be required to pay a Fire Mitigation Fee of $946.00 for two new single-family lots. (6) The applicant will be required to pay Traffic Mitigation fees of $1,435.50 for two new lots prior to recording of the plat. cc: Property Management (Preliminary Plats) EXPIRATION PERIODS: Preliminary Plats (PP): If the preliminary plat is not filed within (5) years from final approval, the plat shall become null and void. CITY o, UN'l'ON IIICln'PLATf WHfflr CER1IFICA110N ICltOW AU. WEN 8Y ll-Eil: l'lliCiElm that -Iha ~ _. In .. ...._. al 9llo bid fww, ~ do '*wb)I ...... 0 olM:ft ::=:" :=: =--==:: .::-~ ;.:';;::"' _.,._.__ ....... I/If .... -. 11 ll1NESS iaERECF N how NI .,., -....... ........ -·-"""""'--'-------I Qllrtlfy 1llcrt. 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RECOROER'S CERTIFICATE ................... . .., tor ,--d thla. .......... cloy of .......... zo ....... ot. ..... M a ltoClk. .. -~--of-, ..... ot p,a~ ....... ot th• raquut of --HOUISERG Supt. of Record• " -.,,u;: _______ _ QTYO,- ~N~--'"'°' "- M.1,lo•1salli. iii'"*'t/ ......., Nile, 'tlfWkll lfA!I MSWIQI LOT 45, HONtv' CREEi( ROc.E DMSHJN NO. J, ACCOROING TO ltlE PLAT THEREOF RECORDED IN VOLUME 178 Cf" PLAT'$. PAGE(S) 78 1HROOGH 78. IHCUJSl'IE. IN KING COUNTY WASHINGTON ...... Mu,.,,,. KIE4efuNG nrmmo,F«l'B BAIMA HOLMBERG. INC. 100 FRafl' STREET ISSAQUA.H, WA. 98027 "" Cl' ,,,,, F\.AT Of Ka.lEY CREEi:RiOOE Oll!Sla.12"1; RECORDED UNO£R ~ ~AF:t.~l ooru, LYNIWOCD AV£. N.E. (llom1'28"E) MtPl1MK· crrr <r1~~ol 1~ r: ~~ DISK S.E. 911TH PUCE. !LEV ... 1ION -31UIII' (N.IIIW) NA\O 18N 1161111. "'"'"'"'" '"'"' NEPeett6lllf ICSlllUMENT U8: S SECICICl 10TAL stAlltlil FElll 9JR'tO CXltf1ftOI. WM BY a.Ollll lllA,,._ LOOPS, .....U CLOlllJII[ Qf' LOOP1 'IMS 11:IZ,OOO. 11 AOCCIIOANC'£ 'MJH .W:: 332-1»-GIO. WN>MXWDI THIS SURVEY IS BASED UPON lHE LEGAL OESCRtPTlON CONTAINED WITHIN A TillE REPORT PROVIDED BY PACIFIC NORTHv.EST TITLE COMPANY ORDER NO. 643624. TME BOUNDARY CORNERS AND LINES DEPICTED ON lHIS MAP ARE PER RECORD Tllt.E INF"ORMA TlON AND REPRESENT DEED LINES ONLY. THESE LINES 00 NOT PURPORT TO SHOW OWNERSHIP LINES THAT MAY OTHERWISE BE OElERMINEO BY A COURT Of LAW. LAND SURVE'IOR's CER11FICA 1E Thia Short Plot ~tly ~ts o 111,1,......y mode by me or under my dlreetion In eonformonoa with th• r-.qulrwnents of th• OJ)pl'Opl'lot• Stot. ond County stcitut• ond Ordinonc. In (OATE! MONTH i9' YEAR) CertlflCXll• No. ...11m .... -COUll'IY -NO. YIL/P- DIPM1111NT r, .,,.,,... bnNd a,d IIIPf'O'M WI! -.., .. "-1--------------.L.----------.f ----,__,t ,...,.. 144112 -0480 PHUNG SHORT PLAT 2 LOTS tMPfffl"'.s+41112...o4&D "-~ 5.E. 115TH WAY ,, .~i' .. 0 !:··· S.E. 116TH STREET ---. " ... ., .. ~:~ mw a: wt .. Z,,!11)5 SQIJNI£ I'm -N XtZPY-o WtCl'ZPPn•o ·-Cl' IGJI -2 WA Cl'IOI LOT 1 AREA • 10,TII, SQUNIE FE£T LOT 2 AREA • 10.7~ SQIJ/1A£ FUT ' ~ ~~ N.E. 261H COURT i kZd~, Nf:J Nlme,[ 8INIJX· a DJ/~ -,p;-, ,.,,,,,., • 4.81 OU/ACRE mt9 wt ... 0.41 ACRE 21,50I SQIJNIE FEET ...... • o SCIJMI: PUT Cl'IQN fflte !,7U SQJNI! PKT ...... • fLAf MX. 17.739 ICIUNIE l'IET ~"\<$,~\~ ;;.,<- VICWRY NIP MOT TO SCA.LE EX'7PD'IIS <IA DR€ 1. sua.E.CT TO E'.ASEMENT PROVl~S. COVENAN-ra, CONDITIONS. R£STRIC1l0NS, DEDICATIONS. AGREa.ENT. NOlES AND OlHER MATTERS ,I,$ CONTAINED IN TME PLAT rE HONEY CREEi< Rl>GE DIV. NO. 3, 'vOI.. 178. PGS. 76 lHROOGH 78. 2. sus.£CT TO NON-LOCATABU: WAlER EASEMENT UNDER REC. NO. 4~ 'lftEREeY lHE LEGAL DESCRIPTION llitREIN IS NOT SUfflOENT TO 0£TERMINE ITS EXACT LOCATION. :5. SlJB.ECT TO RESTRICTIONS UNDER REC. NO. 0803170270. 4. SUSJECT TO RESlRIC110NS UNDER REC. NO. W.01140964. ,:i. sue..ECT TO RESTRICTIOHS. EASEMENTS AND UABl.llY TO ASSESSMENTS CCNTAINED 1H OEClARAllON or PROlECTI\lE RESTRICTlaitS UNDER RECORDING NO. 11507131262 AS AMDIDED 8Y REC. NO. 9711060no. 6. SUBJECT TO AREA Qi,IJWES, FROIT FOOTAGE Q-IARGES AND CONNECTION FEES FOR SEVER SEJMCE UNDER REC. NO. 8&12031e5 AND 9412020474. 7, SWJECT T1J RIGHT OF Pl.eUC TO MAKE NECESSARY SLOPES ~ CUTS OR FILLS IN TME ORGINAL GRADING rE SlREE1'S AS DEDIC"TEtl IN THE PLAT. 8. SUB.£CT TO RIGHT TO MAKE NECESSAAY SLOPES FOR CUTS OR FILLS AS GfWnm IN DEED UNDER REC. NO. ~71:$1258. BAIJIA. I: HOLJLBERC INC. ENGINEERS & SURVEYORS 100 FRONT S1NET SOU1H __ _, "' "" -"" I ~ PHUNG SHORT PLAT _ .. .... 1-25-07 ... =-MIT/MM .. 2-7-07 ... =-001 _ .. -W. S. H. N/A " 2 Gi\esotl\a37-001'\dwg\2'37-001.dag 3/6/2007 11'4DC12 AN PST i ~ :x. (v ~ crrr or DN'l'ON IHCln' PLAT f WA-ffls f NOC _ f.':,TA'1ES ASS DISK IN R ,01§ ----, "' --· "'""'·"' .,.,.,, ... ,.l:,, .. ·- INTERSECTION SE 96th I CA . .,, -. ' "'" t.i k "'~ ' ·ry-·~-LOT ADORESSES LOT 1 I AOOR£SS LOT •I ADDRESS LEGEND IQ! CS (TYPE 1) @ S1MH (T'l'PE 11) [TI ® SANITARY SEWER MH *'' WATER VALVE 1B WATER METER/SERVICE 0 <; FIRE HYDRANT -0--UTIUlY POLE E-GUY WIRE (81 SIGNAL CABINET 181 CABLE TV 80)( ~~+SLOPE + e • TELEPHONE VAULT TELEPHONE CABIN! SIGN CONIFER TREE DECIDUOUS TREE MAIL BOX PK NAIL MON !N CASE/ EX REBAR / PIPE AS NOm> iEi WS CStlFICAlE -.. -... ..... __ ---. " .. -... ................. ., --- I I 6 [IE CJRRIN( .f-"'"T-' ~--y-~' ~-.'''1·· 1 ,.a,:7:r --• , I <:> I ~ "'! N -::.::--: _,// ,,, __ J ,,o---------/'. ~ ... · ~ , ::-----':-----~,, _,, ---- ! ---------~· -.. / / ::::,-.::::::: -'""' -"1-----· """" ~:::: -... -~-~~. ,-. ____ .d -' '. / --1 -/• •i --~-:1--1 I /-~:, i · .--: ·. -_ :.~ _!= 'k/ ·::, / .. ; 5' '' 20' INGRESS, EX CB RIM EL D 35.3.49' INV [L c 351.34'-12" W ~I ~~~ r // -/ I" " -·~ . . z ' . ' . ~'~-r . ~21 51 0 ·-0 ::'.~~ ___________::.. EASEMENT ------,; REC. NO. '.', eoJ0118 ·:: ... ·.· /. ci:=Ji -~./., --~i:."1,1 ,~\ ~: I ~':,', (~\ 0 ':.I.\. ~ / \\ FOOND BRASS DISK IN CONCRETE IN CASE: (2/05) -~-w :::::::,,OC::.:::./ .. // NE 26th _COURT_ ~ LOT 44 ~/ ·,c.:_ E 150.J?O' .. vvv _,r , '°6' fENCE 'it, • FOUND 1/2" REBAR &: CAP LS#22962 (2/05) ,...,_ '"" mr 210' ' "'""' .'io~ "'' r~[ nn;, I ~' 1"'·f' INDEX LOCATION N.E. 1/4 OFTIIE N.W. 1/4 SEC. 4. TWN. 23 N., RGE. 5 E., W.M. ENGINEERS • SURVEYORS PBCJNG 100 l'llONT ~ 9DU1tl ISWIUNC. ~ 110a7 4:15 30. -02IIO FAX 3lt1 -~ ~ BAIJIA d: HOLIIBERC INC. .... IY MIi: 1-2S-07 --2537-001 ..... _...... SHORT PLAT AMT/MM .., 2-7-07 --...,-oo, COICIIE1t .. tM( <tlD CINI& • ... ..,. - WSH 1•-20• 2 • 2 ~ ~ -~ f'J 6 5" -+- CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA0?-027, PP, ECF Kiel Phung & Rose Ong Phung Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant requests a Preliminary Plat and Environmental Review for a two-lot subdivision at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49-acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Both rots would be accessed off of Lynnwood Avenue NE. Due to the presence of 3,768 sq. ft. of protected slopes that are approximately 40%, the project is subject to Environmental Review. The average slope across the site exceeds 20% therefore, the project will be reviewed as a Hillside Subdivision and is subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Counc~). The site is primarily vegetated with shrubs, deciduous trees and several large conifers. Most of the existing vegetation would be removed to construct the residences; some of the existing trees may be able to be retained. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 2604 Lynnwood Avenue NE The City of Ren.tqn Department of PlatmiogM3\Jildjl19/Public Works Development Planning Seetion 1. The applicant will be required to couiply with the recomm~tions found in the geotechnical report titled "Proposed Short Plat of Lot 45 Honey Creek Ridge Div. 3," prepared by Dennis Joi.lie (dated February 12, 2007). 2. The project shall comply with the DOE's Erosion and Sediment Control Requirement, outlined in Volume II of the 1990 Stormwater Management Manual. 3. Major earthwork shall occur only between the months of April-October. ERC Mitigation -Measures Page 1 of 1 / . ' Proposed Short Plat of Lot 45 Honey Creek Ridge Div. 3 Renton, Washington February 12, 2007 Prepared For: Kiet Phung 4816 Lake Place, South, Unit A Renton, Washington 98055 Prepared By: Dennis Joule, P.E. 31700 S.E. 46th Street Fall City, Washington 98024 Consultant In Geotechnical Engineering ' INTRODUCTION GEOTECHNICAL ENGINEERING REPORT Proposed Short Plat Of Lot 45 Honey Creek Ridge Div. 3 Renton, Washington February 12, 2007 The project site, located on the east side of Lynnwood Avenue N.E. opposite its intersection with N.E. 26th Court in Renton, is about half acre in area and approximately square in plan. The planned development consists of subdividing the property into two single-family residential lots. Development of this site will involve addressing certain geotechnical issues. The drawings in Appendix 'A' were created to aid in understanding the recommended development concept. • The overall steepness of the site will require the houses to step down the slope using retaining walls as a part of their foundation system as shown in Appendix 'A'. These drawings are conceptual and the height of the retaining walls may very with different house locations or dimensions. • The underlying sandy soils have limited insitu cohesion and, therefore, cannot be relied on to stand safely at slopes steeper than 1.4: I. Cut slopes steeper than 1.4: 1 may require temporary construction shoring for safety. • There is an existing residence adjacent to the upslope (south) property line. Any excavations made within Lot 2 must consider the foundation for this house. Temporary construction shoring may be required to prevent loss of subgrade support for this house during construction. The design of retaining walls adjacent to the Lot 2 south property line must consider the presence of this residence. • There is an existing rockery along the west property line of both lots. Access to the lots will require creating openings within the rockery and support of driveway cut slopes. • The elevation of the garage floor for each lot must consider an acceptable driveway slope. The conceptual site plan and cross sections presented in Appendix 'A' show a feasible layout for developing two lots within this property. Alternate driveway concepts and house configurations certainly may be acceptable. Retaining wall heights and the need for temporary construction shoring will depend on the final site plans for each lot. Page I INFORMATION PROVIDED Project 1956 February 12, 2007 A drawing, titled Proposed Short Plat of Lot 45 Honey Creek Ridge Div. 3, dated December 2006, prepared by Baima-Holmberg, Inc, Civil Engineers of Issaquah, was provided. This drawing includes the site location, dimensions, topography, and proposed lot configuration. This information was used in preparing the drawing on the opposite page, which also shows the locations of the backhoe test pits. SCOPE The scope of work in this investigation included the following: 1. Subsurface exploration by means of two backhoe test pits, 2. Engineering evaluation and analysis of field data and published documents for the purpose of providing recommendations regarding the geotechnical aspects of site development, and 3. Preparation of this report in accordance with Chapters 16 and 18 of the I. B. C., presenting the findings and recommendations. FINDINGS Surface Conditions The property slopes down toward the northwest at an average slope of just over thirty percent. Adjacent to the west property line there is rockery that ranges in height up to eight feet. The slope above the rockery, within forty feet of the south property line, has been excavated to create a 2: 1 slope. There is an existing gravel driveway south and east of the property. A 2: 1 cut slope was excavated within this property along the east property line as a part of that drive. At the time of the field investigation the ground surface was covered with a moderate growth of native grasses and berry bushes with alder and fir trees. No structures, flowing or standing water, or wetlands were observed within the property. Page 2 Geology Project 1956 February 12, 2007 The site is mapped as Vashon recessional sands and gravels (Galster & Laprade, 1991), The meltwater sorted material in its path and left very gravelly and sandy sediments that range in thickness from four to over one hundred feet on the upland terraces. Subsurface Conditions The site is mapped by the U.S. Soil Conservation Service as Everett gravelly sandy loam (Ev). Within the eighteen-foot maximum depth of exploration, the site is underlain by medium dense to dense slightly silty fine to medium grained sand with some small rounded gravel. The sands become very slightly cemented below about eight feet. No ground water or wet soil was encountered in the test pits. Test pit logs are appended. CONCLUSIONS Seismic Considerations This site is considered to be in Site Class Din accordance with I.B.C. Table 1615.1.1. Seismic hazards can be divided into two general categories, hazards due to ground rupture and hazards due to ground shaking. Since no faults are known to pass through the site, the possibility of earthquake induced ground rupture appears to be remote. Liquefaction Even if severe ground shaking were to occur at the site, the medium dense to dense silty sands encountered in the exploration will not liquefy because they are not saturated and do not have the characteristics of materials prone to liquefaction under dynamic loads. The sands encountered are too dense, and their hydraulic conductivity allows dissipation of excessive pour pressure. Compressible Soils No compressible soils were encountered. Page 3 Expansive Soils No expansive soils were encountered. Slope Stability Project 1956 February 12, 2007 The slopes were field mapped and no evidence of instability was observed. The underlying silty sands have a natural angle of repose of about seventy percent (slope of 1.4:1). The steepest slopes within the site are 2: 1 or flatter. The slopes have certainly been subject to seismic activity in the past, therefore, the present stability of the slopes provides some evidence of future stability. If the recommendations presented in this report are followed development of this site should not adversely impact the stability of the slopes. Forty Percent Slopes Two areas of slopes forty percent or steeper are shown on the Baima-Holmberg, Inc. survey. Slope area one is in the southwest corner of the property, and slope area two involves the east property line. Slope Area One -This is a 2: 1 cut slope with a maximum height of about twenty feet. The cut was made as a part of the construction of the adjacent street, Lynnwood Avenue N.E. There is an existing rockery at the base of the cut slope. Since the cut was created as a part of the construction of Lynnwood Avenue N.E. and the slope height is only twenty feet, this slope may be exempt from the regulatory buffer and building setback. It felt that this exemption would not adversely impact the slope stability, provided the recommendations presented in this report are followed. Slope Area Two -This is also a 2: 1 cut slope with a maximum height of about twenty feet. The cut was made as a part of the construction of the adjacent driveway serving the residence to the east. Since the cut was created as a part of a legal (assumed) construction and the slope height is only twenty feet high, this slope may be exempt from the regulatory buffer and building setback. It felt that this exemption would not adversely impact the slope stability, provided the recommendations presented in this report are followed. Groundwater The test pits were logged during the wet season following heavy rainfall. No seepage, standing water, wet soil or soil groundwater color indicators were observed within the upper eighteen feet of soil. Page 4 RECOMMENDATIONS Building Setbacks from the 40% Slopes Project 195 6 F ebrnary 12, 2007 No buffers or building setbacks are recommended for the slopes within or adjacent to this site. Development of this property as two residential building sites will require extensive grading and the construction of structural retaining walls. This construction will lower, remove, or lessen some of the steep slopes. In any case, the properly designed and constructed grading and retaining walls should not reduce the slope stability and will likely improve the slope stability. Site Preparation Depressions and loose soil zones resulting from the removal of trees, large shrubs, or underground structures (that may be encountered during construction) should be carefully backfilled with thoroughly compacted on-site inorganic soil or approved import soil. The surface of the site within the proposed building and pavement areas should be stripped to remove vegetation and organic topsoil. Soil containing more than two percent by weight organic matter should be considered organic. Stripping depths should be decided in the field at the time of construction but for plarming purposes an average stripping depth of six inches may be assumed. Strippings may be stockpiled for subsequent use in landscaped areas. Excavation and Slopes Temporary cut banks should not exceed slopes of 1.4: I. Permanent cut or fill banks should not exceed slopes of 2: I. The sandy soils within this site are prone to erosion and exposed slopes should immediately be covered with visqueen. The visqueen should remain until the exposed ground is landscaped. Soil stockpiles should be covered with visqueen to prevent saturation and erosion. Temporary Shoring Slopes steeper than 1.4: 1 carmot be trusted to stand safely. Where it is necessary to create temporary construction slopes steeper than 1.4: 1 temporary shoring should be used. Temporary shoring may be designed using the soil design parameters presented in the section below regarding retaining walls. Page 5 Grading and Compaction Project 1956 February 12, 2007 The only structural fill anticipated is behind the retaining walls. The onsite sands will provide an acceptable structural fill material. Stripped soil surfaces in those areas to receive structural fill, foundations, slabs-on-grade, or pavements, should be scarified to a depth of at least six inches. The soil should be moisture conditioned (or allowed to dry) to produce a moisture content of two percent above the optimum value and then compacted to a density equivalent to at least 95 percent of the maximum value as determined by ASTM Test D1557-70. Structural fill using on-site inorganic soil should be placed in layers not exceeding eight inches in loose thickness, conditioned with water (or allowed to dry) and compacted to the requirements described previously. Utility Trenches Utility trench excavation can be performed with conventional mechanical equipment to depths up to eighteen feet. Excavations up to eighteen feet should not encounter groundwater. Vertical trench excavations within the underlying sands will not stand safely vertical, but may slough to the natural angle of repose of 1.4: I. For the purposes of this section of the report, backfill is material placed in a trench starting one foot above the pipe or conduit or at the top of concrete formed around the pipe or conduit; and bedding is all material placed in a trench below the backfill. Unless concrete bedding is required around utility pipe or conduits, free draining sand should be used as bedding. Sand bedding should be compacted by mechanical means to a density equivalent to at least 95 percent of the compaction test maximum (ASTM D1557-70). Trench backfill should be placed in horizontal layers not exceeding 6 inches in loose thickness and compacted by mechanical means at least 95 percent of the compaction test maximum (ASTM D1557-70). Retaining Walls Retaining wall constructed as part of the foundation system cannot be allowed to "rotate", developing "active" soil pressures. Therefore an "at rest" lateral soil coefficient of 0.5 should be used. Retaining walls may be designed using the equivalent fluid pressure method. For non- compacted onsite sands an average backfill soil unit weight of 90-lb/cu ft may be assumed (lateral pressure would then be 45-lb/cu ft). For compacted structural fill using the onsite sands an average backfill soil unit weight of 106-lb/cu ft may be assumed (lateral pressure would then be 53-lb/cu ft). The lateral coefficient of sliding between the concrete base and the soil may be designed at 0.25 for the underlying sands. Page 6 Project 1956 February 12, 2007 Passive pressures of 250-lb/cu ft may be used for compact onsite sands. Passive pressures of 350-lb/cu ft may be used for undisturbed dense onsite sands more than eight feet below the existing ground surface .. With respect to I.B.C. 1802.2.7.1, seismic earth pressure acting on retaining walls within this project may be calculated as: Pse,,m,, lb/ft2 = (4 lb/ft3)(H,w). Note: H,w is the retained soil height in feet, Pse,,m,, is a rectangular pressure diagram added to the triangular static pressure diagram. Any adjacent load, such an adjacent footing, must be considered in the retaining wall design. Rockeries Rockeries are not earth retaining structures. Rockeries may be used as slough walls against stable earth cuts or MSE (mechanically stabilized earth) fills only. It is recommended that new rockeries not be constructed over six five high on this site. Rockery construction must comply with the ARC Standard Rock Wall Construction Guidelines. Rockeries often require continued maintenance and, therefore, should be accessible. Embedded Post or Columns When designing posts or poles as embedded columns in accordance with I.B.C. Table 1804.2, lateral bearing may be taken at 150 lb/ft2/ft depth below ground surface. Building Foundations The proposed single family residential buildings may be supported on conventional shallow foundations bearing on firm natural soil. Reinforced concrete continuous footings may be designed to impose pressures on foundation soils up to 2000 pounds per square foot from dead plus normal live loading provided the resulting foundation width is not less than 12 inches for one story, 15 inches for two story, and 18 inches for three story portions of the structure. No individual piers should be used. Interior loads should be supported on interior reinforced continuous footings. These footings should be connected to the exterior footings and the reinforcing steel lapped onto the reinforcing steel from the exterior footings. The perimeter footing should extend under the garage door. Where footings are constructed adjacent to downslope cut banks or slopes, there is to be a minimum 2: I slope drawn between the bottom of the footing (point nearest the slope) and the toe of the cut bank, slope, or toe any adjacent downslope rockery. Page 7 Project 1956 February 12, 2007 Foundations should be embedded at least eighteen inches below existing grade or adjacent finished grade, whichever is lower. Total Differential Settlement No compressible soils were encountered within the building areas. Soils are uniform in compactness and thickness within each building pad. Therefore, the total differential settlement for buildings designed and constructed in accordance with the recommendations presented in this report should be negligible. Settlement should occur during the initial framing period. Concrete Slabs-On-Grade Concrete floor slab should be constructed on compact soil subgrades prepared as described in the sections under Grading and Compaction. Where floor dampness must be minimized, a minimum 4-inch section of capillary break material covered with a membrane vapor barrier should be placed between the floor slab and the compact soil subgrade. The capillary break should be free draining, clean gravel or rock, such as 3/8" pea gravel. The membrane vapor barrier should be at least 10-mil thick polyethylene or its equivalent. Where floor dampness is not objectionable, concrete slabs may be laid directly on the compact soil subgrade. Footing and Retaining Wall Drains Footing drains are required for all footings, retaining walls, and rockeries. A perforated drainpipe should be placed at the upslope base of the footing. The drainpipe should be covered with at least a twelve-inch wide zone of washed 1/2" to l" drainrock. The drainrock layer should be about twelve inches thick for footings and should extend at least half way up the back of retaining walls. The drainrock should be covered with filter fabric paper, and a layer of native soil should be placed over filter fabric as a soil cap. Soil Infiltration Data This site not considered suitable for the use of infiltration or groundwater recharge systems because of the steep slopes. Page 8 Surface Drainage and Landscaping Project 1956 February 12, 2007 Site soils are very prone to erosion. Drainage pipe should be provided to catch and dispose of downspout rainwater. Driveways and walkways should be provided with catch basins to collect surface water. Surface drainage gradients should be planned to prevent ponding and to direct surface water away from the building, slabs, edges of pavements, and towards suitable collection and discharge facilities. Drainage from each lot should be discharged into an approved storm sewer. Do not allow surface drainage to flow over any steep or exposed slope. LIMITATIONS Changes in development plans will render these specific recommendations invalid unless such changes are reviewed by this office and these recommendations modified accordingly. Subsurface exploration of any site is necessarily confined to selected locations, and conditions may and often do vary between these locations. Should varied conditions come to light during project development these conditions should be reported to this office for evaluation. PLAN REVIEW AND INSPECTION DURING CONSTRUCTION It is recommended that this office be retained to review the building plans to verify compatibility with this site and compliance with this geotechnical report and inspect each foundation subgrade once the building pad has been constructed. Report Prepared By: Page 9 Appendix A Possible House Configuration To Show Development Feasibility & Geotechnical Issues Possible House Configurations These possible house configurations are presented in generic form to show that it is feasible from a geotechnical standpoint to subdivide the property into two lots and develop each lot with a single-family residence. The actual house locations, dimensions, and elevations may vary from those shown here. Because of the site topography the location and elevation of each garage must be carefully selected to allow for an acceptable driveway slope and acceptable retaining wall heights. Construction slopes may not exceed 1.4:1. While these slopes may stand when initially constructed they will not be safe during the construction process. Construction of the building pads and retaining walls may be planned to minimize the need for construction slopes in excess of 1.4:1 and the resulting need for temporary shoring. The recommendations and geotechnical design parameters presented in this geotechnical engineering report are to be used by the architects and engineers designing site plans, house configurations, and retaining walls for the future houses within this site. Scale: 1"=30' N.E. 26th Court ,,':~ .. .., '.$ I::;,; :~ .u (8 Existing Low ---Concrete Wall A •D Lit\ "'"""'"""'"\""'""""'"""'""'::"J.(,.E,.xi.,st,.in"'g"G"r"'a"ve"l'"D'"n"'v'"e""'""""'""'""'""'""""'""'"'""""-""'"':'"l--""i'~ :.·.•. 11"/oDrive,.... "lli -~------=:::///-· --- (:- 1::::: r:-:-: 15"/o Drive -- / Garage Floor Ele. 8 ft Retain· Wa ---Second Floor Elev.=36 ' - 6 n: Retaini~g Wall Garage Floor Elev.=370'(+1:)- · 10fl.Retaini \o\'aD Second Fl Elev.= '(+/-) 10 ft Re!ainin Wall \ \ ii) = ,::::::, 'll---~--+--.,;...--;.--,,..,.,.==::.:.......::. ___ +------.!--...l / ,+7'" I J.,/ Existing 1 ft to 8 ft High Rockery lb 8 A Approximate Location of Exis1ing House \ 'i, o. \ 380' Topography from the Baima-Hornberg, Inc. Drawing Listed in this Report GEO TECHNICAL INVEST/GA TION Short Plat of Lot 45 Honey Crk Rdg Div 33 Cross Sections A-A & B-B Are Shown 1n Appendix A TP-1 I 1ndicates Location of the Backhoe Test Pits Renton, Washington Dennis Joule, P.E. 31700 S.E. 46th Street Fall Oty, Washington 98024 (425) 222-4661 - 400'- - 390'-- 380'- 370'- 360'- - 350'- O' "' "' C C ::::; ::::; "' ~ t "' "' C. C. e e Cl.. Cl.. Drainage 2: 1 Cut Around ,Slope House~\ "' C ::::; "' t "' C. e Cl.. Existing House ~;~sJ~g~ I --------I __ I,__ / Existing __ ------/~ Gr_avel -------_ --Elev =363 '(+/-) / 1.4:1 Slope 1 Drive ---, ~----· // For 1 ----i , Reference \ ~-,.,..-'.-'~ I I ..-.__ / 11 _ --Elev.=363' +/-------/ 1 Ex1st1ng _ -l ·-_ .. .J Retaining Walls \ \ow Wall _ _ _ --Elev.=363'(+/-) As Required \ \ --El~v =355' +/-~ Retaining Walls As Required I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 25' 50' 75' 100' SECTION A-A SCALE: 1 "=20' 125' 150' 175' Cross Section VIEW THRU SLOPE & BUILDING AREAS Short Plat of Lot 45 Honey Creek #3 DENNIS JOULE, PE. 31700 S.E. 46th STREET FALL CITY, WASHINGTON 98024 (206) 222-4661 a, C: :.::i ~ a, n. 0 ~ 0... 400' 390' 380' 370' 360' 350' O' r Existing Sidewalk I / Rockery Modified as / Necessary To Allow I I , Construction of the / Driveway Existing Grade Regrade Yard As Necessary ~\ ----------- a, C: :.::i ~ a, n. e 0... Garage Elev. =370' (+/-) ~~-- 25' 50' 75' 100' SECTION B-B SCALE: 1 "=20' ' Retaining Wa~ As Required 125' 150' Cross Section 175' VIEW THRU SLOPE & BUILDING AREAS Short Plat of Lot 45 Honey Creek #3 DENNIS JOULE, P.E 31700 SE 46th STREET FALL CITY. WASHINGTON 98024 (206) 222-4661 Appendix B Survey & Topography by Baima-Holmberg, Inc. & Vicinity May (K.C. /map Arial Photo) CITY OF RENTON SHORT PLAT # LUA-SHPL t LOT ADORESSES LOT r I ADDRESS LOT 2] ADDRESS LEGEND t;O ce (TYPE 1) @ Sll,IH (T'rPE 11) [lJ TELEPHONE VAULT ® SANIT.o,RY SE\\£R ~H }1'.,_ TELEPHONE CASINI SON CONIFER TREE DECIDUOUS 'fflEE WAT[R VAL\/E y\ II! WA Tffi METER/S[R\IICE 0 -0-FIRE H'l'DRANT -o-UTUTY POLE E-GUY 'MRE C8:J SIGNAL CA81NET 0 CA8l£ TV BOX ~ 40X + SLQP( MAIL BOX ,+. PK N"'L !El MON N CASE/ EX REBAR / PIPE AS NOTED RECORDER'S CERTIFICATE fTiec:I for reco,od thl:1 .......... day at ..•..•.. ,2001 .... at.. •.•. M In boo!(.... ..ot ........ ot pog• ........ at th• requut of Wllllom Shupa Holmb..-g. Mgr. Supt. of Records EX CB RIM El -JSJ.49' INV EL -351.34"-12" FOUND BRASS DISK IN COi'JCRETE IN CASE (2/05) ___ ,. ',/ NE 26th COURT ·----;;-::=:_~_::::-;;-:-:_::_ ;f _;4 '! • EX SSMH "; :'.: RIM EL • ]60.B2' I ~ INV [l • 352.37'-B" ~ ,lg;,..... ·"' / // I I ' ; I ./ LOT I RECORDING NO. PAR,~D:sr. £.SfAlE5 NO .'. FOON I 1/2" REBAR & CAP ~S,22962 (2/05) ,r-· •~0N','RElf. V.IRBINl' // ____.,..· /', ,2, ,,,;,'.l~-/~: . / / --- / ~:~-- ---. ,// .;~_;.,Flli---· . ',,;-,~-=j '.,..,,. ,, ,,.....---~ / ./ / .--'av, _,/ ,,.,.. ..... ~··r:.~'- LOT &4 150,~,?' i • FOUND I /2" REBAR & CAP LS#22!il62 (2/0S) VOL/PAGE '' \ _:;,' • lC' ,M(.'1(SS, f()IIESS A~O , · · ur·urY 1-----...:;.'.. E~S[~[~ T I -----'a R[C SO 6~,)01 le __ ;,,; /-J~C~[l[ ~,~,,,,,.:A CU~BING _ _.~,?1() .,, ,..-·-__:'. . \ \.. (---.---\' ·~· ~ ·:~-, ~· r··~·\:.. 'r>.Sl-LIN[ -or -..tST 210· \ ' or £A$! {i ~~R4,;[1:T LOT J JJ ,-+·,--; -§ w I I g1 1:.;· . mDEX LOCATIONN.E. 1/4 OF THE N.W. l/4 SEC. 4. TWN. 23 N., RGE. 5E.. W.M } s~";'ijo BAIMA & HOLMBERG INC. ".~°"o'f A<i"Jt;'ft.~ ENGIN[[RS & SURVEYORS KlET P''-""'G ::1 .. ~ ~-' .. i<', 100 f'RONT STR((T SOUTH ISS•QUA.M. W"SHINCTON !IB027 LL.UlYI ~"' .a. ~ (~25) J!/2 -02.W H• (<25) J91 -30~5 F"OUl<D B~AU Dl~~ IN SHORT PLAT ~~n~ ... :l ~I--·· ---I~~~ ,-_,,-u CONCRETE IN CASC C2/05) 1(!\r~l ·u.@#7 ;:! -M,--- <XPIIIE!l U/>0/00 U""• IU l""'t. 1-26-07 I ,J08 NO. 2537-001 AM, ~-~7 OWG NO. 25-37-001 ............. I .... ALE I SHEET "'" 1""=20' '~ ' (® King County Source: King County iMAP. Property Information (http://www.metrokc.gov/GIS/iMAP) OMMENTS: Lot 4'5 Hon eOlv.3 http://www5.metrokc.gov/servlet/com.esri.esrimap.Esrimap?ServiceName=overview&Clien ... 2/8/2007 • . ' Appendix C Test Pit Logs • • SOIL LOG -TEST PIT No. 1 PROJECT: Lot 45 Honey Creek Ridge Div. 3 EXCAVATED BY: Case 580C Extendahoe DEPTH TO GROUNDWATER: INITIAL None FINAL DATE: 2-6-07 HOLE ELEVATION: 390' LOGGED BY: DJ SOIL DESCRIPTION COLOR ' MOISTURE CONSISTENCY SOIL TYPE I DEPTH Topsoil-Organic Silty Fine to Medium : Dark Moist Loose SPN 1,G,..r.<oai.,,n,ced"--"S,::,AecNceD'-"w-"ith"--"S"'ma.,,,,.,llc,R"o""u"'n"-des,d,__G,,,.,rac,vc,-e"-l~---"B,.-ro"'w"'n,__~~-~~,---~~~----t-'-~~~--+--1- Slightly Silty Fine to Medium Grained Gray Moist Medium i SPN SAND with small rounded Gravel Brown Dense (Becomes very slightly cemented with depth) Bottom Hole 18' No Water *Very Difficult to Excavate I I I , G;-ay---' ' ' Medium Dense to Dense Dense* 1 . -2- -3- -4- -5- -6- -7 - -8- -9 - -10-, -11- -12- -13- -14-: -15-' -16- -17- -18-' I -19- -20- i PENITR.. TORVANE CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOIL TEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL ENGINEER •• SOIL LOG -TEST PIT No. 2 PROJECT: Lot 45 Honey Creek Ridge Div. 3 EXCAVATED BY: Case 580C Extendahoe DEPTH TO GROUNDWATER: INITIAL None SOIL DESCRIPTION Topsoil-Organic Silty Fine to Medium Grained SAND with Small Rounded Gravel Slightly Silty Fine to Medium Grained SAND with small rounded Gravel (Becomes very slightly cemented with depth) Bottom Hole 12' No Water *Very Difficult to Excavate COLOR I Dark ' Brown Gray Brown Gray ' ! I I ' ! I FINAL . MOISTURE CONSISTENCY Moist Loose I ! Moist Medium i Dense ' ------ Medium Dense ! to Dense Dense* ! ' ! ! I ' ' i DATE: 2-6-07 HOLE ELEVATION: 362' LOGGED BY: DJ SOIL TYPE SPN SPN DEPTH I -1- I I -2- -3- i -4- -5- ' -6- -7 - -8- ! -9 - I : -10-i -11- -12- -13- i -14- -15- -16- -17- ! -18- i -19- -20- i PENITR.. TORVANE CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR INDICATES READINGS TAKEN WITH A SOIL TEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL f,"NGJNEER ' g U) w ;:: ::; ;:: :::, ~ " z ci < 0: " "· ~ '\,. .. b a- ]N 31\V NNAl ' >-' \l ~II .,~ "i '"'I ' II ·~1 1; i 8, !§ .•• d, iii; . ~1 •'• aH ·: 'i : ·= z " z 9 ;:: I--:::, u w w 0: I- 1 \-~ ' 9 l " >- I Q, < 0: " 0 Q, 0 I- § " z ;:: VJ "' x w ; ~§ J! ., nH •• I ·; .,...'llNUJ.ll,'lilillll',',.HdV}ll)Odill .l.¥0HS ONllHd 1 f ~ · 1; '' 11 e•• a R-1 sd/), RH-F ~ ZONING .·.~ \ ct> 6 - ri. SE 95th Pl. ,.cl ...; 1:--- N -< Blvd. R-10 R-8 1th ]. ~ = TJICBNlCAL BBRVICB8 <l.) ,.cl lf:J ··cA I NE ,25th Pl I R=-10 t---~ "- I ::E CA "' R ~i 0 ago 400 D5 ...... 4 T23N RSE E 1/2 S304 92 93 455 El2>:B3/ B.· 25 T2~ .f146..-. .. -SO J~4N)~SE ,.,.2~ A5 26 T24N A4E E 8l 94W, 455\IV 458 ,i~e1 :i,r24N4i'~ C2 ~ C3 ~~~~·: .~es· · · C6 a:,,,,.Nas,v·:·· .~N · C7 35 4N ASE ASE-· .1--11 l~23! A4E. ~o 22N R4E 15 .'.:· 16 · ·17·· 36123N R4E 33 T23N A.is 35 T23N RSE ... 607 ·5to .,'632 •. 833 ' J ~.····· ···. · · oj•4•=·-''·+s·•· v:: ... }~-. ·: .. ·_\J,.-. --.-" \ -\ -d:· _ · :> J7 1·T22N'R4E 6 T22N ASE.-5 WN R5E 4 ~ l:i$E 3 T22N ASE 2 T22N ASE BESWRNTU.L @ Re11ource Con11ervation ~ Reatdential J du/ac ~ Remidential 4 du/ac ~ Residential 8 du/ac ~ Re11idential Manufactured Homes I 1HO I Residential 10 du/ac j 1H4 I Residential H-du/ac I RM-rl Residential Multi-Family NMm USE CENTER ~ Center VWa&e lu:-Nl I Urba.n Center -North 1 ~ Urban Center -North 2 [fil Center Do,rntown• I CCR I Commeroial/Office/Re1ident.ial CD¥¥ERC161 ~ Commercial Arterial• @=I Commercial omee• rNDt!STRLU ~ Industrial -Heavy CE] Indu1triaJ -Medium m Indu•triaJ -U,ht (P) Publicly owned --Renton City Limits ---Adjacent City Umttm -Book Pagea Boundary .1 36 1T2 IRM-TI ReaidenUe.1 M:uIU-Family Traditional IRM-U I Residential Multi-Family Urban Center• ~ Commercial Neif:bborhood KROLL PAGE Printed by Print & Mail Services, City of Renton • Nay include Overlay Dl•U'ICU. See Append.ti: mape. For addiUonaJ ra1ul11.tion1 in Overlay Dillltricb, pleHe 11ee RMC 4-3, PAGE# INDEX SECTrTOWNJR.l.ffllE DA TE: 'I· ZL>-6r 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: Phung Preliminary Plat PROJECT NUMBER: LUA07.{)27, PP, ECF LOCATION: 2604 Lynnwood Avenue NE DESCRIPTION: The •pplicant requests a Prellmlnuy Pllt and Environmental Revi.w lor a two~ Mlbdlvleion at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Rldga Div. 3f. TIM appllca.nt proposes to subdivide the 0.49-acre (21,506 eq. fl) lot Into two parcels of 10,761 and 10,746 square feet, for the future development of two slngle-famlly llomes. The parcel is located in the R-8 zone, and the proposed pro)6cl density Is 4.88 du/ac. Botti lots would be accened off of Lynnwood Avenue NE. Due to the presence of 3,76& Ml· ft. of protected slope,:; that ara approximately 40%, the project is subject to Environmental Review. The average 11lop& acre>*I ~ site exceed11 20% therefore, the project will be reviewed as a Hlllsld111 S11bdivlsion and le subject to the Prellmlnary Plat procna (review by lhe Hea,mg Examiner and approval by City Council}. The slle is prlmarUy V9Vfltated with shr11bs, deciduous trees and several large conifers. Moat of the existing vegetetion would i. removed to construct the residences: some of the ex;sting tre"" may be able to be relalned. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERG) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT Appe1la of the envll"Qnmental determination mus\ be filed ;n writing on or before 5:00 PM on May 7, 2.001. Appnla mull be fll11d in writing toget:h11r with the reqwred $75.00 applk;11tlon fo,11 with; Hurlng Eumlner, City of Renton, 1055 South Grady W11y, Renton. WA 98057. Appeals to the Examiner are governed by City of Renton M11niclpal Code S.C:tlan 4-8-110.B. Additional informalron regarding 1he appeal procea, may be obtained from the Renton City Cieri<'• Offic11, (425) 43~510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MAY 15, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PlAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING -.-;;\'i}f;,.'¢' :, ~1 . i,ffl ·:1t·--::.~. l • •.;;JLc; ,.r-;i .•. l i 1 1.~\.'. S<'~ 0,:, F .,, ; ,,~~rt .~!" · ·. . ,,.. '"'f,·J ·. i ~~~~1:·r ~ .. ':·'.:;,)-:' t ''i ., i NE 26th Cl ,:li FOR FURTHER INFORMATION. PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Plea9$lncla .. ,ojectNUMBERwhlBIII. ,-;f1~cijl,r;am;;a;;n. I CERTIFICATION ' ....... CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 191h day of April, 2007, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies See Atta ch ed Dave Casey Contact Kiet Phung & Rose Ong Owner/Applicants Bruce & Marian Lee POR Matthew Nash POR Robert C. Kaufman POR Roddis Jones POR (Signature of Sender): ~ Jae.~ STATE OF WASHINGTON) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker Representina 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: Y ! ~c:,/12 7 Notary (Print): My appointment expires: Project Name: Phung Preliminary Plat Project Number: LUA0?-027, PP, ECF template -affidavit of service by mailing ' Dept. of Ecology • Environmental Review Section PO Box 47703 Olympia, 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 Olympia, 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 (ERG DETERMINATIONS) WDFW -Stewart Reinbold• Muckleshoot Indian Tribe Fisheries Dept. • c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160'h 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 State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 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 ERC Determination paperwork. template -affidavit of service by mailing 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: Phung Preliminary Plat PROJECT NUMBER: LUA07-027, PP, ECF LOCATION: 2604 Lynnwood Avenue NE DESCRIPTION: The applicant requests a Preliminary Plat and Environmental Review for a two-lot subdivision at 2604 Lynnwood Ave., NE {Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49-acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density Is 4.88 du/ac. Both lots would be accessed off of Lynnwood Avenue NE. Due to the presence of 3,768 sq. ft. of protected slopes that are approximately 40%, the project is subject to Environmental Review. The average slope across the site exceeds 20% therefore, the project will be reviewed as a Hillside Subdivision and is subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Council). The site is primarily vegetated with shrubs, deciduous trees and several large conifers. Most of the existing vegetation would be removed to construct the residences; some of the existing trees may be able to be retained. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on May 7, 2007. 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 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional infonnation regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MAY 15, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for pl'Clperfile identification. Dave Casey Baima & Holmberg, Inc. I 00 Front Street S Issaquah, WA 98027 SUBJECT: Phung Preliminary Plat LUA07-027, PP, ECF Dear Mr. Casey: CIT~ :.>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) 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 ERC Report and Decision, Section C for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on May 7, 2007. 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 98057. 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 May 15, 2007 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7219. For the Environmental Review Committee, Project Manager Enclosure cc: Kiet Phung & Rose Ong/ Owner(s) Bruce E. & Marian C. Lee, Matthew Nash, Robert C. Kaufman, Roddis Jones/ Party(ies) of Record I 055 South Grady Way -Rento_n_, -W-a-,h-in_gt_o_n_9_8_05_7 _______ ~ AHEAD OF THE CURVE CIT"\: :>F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator April 19, 2007 Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 Subject: Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project review~d by the Environmental Review Committee (ERC) on April 16, 2007: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: Phung Preliminary Plat PROJECT NUMBER: LUA07-027, PP, ECF LOCATION: 2604 Lynnwood Avenue NE DESCRIPTION: The applicant requests a Preliminary Plat and Environmental Review for a subdivision of a 0.49-acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The zoning is R-8 zone, and the proposed project density is 4.88 du/ac. Both lots would be accessed off Lynnwood Avenue NE. Due to 3,768 sq. ft. of protected slopes onsite the project is subject to Environmental Review. The average slope across the site exceeds 20% so the project will be reviewed as a Hillside Subdivision and is subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Council). Most of the existing vegetation would be removed to construct the residences; some of the existing trees may be retained. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on May 7, 2007. 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 98057. 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, Project Manager cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold -~E~nc"'l°'os"'u"'r-"-e ___ l0_5_5_S_o_u_th_G_rad_y_W_a_y---R-en_t_on-.-W-a-s-hi-n-gt_o_n_9_8_05_7 _______ ~ I:.?\ Toa-----·---·---,,cc ----·-· --·-··-· TOO•--···-------AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA0?-027, PP, ECF Kiel Phung & Rose Ong Phung Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant requests a Preliminary Plat and Environmental Review for a two-lot subdivision at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49-acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Both lots would be accessed off of Lynnwood Avenue NE. Due to the presence of 3,768 sq. ft. of protected slopes that are approximately 40%, the project is subject to Environmental Review. The average slope across the site exceeds 20% therefore, the project will be reviewed as a Hillside Subdivision and is subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Council). The site is primarily vegetated with shrubs, deciduous trees and several large conifers. Most of the existing vegetation would be removed to construct the residences; some of the existing trees may be able to be retained. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 2604 Lynnwood Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant will be required to comply with the recommendations found in the geotechnical report titled "Proposed Short Plat of Lot 45 Honey Creek Ridge Div. 3," prepared by Dennis Joule (dated February 12, 2007). 2. The project shall comply with the DOE's Erosion and Sediment Control Requirement, outlined in Volume II of the 1990 Stormwater Management Manual. 3. Major earthwork shall occur only between the months of April-October. ERC Mitigation Measures Page 1 of 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA0?-027, PP, ECF Kiet Phung & Rose Ong Phung Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant requests a Preliminary Plat and Environmental Review for a two-lot subdivision at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49-acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Both lots would be accessed off of Lynnwood Avenue NE. Due to the presence of 3,768 sq. ft. of protected slopes that are approximately 40%, the project is subject to Environmental Review. The average slope across the site exceeds 20% therefore, the project will be reviewed as a Hillside Subdivision and is subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Council). The site is primarily vegetated with shrubs, deciduous trees and several large conifers. Most of the existing vegetation would be removed to construct the residences; some of the existing trees may be able to be retained. LOCATION OF PROPOSAL: LEAD AGENCY: 2604 Lynnwood Avenue NE 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. Property is zoned R-8 and is subject to the development standards of that zone. 2. Because the average slope of the site is greater than 20%, the project is considered a Hillside Subdivision and is subject to the Preliminary Plat review process. 3. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 4. 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. 5. 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. 6. Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer), shall be planted or retained within the 15-foot front yard setback area for the proposed lots. ERC Advisory Notes Page 1 of 3 Property Services 1. To be sent under separate cover. 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 sq. ft. in area (including garage area), the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. Plan Review -Storm/Surface Water 1. All fire hydrants must be capable of delivering a minimum of 1,000 GPM and be per City of Renton code including Stortz fittings. 2. The Surface Water System Development Charges are based on a rate of $759.00 per new single-family lot. Payment of this fee will be required prior to issuance of utility construction permit. 3. Per Renton fire code, any new single family-dwelling construction (not exceeding 3,600 square-feet of gross building area, including garage) must have a fire hydrant capable of delivering a minimum of 1,000 gpm within 300 feet of the structure. If the proposed single-family dwelling exceeds 3,600 square feet, the minimum fire flow increases to 1,500 GPM or higher and will require two hydrants within 300 feet of the structure, and each hydrant must be able to deliver 1,000 gpm. 4. The City of Renton Water System Development Charges of $1,956 per new single-family parcel will be required for this preliminary plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat and prior to recording the preliminary plat. 5. The runoff from the new houses must be tight lined into the storm drainage system. 6. Surface Water System Development Charges of $759 per new single.family parcel will be required for this preliminary plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat. Plan Review -Sanitary Sewer 1. The applicant needs to show how the new lot will be served with sanitary sewer. 2. Dual sidesewers will not be allowed. The new lot must be served with an individual sidesewer. 3. The applicant is responsible for securing any necessary easements to serve this preliminary plat with sanitary sewer. 4. The proposal is located in the Honey Creek Special Assessment District. This fee is $250.00 per new lot and is collected prior to the issuance of a construction permit and prior to the recording of the preliminary plat. 5. System Development Charges of $1017 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 preliminary plat Plan Review -Street Improvements 1. The project site has curb, gutter and sidewalk across the frontage of the parcel being developed --any damage during construction shall be fully addressed prior to recording the preliminary plat. 2. All new electrical, phone and cable services to the plat 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 preliminary plat. 3. Traffic mitigation fees of $1,435.50 will be required as a condition of the preliminary plat prior to recording of the preliminary plat. Fire mitigation and Parks mitigation fees must also be paid prior to recording of the preliminary 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 registered Civil Engineer. ERC Advisory Notes Page 2 of 3 2. The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,00 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. 3. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. ERC Advisory Notes Page 3 of 3 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA07-027, PP, ECF Kiel Phung & Rose Ong Phung Preliminary Plat APPLICANT: PROJECT NAME: DESCRIPTION OF PROPOSAL: The applicant requests a Preliminary Plat and Environmental Review for a two-lot subdivision at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes lo subdivide the 0.49-acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Both lots would be accessed off of Lynnwood Avenue NE. Due to the presence of 3,768 sq. ft. of protected slopes that are approximately 40%, the project is subject to Environmental Review. The average slope across the site exceeds 20% therefore, the project will be reviewed as a Hillside Subdivision and is subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Council). The site is primarily vegetated with shrubs, deciduous trees and several large conifers. Most of the existing vegetation would be removed to construct the residences; some of the existing trees may be able to be retained. LOCATION OF PROPOSAL: LEAD AGENCY: 2604 Lynnwood Avenue Northeast The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that ii 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 May 7, 2007. 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 98057. 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. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services APRIL 21, 2007 APRIL 16, 2007 4/;(./01 Date 1 I. David Daniels, Fire Chief Fire Department ~ EDNSP Date . •\ j, ENVIRONMENTAL REVl~W'COMMl:r'·i*EE; .· MEETING NOT[CE April 16, 2007 '" ' " . To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, April 16, 2007 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Phung Preliminary Plat LUA07-027, PP, ECF . : ' (Petzel/ The applicant requests a Preliminary Plat and Environmental Review for a two-lot subdivision at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49-acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Both lots would be accessed off of Lynnwood Avenue NE. Due to the presence of 3,768 sq. ft. of protected slopes that are approximately 40%, the project is subject to Environmental Review. The average slope across the site exceeds 20% therefore; the project will be reviewed as a Hillside Subdivision and is subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Council). The site is primarily vegetated with shrubs, deciduous trees and several large conifers. Most of the existing vegetation would be removed to construct the residences; some of the existing trees may be able to be retained. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner L. Rude, Fire Prevention ® J. Medzegian, Council P. Hahn, P/8/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® STAFF REPORT A. BACKGROUND City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL REVIEW COMMITTEE ERC MEETING DATE: April 16, 2007 Project Name: Phung Preliminary Plat Project Number: LUA07-027, PP, ECF Project Manager: Andrea Petzel, Assistant Planner Project Description: The applicant requests a Preliminary Plat and Environmental Review for a two-lot subdivision at 2604 Lynnwood Ave., NE {Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49-acre (21,506 sq. ft.) lot into two parcels of 10.761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Both lots would be accessed off of Lynnwood Avenue NE. Due to the presence of3,768 sq. ft. of protected slopes that are approximately 40%, the project is subject to Environmental Review. The average slope across the site exceeds 20% therefore; the project will be reviewed as a Hillside Subdivision and is subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Council). The site is primarily vegetated with shrubs, deciduous trees and several large conifers. Most of the existing vegetation would be removed to construct the residences; some of the existing trees may be able to be retained. Project Location: 2604 Lynnwood Avenue Northeast Exist. Bldg. Area gsf NIA Site Area: 21,506 sq. ft. Staff Recommendation: The Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS- M). LUA 07-027 Phung ERC Reportdoc City of Renton PIBIPW Departme PHUNG PRELIMINARY PLAT REPORT AND DECISION OF APRIL 16, 2007 B. RECOMMENDATION Envi, ~ntal Review Committee Staff Report LUA07-027, PP, ECF Page2 o/5 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 14 day Appeal Period. C. MITIGATION MEASURES DETERMINATION OF NON -SIGNIFICANCE. MITIGATED. X Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period followed by a 14 day Appeal Period. I. The applicant will be required to comply with the recommendations found in the geotechnical report titled "Proposed Short Plat of Lot 45 Honey Creek Ridge Div. 3," prepared by Dennis Joule (dated February 12, 2007). 2. The project shall comply with the DOE's Erosion and Sediment Control Requirement, outlined in Volume II of the 1990 Stormwatcr Management Manual. 3. Major earthwork shall occur only between the months of April-October. D. ENVIRONMENTAL IMPACTS In compliance with RCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are 1101 adequately addressed under existing development standards and environmental regulations. 1. Earth Impacts: The lot slopes downward toward the northwest at an average slope of just over 30%. Per RMC 4-7-220, this project qualifies as a Hillside Subdivision (average slope great than 20%) and is subject to review by the Hearing Examiner (scheduled for May 15th, 2007) and approval by City Council. There are two areas within the site that are approximately 40%. The steep slope area on the western side of the site was man made, as it was graded as part of the road construction for Lynnwood Avenue NE. The steep slope on the eastern portion occurs naturally, but was further enhanced when the owner to the east graded the access road. Adjacent to the west property line there is a rockery that ranges from two to eight feet in height. The slope above the rockery (within forty feet of the south property line) has been excavated to create a 2: I slope. There is an existing gravel driveway south and east of the property and a 2:1 cut slope was excavated along the east property line as part of that drive. There are two existing curb cuts along Lynnwood Avenue NE. Access to the proposed new lots will require creating openings within the existing 8-foot rockery along the property's western edge, and support of driveway cut slopes. A geotechnical report was prepared by Dennis Joule (dated February 12, 2007) and submitted as part of the applicant's Preliminary Plat application. The report concludes that the overall steepness of the site will require the houses to step down the slope using retaining walls as part of their foundation system. City of Renton P!B!PW Departrne PHUNG PRELIMINARY PLAT Envir ntal Review CommiJtee Staff Report LUA07-027, PP, ECF REPORT AND DECISION OF APRIL 16, 2007 Page 3 of5 The underlying sandy soils have limited in situ cohesion and, therefore, cannot be relied on to stand safely at slopes steeper than 1.4: 1. Cut slopes steeper than 1.4: 1 may require temporary construction shoring for safety. Maintaining a driveway slope less than 15% is also a priority. The report also states that no buffers or building setbacks are recommended for the slopes within or adjacent to this site. Development of the property will require extensive grading to create access to the building pads, and construction of structural retaining walls. Grading will consist of excavation of the driveways, excavation of material for the leveling of building pads, installation ofrockeries and/or retaining walls and general lot leveling. Grading quantities are estimated to be less than 10,000 cubic yards ( maximum). Properly designed and constructed grading and retaining walls should not reduce the slope stability and will likely improve the slope stability. The report recommends that new rockeries not be constructed over six feet in height. The applicant proposes to clear the majority of the site, but could possibly maintain some of the existing trees. Staff recommends that the applicant be required to follow the recommendations found in the geotechnical report by Dennis Joule (dated February 12, 2007). There is an existing residence adjacent to the upslope (South) property line. Any excavations made on proposed Lot 2 must consider the foundation for this neighboring house. Temporary construction shoring may be required to prevent loss of subgrade support for this house during construction. The design of retaining walls adjacent to the southern property line of Lot 2 must consider the presence of this residence. Given the fact that the parcel has an average slope of 30%, and approximately 3,768 sq. ft. of protected slopes, there is the potential for erosion to occur from the project site. Staff recommends as a mitigation measure that erosion control be maintained on the project site during construction, per the standards in the 1990 Department of Ecology's (DOE) Stonnwater Management Manual. To further protect from the risk of erosion, especially given the presence of the existing house on the abutting lot to the south, staff recommends that major earthwork occur during the dry summer months between April-October. Mitigation Measures: I. The applicant will be required to comply with the recommendations found in the geotechnical report titled "Proposed Short Plat of Lot 45 Honey Creek Ridge Div. 3," prepared by Dennis Joule (dated February 12, 2007). 2. The project shall comply with the DOE's Erosion and Sediment Control Requirement, outlined in Volume II of the 1990 Stormwater Management Manual. 3. Major earthwork shall occur only between the months of April-October. Nexus: SEPA regulations; 1990 DOE Storm water Management Manual; City of Renton Critical Areas Regulations; Excavation, Grading and Mining Regulations E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmeutal 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, _K.____ Copies of all Review Commeuts are contained in the Official File. __ Copies of all Review Comments are attached to this report. City of Renton PIB/PW Departme, PHUNG PRELIMINARY PLAT Envir ntal Review Committee Staff Report LUA07-027, PP, ECF REPORT AND DECISION OF APRIL 16, 2007 Page 4 r?f 5 Environmental Determination Appeal Process: Appeals of the environmental determination most be filed in writing on or before 5:00 PM on May 7, 2007. 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 98057. City of Renton Municipal Code Section 4-8-110 governs appeals to the Examiner. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as infOrmation only, they are not subject to the appeal process for the land use actions Planning 1. Property is zoned R-8 and is subject to the development standards of that zone. 2. Because the average slope of the site is greater than 20%, the project is considered a Hillside Subdivision and is subject to the Preliminary Plat review process. 3. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 4. 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. 5. 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. 6. Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer), shall be planted or retained within the 15-foot front yard setback area for the proposed lots. Property Services See attached. Fire I. 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 sq. fr. in area (including garage area), the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. Plan Review -Storm/Surface Water I. All fire hydrants must be capable of delivering a minimum of 1,000 GPM and be per City of Renton code including Stortz fittings. 2. The Surface Water System Development Charges are based on a rate of $759.00 per new single-family lot. Payment of this fee will be required prior to issuance of utility construction permit. 3. Per Renton fire code, any new single family-dwelling construction (not exceeding 3,600 square-feet of gross building area, including garage) must have a fire hydrant capable of delivering a minimum of 1,000 gpm within 300 feet of the structure. If the proposed single-family dwelling exceeds 3,600 square feet, the minimum fire flow increases to 1,500 GPM or higher and will require two hydrants within 300 feet of the structure, and each hydrant must be able to deliver 1,000 gpm. 4. The City of Renton Water System Development Charges of$1,956 per new single-family parcel will be required for this preliminary plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat and prior to recording the preliminary plat. 5. The runoff from the new houses must be tight lined into the storm drainage system. 6. Surface Water System Development Charges of $759 per new single-family parcel will be required for this preliminary plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat. City of Renton PIB/PW Departme PHUNG PRELIMINARY PLAT Envir ntal Review Committee Staff Report LUA07-027, PP, ECF REPORT AND DECISION OF APRIL 16, 2007 Plan Review Sanitary Sewer J, I he applicant needs to show how the new lot will be served with sanitary sewer. 2. Dual sidesewers will not be allowed. The new lot must be served with an individual sidesewer. 3. The applicant is responsible for securing any necessary easements to serve this preliminary plat with sanitary sewer. Page 5 of 5 4. The proposal is located in the Honey Creek Special Assessment District This fee is $250.00 per new lot and is collected prior to the issuance of a construction permit and prior to the recording of the preliminary plat. 7. System Development Charges of $1017 per each new lot are required. These fees are collected prior to the issuance of a construction pennit and prior to the recording of the preliminary plat Plan Review -Street Improvements I. The project site has curb, gutter and sidewalk across the frontage of the parcel being developed --any damage during construction shall be fully addressed prior to recording the preliminary plat. 2. All new electrical, phone and cable services to the plat 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 preliminary plat 3. Traffic mitigation fees of $1,435.50 will be required as a condition of the preliminary plat prior to recording of the preliminary plat. Fire mitigation and Parks mitigation fees must also be paid prior to recording of the preliminary plat. Plan Review -General I. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. 2. The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,00 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. 3. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. Honey Creek Ridge Homeowners Association P. 0. Box 3188 Renton, WA 98056 Response to request concerning Lot 45 Div 3. Honey Creek Ridge After reviewing the proposal the Board of Directors in agreement with the Architectural Control Committee would approve a request to King Col)Ilty for a partition of lot No. 45 with the following conditions: 1. A separate driveway be provided to each lot. Sharing of the driveway could tend to impact on future values of these two lots and cause possible easement problems among future owners. 2. Property owner would be responsible for preparing and for recording the revised subdivision and provide seven recorded copies to the Board of Directors, assuming approval by King County to the division and other terms of this notice. 3. Each new lot would continue to be regulated by the current CC&R' s and existing or future By-Laws of the Association and be responsible for their fair share of assessments under the existing situation. •' 4. Should the division and plans for future construction be approved the Architectural Control Board and the Association Board of Directors will have final approval for appearance and colors. These should follow the pattern of the neighborhood. 5. The new lots to be numbered No. 45 and No. 46 in Division 3, Honey Creek Ridge. These responses were approved by the Board of Directors on October 2, 2006. Isl Roddis Jones President, HCHOA ,.. CITYO,Rrwo.., rir:c1:1vEo lPR 1 2 Z'J:J? 9UILD/NG01v1s10N City o enton Department of Planning I Building I Put 'arks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: _..._ --- ..., -.-o,r·uv COMMENTS DUE: MARCH 29, 2007 APPLICATION NO: LUA07-027, SHPL-A, ECF DATE CIRCULATED: MARCH APPLICANT: Kiel Phunq & Rose Ona PROJECT MANAGER: Jl<ndrea Petzel J',.. PROJECT TITLE: Phunq Short Plat \ 1.-_/ C PLAN REVIEW: Amela I f '\ SITE AREA: 21,506 sauare feet BUILDING AREA 1nross\: NIA LOCATION: 2604 Lynnwood Avenue NE I WORK ORDER NO: 77734 SUMMARY OF PROPOSAL: Application for a Short Plat and Environmental Review for a two-lot subdivision at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49 acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Due to the presence of 3,768 sq. ft. of protected slopes, the project is subject to Environmental Review. 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 Ma/or Information Impacts Impacts Necessary Earlh Housina Air Aesthetics Water Linhf/Glare Plants Recreation Land/Shoreline Use Utilities Animals TransntVration Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet lrry.Jad. 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 i c»mation is needed to properly assess this proposal. "l-//-!J7 Date STATE 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 Renton Reporter a bi-weekly 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 bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Vv'ashington for King County. The notice in the Lxact form annexed was published in regular issues of the Renton Reporter (and nol in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on April 21, 2007. The full amount of the fee charged for said foregoing publication is the sum of$151.20. \.. __ )ij: ) ---~~ Advertising Representative, Renton Reporter ,scribed and sworn to me this 23"' day of April, 2007 \\,,1111,,,, ,,,, e,ANY-12'',,, ,, <i:l •••••••••• l.o ,., ~ $ "<;> 0 ,•,5SION t;-_f• •• '1, ', ((6 £) A"'.;t f tZT) § !~~,} ""t\ % B D Cantelon = : NOTARY i :. Notary Public for the State of Washington, Residing in ~~,\y,asli'lr!W<\lt / 5 f P. 0. Number: ~ >.). 0 •. o3 \f:l .··/;;. ,:- .0:-... ~' ···~/01 /20 •••• • _,v ..:,-,., 0 ······· .~,.._-,, ,,,, ~ WAS~\,'' ,,,,,,""''' NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITIEE & PUBLIC HEARING RENTON, WASH1NGTON The Environmental Review Committee has issued a Deiennination of Non-...'Hgnificance- Mitigated for the following project wider the authority of the Renton Municipal Code. Phung Pn~liffii11ar:v Plai Ll!AOl-027. PP. ECF Localioi1: 2·60·1° (,vnnwood Avenue NE. Th" app!ic~mt rcquest:c: a Preliminarv Plat ancl Envirnnmel11al Ht,view for .:1 ~ubdivision of a 0.49-acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single- family homes. The zoning is R-8 zone, and the proposed projoct density i.s 4.88 du/ac. Both Jots would be accessed off Lynnwood Avenue NE. Due to 3,768 sq. ft. of protected slopes onsite the project is subject to Environmental Review. The average slope across the site exceeds 2()9;'., so the project will he reviewed as a Hillside Subdivision and is subject to the Preliminary Plat process (review by the Hearing Examiner and approval by City Council). Most of the existing vegetation would be removed to construct the rnsirlencei,; some of the e.xisting trees may be retained. AJipeals of the environmental determination must be filed in writing on or before 5:00 PM on May 7, 2007. Appeals must be filed in v,.rrit.ing together with the required $7~.00 ap11hcation fff with: Hmring Exammer, Cit.y of Henton, 1055 South Gr,idy Way, lkn!on. \VA 9/-l(l;->i App<'al;; to tJw Examinrr arr gow,rnc,d by City of Renton l\fonieipal Code Sedion 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, 025) 130- 6510. A Public Hearing wiU be held by the Renton Hearing Examiner in the Council Chamberri, City Hall, on May 15, 2007 at B:00 AM to consider the Preliminary Plat. If the Environmental Determination iR appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the Renton Reporter April 21, 2007. #863261 • DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM April 3, 2007 Andrea Petzel SonjaJ. Fesseiyc:0 Phung Short Plat, LUA-07-027-SHPL Format and Legal Description Review Bob Mac Onie and I have reviewed the ahove referenced short plat submittal and have the following comments: Comments for the Applicant: None. Information needed for final approval includes the following: Note the City of Renton land use action number and land record number, LUA-07-027-SHPL and LND-20-0486, respectively, on the drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Show two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties have been provided. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Provide short plat and lot closure calculations. Indicate what has been, or is to be, set at the new comers of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. \H:\file Sys\LND -land Subdivision & Surveying Rccords\LND-20-Short Plats\0486\RV070404.doc . ,. , April 13, 2007 Page 2 Note all easements, covenants and agreements of record on the drawing, if any. Note the plat name of the property to the south of the subject parcel. The city will provide an address for the new proposed lot as soon as possible. Note said addresses on the short plat drawing in the spaces already provided. The original lot is already addressed as 2604 Lynnwood Ave NE. On the final short plat submittal, remove all references to utilities facilities, trees, topog lines, mailboxes and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Do note encroachments. Remove all references to zoning and density numbers, area of internal roadway, area of dedication and ROW area (Sheet l of 2). Remove the "OWNER/DEVELOPER" and "ENGINEER/SURVEYOR" blocks (Sheet I of 2). The "VICINITY MAP" (Sheet !of 2) needs to include a north arrow. Also, the name of the street lying northerly of the subject property, and easterly of Lynnwood Ave NE, should be "SE 96'h Pl", not SE 96"' Street. Remove the "AQUIFER PROTECTION NOTICE" block noted on Sheet l of 2. The subject property does not fall within the boundary limits of the Aquifer Protection Area. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat drawing and the associated document(s) are to be given to the Project Manager as a package. The short plat will be recorded first (by King County). The recording number(s) for the associated document(s) are to be referenced on the short plat drawing. Provide spaces for the recording numbers thereof. Pursuant to the recently revised WAC 196-23-020, the surveyor's expiration date now needs to be applied manually. Any final document must contain the seal/stamp, handwritten license expiration date by the licensee{,} signature and date of signature of the licensee who prepared or directly supervised the work. For the purpose of this section "document" is defined as plans, specifications, plats, surveys[,] as-built documents prepared by the licensee [,] and reports. Fee Review Comments: The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying lkcord~\I .ND"?.0 -Short Plats\0486\RY070404.doc\cor • PROPERTY SJ [CES FEE REVIEW FOR SUBDIVISIO~ APPLICANT: -PHUblC;', 1<1.E:f 2.1 }3.0f'>E 01-Jai o. 2007 -_l~G..,_ __ RECEIVED FROM---~~~- (date) JOB ADDRESS: ?G0-4-.L':-(f.-lblWoot? ~",(l';;.J .. ~ WO# 77'.JM ----- NATURE OF WORK: Z:-1 ~.:,Ho~~I ef"(-PltUJ..l<:; 8HOBf"~)LND# 20-0<IS(:, --~-X PRELIMINARY REVIEWO SUBDIVIS o BY LONG PLAT, NEED MOREIN 6RMATI0N: .. LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID#.M4qB2-Q450 ·X NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may he due and payable at the time the construction permit is issued to install the on-site and off-site improvement,; (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fres wit! be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # ___ , addressed as has not previously paid ____ SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The followinl! auoted fees do NOT include insnPction fees, si<le sewer oermits, r/w oermit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A=eement (nvt) WATER -o- Latecomer A•reement (nvt) WASTEWATER -o- Latecomer A=eement (nvt) OTHER -o-,, Snecial Assessment District/WATER , -o- HOI-JE"'( et=,Eek::. SAP e,,z,J l 81.i: ---:v ... i .00 Snecial Assessment District/WASTEWATER ' Joint Use A•reement (METRO) - Local lmorovement District • -Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION -FUTURE OBLIGATIONS I - SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated #OF UNITS/ SDCFEE -Pd Prev. ·· Partiallv Pd (Ltd Exemption) .. Ne"·er Pd SQ. FTG. Sin.,.'e familv residential $1,956/unit x 1 s 1.q5c:&, oa:: Mobile home dwelline unit $1,956/uuit in park Anartment. Condo $1,174/unit not in CD or COR zones x Commercial/Industrial, $0.273/sq. ft. of property (not less than $1,956.00) x Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER. Estimated Pd Prev. .. Partiallv Pd (Ltd Exemotion) -Never Pd -Sin,le familv residential $1.017/uuit x 1 ti; 1p17.oo_ Mobile home dwellin2 unit $1,017/unit x Anartment, Condo $610/unit not in CD or COR zones x Commercial/Industrial $0.142/so. ft. of propertv x(not less than $1,017.00) SYSTEM DEVELOPMENT CHARGE -SURFACEWATER Estimated .. Pd Prev. ·· Partiallv Pd (Ltd Exemotion) . . Never Pd -Sinf!'le familv residential and mobile home dwellinf!' unit $759/unit x ·1. lB ' ~.OQ AU other properties $0.265/sq ft of new impervious area of proper!)• x (not less than $759.00) I PRELIMINARY TOTAL $ 8 c:u=IP,.-." t..16~;._; _il .\ 1'.toctA) ,-..,/,'l/01 SignatmoRevie(Ji Aut~tyr iikTE ~ "' 0 • 0 " __, .. *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. " • < Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to------------------- EFFECTIVE January 2, 2006 S· • • , 0 City o ... enton Department of Planning I Building I Pu 'larks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MARCH 29, 2007 - APPLICATION NO: LUA07-027, SH PL-A, ECF DATE CIRCULATED: MARCH 15, 2007 APPLICANT: Kiet Phunn & Rose Ona PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Phuno Short Plat PLAN REVIEW: Ameta Henninoer U':· ,· r-.,•, -~ SITE AREA: 21,506 souare feet BUILDING AREA lnrossl: N/A LOCATION: 2604 Lvnnwood Avenue NE WORK ORDER NO: 77734 SUMMARY OF PROPOSAL: Application for a Short Plat and Environmental Review for a two-lot subdivision at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49 acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Due to the presence of 3,768 sq. ft. of protected slopes, the project is subject to Environmental Review. 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 Uaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnnnatfon 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 Director or Authorized Representative Date Printed: 04-12-2007 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07-027 04/12/2007 04:24 PM Receipt Number: R0701637 Total Payment: 1,000.00 Payee: ROSE FUNG ONG AND KIET VI PHUNG Current Payment Made to the Following Items: Trans Account Code Description Amount 5011 000.345.81.00.0008 Prelim/Tentative Plat 1,000.00 Payments made for this receipt Trans Method Description Amount Payment Check 1013 1,000.00 Account Balances Trans Account Code Description Balance Due 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 Adjustment 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 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 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.l Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .oo .oo .00 .00 .00 .00 .00 .00 City enton Department of Planning I Building I Pu Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MARCH 29, 2007 APPLICATION NO: LUA07-027, SHPL-A, ECF DATE CIRCULATED: MARCH 15, 2007 APPLICANT: Kie! Phunn & Rose Ona PROJECT MANAGER: Andrea Petzel .•. PROJECT TITLE: Phuna Short Plat PLAN REVIEW: Amela Henninaer RECEIVED SITE AREA: 21 ,506 sauare feet BUILDING AREA lnross): N/A lHD 11: 'lnn7 LOCATION: 2604 Lvnnwood Avenue NE WORK ORDER NO: 77734 "' SUMMARY OF PROPOSAL: Application for a Short Plat and Environmental Review for a two-lot subdivision at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49 acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Due to the presence of 3,768 sq. ft. of protected slopes, the project is subject to Environmental Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Ma/or Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housino Air Aesthetics Water LiahVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transnnrrafion Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this applicat;on w#h particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addition information is neede to properly assess :;yposal. J Q t1, I{,<,) O 'J Date DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM March 29, 2007 Andrea Petzel Arneta Henninger X7298 PHUNG AVE SHORT PLAT LUA 07-027 2604 LYNNWOOD AVE NE I have reviewed the application submittal for this 2 lot short plat located in Section 4, Twp. 23N Rng. 5E, and have the following comments. Existing Conditions: Water --The proposed short plat is located in the City of Renton Water Service Area in the 565 pressure zone. There is an existing 8" watermain in Lynnwood Ave NE. See City of Renton drawing W2 l 60 for engineering plans. The static pressure is approximately 90 psi. Sewer --There is an 8" sanitary sewer main in Lynnwood Ave NE. Storm --There are storm drainage facilities in Lynnwood Ave NE. This site is located in the Aquifer Protection Zone 2. CODE REQUIREMENTS Water • This project will not be required to install a watermain. • All fire hydrants must be capable of delivering a minimum of 1,000 GPM and be per City of Renton code including stortz fittings. • Per Renton fire code, any new single family-dwelling construction (not exceeding 3,600 square- feet of gross building area, including garage) must have a fire hydrant capable of delivering a minimum of 1,000 gpm within 300 feet of the structure. If the proposed single-family dwelling exceeds 3,600 square feet, the minimum fire flow increases to 1,500 GPM or higher and will require two hydrants within 300 feet of the structure, and each hydrant must be able to deliver 1,000 gpm. This distance is measured along a traveled roadway, access road and driveway from the hydrant(s) to the building • The City of Renton Water System Development Charges of $1,956 per new single-family parcel will be required for this short plat. This fee must be paid prior to issuance of the construction permit for the short plat and prior to recording the short plat. Phung Short Plat Application Page 2 Sanitary Sewer • The applicant needs to show how the new lot will be served with sanitary sewer. • Dual sidesewers will not be allowed. The new lot must be served with an individual sidesewer. • The applicant is responsible for securing any necessary easements to serve this short plat with sanitary sewer. • The proposal is located in the Honey Creek Special Assessment District. This fee is $250.00 per new lot and is collected prior to the issuance of a construction permit and prior to the recording of the short plat. • System Development Charges of $1017 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 short plat. Storm Drainage • The runoff from the new houses must be tight lined into the storm drainage system. • Surface Water System Development Charges of $759 per new single family parcel will be required for this short plat. This fee must be paid prior to issuance of the construction permit for the short plat. Erosion Control Measures • Erosion control measures shall be per DOE standards. Street Improvements • The project site has curb, gutter and sidewalk across the frontage of the parcel being developed - -any damage during construction shall be fully addressed prior to recording the short plat. • All new electrical, phone and cable services to the plat 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. • Traffic mitigation fees of $1435.50 will be required as a condition of the short plat prior to recording of the short plat. Fire mitigation and Parks mitigation fees must also be paid prior to recording of the short plat. General • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. • The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,00 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. • All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. City enton Department of Planning I Building I Pu /1/orks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Jr""" I"·' r i-,__ /.--rv,, COMMENTS DUE: MARCH 29, 2007 APPLICATION NO: LUA07-027, SHPL-A, ECF DATE CIRCULATED: MARCH 15, 2007 APPLICANT: Kiel Phunq & Rose Onq PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Phunq Short Plat PLAN REVIEW: Amela Henninoer SITE AREA: 21,506 square feet BUILDING AREA lnrossl: NIA • • • -, ~ I ..... ~ . 'ti """"'' LOCATION: 2604 Lynnwood Avenue NE WORK ORDER NO: 77734 SUMMARY OF PROPOSAL: Application for a Short Plat and Environmental Review for a two-lot subdivis~~l,\P,J~ e}~~9Jl\ Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49 acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 dulac. Due to the presence of 3,768 sq. ft. of protected slopes, the project is subject to Environmental Review. 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 Liaht/G/are Plants Recreation Land/Shoreline Use Utilities Animals Transnnnation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airporl Environment 10,000Feet 14,000Feet 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 Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: ~esidential D Retail D Non-retail Calculation: Tro:~ 'P 1-\t.n..ll,-i S1-\ \? L-- -Z.t.:>oy Lyr,;,tJc'-'tru:x;, /:we_ ....iG Kitot ?huru(-1 si-\<.o~-e... Ov,.~ LVF\ bf-U;)..7' 0 Method of Calculation: 7-5~ -··---=--=-------- ffiTE Trip Generation Manual, 7th Edition D Traffic Study Dother ('z .. 1c,)SFIZ "J.S7/f.:::>IA..- ;).. )( q,':)7::: \q,1'-1 AD, i l:i. _,-o ~ tt, I~ ?:, '=> 'oCJ Transportation Mitigation Fee: Calculated by: .......,"""'-----------Date: 3\ \q \:nn- Date of Payment: --------------------------- City o nton Department of Planning I Building I Pu Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: \=",re V(#Ve"1 < c.·1 COMMENTS DUE: MAF ru "" ..2001 .. - ' ' ' \4 .. \ i -..., \ I APPLICATION NO: LUA07-027, SHPL-A, ECF DATE CIRCULATED: MA CH 15,l2i:l07J Li: u b . , \II APPLICANT: Kiel Phuna & Rase Ona PROJECT MANAGER: AniJl-ea·'i1tzel I : I' '! ' PROJECT TITLE: Phuna Short Plat PLAN REVIEW: Amela He J.ii.,W r !•AR 1 5 20D7 ' : ' I..- SITE AREA: 21,506 sauare feet BUILDING AREA lnrossl: I /A i CITY OI' •,rnr·.-, LOCATION: 2604 Lvnnwood Avenue NE WORK ORDER NO: 777'.'. rnr-,,;-~:: -. ' 'f . . . SUMMARY OF PROPOSAL: Apphcat,on for a Short Plat and Environmental Review for a two-lot subd1v1s1on at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49 acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Due to the presence af 3,768 sq. ft. of protected slopes, the project is subject to Environmental Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mora Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable Mora Environment Minor Major lnformauon Impacts Impacts Necessary Earlh Housinn Air Aesthetics Waler L"inhf/Glare Plants Recreation Land/Shoreline Use utilities Animals Trans ation 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 thi application with p areas where addition information is nee ' ' ' DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM March 15, 2007 Andrea Petzel, Associate Planner I Jg James Gray, Assistant Fire Marshal~J!l ~ Phung Short Plat, 2604 Lynnwoo~ve. NE 1. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\phungsperc.doc • Andrea Petzel, Planner Developmental Services Division City of Renton 1055 South Grady Way Renton, Washington 98057 RE: Phung Short Plat LUA07-027,SHPL-A,ECF Dear Ms. Petzel, 9634 122°d Avenue Southeast Renton, Washington 98056 f'\}>J-IN\NG March 26, 2007 oE'Jtgf;ttr~tNTON \A~R 1 i 1001 RECE\'JEO We are the homeowners in the adjacent lot just north of the above referenced lot. We are very concerned about the development of this lot and the affect it may have on our property. Our concerns are as follows: 1. This plot is on a very steep hillside with several dead alder trees that could potentially fall on our house. We would like to see these trees removed prior to the start of any construction. 2. The driveway, belonging to the owners of9640 122"d Avenue Southeast, is already caving in underneath their existing curb, pushing our retaining wall and dirt farther into our property. Therefore, we would strongly oppose use of this driveway during construction. Any heavy equipment run up this driveway is going to impact our property negatively. 3. We are also concerned about the construction causing the hillside to push into our property and causing further settling of our house on our lot. I would appreciate your reviewing our concerns and letting us know what if anything will be done to minimize the impact on our property. Thank you. Sincerely, 1 . ' ,,-, ..P . - f3..u_,.. &.. £. cL n'LCU-Ltt--rC L. . ~ Bruce E. and Marian C. Lee Cit_ Renton Department of Planning I Building I, . c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1' «J le <, APPLICATION NO: LUA07-027, SHPL-A, ECF APPLICANT: Kiet Phuna & Rose Ona PROJECT TITLE: Phuna Short Plat SITE AREA: 21,506 sauare feet LOCATION: 2604 Lynnwood Avenue NE COMMENTS DUE: MARCH 29, 2007 DATE CIRCULATED: MARCH 15, 2007 PROJECT MANAGER: Andrea Petzel PLAN REVIEW: Ameta Henninaer BUILDING AREA lnrossl: N/A I WORK ORDER NO: 77734 SUMMARY OF PROPOSAL: Application far a Short Plat and Environmental Review far a two-lot subdivision at 2604 Lynnwood Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide the 0.49 acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for the future development of two single-family homes. The parcel is located in the R-8 zone, and the proposed project density is 4.88 du/ac. Due to the presence of 3,768 sq. ft. of protected slopes, the project is subject to Environmental Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Afore Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housin" Air Aesthetics Water LinhtfGlare Plants Recreation Land/Shoreline Use Utilities Animals Trans"'"'..,afion 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 a · 1onal information is ne to properly assess his proposal. Signature of Director or Authorized Representative Date r I CitJ 1enton Department of Planning I Building I I · Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: lo",-+r"-d;o,, S,0 ,,,,~ COMMENTSDUE: MARCH29,2007 APPLICATION NO: LUA07-027, SHPL-A, ECF DATE CIRCULATED: MARCH 15, 2007 APPLICANT: Kiet Phuna & Rose Ona PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Phuna Short Plat PLAN REVIEW: Amela Henninaer ~' ,,,. ,._Nl(JN RECEIVEn SITE AREA: 21,506 sauare feet BUILDING AREA laross): N/A lHn fr-- V .... ~ I " LUU( LOCATION: 2604 Lvnnwood Avenue NE WORK ORDER NO: 77734 SUMMARY OF PROPOSAL: Application for a Short Plat and Environmental Review for a two-lot subd1v1sio~Y.II.R/&fl~X~bll"Ave., NE (Lot 45, Honey Creek Ridge Div. 3). The applicant proposes to subdivide U,e 0.49 acre (21,506 sq. ft.) lot into two parcels of 10,761 and 10,745 square feet, for U,e future development of two single-family homes. The parcel is located in the R-8 zone, and U,e proposed project density is 4.88 du/ac. Due to the presence of 3,768 sq. ft. of protected slopes, the project is subject to Environmental Review. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mo,e Element of the Probable Probable Mo,e Environment Minor Major lnfonnation Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water LiQht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transrvvration Environmental Health Public Services Em,rgy/ Historic!Cuftural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS viewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or e additional information is nee d to properly assess this proposal. ~ ~ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) PATE: LANO USE NUMBER; PROJECT NAME: March 15, 2007 LUA07,027, SHPL-A, ECF Phung Shor! Plat PROJECT DESCRIPTION: Application for Shor! Plat and Environml'!'ltal Rt>V1ew of a two-lot 5ubd1111s1on al 2604 Lynnwood Ave . NE I lot 45, Honey Creek Ridge D<v 3) The applicar>t propo~ll to subd1v1de the O 49 acre 121 506 sq ft) lot into two parcels of 10,761 and 10.745 square feet. for the future development of two smgle·larnly ~omes The parcel is located in lhe R-8 zone, and the proposed proJect density 1s 4 86 dulac Due to the presence of 3 768 sq H er pro1ected slopes. the project is subject to Environmental Rev,ew PROJECT LOCATION: 2604 Lynnwood Av&nue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-MJ: As the Lead Agency. the Cit1 ol Renton has determined that significant environmental impacts are unlikely to result from the proposed projecl Tl,ere!ore as permitted under the RCW 43.21C. 110, the City of Renton is using the Optional DNS-M process to give noi,ce '.ha\ a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated in1o a singe cocnrnert period. There will be no comment period lollowmg the l$$Uar'IC8 of the Threshold Determination of Non-S1gn1r,ca~ce- Mibgated (ONS-M). A 14-day appeal penod will follow the Issuance of the ONS.M PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: March 6, 2007 Marcl115, 2007 APPLICANT/PROJECT CONTACT PERSON: 01ve Ca1ey, Baima & Holmberg, Inc.: Tai: 1•25] 392--0250: Eml: d1ve@balm1holmb1rg.com Parmita/R1vllw Requa,11d: Envlronmentat {SEPA) Review, Admlnletrallva Short Plat approval other Pflrmlts which may be ~ulred: Bulldlng Permit, Grading Ucanae Requqted Studlea: Geotachnlcal Report Location where application may be revlawod; Plannln!JIBuHdlng/Publlc Works Dllpartmonl, Oavalopment Servica,i Division, Sheth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: NIA CONSISTENCY OVERVIEW: Zoning/Land U..: Environmental Oocumenlll lha1 Evaluate the Propo1ad Project: 01velopmont Rogulatlona Uaed For Project Mitigation: The aubJeC! site 1s desognated Residentjal S1n~le Family lRSF) on the City af Renton Comprehensive Land Us-e Map and Residentral • 8 (R·B) en the City's Zoning Map Environmental (SEPAi Checklist The prnJect will be subj&ct 10 the City's SEPA ordl!la,nre, RMC 4-9-070 Environmental Review Procedures and other applicable codes and regulations 3s appropriate Prol)OM(I Mitigation Mea111ras: The lollowiog Mitigation Measures will likely be ,mposed on the proposed project These recommended M~1,1at,on Mea5ures address proJect ,mpacts not CO\lered by ax,st,ng codes aod regulations as ~,ted above The applicant w1N be requin,d to fMY /he appropriate Transportation MJ/iga/ion Ffffl The applicant will be requir.,d to fMY ti,,} appropnate F,re Mitigation Fflll Comments en the abo~e application must be submitted ,n wnting to Andrea Petzel, Assistant Piar,ner. Development Services Division, 1055 Soutt> Grady W1r1. Renton, WA 98057, by s·oo PM on March 29. 2007. If you have questions about th,s preposal. or wish to be made a party of record and receive additional no1ification by m.i1I. contact the Project Manager. Anyone who submits writte!1 comments will aulomatic:ally become a party or record and will be notil1ed of any dec0:<ion on th,s p<oJect CONTACT PERSON: Andrea Pel:zal, Assistant Planner; Tel: (425) 430-7270; Eml: apel:zel@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would hke to be made a party of record lo re,ce;ve further information on this proposed proiect. complete this form and re1um to. City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055 Name/File No. Phung Short Plat/LUA07-027 SHPL-A. ECF NAME MAILING ADDRESS: TELEPHONE NO. CERTIFICATION f -' CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 15 day of March, 2007, I deposited in the mails of the United States, a sealed envelope containing Notice of Application, Environmental Checklist, PMTs and Acceptance Letter documents. This information was sent to: Name Reoresentina Agencies See Attached Surrounding Property owners See Attached Marian Lee Party of Record Matthew Nash Party of Record Robert Kaufman Party of Record Roddis Jones Party of Record Dave Casey Contact Kiel Phung & Rose Ong Owners .,i . / I (Signature of Sender),:...: ---'>-"'·:_~"">""--"-'-""----------------- STATE OF WASHINGTON COUNTY OF KING ss I certify that I know or have satisfactory evidence that Holly Graber 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: zr\5 'Ot Project Name: Phung Short Plat Project Number: LUA07-027 template -affidavit of service by mailing f 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 Olympia, 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 1601h 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 State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 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 ERC Determination paperwork. template -affidavit of service by mailing • • 344980004008 ALAR! BECKY J 3214 NE 26TH CT RENTON WA 98056 344980028007 BEAUCHENE scan L & THERESA 2521 MONROE CT NE RENTON WA 98056 344980009007 BROWN DONALD M+CINDY R 2547 LYNNWOOD AVE N RENTON WA 98056 344980013009 CHANG EMMA HSUN 2523 LYNNWOOD AVE NE RENTON WA 98056 662590015001 DEMENT CHRISTOPHER M & KIM 9633 122ND AVE SE RENTON WA 98056 662591009003 FRARY scan K+CHERYL A 9622 123RD AVE SE RENTON WA 98056 344980008009 KAUFMAN LEE+ROBERT 2551 LYNNWOOD AVE NE RENTON WA 98056 662591008005 KUNKEL DOUGLAS C 9628 123RD AVE SE RENTON WA 98056 662591001000 LEE BRUCE E & MARIAN C 9634 122 AVE SE RENTON WA 98056 344980012001 MINATO MICHAEL H & CHERYL 2529 LYNNWOOD AVE NE RENTON WA 98056 344980011003 ALI KHWAJA MOHAMMED+YASMIN 2535 LYNNWOOD AVE NE RENTON WA 98056 662591007007 BERRY JOHN W+CHERYL L 9631 123RD SE RENTON WA 98056 344982044002 C/0 CUNA MUTUAL MORTGAGE CO AnN: TAX AND INSURANCE DEPT PO BOX 6600 RANCHO CUCAMONGA CA 91729 344980001004 DANG TOM V SITU SHU YI 3232 NE 26YH CT RENTON WA 98056 042305900609 DING TIMOTHY K 9640 122ND AVE SE RENTON WA 98056 662590002009 GAMBLE MICHAEL P 9617 122ND AVE SE RENTON WA 98056 344980026001 KEARY MICHAEL B+CHEW FA! LO 2522 MONROE CT NE RENTON WA 98056 662591002008 LARKIN DON B 9626 122ND AVE SE RENTON WA 98056 344980034005 LUI CHUN JAG+MIELY 2522 LYNNWOOD AVE NE RENTON WA 98056 662590014004 MITCHELL JAMES E&KLINE,TAMR 12129 SE 96TH PL RENTON WA 98056 662591005001 ANDERSON RICHARD D 9621 123RD AVE SE RENTON WA 98056 042305928105 BONILLA RUBEN R+DOREEN B 23511 MARINE VIEW DRS DES MOINES WA 98198 344982042006 CHADROW WILLIAM D+YVEnE A 2530 LYNNWOOD AVE NE RENTON WA 98056 344982043004 DAVIS KEVIN M+NATALIE A 2540 LYNNWOOD AVE NE RENTON WA 98056 344980010005 ESCOBAR MIGUEL J+ TINA M 2541 LYNNWOOD AVE NE RENTON WA 98056 662590013006 GEEHAN ROBIN 12123 SE 96TH PL RENTON WA 98056 344980027009 KRYGIER JAYNE M 2527 MONROE CT NE RENTON WA 98056 344980007001 LEDWON JAY & KATHLEEN 3215 NE 26TH CT RENTON WA 98056 344980002002 LUKENS MARK A+MAY T 3226 NE 26TH CT RENTON WA 98056 662590001001 MULLEN DAVID C 9607 122ND AVE SE RENTON WA 98056 • 662591010001 PETERSON CLIMMON & WANDA M 9616 123RD AVE SE RENTON WA 98056 662591004004 VARLETII JAMES 9615 123RD AVE SE RENTON WA 98056 344980003000 YOON THOMAS+JULIA 3220 NE 26TH CT RENTON WA 98056 344982045009 PHUNG KIET +ROSE ONG 4816 LAKE PL S RENTON WA 98055 344980033007 WANG FANG+SANGHOON PARK 2514 LYNNWOOD AVE NE RENTON WA 98056 662591006009 TEAL MICHAEL T +PAMELA JO 9627 123RD AVE SE RENTON WA 98056 662591003006 WEBER CAROLYN L PUETZ OSCAR WILLIS 9618 122ND AVE SE RENTON WA 98056 '\,~y 0 O~;• ;,c; CITY )F RENTON ·~ + ~ -2"; Kathy Keolker, Mayor Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ti'N<fO March 15, 2007 Dave Casey Baima & Holmberg, Inc. I 00 Front Street S. Issaquah, WA 98027 Subject: Phung Short Plat LUA07-027, SHPL-A, ECF Dear Mr. Casey: 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 April 16, 2007. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at ( 425) 430-7270 if you have any questions. Sincerely, Uk~~ Andrea Petzel, Planner Development Services Division cc: Kiel Phung & Rose Ong/ Owner Marian Lee, Matthew Nash, Robert C. Kaufman, Roddis Jones I Applicant ------,o-5_5_S_ou-th-Gra--dy-W-ay---R-e-nt-on-.-W-a-sh-in_g_to_n_9_8_05_7 _______ ~ @ This papercor,ta1ns 50% recycled material, 30% post consumer AHEAD OF THE CURVE CIT"' :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator March 15, 2007 Michael Fortson Department of Transportation Renton School District 1220 N 4•h Street Renton, WA 98055 Subject: Phung Short Plat LUA07,-027, SHPL-A, ECF The City of Renton Development Services Division has received an application for a 2-lot single-family subdivision located at 2604 Lynnwood Avenue NE. 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 98057 by March 29, 2007. Elementary School: s; ctrCL 1(~ cnLJ:s -/;{JaJ:-h Middle School: /&. K..u' 9Af /~: d_~/ <:: -f z)a£ k High School: Jl/t2,2:t,.__ /Lt ~)C_ -{k. S 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) 430-7270. Sincerely, /'. ~J'fi:{ Development Services Division Encl. ------,-0-5-5-So_u_th_G_r_a_dy-W-ay ___ R_e_n-to_n_, W-a,-h-in-gt-on-9-80~5-7 _______ ~ Ci) This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE LA \N l )FFICES OF HERMAN, RECOR, ARAKI, KAUFMAN, SIMMERL Y & JACKSON, PLLC STEPHEN T. ARAKI, r.c M. GERALD I !ERMAN, P.5. INC ROBERT B. JACKSON RO~ERT C. KAUFMAN' STEVEN P. RECUR PAULE. SlMMER!.Y SHEILA OSBORNE, &."l!.()VV PARALLCAL THOMAS 0. MILLOTT, LPO 'ALS("J ADMITTED IN NEW JERSEY Development Services Division 1055 S. Grady Way Renton, WA 98055 Re: Bau Short Plat February 13, 2007 Lot 45, Honey Creek Ridge Division 3 Dear Sir or Madam: Gil¥ Qt fiC.N iU"1 RECEIVEO FEB 1 4 2007 BUILDING DIVISION 2100-116TH AVENUE NORTHEAST BELLEVUE. WASH!NCTON 98004 FACSIMILE: \425) 451-1689 TELEPHONE: l425l 451--1400 I own property directly across the street from the above proposal, and write to object to any approval for this subdivision. I learned of this project after a sign was erected on the subject property on February 12, 2007. The posting of this sign is the very first public notice given to any of the immediate neighbors concerning this proposal. The proposal is at odds with the current character and density of the neighborhood, and is a direct violation of the covenants, conditions, and restrictions of the Honey Creek Ridge development. Please add my name to your mailing list and provide notices of all future hearings and activity on this matter to the undersigned. Thank you in advance for your anticipated cooperation. RCK/jmr I cc: Board of Directors, Honey Creek Ridge Homeowner's Association Rodd is Stewart Jones 3531 \ E 2-l'h Court Renton, W ,\ 98056-3254 (-12~)277-9931 February 13, 2007 Development Services Division 1055 South Grady Way Renton, WA 98055 RE: Bau short Plat, Lot 45, Honey Creek Ridge Division 3 FEB , ~ 2007 BUILDING DIVISION Please be advised that this household is opposed to the sub-division oflot 45. There are at least two compelling reasons. First, the grade of the property is such that to add two driveways could cause the houses to be of reduced size with virtually no available yard. The majority of the lot would be driveway and as a result allow little attractive landscaping. It would be inconsistent with the nature of the subdivision. It would tend to degrade the value of the subdivision. Second, as President of the Homeowners Association we have not been advised of the design and specifications of the proposed structures. There has been no presentation to the Architectural Control Committee. It is the consensus of our community that a division of this lot would tend to devalue the adjacent properties. The owner of the adjacent lot has a reasonably complained that to crowd two houses onto that lot would significantly diminish his present view and degrade the value of his home. I respectfully request that you do not approve the subdivision of Lot 45 in Division 3. Yours truly, 4, Roddis Jones I PROPERTY OWNER(S) PROJECT INFORMATION NAME: KIET PHUNG & ROSE ONG PROJECT OR DEVELOPMENT NAME: PHUNG SHORT PLAT ADDRESS: 4816 LAKE PLACES, UNIT 'A' PROJECT/ADDRESS(S}/LOCATION AND ZIP CODE: CITY: RENTON, WA ZIP: 98055 EAST SIDE OF LYNNWOOD AVE. NAT NE 26 TH COURT 98056 TELEPHONE NUMBER: 425-226-4883 KING COUNTY ASSESSOR"S ACCOUNT NUMBER(S}: APPLICANT (if other than owner) 344982-0450 NAME: KIET PHUNG & ROSE ONG EXISTING LAND USE(S}: RESIDENTIAL SINGLE FAMILY COMPANY (if applicable): N/A PROPOSED LAND USE(S}: N/A EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 4816 LAKE PLACE S, UNIT 'A' RESIDENTIAL SINGLE FAMILY CITY: RENTON, WA ZIP: 98055 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable}: NIA TELEPHONE NUMBER 425-226-4883 EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING (if applicable}: N/A NAME: DAVE CASEY SITE AREA (in square feet}: 21,506 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable}: BAIMA & HOLMBERG, INC. DEDICATED: -0- SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 100 FRONT ST. S -0- PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ISSAQUAH, WA ZIP: 98027 ACRE (if applicable}: 4.88 NUMBER OF PROPOSED LOTS (if applicable}: 2 TELEPHONE NUMBER AND E-MAIL ADDRESS: 425-392-0250 dave@baimaholmberg.com NUMBER OF NEW DWELLING UNITS (if applicable}: 2 Q:web/pw/devserv/forms/planning/masterapp.doc 03/06/07 ( PR ECT INFORMATION {contit d) NUMBER OF EXISTING DWELLING UNITS (if applicable): -0- SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): NIA SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NIA SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NIA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NIA NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NIA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NIA PROJECT VALUE: $100,000 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): D AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA TWO D FLOOD HAZARD AREA ___ sq.ft. D GEOLOGIC HAZARD (POTENTIAL) 3.768 _ sq. ft. D HABITAT CONSERVATION o SHORELINE STREAMS AND LAKES D WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE NE QUARTER OF SECTION ~. TOWNSHIP 23, RANGE§_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. SHORT PLAT $1,000 3. 2. ENVIRONMENTAL CHKLST $500 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) KIET PHUNG & ROSE ONG , declare that I am (please check one) ...lL 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 contain and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that KIET PHUNG & ROSE ONG signed this instrument and acknowledged it 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 00HHiE M. BA9COCI< ARY ?tJBllC STATE Of 11/ASHll'•inTON COMMISSION EXPIRES SEPTEMBER 22, ~ (Signature of Owner/Representative) ROSE ONG Notary (Print) My appointment expires: 9-Z.2.-0'7 Q:web/pw/devserv/forms/planning/masterapp.doc 2 03/01/07 PHUNG SHORT PLAT LEGAL DESCRIPTION The land referred to in this certificate is situated in the State of Washington, and described as follows: Lot 45, Honey Creek Ridge, Division No. 3, according to the plat thereof recorded in Volume 178 of Plats, pages 76 through 78, inclusive, in King County, Washington. SITUATE IN THE NE QUARTER OF SECTION 4, TOWNSHIP 23, RANGE 5, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. • Pre-application meeting for the Bau Short Plat East side of L!:Jnnwood Avenue N at NE 261 h Court PREOG-150 City of Renton Development Services Division December 28, 2006 Contact information Planner: Valerie Kinast, (425) 430-7270 Public Works Plan Reviewer: Juliana Fries, (425) 430-7278 Fire Prevention Reviewer: James Gray (425) 430-7023 Building Department Reviewer: Craig Burnell, (425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are amended at times, and the proposal will be formally reviewed under the regulations in effect at the time of formal project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM December 19, 2006 Valerie Kinas!, Associate Planner~ //; James Gray, Assistant Fire Marsh fJ Bau Short Plat, Lynwood and NE •h. Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. All building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\bausp.doc To: From: Date: Subject: CITY OF RENTON MEMO PUBLIC WORKS Valerie Kinast Juliana Fries December 28, 2006 PreApplication Review Comments PREAPP No. 06-150 Bau Short Plat NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preliminary application for this 2-lot short plat, located at the vicinity of 2600 Lynnwood Ave NE and have the following comments: WATER 1. The subject property is within the City of Renton's water service area, in the 565-pressure zone gradient. The project is within the City's aquifer protection zone 2. 2. There is an existing 8-inch water line in Lynnwood Ave, that can deliver a maximum flowrate of 2,500 gallon per minute (gpm) and the static pressure at the main line is approximately 90 psi at street level (reference City project plan no. W-2160) 3. Per Renton Fire code, all new single-family construction, not exceeding 3,600 square-feet of gross building area (including garage), must have a fire hydrant capable of delivering a minimum of 1,000 gpm and the hydrant must be located within 300 feet of the structures. Existing hydrants will require a quick disconnect Storz fitting, if not already in place. 4. New water service stubs to each lot must be installed prior to recording of plat. 5. 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. SANITARY SEWER 1. There is an existing 8" sewer main, to the southerly portion of the parcel, on Lynnwood Ave NE. 2. Each lot shall have separate side sewers. Side sewers shall be minimum of 6" and 2% slope. 3. These parcels are subject to the Honey Creek Special Assessment District fee. Fees are $250.00 per lot. These fees are payable prior to the utility permit is issued. Bau Short Plat 12/28/2006 Page2 4. The Sanitary Sewer System Development Charges (SDC) is $1,017 per lot. These are payable at the time the utility construction permit is issued. SURFACE WATER l. This site appears to drain to Honey Creek basin. 2. A preliminary drainage plan and drainage report will be required with the site plan application. The report shall address detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. If preliminary calculations indicate detention will be required under the 1990 manual, staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. 3. The Surface Water System Development Charges (SDC) is $759.00 per dwelling unit. The fee is payable at the time the utility construction permit is issued. TRANSPORTATION l. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain and landscape will be required along the frontage of the parcel with Lynnwood Ave NE, if not already in place. 2. Traffic mitigation fees of $75 per additional generated trip shall be assessed per single family home at a rate of 9.57 trips. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles necessitate to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS I. 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. Permit application must include an itemized cost of construction 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 the fee must be paid upon application. 3. If you have any questions, call me at 425-430-7278 CC: Kayren Kittrick CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: December 28, 2006 TO: Pre-Application File No. 06-150 FROM: Valerie Kinas!, Associate Planner, (425) 430-7270 SUBJECT: Bau Short 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, Public Works Administrator, 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 Divisron on the first floor of City Hall. Project Proposal: The subject property is located on the northern edge of the city on the east side of Lynwood Ave. NE at NE 26'" Court. The proposal is to subdivide an approximately 21,505 sq. ft. (0.49 acre) parcel into two lots, for future development of detached single-family residences. There are no structures on the site. The property is zoned Residential -8 dwelling units per acre. The proposed lot sizes are just under 11,000 sq. ft.. Both lots would have direct access to Lynnwood Ave. NE. There are protected steep slopes on the parcel. Zoning/Density Requirements: The subject property is located within the Residential -8 dwelling units per acre (R-~) zoning designation. The density range required in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (duiac). Access easements, areas dedicated to right- of-way, and critical areas must be deducted from the gross lot area when calculating density. In the case of the Bau Short Plat the protected steep slopes were delineated, but the total area was not provided. Staff estimates the area of protected slopes to be about 3,000 sq. ft. So the net density of the two lot plat would be approximately 4.7 units per acre (21,505 sq. ft. -3,000 sq. ft.= 18,505 sq. ft. or 0.4248 acres. 4 lots/ 0.4248 acres= 4.7 units per acre). This would fall within the permitted density range in the zone, Development Standards: The R-8 zone permits one residential structure/ unit per lot, detached 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. Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-8 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. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. The total area of the proposed subdivision is less than 1 acre, so the minimum lot size is 5,000 square feet. The applicant did not list the lot sizes of the two proposed lots, but at approximately 11,000 sq. ft., they would meet the minimum lot size requirement. The lots would also meet the minimum lot width and depth requirements. Building Standards -The R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square fee( whichever is greater for lots over 5,000 square feet in size. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must be below a height of 15 feet and one-story. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The new house would be checked at the time of building permit review. Bau Short Plat Pre-Application __ ting December 28, 2006 Page 2 of 3 Setbacks -Setba_cks are the minimum required distance between the building footprint and the property line or 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 for interior side yards, and 15 feet for side yards along streets (including access easements) for the primary structure and 20 feet for side yards along streets (including access easements) for attached garages. The proposed lot sizes allow enough room to meet setbacks. Even considering the location of the protected slopes, which can't be built on, the lots would provide enough area to meet setbacks. Access/Parking: Street improvements, including curbs, gutter and sidewalks, are required along the frontage of properties when they are subdivided. If these are not in place they would need to be constructed. The applicant may ask to have this requirement deferred, but a fee-in-lieu of would be required at a rate that it would cost the City to construct these improvements. The money would go to a general street improvement fund and not necessarily be used on improvements along the applicant's site. Both lots would have direct access from Lynnwood Ave. NE. Each lot must allow for the parking of two vehicles on the property. Landscaping: Landscaping is required along the frontage of all new short plats. A 5 ft. wide irrigated or drought resistant landscape strip is the minimum amount of landscaping necessary for a site abutting a non-arterial public street. A 5 ft. landscape strip will be required in the right-of-way, where possible, and on the lots themselves where there is not enough space for the strip in the right-of-way. The tree requirement for short plats is at least two trees of a City approved species with a minimum caliper of 1 1 /2 inches in the front yard or planting strip on every lot. The trees must be planted prior to building occupancy. A Conceptual Lbndscape Plan, showing the two trees per lot and the plantings in the 5 ft. landscape strip,' as defined in RMC 4-8-1200 must be submitted at the time of application. A Detailed Landscape Plan will be required at submittal for final short plat review. Critical Areas: There are protected steep slopes on two portions of the parcel. The slopes were delineated, but the area of the slopes was not provided. A geotechnical report will be required. It must include recommendations on the placement of the house and foundations. Significant Tree Retention: A tree inventory and a tree retention plan shall be provided with the formal land use application. The tree retention plan must show preservation of at least 25% of significant trees [those with a minimum diameter of 8-inch (evergreen) or 12-inch (deciduous) when measured four feet above grade], and indicate how proposed building footprints will be sited to accommodate preservation of significant trees that will be retained. The following species are exempt from the retention requirements outside of critical areas: All Populus species including cottonwood (Populus trichocarpa), quaking aspen (Populus tremuloides), lombardy poplar (Populus nigra "ltalica"), etc. All Alnus species which includes red alder (Alnus oregona), black alder (Alnus glutinosa), white alder (Alnus rhombifolia), etc. Salix species which includes weeping willow (Salix babylonica), etc., unless along a stream bank and'away from paved areas. All Platanus species which include London plane tree (Platanus acerifolia), American sycamore, buttonwood (Platanus occidentalis), etc. 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: 06-150 Bau SHPL (R-8: 2-lot,slopes).doc Bau Short Plat Pre-Application ting December 28, 2006 Page 3 of 3 Land Use Eleml:!nl 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-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 buffers/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 stre)3t locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. Community Desi~n Element Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in or\Jer to add variety, updated housing stock, and new vitality to neighborhoods. 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 structures. vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. Permit Requirements: To subdivide the lot, the applicant must make formal submittal for Administrative Short Plat Review. A submittal checklist, listing the items that must be included in the submittal packet to the City, was included in the information given the applicant at the pre- application meeting. Short plats are processed administratively within an estimated time frame of 6 to 8 weeks for preliminary short plat approval. The application fee is $1,000.00. The applicant will be required to install•a public information sign on the property. Detailed information regarding the land use application submittal is provided in the attached handouts. Due to the presence of protected slopes, Environmental Review will also be required on the short plat. This will be Carried out concurrently with short plat review at an additional cost of $500. ,' Once preliminary short plat approval is received, the applicant must complete any required improvements, such as putting in sidewalks, a fire hydrant or grading. A separate construction permit is required for these improvements. The applicant must also satisfy any conditions of the preliminary approval before the plat can be recorded. The newly created lots may be sold only after the plat has been recorded. The applicant can submit for a building permit review for the new house before the short plat is recorded, but the City can only issue the building permit when the plat has been recorded. Fees: In addition to the fees for review of the land-use, construction and building permits, the following mitigation fees would be required prior to the recording of the plat. • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and, • A Fire Mitigation Fee based on $488.00 per new single-family residence. A handout listing all of the City's Development related fees in attached for your review. Expiration: Upon preliminary short plat approval, the preliminary short plat approval is valid for two years with a possible one-year extension. cc: Jennifer Kenning 06-150 Bau SHPL (R-8, 2-lot,slopes).doc . - r-1 ;:::i J<l J<l 11'1 ~ z ,.., r-1 !-< 11'1 8 R-1 t. St. ~ 0.. ~ (D I "' R'---8 St. ~ I o.i!J'.'.'. ~ ii,i:1 z R-1 R,,.-18 • i:: '·c R-8CP)~ ~ ZONING ~ = TJalNICAL DI.VICBS RC R-8 (X) I Cl'.'.'. • . NE 21st St. 'R-8 w z 3 ] ,-~ I -er: Cl'.'.'. 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Manufactured Homes I 11-10 I Reaidential 10 du/ac I 11-1~] RellldenUal 14 du/ae I RM-rj RnidenU.I lfulU-Family IR1o1-TI Re11id11ntial Multi-Family Traditional 11114-U I Residential Multi-Family Urban Cenler• 455 f MIXIID USJ CRNTJffl ~ Cenler Vill•ce luc-tnl Urban Cenler -North l ~ Urban Center -North 2 CE!] Center Downt.own• I CDR I C,,mmercia.l/Office~sidenlial CQMMfiRCU.L ~ Commen,ial Arterial• ~ Commercial Office• ~ Commerelal NeiplNlrbood . •,·· ,i: 2 T22N R~E 112 JNDIJS'[RIAL C!!!J Industrial -Uea17 0 Industrial -Medium m lndu.u,ial -Ught (P) PubllclJ' owned --Renton Cit,' Umit.a --Adjacent Cil.J' Lim.ila -Book Pace. Boun4ary KROU. PAGE • May include Overlay Di.tricla. See Appendil: mape. For MSdltional re,ulation, in OYerlay Diatricls. pl .. ae He RKC 4-3. PAGE# INDEX Prtn!Bd by Print 5. Mall Sefvlces, City of Renton .. r DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREME~PM!;NTPLANNING ~~•~OF RENTON FOR LAND USE APPLICATIONS MAR -6 2007 :.~.U.ili~ifllft@)l@BJteftt1tli¥%Mrii\rf:i Legal Description • 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 NAME: _L_aL.-W..:..:U.!..C'tf}-=G.=--.,,,_S,_,._f.l.!£.tJL.l!{'--'.r_l7t.llr DATE: _5~-~/:,--0~7~----- Q;\WEB\PVV\DEVSERV\Forms\Plannino\waiverofsubmitta!reas 9~06.xls 09/06 DEVELOPMENT SERVICES DIVISIOt-. WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 ANo• Lease Agreement, Draft 2 ANo 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND• Photosimulations 2 AND• lllis requirement may be waive'd by: I. Property Services Section > Public Works Plan Review Section !. Building Section PRoJEcT NAME: _,,B~W~~f/='AI_G~~s=~~R.~r-~"'-:t.~11~'- DATE: 3-€,-07 k Development Planning Section Q:\WEB\PW\OEVSERV\Forms'IPlanning\waiverofsubmittalreqs_9-06.xls 09/06 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. 2~ ~oe, square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements•• Critical Areas* Total excluded area: 3. Subtract/ine 2 from line 1 for net area: 4. Divide line·3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: e- .G- 3, 7<, 8' 2. 3 .... 4. 5. square feet square feet {/ S"0'1 square feet ~ 2. z '-z .·37C.,9' square feet I 7t_ 738 sqoarefeef , If I acres 2. unitsnots (SW) (G) 6. Divide line 5 by line 4 for net density: 6. 'I. 'ir9' = dwelling units/acre Z:.on,ny ::: IZ 8 *Critical Areas are defined as "Areas detennined 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) do not have to be excluded. Q:\WEBIPWIDEVSERV\Fonns\Planningldensity.doc Last updated: 11/0812004 I ' PHUNG SHORT PLAT PROJECT NARRATIVE • Project name, size and location of site: Phung Short Plat is located on the east side of Lynnwood Ave. Nat NE 26th Court. The total area of the site is 21,506 sq. ft. • Land use permits required for proposed project: Short Plat • Zoning description of the site and adjacent properties: The site is zoned R-8, Single Family Residential. Property to the west and south is R-8, Single Family Residential. The property is bordered on the north and east by the City of Newcastle. • Current use of the site and any existing improvements: There are no structures on the site. • Special site features (i.e., wetlands, water bodies, steep slopes): There are two areas within the site with slopes that are approximately 40%. The steep slope area on the western side of the site was graded as a part of the road construction for Lynwood Ave NE. The slopes on the eastern portion of the site were created when the owner to the east graded the access road. A geotechnical report was prepared for the project. The geotechnical report discusses the fact that both of the steep slope areas within the site were created as a part of permitted grading activity and are therefore not subject to regulation. As a result, a Modification Request is not a part of the preliminary application submittal package. • Statement addressing soil type and drainage conditions: According to the 1973 King County Soils Map, the site is underlain with Everett Soils . Appendix II of the Honey Creek Ridge TIR contains a geotechnical report. In the report, a test pit (K) was excavated in the middle of the subject property. The soils log is as follows: I. Duff, top so ii and roots t 11. Redish-brown, loose to medium dense, well sorted fine to medium sand with trace silt and scattered gravel. (weathered Qva) Damp Grey, medium dense to dense, well sorted fine to medium sand with trace silt and scattering gravel. • Proposed use of the property and scope of the proposed development: Proposed two-lot single-family residential development of one existing tax parcel. • For plats indicate the proposed number, density, and range of sizes of the new lots: 2 lots, with lot sizes of 10,761 sq. ft. (lot 1) and 10,745 sq. ft. (lot 2), and density of 4.88 units per acre. • Access: Access for both lots will be from Lynnwood Ave. NE. • Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.): Frontage improvements were constructed as a part of the Honey Creek plat improvements. A storm drainage stub has been provided for the southern portion of the lot. • Total estimated construction cost and estimated fair market value of the proposed project: Construction cost of about $ I 00,00 and an estimated fair market value of $400,000 ± • Estimated quantities and type of materials involved if any fill or excavation is proposed: Grading will be required to create access to the building pads within the future lots. The grading will consist of excavation of the driveways, excavation of material for the leveling of the building pads, installation of rockeries and/or retaining walls and general lot leveling. The material will be removed from the site. The quantities are not known at this time. Grading quantity information will be provided when the engineering plans are provided for review and approval. .. • Number, type and size of any trees to be removed: There will be approximately six (6) 8" to 15" fir trees removed with this project. • Explanation of any land to be dedicated to the City: NIA • Proposed number, size or range of sizes of the new lots and density (if applicable): 2 lots, with lot sizes of 10,761 sq. ft. (lot I) and 10,745 sq. ft. (lot 2), and density of 4.88 units per acre. • Any proposed job shacks, sales trailers, and/or model homes: NIA • Any proposed modifications being requested: NIA D€Vi;LOP1.ff: C!Ty OF ':Jt:rtt,~NING PHUNG SHORT PLAT MAR -6 2007 RECEIVED CONSTRUCTION MITIGATION DESCRIPTION Proposed construction start date will be approximately in April 2007 and completion will be in approximately 2 months. Hours of operation will be 7:00 A.M. to 4:00 P.M. Proposed hauling/transportation route will be Lynnwood Ave. NE. Water trucks, street sweepers and any other requirements deemed necessary will be implemented for any impacts which may occur. There will be no anticipated weekend, late night or any other specialty hours proposed for construction or hauling at this time. Flag persons will be employed and signs will be installed for traffic control when necessary. DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: UCYtLOPMENTP• ••• CITY OF RENTONNING MAR -6 2007 RECEIVED The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know'' or "does not apply''. Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. A. BACKGROUND 1. Name of proposed project, if applicable: Phung Short Plat 2. Name of applicant: Kiel Phung 3. Address and phone number of applicant and contact person: Applicant: Kiel Phung Contact: Dave Casey 4816 Lake Place S, Unit 'A' Renton, WA 98055 425-226-4883 4. Date checklist prepared: 2/7/07 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Spring 2007 construction Baima & Holmberg, Inc. 100 Front St. S Issaquah, WA 98027 425-392-0250 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A geotechnical report prepared by Dennis Joule has been prepared for the site and has been provided with the Preliminary Short Plat submittal package. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None known 10. List any governmental approvals or permits that will be needed for your proposal, if known. Administrative Short Plat Review, and whatever City of Renton permits required to connect to the existing utilities. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. 2 This is a proposal to develop a 0.49-acre parcel into two single-family lots. The site is known as Lot 45 of Division Ill of Honey Creek. Frontage improvements were constructed as a part of the Honey Creek plat improvements. A storm drainage stub has been provided for the southern portion of the lot. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Tax Parcel 344982-0450, Lot 45, Honey Creek Ridge Div No. 3; east side of Lynnwood Avenue N at NE 26°' Court B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other _____ _ b. What is the steepest slope on the site (approximate percent slope?) There are two areas within the site with slopes that are approximately 40%. The steep slope area on the western side of the site was graded as a part of the road construction for Lynwood Ave NE. The slopes on the eastern portion of the site were created when the owner to the east graded the access road. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. According to the 1973 King County Soils Map, the site is underlain with Everett Soils. Appendix II of the Honey Creek Ridge TIR contains a geotechnical report. In the report, a test pit (K) was excavated in the middle of the subject property. The soils log is as follows: 1. Duff, topsoil and roots ii. Redish-brown, loose to medium dense, well sorted fine to medium sand with trace silt and scattered gravel. (weathered Qva) Damp iii. Grey, medium dense to dense, well sorted fine to medium sand with trace silt and scattering gravel. Damp d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None Known e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. 3 Grading wlll be required to create access to the building pads within the future lots. The grading will consist of excavation of the driveways, excavation of material for the leveling of the building pads, installation of rockeries and/or retaining walls and general lot leveling. The material will be removed from the site. The quantities are not known at this time. Grading quantity information will be provided when the engineering plans are provided for review and approval f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. There is always the possibility of minor erosion during the conctruction of a project g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? When the project is completed, there will be approximately 40% impervious area within the site. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. AIR Erosion will be controlled during construction with silt fencing, rocked construction entrances and sediment traps. The disturbed soil will be covered with straw and/or planted grass. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Maybe construction equipment exhaust during construction, little long term emissions after that b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air. if any: None 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. The nearest water feature is Honey Creek to the west. May creek is to the north. Stormwater runoff from the project will be directed to the Existing water 4 quality/detention facility within Tract A of Honey Creek Ridge Division I. Stonnwater that leaves this facility is conveyed to Honey Creek in the vicinity of the Sanitary Sewer Lift station. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. None 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground Water; 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable). or the number of animals or humans the system(s) are expected to serve. c. Water Runoff (including storm water); 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Run-off will be from rain. Stonnwater runoff from the roof and footing drains of the proposed two residences will be conveyed to the existing conveyance system within the Honey Creek Ridge subdivision. Stormwater will be conveyed to the existing Tract A facility within Division I. This facility was designed to 5 accommodate one residence within the proposed 2-lot short plat. Stormwater leaving Tract A will be directed via a tightlined conveyance system to Honey Creek. 2) Could waste material enter ground or surface waters? If so, generally describe. None Known d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: None Proposed 4. PLANTS a. Check or circle types of vegetation found on the site: _X_ deciduous tree: alder, maple, aspen, other _X_ evergreen tree: fir, cedar, pine, other _X_ shrubs __ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? The existing vegetation within the area needed to construct the residences and driveways will be removed. Additional vegetation will be removed as necessary to grade the lots to a suitable condition for the construction of the residences. c. List threatened or endangered species known to be on or near the site. None known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: When the construction of the residences are complete, individual lot landscaping is generally provided to enhance the aesthetics of the site. Some of the existing trees may be able to be retained. The landscaping of the lots will more than likely consist of lawn areas, low growing shrubs and ornamental trees. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other-,-_______ _ Mammals: deer, bear, elk, beaver, other, squirrels. voles, shrews, moles Fish: bass, salmon, trout, herring, shellfish, other ______ _ b. List any threatened or endangered species known to be on or near the site. 6 None Known c. Is the site part of a migration route? If so, explain None Known d. Proposed measures to preserve or enhance wildlife, if any: None Proposed 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. The energy needs of the project will be met using either electric or natural gas or a combination of both. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Housing construction will conform to state energy codes. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None Known 1) Describe special emergency services that might be required. N.A. 2) Proposed measures to reduce or control environmental health hazards, if any: N.A. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None Known 7 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. In the short term, there will be noise associated with the installation of the utilities and construction of the residences. 3) Proposed measures to reduce or control noise impacts, if any: The construction noise will be limited to the hours allowed by the City of Renton noise ordinances. Construction hours will be indicated on the approved building permits. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site Is vacant. The current use of the adjacent properties is single family residential. b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. None d. Will any structures be demolished? If so, what? N/A e. What is the current zoning classification of the site? R-8 f. What is the current comprehensive plan designation of the site? Residential SF g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. There are two areas within the site that contain 40% slopes. The western side is man made and the eastern side is natural. i. Approximately how many people would reside or work in the completed project? Based upon a model of approximately 2.3 people per residence, approximately 4.6 people will reside in the completed project. 8 j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: N.A. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The lots to be created and the residences to be constructed will meet applicable city and state zoning/building codes. Single family residences will be constructed in a single family residential neighborhood. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Two single-family residences will be provided. The units will be middle/high income housing. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. N/A c. Proposed measures to reduce or control housing impacts, if any: N/A 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. The houses will meet zoning and building codes, and will frt in with the neighborhood. b. What views in the immediate vicinity would be altered or obstructed? No. c. Proposed measures to reduce or control aesthetic impacts, if any: None proposed 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? N/A 9 b. Could light or glare from the finished project be a safety hazard or interfere with views? It is not likely that light from the finished project would be a safety hazard or Interfere with any views. c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: None 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? There is a Honey Creek open area and trail along the creek to the west of the site. Access to the trail is from the western terminus of SE 95"' Way. b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None Proposed 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. Not Known 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: N/A 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The site will be served by Lynnwood Ave NE b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? 10 The nearest transit location is along Union Ave NE approximately 1 mile to the east. c. How many parking spaces would the completed project have? How many would the project eliminate? The Completed Project will have two off street parking stalls in front of the garage and the potential of 2 parking stalls within the garage of each of the proposed residences. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? No e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Based upon a standard model of 9.57 Average Daily Trips (ADT) per residence, it is anticipated that the completed project will generate approximately 19 vehicular trips per day. g. Proposed measures to reduce or control transportation impacts, if any: The City will require a mitigation fee of 75$ per additional generated trip. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. There will be a minor increase in need to all of the services. b. Proposed measures to reduce or control direct impacts on public services, if any. Mitigation fees as required by the City will be paid either at the time of recording the Short Plat or at the time of building permit issuance. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The City of Renton will be providing water and sanitary service. Puget Sound Energy will be providing the power and gas. C. SIGNATURE 11 I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: o .. vt'd' w Ca,S'&~ ./ Date: 2 -2 Z. -0 7 12 BAIMA & HOLMBERG INC. DEVELOPMENT crry OF Ref;,.~~NING MAR -6 2007 RECEIVED PRELIMINARY STORM DRAINAGE REPORT (T.I.R.) PHUNG 2-LOT SHORT PLAT CITY OF RENTON PRE-APPLICATION FILE NO. PRE06-150 PREPARED FOR: KIET PHUNG 4816 LAKE PLACE SOUTH UNIT A RENTON, WASHINGTON 98055 PREPARED BY: BAIMA & HOLMBERG, INC. lOOFRONTSTREETSOUTH ISSAQUAH, WASHINGTON 98027-3817 ( 425) 392-0250 DATE: FEBRUARY, 2006 REVISED: B&H FILE# 2537-001 i &Xl'IAES -------------·----------------- 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027-3817 • (425) 392-0250 • (425) 391-3055 PHUNG SHORT PLAT PRELIMINARY TECHNICAL INFORMATION REPORT TABLE OF CONTENTS SECTION I: SECTION II: SECTION III: SECTION IV: SECTIONV: PROJECT NARRATIVE CORE REQUIREMENTS LEVEL I OFF-SITE ANALYSIS PRELIMINARY STORM DESIGN INFORMATION APPENDIX PHUNG SHORT PLAT SECTION I: PROJECT NARRATIVE The proposed Phung Short Plat property is located within the City of Renton, Washington. The site is generally to the east of the NE 26th Court/ Lynnwood Ave NE intersection within the Honey Creek Ridge subdivision. The site is currently known as Lot 45 of Honey Creek Ridge Division III. The current address is 2604 Lynnwood Ave NE. When the Honey Creek Ridge project was constructed, a 6" PVC storm drainage stub, a water service stub, and a sanitary sewer stub was provided to the site. A vicinity map showing the location of the site is provided in this section. The site area is 21,505 sq. ft. (.49 acres). The site is within a portion of the NEV.. of the NWl/4 ofS4, T 23 N,RSE,WM. The proposal is to subdivide the site into 2 single-family residential lots. A preliminary short plat plan sheet plan sheet showing the existing conditions of the site, and the proposed location of the new lot with access has been included in the Preliminary application submittal package. There are no existing structures within the site. .-" -,-. ~ ----t: ;; : ,'-', ! ~: :; N.E. 26TH COURT S.E. 95TH WAY w z VICINITY MAP NOT TO SCALE ... " .... ,.,-~' '-', : ', .'-', : : : :_; t _ ,_ ,. ~ . -~ ,---· ~: .·; : ,'-', ! :: :; S.E. 96TH STREET (D£A0 ENO ROAD) PHUNG SHORT PLAT SECTION II: CORE REQUIREMENTS The following is a narrative describing how the proposed Phung 2-Lot single family residential Short Plat will satisfy the Core Requirements as provided in Section 1.2 of the 2005 King County Surface Water Drainage Manual. Core Requirement #1: Discharge At The Natural Location The stormwater design of Honey Creek Ridge Core Requirement #2: Level 1 Off-Site Analysis Section III ofthis report contains a description of the downstream system from the existing storm CB along the frontage of the site down to the Honey Creek/ May Creek confluence. Please be aware that the detail of the provided information is proportionate to the potential impact to the off-site downstream system considering the fact that the proposal is to add only one additional residence within the site. Core Requirement #3: Flow Control The project is exempt from flow control based upon the 1990 KCSWDM. See Section IV of this preliminary report. Core Requirement #4: Conveyance System No conveyance systems are proposed for the project at this time. If any conveyance systems are required as a result of preliminary short plat approval, the systems will be provided in the engineering plan set and TIR provided at the time of Engineering plan review. Core Requirement #5: Erosion And Sedimentation Control At the time of engineering design for the project, a separate plan sheet with appropriate notes, and details will be provided -if required. The plan sheet will be prepared in accordance with the 2005 KCSWDM. Core Requirement #6: Maintenance And Operations Due to the small size of the project, no Maintenance and Operations are proposed at this time. Core Requirement #7 :Financial Guarantees and Liability Any Financial Guarantees and Liability requirements that may be placed on the project will be addressed by the applicant prior to the approval of the engineering design. Core Requirement #8:Water Quality The 1990 KCSWDM Section 1.2.3 requires Water Quality facilities when the project creates 5, OOOsq. ft. of new pollution generating impervious surface (PGIS). The existing stormwater facility was designed to accommodate one new residence within the site. Therefore, it is argued that the proposal will not be generating an additional 5,000sq. ft. of PGIS and is exempt from this requirement. Special Requirement # 1: Other Adopted Requirements At this time, there are no known other Adopted Requirements that apply to the proposal. Special Requirement #2: Floodplain/ Floodway Delineation This item is not applicable for the project. Special Requirement #3: Flood Protection Facilities This item is not applicable for the project. Special Requirement #4: Source Control Compliance with this item (if required) will be addressed at the time of engineering plan review. Special Requirement #5: Oil Control Compliance with this item (if required) will be addressed at the time of engineering plan review. PHUNG SHORT PLAT SECTION III: LEVEL I OFF-SITE ANALYSIS This section contains a downstream analysis for the site. The Site has been visited on many occasions in the past. The most recent site visit occurred on Thursday February 8, 2007. Stormwater generated from the two residences and the southern driveway will be able to be intercepted by the existing stormwater conveyance system within the Honey Creek Ridge subdivision. The stormwater is conveyed to the water quality and detention facility located within Tract A of Honey Creek Ridge Division I. Stormwater leaving Tract A is conveyed within a closed drainage system to the edge of Honey Creek. Stormwater enters Honey Creek at the approximate location of Station 7+00 of the description that is provided in Section V -Appendix. Part of the Lot I driveway and a small portion of the northern part of the Lot I yard will bypass the storm drainage system. PHUNG SHORT PLAT SECTION IV: PRELIMINARY STORM DESIGN INFORMATION Stormwater detention has been provided for a single residence within lot 45 of Honey Creek Ridge Division III. The stormwater facility is within Tract A of Honey Creek Ridge Division 1. The facility was designed using the 1990 KCSWDM and flow control was Stream Protection Standards. It is argued that one of the lots is vested and needs no further consideration. There is an existing Roof and footing stub located somewhere near the southwest comer of proposed Lot 2. A visual inspection of the nearest CB adjacent to the SW comer of proposed Lot 2 revealed that a 6" PVC enters from the east. The proposed improvements for proposed Lot I will be less than 5,000sfofnew impervious area. Therefore detention is not required. The invert of the existing CB to the south of the southwest comer of Lot I is 351.34. A 6" PVC can be cored into the east side of the structure and the line can serve the new residence and a portion of the drive. Approximately half of the new drive will bypass the system. The soils within the site may be able to provide partial infiltration prior to overflowing into the storm drainage system. This possibility will be pursued at the time of engineering design subsequent to the Preliminary approval of the Short Plat. PHUNG SHORT PLAT SECTIONV: APPENDIX The following information is provided in this section: 1. Copy of Section VII Downstream Analysis narrative from the Honey Creek Ridge TIR. Note: The geotechnical report has been provided separetaly. SECTION VII. DOWNSTREAM ANALYSIS A Level 1 Downstream Analysis was walked on January 5, 1993. The distances along the stream were obtained using a standard hand pushed measuring wheel rolled along the access road adjacent to the stream. North of the Devil's Elbow, within the King County Parks Department property there is an old road approximately 100' to the east of the stream. Distances were measured along the road and at convenient locations the stream was observed and described. At the confluence with May Creek, the Honey Creek stream bed was walked (crawled) for the entire distance back upstream to the Devil's Elbow roadway. The following is a description of the observed downstream system from the proposed outfall of the Basin B facility to the confluence of Honey Creek and May Creek -approximately .42 miles. Included in this section is a copy of the City Of Renton topographic map at 1 "=200' with the locations of the significant features identified. Station Description 0+-00 Proposed location of the Basin B outfall at an existing 12" ACP cross drainage pipe adjacent to the Sanitary Sewer (SS) gravel access road. The stream flows from the south the north. o+oo to 2+87 Stream channel is 12' to 15' wide with gravel cobble and boulders at the proposed Basin B detention facility outfall. Clear water is flowing at approx. 1 to 2 cfs. Channel side slopes range from vertical 1' bench with 2: 1 and 3: 1 side slopes on the west side and I: 1 to 6: 1 on the east side. The channel between the proposed pond outfall and the bridge is characterized by pools followed by riffles that range from 4' to 12' wide. Immediately upstream of the bridge is a pool created by a low sandbag berm of two bags high at the head of a riffle causing water to back up into a circular basin. It appears that the sandbag berm was intended to create the pool rather than to provide protection to the gabion bridge abutment which showed no indication of needing protection. 2+87 Bridge wood structure. The bridge has a 20' span. The bottom of the bridge deck is approx. 8' above the channel. Stream bed is 18' wide. The bridge is supported on rock filled gabion baskets with a concrete cap. The sewer line access road crosses the bridge and parallels the stream on the west side. 5+22 The stream enters a 52" concrete culvert a short distance south of the S.S. Lift Station. The culvert is approx. 1/2 filled with gravel. There is a buildup of organic debris around the top of the culvert that indicates a time when the pipe was flowing full and the inlet was submerged. The organic material is along the side of the rip-rap around the pipe inlet approximately 32" above the top of the culvert. 48" above the culvert is an overflow channel that is approx. 20' wide with l' vertical side walls constructed of ecology blocks. The channel bottom consists of cobbles. 5+76 Overflow channel to the east of the S.S. Lift Station. The rectangular channel is 10' wide, 1.5' deep with vertical ecology block side walls. The channel bottom is cobble lined with grass growing between the stones. There is no indication that the channel has recently conveyed water due to the shape of the vegetation and lack of debris. The ground slopes up from the top of the ecology blocks at a 2:1 slope to catch with the level area around the Lift Station approx. I' above the top of the ecology blocks. 2±1§ Stilling basin adjacent to the southern edge of the Devil's Elbow road. This basin is the logical outfall location for the "Basin A• detention facility as it is a stabilized area containing natural energy dissipation characteristics, and allows for the stonnwater to be included in the stream gauging. The Stilling Basin is 5' deep, 15' wide in the east/west direction, 10' wide in the north/south direction, lined with cement filled sand bags to maintain vertical side walls. The culvert that flows to the north under the road is a 60' CMP. Devil's Elbow roadway centerline. North side of roadway outfall. 1±.QQ The stream channel is 6' wide with gravel and cobble bottom. Side slopes are grassed with adjacent blackberries and range from l: l to 6: 1. 7+o0 to I I +oo The stream channel meanders with pool and riffle characteristics. Channel width varies from 6' to 20' and appears stable. There are lots of organic debris within the corridor -trees and limbs. Along various sections the organic high water buildup is within the channel area usually pushed against tree branches and stumps. Along the outside bends of some of the sections there are 1' to 2' vertical meander cuts within the channel. The wider sections exhibit braiding with characteristic low flow and high flow gravel channels. ll+oO to IS+oo Stream is same as 7+00 to ll+oo. Pool and riffle characteristics are the dominant feature. Partially submerged logs and large roots back up water into pools that then drop 1' into the next pool structure. The riffle sections are 6' to 12' wide. 15+50 of stream. 18+00 22+00 General Observations Approximate location oflarge 9' diameter cedar stump adjacent to east side Approximate location of suspended telephone cable crossing. Confluence with May Creek. The stream corridor within the King County Parks Property appears to be very stable. Areas where the stream has undercut the bank on the outside bends are the obvious areas where sloughing has occurred. However, the gradual undercutting of outside bends is a natural process and appears to be the primary mechanism acting on the stream bed. The lower section of the stream channel has, over time, cut down 3' to 5' compared to the adjacent topography. The side slopes adjacent to the channel range from 1: 1 to vertical and are heavily vegetated. The primary erosion forces along the channel sides appear to be natural -freeze thaw, rain, and seeps. No significant erosion features were observed and, in general, the corridor appears to be stable. / • ). ·~ \ \ \ . 1 d r ~ 0 t] ; :i~~~_i ,.-4-p, ~ \\ '\ I / ,'i I .· ' I (. \ -. ,_;;;.-.:f C: I'·. : ' L '-I ~ \. ~ ~ 1 _ ;-(. I I _ ~ I\~ \ • . \ ' I D " ) ~ ,1 ._ \ I I - \J I I '--..._11. ,_ ~ /' -1------';I II) ' -~ ---------. ~ , 1 ·. 1 " I __ J I r~:' ___ J I) r- \ \ \ '. I / / / ('----l_ ' I I f... --- " ' --- ' ' ', -- ' ,r-__ ,, !I ) • "' I w i / I I :' . I : I 0 0 o_ 0 " '!( I \ ·-.-/ --------- \ 1 N ., "' X l>Evf:Lop C17y ~Nr Pl A•-~Nro'!/~1NG MAR ~ 6 '1n cl/01 RECEIVED Geotechnical Engineering Report Proposed Shorl Plat of Lot 45 Honey Creek Ridge Div. 3 Renton, Washington February 12, 2007 Prepared For: Kiet Phung 4816 Lake Place, South, Unit A Renton, Washington 98055 Prepared By: Dennis Joule, P.E. 31700 S.E. 46th Street Fall City, Washington 98024 Consultant In Geotechnical Engineering INTRODUCTION GEOTECHNICAL ENGINEERING REPORT Proposed Short Plat Of Lot 45 Honey Creek Ridge Div. 3 Renton, Washington February 12, 2007 The project site, located on the east side of Lynnwood Avenue N.E. opposite its intersection with N.E. 26th Court in Renton, is about half acre in area and approximately square in plan. The planned development consists of subdividing the property into two single-family residential lots. Development of this site will involve addressing certain geotechnical issues. The drawings in Appendix 'A' were created to aid in understanding the recommended development concept. • The overall steepness of the site will require the houses to step down the slope using retaining walls as a part of their foundation system as shown in Appendix 'A'. These drawings are conceptual and the height of the retaining walls may very with different house locations or dimensions. • The underlying sandy soils have limited insitu cohesion and, therefore, cannot be relied on to stand safely at slopes steeper than 1.4: I. Cut slopes steeper than 1.4: 1 may require temporary construction shoring for safety. • There is an existing residence adjacent to the upslope (south) property line. Any excavations made within Lot 2 must consider the foundation for this house. Temporary construction shoring may be required to prevent loss of subgrade support for this house during construction. The design of retaining walls adjacent to the Lot 2 south property line must consider the presence of this residence. • There is an existing rockery along the west property line of both lots. Access to the lots will require creating openings within the rockery and support of driveway cut slopes. • The elevation of the garage floor for each lot must consider an acceptable driveway slope. The conceptual site plan and cross sections presented in Appendix 'A' show a feasible layout for developing two lots within this property. Alternate driveway concepts and house configurations certainly may be acceptable. Retaining wall heights and the need for temporary construction shoring will depend on the final site plans for each lot. Page I INFORMATION PROVIDED Project 1956 February 12, 2007 A drawing, titled Proposed Short Plat of Lot 45 Honey Creek Ridge Div. 3, dated December 2006, prepared by Baima-Holmberg, Inc, Civil Engineers of Issaquah, was provided. This drawing includes the site location, dimensions, topography, and proposed lot configuration. This information was used in preparing the drawing on the opposite page, which also shows the locations of the backhoe test pits. SCOPE The scope of work in this investigation included the following: 1. Subsurface exploration by means of two backhoe test pits, 2. Engineering evaluation and analysis of field data and published documents for the purpose of providing recommendations regarding the geotechnical aspects of site development, and 3. Preparation of this report in accordance with Chapters 16 and 18 of the I.B.C., presenting the findings and recommendations. FINDINGS Surface Conditions The property slopes down toward the northwest at an average slope of just over thirty percent. Adjacent to the west property line there is rockery that ranges in height up to eight feet. The slope above the rockery, within forty feet of the south property line, has been excavated to create a 2: 1 slope. There is an existing gravel driveway south and east of the property. A 2: 1 cut slope was excavated within this property along the east property line as a part of that drive. At the time of the field investigation the ground surface was covered with a moderate growth of native grasses and berry bushes with alder and fir trees. No structures, flowing or standing water, or wetlands were observed within the property. Page 2 Geology Project I 956 February 12, 2007 The site is mapped as Vashon recessional sands and gravels (Galster & Laprade, 1991). The meltwater sorted material in its path and left very gravelly and sandy sediments that range in thickness from four to over one hundred feet on the upland terraces. Subsurface Conditions The site is mapped by the U.S. Soil Conservation Service as Everett gravelly sandy loam (Ev). Within the eighteen-foot maximum depth of exploration, the site is underlain by medium dense to dense slightly silty fine to medium grained sand with some small rounded gravel. The sands become very slightly cemented below about eight feet. No ground water or wet soil was encountered in the test pits. Test pit logs are appended. CONCLUSIONS Seismic Considerations This site is considered to be in Site Class Din accordance with I.B.C. Table 1615.1.1. Seismic hazards can be divided into two general categories, hazards due to ground rupture and hazards due to ground shaking. Since no faults are known to pass through the site, the possibility of earthquake induced ground rupture appears to be remote. Liquefaction Even if severe ground shaking were to occur at the site, the medium dense to dense silty sands encountered in the exploration will not I iquefy because they are not saturated and do not have the characteristics of materials prone to liquefaction under dynamic loads. The sands encountered are too dense, and their hydraulic conductivity allows dissipation of excessive pour pressure. Compressible Soils No compressible soils were encountered. Page 3 Expansive Soils No expansive soils were encountered. Slope Stability Project 1956 February 12, 2007 The slopes were field mapped and no evidence of instability was observed. The underlying silty sands have a natural angle of repose of about seventy percent (slope of 1.4: 1). The steepest slopes within the site are 2: 1 or flatter. The slopes have certainly been subject to seismic activity in the past, therefore, the present stability of the slopes provides some evidence of future stability. If the recommendations presented in this report are followed development of this site should not adversely impact the stability of the slopes. Forty Percent Slopes Two areas of slopes forty percent or steeper are shown on the Baima-Holmberg, Inc. survey. Slope area one is in the southwest corner of the property, and slope area two involves the east property line. Slope Area One -This is a 2: 1 cut slope with a maximum height of about twenty feet. The cut was made as a part of the construction of the adjacent street, Lynnwood Avenue N.E. There is an existing rockery at the base of the cut slope. Since the cut was created as a part of the construction of Lynnwood Avenue N.E. and the slope height is only twenty feet, this slope may be exempt from the regulatory buffer and building setback. It felt that this exemption would not adversely impact the slope stability, provided the recommendations presented in this report are followed. Slope Area Two -This is also a 2: 1 cut slope with a maximum height of about twenty feet. The cut was made as a part of the construction of the adjacent driveway serving the residence to the east. Since the cut was created as a part of a legal (assumed) construction and the slope height is only twenty feet high, this slope may be exempt from the regulatory buffer and building setback. It felt that this exemption would not adversely impact the slope stability, provided the recommendations presented in this report are followed. Groundwater The test pits were logged during the wet season following heavy rainfall. No seepage, standing water, wet soil or soil groundwater color indicators were observed within the upper eighteen feet of soil. Page 4 RECOMMENDATIONS Building Setbacks from the 40% Slopes Project 1956 February 12, 2007 No buffers or building setbacks are recommended for the slopes within or adjacent to this site. Development of this property as two residential building sites will require extensive grading and the construction of structural retaining walls. This construction will lower, remove, or lessen some of the steep slopes. In any case, the properly designed and constructed grading and retaining walls should not reduce the slope stability and will likely improve the slope stability. Site Preparation Depressions and loose soil zones resulting from the removal of trees, large shrubs, or underground structures (that may be encountered during construction) should be carefully backfilled with thoroughly compacted on-site inorganic soil or approved import soil. The surface of the site within the proposed building and pavement areas should be stripped to remove vegetation and organic topsoil. Soil containing more than two percent by weight organic matter should be considered organic. Stripping depths should be decided in the field at the time of construction but for planning purposes an average stripping depth of six inches may be assumed. Strippings may be stockpiled for subsequent use in landscaped areas. Excavation and Slopes Temporary cut banks should not exceed slopes of 1.4: I. Permanent cut or fill banks should not exceed slopes of 2: 1. The sandy soils within this site are prone to erosion and exposed slopes should immediately be covered with visqueen. The visqueen should remain until the exposed ground is landscaped. Soil stockpiles should be covered with visqueen to prevent saturation and erosion. Temporary Shoring Slopes steeper than 1.4: 1 cannot be trusted to stand safely. Where it is necessary to create temporary construction slopes steeper than 1.4: 1 temporary shoring should be used. Temporary shoring may be designed using the soil design parameters presented in the section below regarding retaining walls. Page 5 Grading and Compaction Project 1956 February 12, 2007 The only structural fill anticipated is behind the retaining walls. The onsite sands will provide an acceptable structural fill material. Stripped soil surfaces in those areas to receive structural fill, foundations, slabs-on-grade, or pavements, should be scarified to a depth of at least six inches. The soil should be moisture conditioned (or allowed to dry) to produce a moisture content of two percent above the optimum value and then compacted to a density equivalent to at least 95 percent of the maximum value as determined by ASTM Test D1557-70. Structural fill using on-site inorganic soil should be placed in layers not exceeding eight inches in loose thickness, conditioned with water (or allowed to dry) and compacted to the requirements described previously. Utility Trenches Utility trench excavation can be performed with conventional mechanical equipment to depths up to eighteen feet. Excavations up to eighteen feet should not encounter groundwater. Vertical trench excavations within the underlying sands will not stand safely vertical, but may slough to the natural angle of repose of 1.4: I. For the purposes of this section of the report, backfill is material placed in a trench starting one foot above the pipe or conduit or at the top of concrete formed around the pipe or conduit; and bedding is all material placed in a trench below the backfill. Unless concrete bedding is required around utility pipe or conduits, free draining sand should be used as bedding. Sand bedding should be compacted by mechanical means to a density equivalent to at least 95 percent of the compaction test maximum (ASTM D1557-70). Trench backfill should be placed in horizontal layers not exceeding 6 inches in loose thickness and compacted by mechanical means at least 95 percent of the compaction test maximum (ASTM D 1557-70). Retaining Walls Retaining wall constructed as part of the foundation system cannot be allowed to "rotate", developing "active" soil pressures. Therefore an "at rest" lateral soil coefficient of 0.5 should be used. Retaining walls may be designed using the equivalent fluid pressure method. For non- compacted onsite sands an average backfill soil unit weight of 90-lb/cu ft may be assumed (lateral pressure would then be 45-lb/cu ft). For compacted structural fill using the onsite sands an average backfill soil unit weight of 106-lb/cu ft may be assumed (lateral pressure would then be 53-lb/cu ft). The lateral coefficient of sliding between the concrete base and the soil may be designed at 0.25 for the underlying sands. Page 6 Project 1956 February 12, 2007 Passive pressures of 250-lb/cu ft may he used for compact onsite sands. Passive pressures of 350-lb/cu ft may be used for undisturbed dense onsite sands more than eight feet below the existing ground surface. . With respect to I.B.C. 1802.2.7.1, seismic earth pressure acting on retaining walls within this project may be calculated as: Pseismi, lb/ft2 = (4 lb/ft3)(H,w). Note: H,w is the retained soil height in feet, Pse,,m,, is a rectangular pressure diagram added to the triangular static pressure diagram. Any adjacent load, such an adjacent footing, must be considered in the retaining wall design. Rockeries Rockeries are not earth retaining structures. Rockeries may be used as slough walls against stable earth cuts or MSE (mechanically stabilized earth) fills only. It is recommended that new rockeries not be constructed over six five high on this site. Rockery construction must comply with the ARC Standard Rock Wall Construction Guidelines. Rockeries often require continued maintenance and, therefore, should be accessible. Embedded Post or Columns When designing posts or poles as embedded columns in accordance with I.B.C. Table 1804.2, lateral bearing may be taken at 150 lb/ft2/ft depth below ground surface. Building Foundations The proposed single family residential buildings may be supported on conventional shallow foundations bearing on firm natural soil. Reinforced concrete continuous footings may be designed to impose pressures on foundation soils up to 2000 pounds per square foot from dead plus normal live loading provided the resulting foundation width is not less than 12 inches for one story, 15 inches for two story, and 18 inches for three story portions of the structure. No individual piers should be used. Interior loads should be supported on interior reinforced continuous footings. These footings should be connected to the exterior footings and the reinforcing steel lapped onto the reinforcing steel from the exterior footings. The perimeter footing should extend under the garage door. Where footings are constructed adjacent to downslope cut banks or slopes, there is to be a minimum 2: 1 slope drawn between the bottom of the footing (point nearest the slope) and the toe of the cut bank, slope, or toe any adjacent downslope rockery. Page 7 Project 1956 February 12, 2007 Foundations should be embedded at least eighteen inches below existing grade or adjacent finished grade, whichever is lower. Total Differential Settlement No compressible soils were encountered within the building areas. Soils are uniform in compactness and thickness within each building pad. Therefore, the total differential settlement for buildings designed and constructed in accordance with the recommendations presented in this report should be negligible. Settlement should occur during the initial framing period. Concrete Slabs-On-Grade Concrete floor slab should be constructed on compact soil subgrades prepared as described in the sections under Grading and Compaction. Where floor dampness must be minimized, a minimum 4-inch section of capillary break material covered with a membrane vapor barrier should be placed between the floor slab and the compact soil subgrade. The capillary break should be free draining, clean gravel or rock, such as 3/8" pea gravel. The membrane vapor barrier should be at least 10-mil thick polyethylene or its equivalent. Where floor dampness is not objectionable, concrete slabs may be laid directly on the compact soil subgrade. Footing and Retaining Wall Drains Footing drains are required for all footings, retammg walls, and rockeries. A perforated drainpipe should be placed at the upslope base of the footing. The drainpipe should be covered with at least a twelve-inch wide zone of washed l/2" to l" drainrock. The drainrock layer should be about twelve inches thick for footings and should extend at least half way up the back of retaining walls. The drainrock should be covered with filter fabric paper, and a layer of native soil should be placed over filter fabric as a soil cap. Soil Infiltration Data This site not considered suitable for the use of infiltration or groundwater recharge systems because of the steep slopes. Page 8 Surface Drainage and Landscaping Project 1956 February 12, 2007 Site soils are very prone to erosion. Drainage pipe should be provided to catch and dispose of downspout rainwater. Driveways and walkways should be provided with catch basins to collect surface water. Surface drainage gradients should be planned to prevent ponding and to direct surface water away from the building, slabs, edges of pavements, and towards suitable collection and discharge facilities. Drainage from each lot should be discharged into an approved storm sewer. Do not allow surface drainage to flow over any steep or exposed slope. LIMITATIONS Changes in development plans will render these specific recommendations invalid unless such changes are reviewed by this office and these recommendations modified accordingly. Subsurface exploration of any site is necessarily confined to selected locations, and conditions may and often do vary between these locations. Should varied conditions come to light during project development these conditions should be reported to this office for evaluation. PLAN REVIEW AND INSPECTION DURING CONSTRUCTION It is recommended that this office be retained to review the building plans to verify compatibility with this site and compliance with this gcotechnical report and inspect each foundation subgrade once the building pad has been constructed. Report Prepared By: -------. Dennis J e, P.E. Page 9 Appendix A Possible House Configuration To Show Development Feasibility & Geotechnical Issues Possible House Configurations These possible house configurations are presented in generic form to show that it is feasible from a geotechnical standpoint to subdivide the property into two lots and develop each lot with a single-family residence. The actual house locations, dimensions, and elevations may vary from those shown here. Because of the site topography the location and elevation of each garage must be carefully selected to allow for an acceptable driveway slope and acceptable retaining wall heights. Construction slopes may not exceed 1.4:1. While these slopes may stand when initially constructed they will not be safe during the construction process. Construction of the building pads and retaining walls may be planned to minimize the need for construction slopes in excess of 1.4:1 and the resulting need for temporary shoring. The recommendations and geotechnical design parameters presented in this geotechnical engineering report are to be used by the architects and engineers designing site plans, house configurations, and retaining walls for the future houses within this site. ~ ·. I \ : t ,, \ J} ~ ~.-~~ North Scale: 1 "=30' A Existing Gravel Drive \} 6ft Retami wa ,:·'.·'. v:= Second Floor Elev.=36 .:~· .. _---t--~- -}J 6 n R&taining wan (t 1~:::llth_ '---'-------7"'=-----,--~""'4--~-----l N.E. 26th Court I/ I I Topography from the Baima-Hornberg, Inc. Drawing Listed in this Report Cross Sections A-A & B-B Are Shown In Appendix A TP-1 I 1ndicates Location of the Backhoe Test Pits Garage Floor Elev.=370'(+/:) - , 10 11 Retaini waa Second Fl Elev.= '(+/-) 10 ft Retaining 'Nall A -· F°"""IIE-,, IIE,._ l9!i" Approximate Location of Existing House \ \_,--380' \ uJ, o. GEOTECHNICAL INVEST/GA T/ON Short Plat of Lot 45 Honey Crk Rdg Div 33 Renton, Washington Dennis Joule, P.E. 31700 S.E. 46th Street Pall City, Washington 98024 (425) 222-4661 - 400'- - 390'- 380'- 370'- 360'- - 350'- O' a, a, " " ::J ::J € >-t: a, a, 0. 0. e e (]._ (]._ Drainage Around House - 2:1 Cut \Slope \ a, " ::J € a, C. e (]._ .. Existing House ~~:~~g r---------, --/ Existing ~ --------/~ Grnvel --------1 ~ _ --Elev =363 '(+/-) , 1.4: 1 Slope ,-----Drive ---· // For I 1 _ -cl Reference I _. ...-/ 1 1 , _ --Elev.=363' +/--_ / 1 1 Existing I _ --___________----l -----._L Retaining Walls \ ~ow Wall _ _ _ --Elev.=363'(+/-) As Required , \r1 Elev.=355'(+/-) '~ainingWalls l As Required I I I I I I I I I I I I I I I I I I 25' 50' 75' SECTION A-A SCALE: 1 "=20' I I I I I 100' I I I I I I I I I I I I 125' 150' 175' Cross Section VIEW THRU SLOPE & BUILDING AREAS Short Plat of Lot 45 Honey Creek #3 DENNIS JOULE, PE 31700 S.E. 46th STREET FALL CITY, WASHINGTON 98024 (206) 222-4661 400' 390' 380' 370' 360' 350' O' Existing Sidewalk a, C :.:; ~ g-Rockery Modified as ct Necessary To Allow Construction of the Driveway I ! i ' ' ' ! Existing Grade 25' 50' ~' 75' SECTION B-B -··---·· -·· ·--··-------·- SCALE: 1 "=20' a, C :.:; ~ Regrade Yam As NeooM•O l a, 0. e Cl. _/ j 1- 1 Garage Elev.=370' (+/-) 100' Retaining w~ As Required 125' 150' Cross Section 175' VIEW THRU SLOPE & BUILDING AREAS Short Plat of Lot 45 Honey Creek #3 DENNIS JOULE, PE. 31700 S.E. 46th STREET FALL CITY, WASHINGTON 98024 (206) 222-4661 Appendix B Survey & Topography by Baima-Holmberg, Inc. & Vicinity May (K. C. /map Arial Photo) R(COR01NG NO. VOL/PAGE CITY OF RENTON SHORT PLAT (I LUA-SHPL "f . Vi«1ES NO" ,Oo,D 8'ASS D~/o,) p AR •L" ,E • ---,.. . ,,_, '"''""'~::;: OF ';'i'":,.~'~mm ~ I ;'.:.;"i,{,,o, (2/D5J 1 ,, , , 11. "' .~ -. ·-·"" ·-· le +?·· 7=p--ry"' n • "'""" •· t LOT ADDRESSES LOT 11 ADDRESS LOT 2j ADDRESS LEGEND [di CB (TYPE 1) @ S™H (TYP[ 11) OJ @ SANITARY SEWER MH y,._ WAIDl VALVE ~ 111 WATER METER/SER"1CE 0 -0-FIRE HYDRANT -0-U11Un' POL£ '<-GUY ¥11RE !Xl SIGNAL CABINET 181 CABLE TV BOJC ~ 40X + SLOPE + e • TELEPHONE VAULT TELEPHONE C"81NE "'' CONIFtR TREE DECOOOIJS TR£E MAIL BOJC Pl< NAIL MON IN CASE/ EX REBAR / PIPE AS NOTED RECORDER'S CERTIFICATE ffled for record thl1 .......... day of ........ ,20.117 .... ot ..... M In book ......... of ....... at pog• ....... at th• raqu .. t af W11U<1m Shupe Holmb9!"9. ... M9'" Supt. af Record, '"' RI~ EL • 353.49" INV EL • 351-34'-12" F"OUND BRASS DISK IN CONCRETE IN CASE (2/05) ,O' "~ ' '""'T'""'Z· . ~-,~·35·,s ........ •. .. I ,;, /, • I ,OI}' .' : ~ I '"·-~'--·. 'lE. 'ti~ -~· .-C-""''"tJ - I'• ·t.J : /;,, ,• ./ ; ,.., .. O!...-," ~ ,./ ~ :~.c· ~ ~~r~ •C\ __ '. / ~ . ' . <(~ JB' ,{ ~ o;' : ',.'! ' ,.,_, 0 ...... ,, ''<., " ,. ~ .:e: z ' ~ ...J Jt,; ". f ~ ·1 // ,/ \ I(," IN(:a(55 i:~[5~ ANci ( _____ • ___ '. UTl!''Y ~CASrMrN· •. O[C NO ~QJC" l6 ·:~ ,' /!:··l~/t:i~ ·/. •. ~),a I'. ,---z-~:, -z.. '" ~-. / y :', '-' "::\ ·~\ <X X\X',.;><\ r---~\ -~ ,,, -LJ,f ... ,. EX SSMH _/ f ~ Rlt.l El • 360.82" I ~ , . ...-/ '4•44• E 1511,20' C EAST-u.ot Of" WEST l\0" • Of" US1 "-'.:.,':' g~~~E';!"T ,,, " -,,,.,,._,. I t--,· ~~1 I. " If LOT H ,, FOUND 1/2" REBAR & CAP LS#22962 {2/05) LOT J '" lt°!r,I I ~I 1· ' DJDEX LOCATION N.E. 1/4 OF THE N.W. 1/4 SEC. 4, lWN. 23 N., RGE. 5 E., W.M. + •~";'"o BAIMA & HOLMBERG INC. .._~._.o"f A.!,>,,~~~ ENCtNEERS & SURVEYORS KIET P'='"G ;j .. " it ii:'I 100 F"RONT STR(:(T SOVIH 155AOIJAH. WASHINGTON g50.:, nu .1~1 !i:"" • ~ ('25) ~2 -oi50 , .. x (4<5) n, -Jo~~ 1 OWN. BY OAlE 1-26-07 JOB NO. 2537-001 •OUHD BAAss nrs( IN SHORT PLAT ~"'1;-u~, ~ A~T I Atv 1-J1-01 lowc NO. 2537-001 C[),ICR(I( )N CAS( (~IC5l ,-;;;_·)" _:_·# -···--·· :,\;AU: I 5HU:T o-,~o. 8Y wss 1"'=20 2 OF 2 ® King County Sol.N"Ce: King County IMAP -Property Information (http://www.metrokc.gov/GISflMAP) Div.3 http://www5.metrokc.gov/servlet/com.esri.esrimap.Esrimap?ServiceName=overview&Clien... 2/8/2007 Appendix C Test Pit Logs SOIL LOG -TEST PIT No. 1 PROJECT: Lot 45 Honey Creek Ridge Div. 3 EXCAVATED BY: Case 580C Extendahoe DEPTH TO GROUNDWATER: INITIAL None SOIL DESCRIPTION Topsoil-Organic Silty Fine to Medium Grained SAND with Small Rounded Gravel Slightly Silty Fine to Medium Grained SAND with small rounded Gravel (Becomes very slightly cemented with depth) Bottom Hole 18' No Water *Very Difficult to Excavate : I ! COLOR Dark Brown Gray Brown ---·--- Gray FINAL : MOISTURE , CONSISTENCY i Moist Loose Moist ' Medium I Dense i ------ Medium Dense I to Dense I I ------ Dense* 1 I ! DATE: 2-6-07 HOLE ELEVATION: 390' LOGGED BY: DJ SOIL TYPE SPN SPN DEPTH 1 PENITR.. -1- -2-' -3- -4- -5- -6- -7 - -8- -9 - -10-, I -11- -12- -13- -14- ' -15-i -16- -17- -18- 1 I I -19-' ' -20- TORVANE CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOIL TEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. C/VJL i:'lv'Ci/NEER SOIL LOG -TEST PIT No. 2 PROJECT: Lot 45 Honey Creek Ridge Div. 3 EXCAVATED BY: Case 580C Extendahoe DEPTH TO GROUNDWATER: INITIAL None FINAL DA TE: 2-6-07 HOLE ELEVATION: 362' LOGGED BY: DJ SOIL DESCRIPTION COLOR MOISTURE CONSISTENCY SOIL TYPE DEPTH PENITR. TORVANE Topsoil-Organic Silty Fine to Medium Grained SAND with Small Rounded Gravel Slightly Silty Fine to Medium Grained SAND with small rounded Gravel (Becomes very slightly cemented with depth) Bottom Hole 12' No Water *Very Difficult to Excavate Dark Moist Loose ' SPN Brown Gray Brown Gray ' I Moist i I I I I Medium SPN Dense ------ Medium Dense to Dense Dense* ' ' i ' I -1- -2- -3- -4-' : I ' -5- -6- -7 - ! -8- -9 - -10- -11- -12- -13- -14- -15- -16- -17- ' -18- -19- -20- i i I , CONSISTENCY AND SOIL TYPE INDICATE SOIL CLASSIFICATION BASED ON THE SUGGESTED REVISIONS TO THE UNIFIED SOILS CLASSIFICATION SYSTEM -PENITR. INDICATES READINGS TAKEN WITH A SOIL TEST POCKET PENITROMETER INSTRUMENT - TORVANE INDICATES READINGS TAKEN WITH A SOIL TEST HAND TORVANE INSTRUMENT SOIL DENNIS JOULE, P.E. CIVIL f.NCi!NEER 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 ) _....;C=..c.' /4-~!'A---',<...:., ...:;E.~..1.-=...Tc......:..H-.:..._ ______________ , being first duly sworn on oath, deposes and says: 1. On the /:3-rh day of ,EEfi, , 20£2_, I installed / public information sign(s) and plastic flyer box on the property located at g s,z pp fY,w;n mp A v£QE for the following project: @ ;,J E .:i.1,;-+A CT- fl/(.IJ)6 B:r111 si+o A., fLA-,- Project name 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 constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code. Installer Signature SUBSCRIBED AND SWORN to before me this /3tf/day of ?£ 8,RU 8 e,,y , 20 0 7 . BONNIE M. BABCOCi< NOTARY PUBLIC STAT( Of WASHINGTON COMMISSION EXPIRES SEPTEMBER 22, 200& NOTARY PUBLIC in and for the State of Washington, / ·---. residing at /'-<' ,_£/,,.._,, , !,:-.-4 >. My commission expires on 9-2-z. -Q 1 Q:\ WEB\PW /DEVSERV\Fonns\Planning\pubsign.doc 0512006 o (~ . PROPOSED LAND~~!!:~-~~-------o Typo of Action; (PNY!ded l>Y ApJlllaanl) J BITI! MAP : Pr$CI.NM!« (PIOIJli:ledbyApplloanl) I lamlnauo:! I 81i. AddNISS: (Pnwlded by Applicant) l : TO SUl!MITCOMMENT8.0R OBTAIN NX>mONALW<>RMA110N Pl.EA$!: D CONT.I.CT CITV Of' RENTON STIIFF AT: Development s«vlce& Dllllslon 1055 SOO!h Glady Way Renton, Wsslllngton 98055 (<ll!!i) 4»7200 : ln'1alled by Appllcanl : L------------------J I . Spoco .-Mldror Clly provided PUBLIC , NOTIC!! r;~TICl i CASE ., i IMlalled bJ 0 I appliGant I j I o Please reference 1ho plq8d number. If no . L!·5" ~ 14" 0 _,Is 11s1a:1...r........,.111• (ll'Ojocl name. _ .. ln.,u.11er instructfor,s: Please ensure the bottom of the 5lgn does not exceed 48' f!-tt:, the 9rcund. NOTES: IJso 4' X 4" X 12' POSTS Uso 4• X 8' X 1/2' PL 'iWOOD Uso 1/2' x 3' GAi. V. LAG BOLTS. WIWASHSRS LETIERINO: IJao IEI.VETICII I.EfTEAING, Ill.ACK ON l/li1il'IE BACKGROUND. TITLE 3" All CAPS OTlil:R 11R' CAPS and 1• LOWER CME Q:\WEB\PW/DEVSERV\Fonns\Planning\pubsign.doc 05/2006 Printed: 03-06-2007 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Payment Made: Permit#: LUA07-027 03/06/2007 03:34 PM Receipt Number: Total Payment: 1,500.00 Payee: ROSE FUNG ONG Current Payment Made to the Following Items: Trans Account Code Description 5008 000.345.81.00.0004 Binding Site/Short Plat 5010 000.345.81.00.0007 Environmental Review Amount 1,000.00 500.00 Payments made for this receipt Trans Method Description Amount Paymi:::nt: Check 1008 1,500.00 Account Balances Trans Account Code Description Balance Due ------------------------ 3021 303.000.00.345.85 Park Mitigation Fee .oo 5006 000.345.81.00.0002 Annexation Fees .00 5007 000.345.81.00.0003 Appeals/Waivers .00 5008 000.345.81.00.0004 Binding Site/Short Plat .00 5009 000.345.81.00.0006 Conditional Use Fees .00 5010 000.345.81.00.0007 Environmental Review .oo 5011 000.345.81.00.0008 Prelim/Tentative Plat .00 5012 000.345.81.00.0009 Final Plat . 00 5013 000.345.81.00.0010 PUD .00 5014 000.345.81.00.0011 Grading & Filling Fees .oo 5015 000.345.81.00.0012 Lot Line Adjustment .00 5016 000.345.81.00.0013 Mobile Home Parks .00 5017 000.345.81.00.0014 Rezone .oo 5018 000.345.81.00.0015 Routine Vegetation Mgmt .00 5019 000.345.81.00.0016 Shoreline Subst Dev .00 5020 000.345.81.00.0017 Site Plan Approval .00 5021 000.345.81.00.0018 Temp Use or Fence Review .00 5022 000.345.81.00.0019 Variance Fees .00 5024 000.345.81.00.0024 Conditional Approval Fee .oo 5036 000.345.81.00.0005 Comprehensive Plan Amend .00 5909 000.341.60.00.0024 Booklets/EIS/Copies .00 5941 000.341.50.00.0000 Maps (Taxable) . 00 5954 650.237.00.00.0000 Special Deposits .oo 5955 000.05.519.90.42.l Postage . 00 5998 000.231.70.00.0000 Tax .00 Remaining Balance Due: $0.00 DEVELOPMENT PLANNING CITY OF RENTON MAR -6 2007 RECEIVED R0700975