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LUA-07-056_Report 1
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' ; =-·....,,, ··= JO" ~-== 8Y I OAT~ I """~ I ::.,'A_;_ I -~,,_ ~ ~ ClTY OF ~ RENTON ,..,o,:oq/Oc'ld,og/Pub'" w, .... 0 .. 1 --iwi:U.SAVENuE souTH 4l' ~ ~ ~ 1' 1' 1 1 1' li 8 ~ ~ ~ / lo !iJ --" ' • :!: • $ .-• !': n --..== ' ~ i ~ ' "' BENSON RIDGE SHORT PLAT Q ~ 1111 ~~~~.~GREEN HOME INVESTMENTS DRAINAGE AND UTILITIES PLAN I i 00 ' to• UJ I C: • .;; ~: ~I : ~-\~~ ~. i~ ; ./,,- ij:fiQ~ 11•·1 i:"U oo!', !iJ• ilill --,:!12" !,l, !'! MAIN AVENUt SOUTH ---------~ -~ \ --------- ------- ------- ~ ----------~os~'3.'I:\ '3.!',.\1\0. \\~0-0S • 011!,~W.!1.ERS RIMION,1¥~---CUITACr.DAD!ILLca..U. C "' BENSON RIDGE SHORT PLAT RENTON, WASHINGTON ------- ~ ~ 0 z ~ ~ ~ m r: ~ ,. ~ ~ ,: ~ m 0 ~ 0 z N _o ~ 0 ~ ~ ~ ;; N ~ !' ~ ~ ~ m .. m : :< ;E r: ~ §~:;;i~~~s ~ r ~i:~;;Mf~ i !!! o>:;;"~6~~ .. ,c !il ~11;~1i:F i i;~~~~;i ' ,,,.,-,--''!' ''! I ~§ ~!ggf 8 ;;~ ;;s.'=3¥ i i~~iffi!t J. ,,e."' .. ~"':ll ; ,',11-i!' '"·~~a ~ ~ 5<:l'i'--< ~~ M zn:11!i ~ ~~ l (0 .~ 0 ~'? 'ii ,J DEDICATION / CERTIFICATION -AU.-FYINE!l:AIIES,'IS IHArc 11£~ OIIJilOS (T M!IIBr IN H t"""1 IODJT 5Wffll:lW, H!11PJY Dft:tME' 1't$ Fl.At ID 11£ 1H£ GIW'IC ~1'(1# fl 1H£ ~ .IWIE" H!11EB't MD DO /G'EBr omrr;:uE" 10 IN" us,: r1 1HC/lllaJC ,tlll'\III' "l,L Slllll"IS "1llJ .. ICl\ll,ffNOTSH()IIN A$ -JI' -IIMJ IEJIIQl'lr 1HC us: lND!£l;F -AU IICaJC -----------------------,.,,, IHE"IJSE -n:lt~ )INCIMHTll)~AU.~ c,cN H WIS ///H(J9' HfflON IN llll -tT S4E S1aE'15 NII) .. _.,, - . (T IHI: ,uflJC NJ. -l!A!ZJIENF'S LAT f'(llt AU. ,uflJC """""6£$ AS I/IJTNIJ1UIIJIRl1t>~~ IN.EB !SI/QI ~ Oil' IIMCIS 1'IS PIAT "5" BEJN6 IISIIC1'1m DR 'TY .C,JIP WWI FIU!U:: M MIN!$$ IINElll!'OI" II!' H,,tl,£ Arr Ol,W IW,llS NiD .1EAI.& $'a'IO' • ,GB. Tl)!I' At.ICM II. PQ Tl)!I' U1CIEI'-rANY STA1l'Dr~n;JN """' " ON Tl/IS ().I,. r /JERS,Of/.41..L Y N'PCAR€D BUOII£ 1£ ~"~~Miro~~,~~~~ SIGNED ff S4.IE AS --KUW'TARY ACT JNJ DEED. F'OR 1HE USES AMJ PIJR/IOSES »£R£1f/ /,/£N'IION£1l. GMH' UNOOI IIIY HANO MD EAL rw5 --"'"' -------- N01 .. 'f~tN--HSTA11'CT~ """"""---- STAIE' Dr WASlllltrDN """'"' jl_d ., OH 1MS OA.Y ~y N¥'£MED «rCR£ 1£ TO 1ft l<NfifiiN'lfflfii"IHC OF l1C" COlll"OlrA110N 1HAT mcvmi lhlE" ~ N$'1ltlliO't MD ACKHOll{m.;BI 7fE &4.tl IHS11MIENT 1U BC THC F1IEE NID llfJUJNTARY ACT JNJ IElil r.F S4.() CQf/PORA1ION.. FOR 1hlE' /JSES JNJ P/tllJl'OISES NRSN J1£117ION£D AND ON O,UH STA181 ntAT __ IMS out r AVTHCRtZED ro 08:UIE' SM> INS11IIJIIENT MD 1HAT 1HF SEAL M7'IXED, IF' ANY, IS 1H£ ~Al!' SEAi. OF $4.0 CORPORATION. Gl'IIH !.wllUi" MY HAND MID SEA!. 1WS --.. , " -------- NOTMY Jl'tJIIUC II NID .rtll1! Hff.U!'CF~ -"---- BENSON RIDGE A POR170N OF THE NW 1/4 OF THE SW 1/4 SECTION Z9, TOWNSHIP Z3 NORTH. RANGE 5 EAST. W.M CITY OF RENTON, KING COUNTY. WASH1NGTON CITY OF RENTON APPROVALS PIY Of mm:w 9 tWNCI { e,10NC { PIPI" --n: «!Wi'De'l ~-->ID IIIS_lWY(JF' ___ ""-........... arr OF §!1711" HOl'P CXNMHl1) MID .-01m MS _ a.r er ___ .._ arr cc mm:w lXUMIEZI MID M'PWOIUI nn __ ~, W ---.._ arr oc "PHPf' '1"1NIZ QfflXm"'i''.'i W1lf7G'Ir J HE1/tBr C/Ol1FY l'IIAr -All£ NO O£UNQI.JO/T 5f'ffl'AL ..t.SS£SS1,1Pini' ANO ALL SFEliL Assrss:IEW~ ON AJIY fF rl,lf fffOHRrY HCR£W ,XWT..W,,W, llm'CII IW AS SJ'IIE£1:s, .w.nS" C'1 F'C6I 0~ PIJaJC WC. Alff PAID 1/j fUU... ~ANO.--Ollill11/IS_OAYO/C ___ __ .......... KlNG COUNTY APPROVALS /IJl!li O'l!!IT fN¥OC OO!PW CPtlB\t!lF IH!MSYCPIIIFYIIMTAI.L,tf(JIIDttTTA.IIESAI//Co"M:I, DIATINDI!' _. ,C -T .PIOAL ASSDSND11S a,t,na:, IO Ht r:nlfZ -~-IH.ITAUPRJALAsnsMA/111SCPla'D1tl 7Hl!I amt£ FClt eouEC1ION CH /INT OT N' MQPPTr ~ Ol:WTMIG "1llll:Ar!D M S!Elll M1EY8 OR ffJ/l 0110 NaX: U.1!; NE' PA.ti It nu, aMNDANfJAl'IPIIIOIED INS--~'W---""--"'""' 9f9 «llHD' APlll!M!U 0£ 4 "' ~AND.-OIBIHl3_1MYC, ___ ,,,,_ i/i«; 2ii.im' .ts5l!3SM """'""""' RECORDING CERTif1CATE -~------------ FIB' ~ ~ A11HC AE'IX&T OF IF£ aTY er IIEN,O,, CITY COMOI. --DAr er ---MIO_ AT -w«l1U PAST 'im!il1J&~==~~jjil0,JJ&AJ,;l'A<il'~ POC92M « eemm: ,w, flfCMM'f ~TOIi~ PARCEL AREAS S#JfffC f'Nrm: ,,,,_ !!JT wr t· &5MJe s, WTZ:~V WT J: !lltlt,. $F I.OT • -5F (OIIOSS) I.O'T'* ., •• (Nt:l'J ~~:=:~ WT & &Ur• S, U111:~SF lf1Tt51UU>SI"<-} ~==~~) L"1 I: »:IOot SF (1£T) nt.<T .4., 11.-s, (-.i =r.:;r1~.,,.r E'Ml!M!NT ~ rm ,,- E'Ml!M!NT Ila 11M S, -T:/!'740:t!/IT Ol!DCl!lllft.a.l!f:ll:Y ENGINEER ,~"" IJ$.J2 SE 191111 PUCC /l(JjJON. WAUOM CRITICAL SLOPE =y ZONING ... DBNSIT'( -.. """"' PPWl1RI ""' zt/11£: ,I W/ACIW' SITB ADDRESS .Jf,r ,:uJ,llt AIOU' SOIJ1H -Q- MOI IID#ON MM SOVlN ll!Hmll. WA - LUA-_-__ SHPL LND-_-__ _ PROPERTY OWNERS 1-.u't.Or-"-""' MO/ l1DISON M'W SW1H -IO!l.--l'llXt/1T~,,, """"''""' .JQIO ~ l.M:!' -'(MO 11H ~WA-m VER'I1CAL DA.TUii IPlll:lAI.COlffllQI.F'OlrllG ~-ll'YISM5mfl'Olf err, Of' ll/6HfOI/ --GQll!S .IICIIUIIHT NO. O'ltR Et(l,lllll(W-,__ n:£T .V,00 ,-. ~"'cw:,r-r ~ IIO#UliDfT AT SE o:Jlllell'WTA. fl.CVA11(W• J2.l~ =~- COKroUI NIEll'YAL: I l'!E'T. BUILDING SETBACKS FJ«JNr -,~· FOlr -Y .Srllt'(;JVRE: 20' FOR ATTAGHEZI -~~-,_, OIi SIU£ YAIIP 511lfCT SU: YMD MJJNfl fflla1.' ,,. FOR .-,uw ~ 20' FOR ATTACHED CWl"AOE'S J.""5E) 171f:Mn«)lff(Jll.51Df''fMDM.Clf(J """" .sa: r.-,r __ ,. LAND SURVEYOR'S CERTIFlCATE I H£1lEBY C£R1TFY fHIIT 7HIS Ft.AT OF ll!NSON RIDGE IS fMSfV UPON .AN ACnM1. ~ AND SIJ8DM$ION OF SECTION 2Q, roWNSHP 2J NORTH. RANG£ , £AST, w • .w¥ ~T rHC COfJRSED AND DJS1ANC£S ARE SHOWN CORRECR.Y THERl:ON; THIIT THE IIONUIIE1HS 1111U. 8£ SET~ THE LOT .WO BLOCK calNDlS lt2.L BC STAKW CORRECTI. Y ON THE GROUND AS CONST1fUC1ION IS COIIPtErO) AND fHIIT I "41,£' FUU..Y G'AtAEl' Wf1H THE PR<MSIONS Of' THE PI.AmNG R!Gt..t.M):WS; PRELIMINARY .-so.~ ,u C!IP!l'Elll!:MJIMlfZIOV. ~ ~~ ~ ffI']cRONES & ASSOC. ~ [ill I.AND SURVEYORS# ,-,,-., -1-AoESL-,_._(~ -"'4ID S'~Z.Z,~07 OM!. BY -CHl<O. BY ... ,.,. IUoYZ',ZOf.11' """ """"'''"' JOB HO. l'!l---'""' ' " ' ~ 11 I I I I I II ~~ --·--·-- (RHJt: \i'.?:~~:rc;}.1.., ., .... _, .--~ -<"!11, ''\r ~ ~ ~ 0 z 0 ~ ~ ~ I IZ : ,a z ... 'en :,. 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" a , , ' ~ ~-= Oz ,, . ~~ a <;) "' 'o :,: n Ul 0 > [;; N ~ • ~ 0 0 a g z 0 z .o p 'ii > 0 ~ 15 I I 14 9 • ~ 13 I ,., l 10 --' I I-I =~r=1 -;e I~ I~ (/) 0 I - s. ~o -o I I , .--I ----11 4.99/1,. @ ao I ' L-~~ -,~ , " ,') , I~ ;; I i I 5.06 lt. s @ 6 95 OK- ~ CJTY OF RENTON i WELiS AVEr,,'lJESoUTH ___ I t~ ~ "' ::al:il ~I w ~ . 1:;_} I ,---1---: ,-------..:,.,~--L• -'--!.-• '-~-• ' ' ' I ~-J --- BENSON RIDGE SHORT PL.AT RENTON. WASHINGTON " l ---h ~~><CC._-\.--~--.!.;==--~-1 I .~ / / ~ -~: ,, ,, ~ $ I . ' as -' ~ ! ~ ' r m i : ! BENSON RIDGE SHORT PLAT ~" 1111 ::~~;°.~GREEN HOME INVESTM-EN_T_S_, GRADING PLAN g H!i~i!! I i 1 ;:p:~!s ' ~h!i~~§ z~'f'.: ~;i;R i ~~tgs .; ~s~"''t' ; ,,,,,,!! ~!g!~i!~ ~ !',11-" "" !" p'2_,0.i,~i j,!ii'l ~!.:~Ii_,~ '.il ~io 11 ,\l;',l;:: Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 tel: (360) 422-5056 PARTIES OF RECORD BENSON RIDGE PRELIMINARY PLAT LUA07-056, PP, ECF Steve Pelton Evergreen Home Investments 3020 Issaquah Pine Lake Road ste: #256 eml: jchanson@verizon.net ( contact) Sammamish, WA 98075 tel: (425) 765-0320 (owner/ applicant) Updated: 07 /09/07 (Page 1 of 1) October 23, 2007 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 CIT~OF RENTON City Cl<lrk Bonn.le I, Walton Re: Benson Ridge Preliminary Plat, File LUA-07-056, PP, ECF 3401 Benson Dr. S.and 3451 Cedar Ave S Dear Mr. Hanson: At the regular Council meeting of October 22, 2007, the Renton City Counciladopted the recommendation of the he:uingexaminer to approve the.referenced preliminary plat, subject to conditions to be metat later stages of the platting process. Pursuant to RCW, a.final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If! can. provide additional. information or assistance, please feel.free to.call. · Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Toni Nelson Jennifer Henning, Principal Planner Parties of Record (4) _I0_5_5_So_u_th_G_rad_y_W_a_y_-R_e_n_to-n,-W-as_h_in_gto_ .. -n-9-80_5_7--(-42_5_)-43-0--6-51_0_/_FAX--(4-25_)_4-3.0-6~5-16-~ @ This paper contains 50% recycled material, 3p%post con~l,Jmer , AHEAD Of THE CURVE Elizabeth Higgins 1055 S Grady Way Renton, WA 98055 Ray Sled 340 I Benson Dr S Renton, WA 98055 ---------------... Kayren Kittrick I 055 S Grady Way Renton, WA 98055 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA98274 Steve Pelton 3020 Issaquah-Pine Lake Rd SE #256 Sammamish, WA 98075 October 22, 2007 CAG: 06-165, Tiffany Park Activity Building, Danneko Construction Budget: 2008, Annual City of Renton Plat: Benson Ridge, Benson Rd S & Cedar Ave S, PP-07- 056 ·-- Airport: Lane Hangar Condominium Owners' Association Lease, Addendum #3, LAG-99-003 Airport: AT&T Lease, Addendum #4, PAG-001-87 Transportation: Sounder Transit Tukwila Station, WSDOT Mobility Grant CAG: 06-065, Rainier Ave S Improvements ( 4th Pl to 7th) Design, DMJM Harris Utility: Hazen 565-Zone Reservoir Inspection Services, Otto Rosnau & Associates Separate Consideration Item 8.c. Annexation: Benson Hill Communities, S 200th St & 128th Ave SE UNFINISHED BUSINESS Committee of the Whole Finance: Bond Issuance, Utility Capital Projects Renton City Council Minutes Page 370 Community Services Department submitted CAG-06-165, Tiffany Park Activity Building; and requested approval of the project, authorization for final pay estimate in the amount of$1,125.61, commencement of the 60-day lien period and release of the retained amount of $22,577.79 to Danneko Construction, contractor, if all required releases are obtained. Council concur. Finance and Information Services Department recommended a public hearing be set on 11/19/2007 to consider 2008 Revenue Sources and Preliminary Budget, and a public hearing be set on 12/3/2007 to consider the 2008 Budget. Refer to Committee of the Whole; set public hearing dates on I 1/19/2007 and 12/3/2007. Hearing Examiner recommended approval, with conditions, of the Benson Ridge Preliminary Plat; nine-lot subdivision totaling I. 72 acres located at 340 l Benson Rd. S. and 3451 Cedar Ave. S. Council concur. Transportation Systems Division recommended approval of an addendum to airport lease LAG-99-003 with Lane Hangar Condominium Owners' Association, to increase the ground rate from $13,597 to $15,181.32 annually, which will remain in effect through 7/31/2010. Council concur. Transportation Systems Division recommended approval of an addendum to airport lease PAG-00 l-87 with AT&T, to increase the rate from $10,533. l 4 to $17,287.33 annually, to remain in effect until 10/31/2012. Council concur. Transportation Systems Division recommended approval of the Regional Mobility Grant with Washington State Department of Transportation to accept funds in the amount of $5,500,000 for the Sounder Transit Tukwila Station project. Council concur. (See page 372 for resolution.) Transportation Systems Division recommended approval of Supplemental Agreement No. 2 to CAG-06-065, agreement with DMJM Harris, in the amount of $433,889 for design services for the stormwater diversion pipe in Shattuck Ave. S. from S. 4th Pl. to SW 7th St. Council concur. Utility Systems Division recommended approval of an agreement with Otto Rosnau & Associates. Inc. in the amount of $79,187 for inspection and material testing services for the Hazen 565-Zone Reservoir project. Council concur. MOVED BY NELSON, SECONDED BY PERSSON, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 8.c. FOR SEPARATE CONSIDERATION. CARRIED. Administrative, Judicial and Legal Services Department recommended approval of an agreement with King County regarding transfer of properties, effective annexation date and availability of$1.7 million in the event ofan affirmative vote for the Benson Hill Communities Annexation. MOVED BY LAW, SECONDED BY CORMAN, COUNCIL REFER CONSENT AGENDA ITEM 8.c. TO COMMITTEE OF THE WHOLE. CARRIED. Council President Nelson presented a Committee of the Whole report recommending concurrence in the staff recommendation to adopt a resolution authorizing the sale of Water and Sewer Revenue and Refunding Bonds, 2007, in the aggregate amount of$9,750,000, specifying the par amount, terms, interest rates, redemption provisions, and insurance language. The Committee further recommended that the resolution be adopted immediately following the adoption of the 2007 Water and Sewer Revenue and Refunding Bonds ordinance. ( ' OF RENTON COUNCIL AGENn LL ---<}' , I AI#: <'. ,_ I - . I Submitting Data: For Agenda of: 10/22/07 Dept/Div/Board .. Hearing Examiner Staff Contact ...... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. X Subject: Public Hearing .. Correspondence .. Benson Ridge Preliminary Plat Ordinance ............. File No. LUA-07-056, PP, ECF Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... 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 Citv Share Total Project.. SUMMARY OF ACTION: The hearing was held on September 4, 2007. The Hearing Examiner's Report and Recommendation on the Benson Ridge Preliminary Plan was published on September 20, 2007. The appeal period ended on October 4, 2007. No appeals were filed. STAFF RECOMMENDATION: Approve the Benson Ridge Preliminary Plan as outlined in the Examiner's Report and Recommendation. Rentonnet/agnbill/ bh I Minutes OWNERS: APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMJNER CITY OF RENTON Steve Pelton 3020 Issaquah-Pine Lake Rd SE, #256 Sammamish, WA 98075 Ray Sled 340 l Benson Dr S Renton, WA 98055 Evergreen Home Investments 3020 Issaquah-Pine Lake Rd SE, #256 Sammamish, WA 98075 Jim Hanson Hanson Consulting 1 7 446 mallard Cove Lane Mt. Vernon, WA98274 Benson Ridge Preliminary Plat File No.: LUA 07-056, PP, ECF 3401 Benson Dr S and 3451 Cedar Ave S September 20, 2007 Approval for subdivision of two parcels of land totaling 1. 72 acres into lots suitable for single-family residential development and one tract. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on August 28, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the September 4, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, September 4, 2007, at 9:05 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. Benson Ridge Preliminary Pia, File No.: LUA-07-056, PP, EC. September 20, 2007 Page2 The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original application, proof of posting, proof of publication and other documentation nertinent to this reauest. Exhibit No. 3: Zonin"Man Exhibit No. 5: Site Plan Exhibit No. 7: Landscape Plan Exhibit No. 2: Neighborhood Detail Map Exhibit No. 4: Site Conditions (aerial ohoto<rranh) Exhibit No. 6: Tree Inventorv Exhibit No. 8: Aerial PhotoITTaoh of site The hearing opened with a presentation of the staff report by Elizabeth Higgins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project consists of two tax parcels that were developed during the 50' s and 70' s, The properties total approximately 1. 72 acres located in the R-8 zone. The Comprehensive Plan designation is Single-Family Residential. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 6 mitigation measures. No appeals were filed. The original Geotechnical Report did not include the entire site, a letter from the Geotech Engineer has been requested to verify the recommendations of their original report. The construction would be required to adhere to the most recent Department of Ecology Stormwater Management Manual for Temporary Erosion and Sedimentation Control plan requirements. The project would further comply with the 2005 King County Surface Water Design Manual. Traffic, Fire, and Parks mitigation fees have been assessed on this project. The proposal is to subdivide the two parcels into 9 lots with an average lot size of 8,720 square feet. Due to the critical areas and irregular shape of the parcels, the lots are rectangular in shape with some of them being very irregular in shape. Access would come off of Benson Drive and an access easement on the east side of the property to access Lot 2. There would be a pipestem lot that would provide access to Lot 9 in the southwest comer. Lot 7 would have access from an easement that was granted with the development of the Winsper development, via what is !mown as Cedar Avenue. The project does meet the requirements of the Comprehensive Plan with regards to the Community Design Element, Housing Element, and the Land Use Element. After deductions, the proposed development would have a net density of 6.1 dwelling units per acre, which is within the allowable density range. Each lot would have enough space to meet the required setbacks. However, the setbacks were not shown on the preliminary plat plan and they have been asked to include the setbacks on the final plat plan. The project would require landscaping along Benson Drive, the public streets and along the private access easement. In addition two trees would be required on each lot. Approval of a detailed landscape plan will be required prior to recording the final plat. Benson Ridge Preliminary Pia File No.: LUA-07-056, PP, ECF September 20, 2007 Page 3 The project further meets the subdivision regulations for lot arrangement, lot size, shape and orientation with the exceptions of the irregular shapes of some of the lots. The radius of the comer lots is in compliance. Access, as proposed, appears to be the most likely to ensure the highest safety to pedestrians and vehicles. The topography is steepest on the west side where South 34th Street ends. There are slopes from Benson down to South 34th that are approximately 23%. The project was in compliance with the regulations regarding a Hillside Subdivision. The site is located within the boundaries of the Renton School District and they would be able to accommodate the proposed 3 additional students. Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274 stated that the applicant was in agreement with the City Staff and would further like to provide some sort of walkway connection between 34th Street and the new City street. The storm drain would be a vault located closer to 34th Street at the end of the right-of-way that could then be incorporated with a walkway, the construction drawings are not yet completed. The fire turnaround at the end of the street proposes that both legs would be inside the north side of Tract A, south side and the radius of both easement. They will provide the City with a drawing showing the entire portion of the turnaround. The landscape drawing being shown today is an older version. The newer version on the board show very little difference other than the landscaping along the access easement is not shown on the revised plan. The City does have a tree plan and trees are shown along Benson, the existing trees along the perimeter of the property would be saved and so the revised landscape plan would include a lot of natural landscaping. A through street from 34th Street has been studied by both owners of the property, if a street was built at a 15% grade connecting 34th to Benson there would be in excess of 12 feet ofretaining walls on both sides which would prohibit access to those abutting lots from the new street. It was therefore, recommended by City Staff to not make that connection. A water availability letter has been received from Soos Creek. Kayren Kittrick, Development Services stated that Benson Road is a state owned and controlled route. Previously there existed a large driveway and that would be moved to a spot with better visual and a better location and did not add an access. The final design is subject to review by both Kayren's staff and the Fire Department, any turning radii would have to meet the standards. It might make sense to make the entire hammerhead a public access road and have it dedicated to the City. The City would then be in the control of the maintenance and ensure that the Fire Department would be satisfied. 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 9:49 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: Benson Ridge Preliminary Pia File No.: LUA-07-056, PP, EC •. September 20, 2007 Page4 FINDINGS: I. The applicant, Evergreen Home Investments, filed a request for a Preliminary Plat approval. 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 3401 Benson Drive South and 3451 Cedar Avenue South. The two lots that make up the subject site are located on the west side of Benson Drive South (aka SR 515). The property line dividing the two lots generally aligned with South 34th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 4476 enacted in October 1994. 9. The subject site is approximately 1.72 acres or 74,862 square feet. The subject site is irregularly shaped with its eastern property line following the angle or slight curved alignment of SR-515. Its western property line jogs to the east near the center of site. IO. Two existing homes that are located on the two lots would be removed if the plat were approved. 11. The subject site slopes downward to the west from approximately 326 feet to 286 feet. The site has an average slope of approximately 23 percent, which bring the site under the Hillside Subdivision regulations. The site contains slopes up to and possibly exceeding 40 percent. These slopes would be preserved in Tract A. 12. A tree inventory identified 127 trees on the subject site. Approximately 17 percent of the trees or approximately 22 trees would be removed to accommodate development if the plat is approved. 13. The applicant proposes dividing the subject site into nine (9) lots and one tract, Tract A. A new generally east to west access road will enter the plat from Benson (SR 515) and run west to a deadend hammerhead turnaround. Lots will be arranged north and south of this road. Proposed Lots 3 and 4 would be directly north of the new road with Proposed Lots 5 and 6 directly south. Proposed Lots I and 2, located at the north end of the plat, would be accessed from the hammerhead. Similarly, Proposed Lots 8 and 9 would be accessed from the hammerhead but south of the roadway. Proposed Lot 7 would be located in the southeast comer of the plat with its access across third party property on an existing easement through the Winsper Plat. Tract A, the steep slope, open space tract, would abut the western end of the new deadend roadway. 14. The lot layout while described above is hard to visualize. The plat is skewed by its irregular shape and limited access potential. Some of the lots are rectangular and perpendicular to the roadway while some Benson Ridge Preliminary Pia File No.: LUA-07-056, PP, ECF September 20, 2007 Page 5 are irregular trapewids with odd easements or shared driveways. The proposed lots range in size from approximately 4,851 square feet to 8,584 square feet. 15. While the new roadway would generally be aligned with the eastward extension of South 34th Street, the steep topography at the western edge of the plat presents practical difficulties in extending the roadway into the plat. The option was to create a roadway that intersects Benson (SR 515) to provide most of the access to the subject site. The state has reviewed the proposed access to Benson (SR 515). Staff has recommended that there be no direct access to Benson from any individual Jot. As noted five of the lots will gain their access via easement driveways. Staff has reviewed the access and the proposed hammerhead but there were some potential setback issues associated with whether the north and south arms of the hammerhead should be part of the public road or part of the easements. 16. The subject site is located within the Renton School District. The project is expected to generate approximately 5 school age children or 3 new students considering the current two homes on the subject site. These students would be spread across the grades and would be assigned on a space available basis. 17. The density for the plat would be 6.1 dwelling units per acre after subtracting sensitive areas (steep slopes: 3,553 square feet) and roadways (6,710 square feet) from the total acreage. 18. The development will increase traffic approximately 10 trips per unit or approximately 70 trips for the 7 new single-family homes. Approximately ten percent of the trips, or approximately 7 additional peak hour trips will be generated in the morning and evening. 19. Stormwater will be routed to a vault (the original staff report indicated it would be a pond on Tract A). The ERC required compliance with the 2005 King County Manual, Level 2 and also water quality treatment. 20. Sewer will be provided by the City. Domestic water will be provided by the Soos Creek Water District, which apparently has provided a Jetter showing water availability. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. The division will create some odd shaped lots and some less than standard easement driveways but this is due both the irregular shape of the parcel as well as limitations on access due to the parcel's location along a state road, Benson (SR 515). 2. The re-division of these two lots into nine lots will meet the goals and policies of the City to increase density in urban areas. It will also create additional housing opportunities for those seeking detached single-family options. Redevelopment of the site with nine homes will also increase the tax base of the City and help offset some of the impacts of the development on the City. Additionally, the ERC imposed mitigation fees to help offset impacts on particular services of the City including parks, emergency services and transportation. 3. The applicant will have to comply with landscaping requirements along streets and in front yards of all the homes as required by code. 4. The entire hammerhead turning areas, subject to staff review, should be in the public domain since four interior homes will take their access from this roadway configuration and emergency access is Benson Ridge Preliminary Pia File No.: LUA-07-056, PP, EC. September 20, 2007 Page6 dependent on the turnaround areas. The lots and building envelopes may be altered as necessary to accommodate public ownership of the turnaround and appropriate setbacks from the roadway. Appropriate setback is already required from easements in any event. 5. In conclusion, the City Council should approve the Preliminary Plat subject to the conditions noted below. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: I. Pedestrian access shall be provided across Tract A from the new public street to the end of the public street to the west, South 34"' Street. The width and alignment of this walkway shall be approved by the Development Services Division prior to issuance of a construction permit. The walkway shall be constructed prior to recording the Final Plan. The maintenance of the walkway shall be the responsibility of the homeowner's association. 2. A detailed landscape plan shall be submitted to the Development Services Project Manager for review and approval prior to final plat recording. 3. A homeowners' association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements, including, but not limited to landscaping outside lot boundaries, Tract A, and the pedestrian walkway to the property line. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 4. A plan of the preliminary plat shall be submitted to the Development Services Division for review indicating the required setbacks for each lot prior to the issuance of construction permits. 5. A note shall be recorded on the face of the plat prohibiting access to lots directly from Benson Dr. S. 6. The applicant shall comply with the conditions imposed by the ERC. 7. The entire hammerhead turning area, subject to staff review, shall be in the public domain and lots may be altered to accommodate this condition. ORDERED TillS 20"' day of September 2007. -pl~.' FRED J. KAmiclh . ~ HEARJNG EXAMINER Benson Ridge Preliminary Pl: File No.: LUA-07-056, PP, ECF September 20, 2007 Page 7 TRANSMITTED THIS 20th of September 2007 to the parties of record: Elizabeth Higgins I 055 S Grady Way Renton, WA 98055 Ray Sled 340 I Benson Dr S Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 TRANSMITTED THIS 20th day of September 2007 to the following: Mayor Kathy Keolker Mark Peterson, Fire Steve Pelton 3020 Issaquah-Pine Lake Rd SE #256 Sammamish, WA 98075 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 Renton Reporter 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 IOOGof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., October 4, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., October 4, 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. Benson Ridge Preliminary Pia File No.: LUA-07-056, PP, EC, September 20, 2007 Page 8 All communications concerning the proposal must be made in public. Titis 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: 3401 Benson Dr Sand 3451 Cedar Ave S : Not~: ·applicanr is ~he project proponent and applicant for the current land use action. References to future responsibilities of the applicant should ~e interpreted to ':lean future landowner, developer, or project proponent. Development approvals and conditions of approval are assoe1ated with the project/property and not individuals. • R-8 ZONING P/B/PW 'll!CBNICAL SBRVICES 02l28lll7 R-8 R-8 'RM-F '- i 1--·· ! ~-fa I ' ! ; l S 27th St. rr-------- Q) I> <r: ..Cl ..., lQ 0 ...... 14 • 32 T23N RSE . W 1/2 l I ""' en Q) ""' ~ tr.I Q) ..Cl +-' ~ co 0 ...... ..Cl -+" 0:, 0 ...... 172nd St. SE 172nd S n· 0 2yo "00 1~00 29 T23N R5E EXHIBIT 3 i .I .I . ,I I !~ I ' " l \\ ,, ' ' _..., l~~Jn#.:.= '"'' -~t:l!J'* ' \ \. Jllll ,IM ' \ \: . ' ' ' ' , ' I ' ' ' ' ' ~ ,o\ \ ...... t,\ ,; J lv•I ' ' .- . '"' ~ N t i ;. . . ' ' "; I ~ ' ' ' ' 1:'. \ 1011 ', ' ' ' \ \ ~ u rn u • !:2 ~ " -~ • ' ~ , , , " ' ' ,: I ~ ,' " ' •, ' ' g ~ ' ' ' ,, ' ~ • " ( ' ' ' ' ' ' g\101' ' ' ' ' ' ' ' ' ' ' ' ' •Q' ~ ' ' , , , . ' , :~ , ' ' ' ' ' ' ~ -co 5:: @ i " • ' ' ' ' ' 9 x1011 ' ' ' ' L "° ' ' ' ,! '• I i / / ,/ / / / ,/ ,/ I ~1 2. ENVIRONMEN,, ·-REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on July 30, 2007 the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Benson Ridge Preliminary Plat. The DNS-M included six (6) mitigation measures. A 14-day appeal period commenced on August 6, 2007 and ended on August 20, 2007. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant will be required to comply with the recommendations included in the geotechnical report, "Preliminary Site Evaluation," by Bergquist Engineering Services, dated August 25, 2006, with the exception of any revisions included in the required report update. 2. A revised report or letter from the geotechnical consultants shall be required prior to issuance of construction permits, taking into consideration the enlarged site area, changed alignment of the access road, and more detailed information about the site plan and either revising the original recommendations or verifying the recommendations in the original report. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. 4. This project shall 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. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 7. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. / Kathy Keolker, Mayor October 3, 2007 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA98274 Subject: Benson Ridge Preliminary Plat .CF ' Dear Mr. Hanson: ~/u_ CITY ~F RENTON Planning/Building/Public W 9rks Department Gregg Zimmerman P.E., Administrator As you are aware, the Hearing Examiner decision for the above-referenced project included a condition of approval, as follows: "The entire hammerhead turning area, subject to staff review, shall .be in the public domain and lots may be altered to accommodate this condition." This letter is sent to verify. that emergency access would be available to Lot 1 from an existing curb cut in Benson Drive South ( emergency access only, not for general access and egress) and toLot ?from the existing access easement from Cedar Street (to remain . for general access and egress). Emergency access would be available to Lots 2 through 6 within 150 feet of the new public street. Therefore, the proposed hammerhead turnaround referenced in Condition 7 would not be required. Please contact me at (425) 430-7382 if you have any questions. Sincerely, .t3-/i~flcJo·· Elizabeth Higgins, AICP Senior Planner cc: Neil Watts Corey Thomas .Ameta Henninger Kayren Kittrick File/ -------I-0-55_S_o_u_th_G_ra_d_y_W_'_ay---R_e_n_to-n,-W-as-h-in-gt-on-.. -9-80~5-7---'-----. ~ @) -thiS paper contains 50% recycled material, 30% post consumer AHEAD OF THE, CURVE AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 20th day of September 2007, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this ?I;&_ day of ~fenk/, 2007. Application, Petition or Case No.: Benson Ridge Preliminary Plat LUA 07-056. PP, ECF The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT Minutes OWNERS: APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Steve Pelton 3020 Issaquah-Pine Lake Rd SE, #256 Sammamish, WA 98075 Ray Sled 3401 Benson Dr S Renton, WA 98055 Evergreen Home Investments 3020 Issaquah-Pine Lake Rd SE, #256 Sammamish, WA 98075 Jim Hanson Hanson Consulting 17446 mallard Cove Lane Mt. Vernon, WA 98274 Benson Ridge Preliminary Plat File No.: LUA 07-056, PP, ECF 340 I Benson Dr S and 3451 Cedar Ave S September 20, 2007 Approval for subdivision of two parcels ofland totaling 1.72 acres into lots suitable for single-family residential development and one tract. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on August 28, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the September 4, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, September 4, 2007, at 9:05 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. Benson Ridge Preliminary Plat File No.: LUA-07-056, PP, ECF September 20, 2007 Page 2 The following exhibits were entered into the record: Exhibit No. 1: Yell ow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Zoning Mao Exhibit No. 5: Site Plan Exhibit No. 7: Landscape Plan Exhibit No. 2: Neighborhood Detail Map Exhibit No. 4: Site Conditions (aerial ohoto<>raoh) Exhibit No. 6: Tree Inventory Exhibit No. 8: Aerial Photo<>raph of site The hearing opened with a presentation of the staff report by Elizabeth Higgins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project consists of two tax parcels that were developed during the 50's and 70's. The properties total approximately 1.72 acres located in the R-8 zone. The Comprehensive Plan designation is Single-Family Residential. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 6 mitigation measures. No appeals were filed. The original Geotechnical Report did not include the entire site, a letter from the Geotech Engineer has been requested to verify the recommendations of their original report. The construction would be required to adhere to the most recent Department of Ecology Stormwater Management Manual for Temporary Erosion and Sedimentation Control plan requirements. The project would further comply with the 2005 King County Surface Water Design Manual. Traffic, Fire, and Parks mitigation fees have been assessed on this project. The proposal is to subdivide the two parcels into 9 lots with an average lot size of8,720 square feet. Due to the critical areas and irregular shape of the parcels, the lots are rectangular in shape with some of them being very irregular in shape. Access would come off of Benson Drive and an access easement on the east side of the property to access Lot 2. There would be a pipestem lot that would provide access to Lot 9 in the southwest comer. Lot 7 would have access from an easement that was granted with the development of the Winsper development, via what is known as Cedar Avenue. The project does meet the requirements of the Comprehensive Plan with regards to the Community Design Element, Housing Element, and the Land Use Element. After deductions, the proposed development would have a net density of 6.1 dwelling units per acre, which is within the allowable density range. Each lot would have enough space to meet the required setbacks. However, the setbacks were not shown on the preliminary plat plan and they have been asked to include the setbacks on the final plat plan. The project would require landscaping along Benson Drive, the public streets and along the private access easement. In addition two trees would be required on each lot. Approval of a detailed landscape plan will be required prior to recording the final plat. Benson Ridge Preliminary Plat File No.: LUA-07-056, PP, ECF September 20, 2007 Page 3 The project further meets the subdivision regulations for lot arrangement, lot size, shape and orientation with the exceptions of the irregular shapes of some of the lots. The radius of the comer lots is in compliance. Access, as proposed, appears to be the most likely to ensure the highest safety to pedestrians and vehicles. The topography is steepest on the west side where South 34" Street ends. There are slopes from Benson down to South 34th that are approximately 23%. The project was in compliance with the regulations regarding a Hillside Subdivision. The site is located within the boundaries of the Renton School District and they would be able to accommodate the proposed 3 additional students. Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon, WA 98274 stated that the applicant was in agreement with the City Staff and would further like to provide some sort of walkway connection between 34" Street and the new City street. The storm drain would be a vault located closer to 34" Street at the end of the right-of-way that could then be incorporated with a walkway, the construction drawings are not yet completed. The fire turnaround at the end of the street proposes that both legs would be inside the north side of Tract A, south side and the radius of both easement. They will provide the City with a drawing showing the entire portion of the turnaround. The landscape drawing being shown today is an older version. The newer version on the board show very little difference other than the landscaping along the access easement is not shown on the revised plan. The City does have a tree plan and trees are shown along Benson, the existing trees along the perimeter of the property would be saved and so the revised landscape plan would include a lot of natural landscaping. A through street from 34" Street has been studied by both owners of the property, if a street was built at a 15% grade connecting 34th to Benson there would be in excess of 12 feet of retaining walls on both sides which would prohibit access to those abutting lots from the new street. It was therefore, recommended by City Staff to not make that connection. A water availability letter has been received from Soos Creek. Kayren Kittrick, Development Services stated that Benson Road is a state owned and controlled route. Previously there existed a large driveway and that would be moved to a spot with better visual and a better location and did not add an access. The final design is subject to review by both Kayren' s staff and the Fire Department, any turning radii would have to meet the standards. It might make sense to make the entire hammerhead a public access road and have it dedicated to the City. The City would then be in the control of the maintenance and ensure that the Fire Department would be satisfied. 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 9:49 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the foJlowing: Benson Ridge Preliminary Plat File No.: LUA-07-056, PP, ECF September 20, 2007 Page4 FINDINGS: 1. The applicant, Evergreen Home Investments, filed a request for a Preliminary Plat approval. 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 3401 Benson Drive South and 3451 Cedar Avenue South. The two lots that make up the subject site are located on the west side of Benson Drive South (aka SR 515). The property line dividing the two lots generally aligned with South 34th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family-8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 4476 enacted in October 1994. 9. The subject site is approximately 1.72 acres or 74,862 square feet. The subject site is irregularly shaped with its eastern property line following the angle or slight curved alignment ofSR-515. Its western property line jogs to the east near the center of site. 10. Two existing homes that are located on the two lots would be removed if the plat were approved. 11. The subject site slopes downward to the west from approximately 326 feet to 286 feet. The site has an average slope of approximately 23 percent, which bring the site under the Hillside Subdivision regulations. The site contains slopes up to and possibly exceeding 40 percent. These slopes would be preserved in Tract A. 12. A tree inventory identified 127 trees on the subject site. Approximately 17 percent of the trees or approximately 22 trees would be removed to accommodate development if the plat is approved. 13. The applicant proposes dividing the subject site into nine (9) lots and one tract, Tract A. A new generally east to west access road will enter the plat from Benson (SR 515) and run west to a deadend hammerhead turnaround. Lots will be arranged north and south of this road. Proposed Lots 3 and 4 would be directly north of the new road with Proposed Lots 5 and 6 directly south. Proposed Lots I and 2, located at the north end of the plat, would be accessed from the hammerhead. Similarly, Proposed Lots 8 and 9 would be accessed from the hammerhead but south of the roadway. Proposed Lot 7 would be located in the southeast comer of the plat with its access across third party property on an existing easement through the Winsper Plat. Tract A, the steep slope, open space tract, would abut the western end of the new deadend roadway. 14. The lot layout while described above is hard to visualize. The plat is skewed by its irregular shape and limited access potential. Some of the lots are rectangular and perpendicular to the roadway while some Benson Ridge Preliminary Plat File No.: LUA-07-056, PP, ECF September 20, 2007 Page 5 are irregular trapezoids with odd easements or shared driveways. The proposed lots range in size from approximately 4,851 square feet to 8,584 square feet. 15. While the new roadway would generally be aligned with the eastward extension of South 34th Street, the steep topography at the western edge of the plat presents practical difficulties in extending the roadway into the plat. The option was to create a roadway that intersects Benson (SR 515) to provide most of the access to the subject site. The state has reviewed the proposed access to Benson (SR 515). Staff has recommended that there be no direct access to Benson from any individual lot. As noted five of the lots will gain their access via easement driveways. Staff has reviewed the access and the proposed hammerhead but there were some potential setback issues associated with whether the north and south arms of the hammerhead should be part of the public road or part of the easements. 16. The subject site is located within the Renton School District. The project is expected to generate approximately 5 school age children or 3 new students considering the current two homes on the subject site. These students would be spread across the grades and would be assigned on a space available basis. 17. The density for the plat would be 6.1 dwelling units per acre after subtracting sensitive areas (steep slopes: 3,553 square feet) and roadways {6,710 square feet) from the total acreage. 18. The development will increase traffic approximately 10 trips per unit or approximately 70 trips for the 7 new single-family homes. Approximately ten percent of the trips, or approximately 7 additional peak hour trips wiHbe generated in the morning and evening. 19. Storrnwater will be routed to a vault (the original staff report indicated it would be a pond on Tract A). The ERC required compliance with the 2005 King County Manual, Level 2 and also water quality treatment. 20. Sewer will be provided by the City. Domestic water will be provided by the Soos Creek Water District, which apparently has provided a letter showing water availability. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. The division will create some odd shaped lots and some less than standard easement driveways but this is due both the irregular shape of the parcel as well as limitations on access due to the parcel's location along a state road, Benson (SR 515). 2. The re-division of these two lots into nine lots will meet the goals and policies of the City to increase density in urban areas. It will also create additional housing opportunities for those seeking detached single-family options. Redevelopment of the site with nine homes will also increase the tax base of the City and help offset some of the impacts of the development on the City. Additionally, the ERC imposed mitigation fees to help offset impacts on particular services of the City including parks, emergency services and transportation. 3. The applicant will have to comply with landscaping requirements along streets and in front yards of all the homes as required by code. 4. The entire hammerhead turning areas, subject to staff review, should be in the public domain since four interior homes will take their access from this roadway configuration and emergency access is Benson Ridge Preliminary Plat File No.: LUA-07-056, PP, ECF September 20, 2007 Page 6 dependent on the turnaround areas. The lots and building envelopes may be altered as necessary to accommodate public ownership of the turnaround and appropriate setbacks from the roadway. Appropriate setback is already required from easements in any event. 5. In conclusion, the City Council should approve the Preliminary Plat subject to the conditions noted below. RECOMMENDATION: The City Council should approve the Preliminary Plat subject to the following conditions: I. Pedestrian access shall be provided across Tract A from the new public street to the end of the public street to the west, South 34th Street. The width and alignment ofthis walkway shall be approved by the Development Services Division prior to issuance of a construction pennit. The walkway shall be constructed prior to recording the Final Plan. The maintenance of the walkway shall be the responsibility of the homeowner's association. 2. A detailed landscape plan shall be submitted to the Development Services Project Manager for review and approval prior to final plat recording. 3. A homeowners' association sha11 be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements, including, but not limited to landscaping outside lot boundaries, Tract A, and the pedestrian walkway to the property line. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 4. A plan of the preliminary plat sha11 be submitted to the Development Services Division for review indicating the required setbacks for each lot prior to the issuance of construction permits. 5. A note shall be recorded on the face of the plat prohibiting access to lots directly from Benson Dr. S. 6. The applicant shall comply with the conditions imposed by the ERC. 7. The entire hammerhead turning area, subject to staff review, shall be in the public domain and lots may be altered to accommodate this condition. ORDERED THIS 20th day of September 2007. -p\~ FRED J. KAUFMih rl'f'-(l....- HEARING EXAMINER Benson Ridge Preliminary Plat File No.: LUA-07-056, PP, ECF September 20, 2007 Page 7 TRANSMITTED THIS 20th of September 2007 to the parties of record: Elizabeth Higgins 1055 S Grady Way Renton, WA 98055 Ray Sled 340 I Benson Dr S Renton, WA 98055 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Jim Hanson Hanson Consul ting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 TRANSMITTED THIS 20th day of September 2007 to the following: Mayor Kathy Keolker Mark Peterson, Fire Steve Pelton 3020 Issaquah-Pine Lake Rd SE #256 Sammamish, WA 98075 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 Renton Reporter Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title N, Chapter 8, Section IOOGof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., October 4, 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 N, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., October 4, 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. Benson Ridge Preliminary Plat File No.: LUA-07-056, PP, ECF September 20, 2007 Page 8 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: 3401 Benson Dr Sand 3451 Cedar Ave S : Not~: ~applicant" is ~he project proponent and applicant for the current land use action. References to future responsibilities of the applicant should ~e interpreted to ~ean future landowner, developer, or project proponent. Development approvals and conditions of approval are assoaated with the proJect/property and not individuals. R-8 ZONING P/8/PW Tl!CIINICAL SBllVICBS 02/l8/V7 Q) ~ ..c: ...... lQ 0 - R-8 R-8 S 27th St. P<:I (/) Q) ~ ..c: ...... <O 0 ....... "RM-F '- i Rte i ' r;:-------- P<:I (/) <l> > < ..c: ...., co 0 ....... 1 Q) I> < :9 0, 0 - 1R·r~---,,--T~-- I t· .,...[. I ! ; I L.------ 172nd St. 73rdS n ' 0 -20° "0° , ..... 29 T23N RSE EXHIBIT 3 ~ ..f'~ I • ~ I ~-<'+ :I ~ u ,! t'"" ,· I "' ~~ -~7tr N sl i:o I ~1 -I.() ,I ,I. ' t ~ I ~ ..; !2 " I l ",, " 11, ii ~ ,I~ 1 ' ' 0.1111 • MMiMI l~A.MilA~ "" 1• ·q I i:!i ..... ' ·~»Jl'JilllN ~-'fl, ', \JJl:IIO$n ~ Jgl' .0, ;~; .... ' ' \ ' ' \ ' ' I ' ' I "" ~ ' ' ' ..... g .101 '-' ~ \ \o,\ I .101: ' ,., : ' J01 . .... ~o\", ' ,.,., .... =-fuSI ~ I ~I ' ' .,. .. " .... I \_ . """ I ~ ..,,.,,,,., ........... .,.,.,_ ~ .. Mon,, \ ,"> " 0 • ' ~ N ~ ' \1 ' ', ~ < u [I] 8 • :I1 ~ 0: " " ~ s ' ' ' ' C J.011 0 ~ " ' ' ' ' ' ' t ' ' ' ' E-< ..... O'.l ..... ~ ~ • ¥ ~ ' ' ' g --1011 ' ' ' ' ' '' ,¥ I.Cl 3!>Vd/lM E... I ~ . ~,u;~:ii : ~ ii ~~ I~ ; ~~ i ; t:..J :s :I §~ " • 'GO~';:/ "" ll.i c:i 1 U I I I ! 1s ~ I "' ~ ll:i ,/ I ,/ ,/ ' I ' I -------1 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on July 30, 2007 the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Benson Ridge Preliminary Plat. The DNS-M included six (6) mitigation measures. A 14-day appeal period commenced on August 6, 2007 and ended on August 20, 2007. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant will be required to comply with the recommendations included in the geotechnical report, "Preliminary Site Evaluation," by Bergquist Engineering Services, dated August 25, 2006, with the exception of any revisions included in the required report update. 2. A revised report or letter from the geotechnical consultants shall be required prior to issuance of construction permits, taking into consideration the enlarged site area, changed alignment of the access road, and more detailed information about the site plan and either revising the original recommendations or verifying the recommendations in the original report. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. 4. This project shall 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. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. ---·---·--------------·-·---------------· ---- 7. The applicant shall pay the appropriate Parks Mitigation Fee based on $530. 76 per new single-family lot prior to the recording of the final plat. / STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, 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 Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on August 4, 2007. The full amount of the fee charged for said foregoing publication is the sum of$134.40. , M ;)'?;?J~ tl'nda M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 10"' day of September, 2007. . ~ D (frJ1;11/tfJYJ ,,11,,,,,,,, BCantelon ,,,,, 0 CA,'V/1,,, Notary Public for the State of Washington, Residi~in~~W~~ P. 0. Number: .::: .{f (;+;,\ ,Z,,,::. -: ,::,:.~ -::: w: NorAAy ~: :: _, : PU : --,;,,: BLfc : - :~ .. ..l.\r, .:<:: ~. <· \:"3/, •• • 0 .:- .. ~. _0.,.:.>?!.1:~~~:~··· 0~ ,,' '-,,, i'YAS\-'.\"' ,,,, i1,;;1tnu\'\\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environ men ta IR evi ew Committ.ee has issued a Determination of Non-Significance,. Mitigated for the following project Wlder the authority of the Renton Municipal Code. BeDBOn Ridge Preliminary Plat LUA07-0'"o6, PP, ECF Location: 3401 Benson Drive & 3451 Cedar Avenue S. The proponent of the Benson Ridge Preliminary Plat is requesting Environmental Review and Preliminary Plat approval for subdivision of 2 parcels of land, totaling 1.72 acres, into 9 lots suiIBble for single-family residential development and 1 tract. 'T'he zoning is Residential 8 (R-8). The lots would be developed at a density of 6.1 dwelling unit~ per net acre. The lots would range in size from approximately 4,861 sq ft to 8,584 sq ft. Steep slopes on the west edge of the site would not be disturbed. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 20, 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, City Hall, on September 4, 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. Interested parties are invited to attend the public hearing. Published in the Renton Reporter, August 04, 2007. #86387 4. I ~y 0 o"~· ... · ~ . !R. ~L': O{?;, Kathy Keolker, Mayor ~'Nff CITY ~ RENTON Planning/Building/Public Worlcs Department Gregg Zimmerman P.E., Administrator August 31, 2007 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Subject: Benson Ridge Preliminary Plat LUA07-056, PP, ECF The Property ices Section of the City of Renton has provided the following comments regarding the Benson Ridge Plat: Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX- FP and LND-10-0462, respectively, on the drawing. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. Note two ties to the City of Renton Survey Control Network, and directly tie ths, subject plat property to said Network. The geometry will be checked by the city when the direct tie is provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right-of-way monum.ents set as part of the plat. Indicate whalis to be set at the new comers of the proposed lots. Note discrepancies between bearings and distances ofrecord .and those measured or calculated, if any. Remove the. "PROPERTY OWNERS', "BUILDING SETBACKS" and "ENGINEER" . . blocks from Sheet 1 of 3. ~------,o-5-5-So~u-th-Grad-. _y_W_a_y---R-en-to_n_, -W-as_h_in_gto_n _9_80_5_7 ______ ~ '(~ This paper contains 50% recycled material, 30"fo post consumer AHEAD OF THE CURVE Jim Hanson . Benson Ridge Plat / Property Services Comments August 31, 2007 Page 2 Remove all references to density and zoning. Items Nos. 20 and 21 for Tax Lot #9485740480 (Sheet 2 of 3) should be removed. Said items do not directly impact the subject plat properties. Item No. 6 for Tax Lot #2923059161 should also be removed (Sheet 2 of3). The D.eclaration of Covenants, Conditions and Restrictions document for Winsper II, noted under Item No. 6. C. for Tax Lot #9485740480, does not note the recording nuinbetthereof, although a space for said number is provided. No.te said recording numb.er is said space. The "VICINITYMAP" should include a north arrow (Sheet 2 of3). The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses will ni')ed to be noted on the mawing. Note that ifthere are restric'tive covenants, casements or ~greements to others (neigh)Jciring property owners, etc.) as part of this sirbdivision, theYcan be recorded concurrently with the. plat. The.plat drawing apd the ass,ociated • \locument( s) are to be given to the ProjectMimager as a package). i;ire r1;<:ording numijyr(s) for the associated - document(s) should be referenced on the platdfa~rig. · · · A new private easement is shown for access .for,Lots I and 2 O".erTract A and·a new private easement is shown for.access and utilities(?) over Lot 8 to benefit Lot 9. Since · the new lots created via this plat will be under commori.ownersliip at the time of plat recording, there can be no new private easements established ~til suchtirile as ownership ofthe lots is conveyed to others, together with and/or subjectto specific easementrights. · , Fee Review Comments: . The Fee Review Sheet for this review of the preliminary plat is provided for your use and .. information. Please contact me at (425)430-7382 if you have any questions. Sincerely, 1%~ Elizabeth Higgins, AICP Senior Planner Enclosure ·' PROPERTYS ES FEE REVIEW FOR SUBDMSION 007-31 APPLICANT: :PF\ :row, e:JE:j2Hgf..i lit Al I CJA RECEIVED FROM _____ _ (date) JOB ADDRESS: 3401 BEL!ec:,Ll::t>e. 5·&'.545\ ce.1:)4,1?, AtE',S W0#_7.._7_,_,,7'.,,~""""'------~ NATIJRE OF WORK: 9-lpt:(-t+E!AC'.ptObl(;f pl~ LND# IO-o4,;l=. )( PRELIMINARY REVIEwbF sfumivisioN BY LONG Pt:AT, NEED MORE INFORMATION: LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP FINAL REVIEW OF SUBDIVISION, TIDS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 948 !;>74 -c;,4c,c, e.cieaoe -q l{a I )( NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction pennil is issued to install the on-site aOO off-site improvements (i.e. underground utilities, street improvements. etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances an:I detennined by tlle applicable Utility Section. Please note that these fees are sul:tject to change without notice. Final fees will be ttased 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 Cees 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 followine: auoted fees do NOT include in.soection fees, side sewer oennits, r/w oennit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A2reement /nvtl WATER -o- Latecomer A=eement (ovt) WASI'EWATER -o- Latecomer A2reement (ovt) OTHER -o- / Snecial Assessment District/WATER /-o- / Snecial Assessment District/WASTEWATER /-o- Joint Use A=eement (METRO) -Loca1 lmnrovement District • - Traffic Benefit Zones $75.00 PER TRIP. CALCULATED BY TRANSPORTATION - FUTIJRE OBLIGATIONS I SYSTEM DEVELOPMENT CHARGE -WATER -Estimated #OFUNITS/ SDCFEE -Pd Prev. ·· Partiallv Pd (Ltd Exemotion) -Never Pd SQ. FTG. Sin•le familv residential $1,956/unit x .. I I -----4--1341' -Mobile home dwellin• unit $1,956/unit in nark . • -., Anartment, Condo $1,174/unit not in CD or COR zones x .. . CommerciaVlndustrial, $0.273/so. ft. of orooerty (not less than $1,956.00) x I "t>IST" • Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE -WASTEWATER ·· Estimated " Pd Prev. .. PartiaUv Pd (Ltd Exemotionl -Never Pd Sinele familv residential $1.017/unit x -. -· . :....,...,_1:: Mobile home dwellin• unit $1,017/unit x . -· Anartment, Condo $610/unit not in CD or COR zones x .. .~~. Commercial/Industrial $0.142/sn. ft. of propertv x(not less than $1,017.00) • SYSTEM DEVELOPMENT CHARGE -SURFACEWATER " Estimated Pd Prev. ·· Partiallv Pd /Ltd Exemotion) -Never Pd Sinele familv residential and mobile home dweUin• unit $759/unit x 7 A; ~J?.13..Q.Q All other properties $0.265/sq ft of new impervious area of property x (not less than $759.00) = J PRELIMINARY TOTAL $ "'~a,3.00 'i "' 0 • 0 " _, Signatur~ Cviei Authority " ~ {» ·· *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 "' • • " 0 = ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE July 30, 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, July 30, 2007 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. THE FOLLOWING IS A CONSENT AGENDA Amanda Short Plat (Petzel) LUA07-055, SHPL-A, ECF The applicant requests Environmental Review and administrative Short Plat approval for 1.58-acre parcel in the R-4 zone. The subject lot is part of the Mosier II annexation and is vested to the R-5 development standards for density, lot size, width/depth and setbacks. There are four proposed lots and an access tract. The existing house will remain on Lot 1. Density would be 4.18 dwelling units/acre. Lot 1 would have direct access to Lyons Avenue NE; Lots 2-4 will have access to Lyons Avenue NE via a private access tract/easement. There are 18,025 square feet of Category 3 wetland and associated buffer onsite. Benson Ridge Preliminary Plat (Higgins} LUA07-056, PP, ECF The proponent of the Benson Ridge Preliminary Plat is requesting SEPA environmental review and Preliminary Plat approval for subdivision of 2 parcels of land, totaling 1.72 acres, into 9 lots suitable for single-family residential development and 1 tract. The properties are currently used for 2 single-family residences. The zoning is Residential 8 (R-8). The lots would be developed at a density of 6.1 dwelling units per net acre (du/a). The lots would range in size from approximately 4,851 sq ft to 8,584 sq ft. Project description from ERC report. 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 M. Peterson, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Und, Economic Development L. Warren, City Attorney ® CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 291" day of August, 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 Jim Hanson, Hanson Consulting Steve Pelton (Signature-Of Sender):-~ ~ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Contact Onwer/Applicant I certify that I know or have satisfactory evidence that Stacy Tucker Reoresentina signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ~~~':)f~,~ Dated: 6 /c1 "I Jo 7 ~ · .ml ·~ ~e:·:c· ,·. "/·:_ .-. ,, , -_, .-. :,-.. ' . 0,1?r9je,ctN.:ime: .:, Benson Ridge Preliminary Plat -}c'"' ",_ . . . .. - )frojectNumber: LUA07-056, PP, ECF CITY -.:>F RENTON Planning/Building/Public Worlcs Department Gregg Zimmerman P.E., Administrator August 29, 2007 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 SUBJECT: Benson Ridge Preliminary Plat LUA07-056, PP, ECF Dear Mr. Hanson: This letter is to inform you that the appeal period ended August 20, 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.· However, comments have been received from the Property Services Department ;md a copy is enclosed.for your review. These comments have no additional bearing on the. SEPA Determination but will need to be completed before the final plat can be recorded. The applicant must comply with all ERC Mitigation Me~ures oiltlined in the Report arid Decision dated July 30, 2007. A Hearing Examiner Public Hearing has been scheduled for September 4, 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 re~iew. If you have any questions;please feel free to contact rile ai(425) 430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner Enclosures .cc: Steve Pelton I Owner ------,-~----'-o------~-~o··N··. 1055 South Grady Way-Renton, Washington 98057 '@. This paper contains 50% recyc~d mate,)al, 30%postconsumer ,\HEAD OF THE· CURVE COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING September 4, 2007 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Benson Ridge Preliminary Plat PROJECT NUMBER: LUA-07-056, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval for subdivision of 2 parcels of land totalling 1. 72 acres into lots suitable for single-family residential development and one tract. The property is located on Benson Drive South (State Route 515) at South 34th Street. The land is currently used for two, single-family residential houses. All existing structures on the property would be removed. The proposed subdivision would create 9 lots suitable for single-family residential development. The lots would range in size from approximately 4,851 sq ft to 8,584 sq ft. The density of the plat would be 6.1 dwelling units per net acre, which is within the range allowed by the prevailing Residential 8 zone. HEX Agenda ~4-07.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: September 4, 2007 Project Name: Owners: Applicant: Contact: File Number: Project Summary: Project Location: Benson Ridge Preliminary Plat Steve Pelton; 3020 Issaquah-Pine Lake Rd SE #256; Sammamish WA 98075 Ray Sled; 3401 Benson Dr S; Renton WA 98055 Evergreen Home Investments; 3020 Issaquah-Pine Lake Rd SE #256; Sammamish WA 98075 Jim Hanson; Hanson Consulting; 17446 Mallard Cove Ln; Mt Vernon WA 98274 LUA-07-056, ECF, PP Project Manager: Elizabeth Higgins, AICP The applicant* is requesting Preliminary Plat approval for subdivision of 2 parcels of land totalling 1. 72 acres into lots suitable for single-family residential development and one tract. The property is located on Benson Drive South (State Route 515) at South 34th Street. The land is currently used for two, single-family residential houses. All existing structures on the property would be removed. The proposed subdivision would create 9 lots suitable for single-family residential development. The lots would range in size from approximately 4,851 sq ft to 8,584 sq ft. The density of the plat would be 6.1 dwelling units per net acre, which is within the range allowed by the prevailing Residential 8 zone. 3401 Benson Dr Sand 3451 Cedar Ave S ~ Note: "applicant" is the project proponent and applicant for the current land use action. References to future responsibilities of the "applicant" should be interpreted to mean future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the project/property and not individuals. City of Renton PIBIPW Department BENSON RIDGE PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-07-056 ECF, PP PUBLIC HEARING DA TE: SEPTEMBER 4, 2007 Page 2of13 B. HEARING EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Neighborhood Detail Map (aerial photograph) Zoning Map (dated 02/16/06) Site Conditions (aerial photograph) Site Plan Tree Inventory Landscape Plan C. GENERAL INFORMATION: 1. Owners of Record: Steve Pelton; 3020 Issaquah-Pine Lake Rd SE #256; Sammamish WA 98075 2. Zoning Designation: Ray Sled; 3401 Benson Dr S; Renton WA 98055 Residential -8 (8 dwelling units per net acre) Residential Single-family (RSF) 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: Residential (two single-family houses with associated outbuildings) 5. Neighborhood Characteristics: North: Winsper 11; single-family residential, Residential 8 Zone East: Benson Drive South (SR 515) South: Winsper II; single-family residential, Residential 8 Zone West: Winsper II; single-family residential, Residential 8 Zone 6. 7. Access: Site Area: Benson Dr S via new public street 1. 72 acres (74,862 gross square feet) D. HISTORICAUBACKGROUND: Action Lot Line Adjustment Annexation Comprehensive Plan Zoning Land Use File No. LUA06-117, LLA N/A N/A N/A Ordinance No./Recordinq No. 20070125900018 4476 4760 4760 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 HEX report Benson Ridge.doc Date 01 /25/07 10/26/1994 04/21/1998 04/21/1998 City of Renton P/BIPW Departmen, BENSON RIDGE PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-07--056, ECF, PP PUBLIC HEARING DATE: SEPTEMBER 4, 2007 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-070: Landscaping Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Page 3 of 13 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards Section 4-7-220: Hillside Subdivisions 6. Chapter 9 Procedures and Review Criteria 7, Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Community Design Element: New Development; Site Planning; Architecture; Landscaping; Streets, Sidewalks, and Streetscape Objectives and Policies 2. Housing: Objectives and Policies 3. Land Use Element: Residential Single Family Objectives and Policies. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The proposed Benson Ridge Plat would be located in south Renton, west of Benson Dr S. (Exhibit 2) The site consists of 2 tax parcels of 37,622 sf (0.86 A) on the north and 31,026 sf (0.71 A) on the south. There are single-family residential structures, a swimming pool, and outbuildings on the lots. The properties were developed in the late 1950s and mid-70s, prior to annexation into the City of Renton. The density of the 2 lots, at about 5.24 dwelling unit per net acre (du/a), is lower than recent development in the vicinity. The Windsper II subdivision is within the Residential 8 zone (R-8), which allows up to 8 du/a. The project site is also zoned R-8, which implements the Single-family Residential Comprehensive Plan land use designation. (Exhibit 3) The site is 74,862 gsf (1.72 acres) in size. Critical areas, consisting of slopes up to 40 percent or more, would be excluded from the gross site area and would be delineated within a 3,553 sf tract (Tract A). A public street would be provided for direct or indirect access to Lots 1 through 6, 8, and 9. The public street area would be 6,021 sf and would be deducted from the gross site area, as would 1,689 sf of area for private access easements. (Exhibit 4) The net area remaining for development would be 63,599 sf. The density of the proposed 9 lot development would be 6.1 du/a. The proposed subdivision would result in 9 lots with an average lot size of 8,720 sf. (Exhibit 5) Lots would range in size from approximately 4,851 sq ft to 8,584 sq ft. HEX report Benson Ridge.doc City of Renton PIBIPW Departmen. BENSON RIDGE PRELIMINARY PLAT PUBLIC HEARING DATE: SEPTEMBER 4, 2007 Preliminary Report to the Hearing Examiner LUA-07-056, ECF, PP Page 4 of 13 About half the lots would be irregularly shaped including 2 that would have pipestems. The others would be generally rectangular. The proposed project abuts the Winsper Division II subdivision on the north, west, and south. Benson Dr S (State Route 515) abuts the project site along the east. The area is developed with single-family houses and is zoned for single-family residential use to the north, west, and south. The area to the east, across Benson Dr S is unincorporated King County. Access would be from Benson Drive South, abutting the east side of the site, and from an access easement granted by the Winsper II development. A public street, S 34th Street, dead- ends to the west side of the site. The site slopes down from east to west at an average grade of about 23 percent. Trees are located primarily along the east side. Benson Dr S is a managed-access state route (SR 515). A modification has been requested to allow this street to be built within a 42 foot right-of-way, which is below the adopted street standards. Lots 3 through 6 would front on the new public street. Shared driveways and access easements would connect Lots 1, 2, 8, and 9 to the new public street. Lot 7 would be accessed from Cedar Ave S by a 10 foot wide existing access easement and parallel 10 foot wide tract (Tract 'C' of Winsper II). Cedar Ave S very closely parallels Benson Dr S. Connection to an existing street to the west, S 34th St, would not be feasible due to steep slopes. Utilities may be located within the steep slope tract, but no other work is proposed where slopes are regulated. A tree inventory indicates approximately 127 trees on the site, of which 83 percent would remain following development. (Exhibit 6) Site preparation for development of the plat would include the removal of vegetation and trees for roadways, utilities and building pads. A conceptual landscape plan was submitted. (Exhibit 7) 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on July 30, 2007 the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Benson Ridge Preliminary Plat. The DNS-M included six (6) mitigation measures. A 14-day appeal period commenced on August 6, 2007 and ended on August 20, 2007. No appeals were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant will be required to comply with the recommendations included in the geotechnical report, "Preliminary Site Evaluation," by Bergquist Engineering Services, dated August 25, 2006, with the exception of any revisions included in the required report update. 2. A revised report or letter from the geotechnical consultants shall be required prior to issuance of construction permits, taking into consideration the enlarged site area, changed alignment of the access road, and more detailed information about the site plan HEX report Benson Ridge.doc City of Renton P/BIPW Departmen. BENSON RIDGE PRELIMINARY PlA T PUBLIC HEARING DATE: SEPTEMBER 4, 2007 Preliminary Report to the Hearing Examiner LUA-07-056, ECF, PP Page 5 of 13 and either revising the original recommendations or verifying the recommendations in the original report. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. 4. This project shall 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. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 7. The applicant shall pay the appropriate Parks Mitigation Fee based on $530. 76 per new single-family lot prior to the recording of the final plat. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file. and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision. (a) Compliance with the Comprehensive Plan The objectives and policies of the Comprehensive Plan form the basis for zoning and development regulations for land use and building construction. Although all elements of the Comprehensive Plan apply, the most applicable elements for review of this preliminary plat are Community Design, Environmental, Housing, and Land Use. Community Design Element -New Development Site Planning Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. The access street is perpendicular to Benson Dr S, but is not connected to S 34'h St on the west due to slopes in excess of 40 percent. Policy CD-15: Land should be subdivided into blocks sized so that walking distances are minimized and convenient routes between destination points are available. HEX report Benson Ridge.doc City of Renton P/8/PW Deparlmen. BENSON RIDGE PRELIMINARY PLAT PUBLIC HEARING DATE: SEPTEMBER 4, 2007 Preliminary Report to the Hearing Examiner LUA-07-056, ECF, PP Page 6 of 13 Staff recommends pedestrian access be provided to the S 34th St street-end. Although the slope is too steep for a road, pedestrian access to the west would be feasible. Policy CD-16: During land division, all lots should front on streets or parks. Discourage single-tier lots with rear yards backing onto a street. Due to the irregular shape of the property prior to subdivision, and the steep slopes, only half of the proposed lots would front directly on the new public street. Policy CD-19: During development, significant trees, either individually or in stands, should be preserved, replaced, or as a last option, relocated. Approximately 17 percent of the existing 127 trees would be removed during site construction. Policy CD-26: Streets, sidewalks, and pedestrian or bike paths should be arranged as an interconnecting network. The use of cul-de-sacs should be discouraged. A grid or "flexible grid" pattern of streets and pathways, with a hierarchy of widths and corresponding traffic volumes, should be used. The new public street would not connect to an extension of S 34th St due to steep slopes. A cul-de-sac is not proposed. Landscaping Policy CD-50: Trees should be planted along residential streets, in parking lots requiring landscaping, and in other pervious areas as the opportunity arises. Trees should be retained whenever possible and maintained using Best Management Practices as appropriate for each type. The Residential 8 zone requires a minimum of two trees per lot in the front yard setback or within the abutting public right-of way of each lot. A conceptual landscape plan was submitted indicating this requirement would be met. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. Landscaping is required along street frontages and all pervious areas of lots in the plat. Landscaping along Benson Dr S would be required, but is not shown on the conceptual landscape plan. Although the landscaping is required by Renton Municipal Code, staff recommends submittal of a detailed landscape plan be made a condition of approval indicating all areas required to be landscaped. Installation of the landscaping prior to occupation would be a requirement of the project. Policy CD-53: Landscape plans for proposed development projects should include public entryways, street rights-of-way, stormwater detention ponds, and all common areas. The detailed landscape plan should include proposed landscaping of all public rights-of- way. Policy CD-55: Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, stormwater retention/detention ponds, and common areas. Maintenance of common areas would be the responsibility of a Homeowners' Association. Maintenance of landscaping is required by Renton Municipal Code. Staff recommends that formation of a Homeowners' Association be a condition of approval. HEX report Benson Ridge.doc City of Renton PIBIPW Departmem BENSON RIDGE PRELIMINARY Pl.AT PUBLIC HEARING DA TE: SEPTEMBER 4, 2007 Streets, Sidewalks, and Streetscape Preliminary Report to the Hearing Examiner LUA-07-056, ECF PP Page 7 of 13 Objective CD-M: Develop a system of residential streets, sidewalks, and alleys that serve both vehicles and pedestrians. Policy CD-60: Criteria should be developed to locate pedestrian and bicycle connections in the City. Criteria should consider: a) Linking residential areas with employment and commercial areas; b) Providing access along arterials; c) Providing access within residential areas; d) Filling gaps in the existing sidewalk system where appropriate; and e) Providing access through open spaces and building entries to shorten walking distances. The proposed preliminary plat would encourage pedestrian and bicycle use by means of a connection to the west. Unfortunately, Benson Dr S is not served by public transportation within walking distance to the project site. Metro route 169 stops at S 21 51 St and Benson Dr S, approximately one mile north. This route runs north-south along Talbot (west of the site) and east-west along Carr Road (south of the site), but there are no through pedestrian connections to these streets. Policy CD-61: Residential streets should be constructed to the narrowest widths ( distance from curb to curb) feasible without impeding emergency vehicle access. The streets are planned to be the narrowest allowed by a requested modification of City code. Policy CD-62: Landscaped parking strips should be considered for use as a safety buffer between pedestrians and moving vehicles along arterials and collector streets. Renton Municipal Code requires a five foot (5') landscaped area parallel to and abutting public streets. Policy CD-66: Sidewalks or walking paths should be provided along residential streets. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic. Sidewalks would be provided abutting the public streets. Policy CD-71: All utility lines should be placed underground. All utility lines would be placed underground. Housing Element Moderate and Middle Income Housing Objective H-D: Encourage the private sector to provide market rate housing for the widest potential range of income groups including middle-and moderate-income households. Policy H-24: Disperse moderate-income housing in all areas of the City that have vacant land. By approving subdivision of 2 parcels of land into 9 lots, more moderate income housing should be available. Land Use Element The Benson Ridge Preliminary Plat has the Comprehensive Plan land use designation of Residential Single-family (RSF). HEX report Benson Ridge.doc City of Renton P/8/PW Departmen. BENSON RIDGE PRELIMINARY PLAT PUBLIC HEARING DA TE: SEPTEMBER 4, 2007 Residential Single-family Land Use Designation Preliminary Report to the Hearing Examiner LUA-07-056, ECF, PP Page 8 of 13 The objective established by the RSF is to designate land for quality residential single-family development organized into neighborhoods at urban densities. The intention is that large subdivisions are carefully designed to enhance and improve the quality of single-family living environments. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single-family Land Use. 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. The project would provide 9 residential lots, which would further Growth Management targets. Policy LU-147: Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. The 9 lots within the R-8 zone would be at a density of 6. 1 dwelling units per net acre, after the required deductions, and is within the preferred density range of the R-8 zone. Policy LU-148: A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The R-8 zoned portion of the site is larger than one acre, therefore the R-8 lots can be smaller than 5,000. All lots are 4,500 sf or larger. Policy LU-149: Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Lot areas do not include access easements. (b) Compliance with the Underlying Zoning Designation. The 1. 72 acre site is zoned Residential -8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development allows for the future construction of up to 9 dwelling units along with associated plat improvements. Density -In the City of Renton, residential density is based on the gross land area less public streets, private access easements, and critical areas. The Benson Ridge property contains approximately 6,021 sf of public streets, 1,689 sf of access easement area, and 3,553 sf of critical area. After the deduction of 11,263 sf from the 74,862 gross square foot parcel (74,862 gsf site -11,263 sf = 63,599 net sf ( 1.46 A), the proposed plat would have a net overall density of 6.1 dwelling units per acre. (9 units / 1.46 acres = 6.1 du/ac ). The allowable density range in the R-8 zone is between 4 and 8 du/a. The proposed project would be developed within the allowable density range. HEX report Benson Ridge.doc City of Renton P/B/PW Departmen. BENSON RIDGE PRELIMINARY Pl.AT PUBLIC HEARING DATE: SEPTEMBER 4, 2007 Preliminary Report to the Hearing Examiner LUA-07-056, ECF, PP Page 9of 13 Lot Dimensions and Sizes -The minimum lot width in the R-8 zone is 50 feet for interior lots and 60 feet for corner lots. The minimum lot depth of 65 feet. Lot sizes would be between 4,851 sq ft to 8,584 square feet. The plat would create 9 lots and 1 tract with the following sizes and access: Lot Table Lot Area (net square Proposed Access feel) 1 8,584 Shared drivewav 2 5,858 Shared drivewav 3 5,501 Public street 4 4,851 Public street 5 5,551 Public street 6 6,331 Public street 7 8,200 Access easement 8 4,896 Public street 9 5,800 Public street and access easement Tract A 10,777 Critical areas Setbacks -The R-8 zone requires minimum front yard setback of 15 feet for the primary structure and 20 feet for attached garages, which access from the front yard street. Side yard setbacks along a street or access easement are 15 feet minimum and 20 feet for garages accessed from the side yard street or access easement. The interior side yard setback is minimum 5 feet. The minimum rear yard setback is 20 feet There is adequate area on each lot for the Preliminary Plat plan and appear to comply with the setback requirements. The setback lines are not indicated, however. Staff recommends the project applicant submit a plan indicating the setbacks for each lot prior to the issuance of construction permits. The applicant should note that the side yard building setbacks for Lots 3, 4, 6, and 7, which have side yards abutting streets and/or access easements, would be 15 feet. All setbacks would be verified prior to the issuance of individual building permits. Building Standards -The R-8 zone permits one single-family residential structure per lot. 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. The 9 proposed lots would support one primary structure on each lot. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and one story and 15 feet for detached accessory structures. Maximum building coverage in the R-8 zone is 50 percent for lots less than 5,000 sf in size and 35 percent or 2,500, whichever is greater, on lots 5,000 sf or greater in size. The proposal's compliance with each of these building standards would be verified prior to the issuance of building permits for each individual structure. Landscaping -The R-8 zone requires off-site landscaping where the plat abuts public streets. The Benson Ridge Preliminary Plat would abut Benson Dr Sand a new public street interior to the plat. A five foot wide irrigated or drought resistant landscape strip must be installed and if there is additional undeveloped right-of-way in excess of five feet, this additional width HEX report Benson Ridge.doc City of Renton P!BIPW Departmen, BENSON RIDGE PRELIMINARY PLAT PUBLIC HEARING DATE: SEPTEMBER 4, 2007 Preliminary Report to the Hearing Examiner LUA-07-056, ECF, PP Page 10 of 13 must be landscaped. Additionally, a minimum of two trees of a City approved species with a minimum caliper of 1 Y:, inches per tree must be planted in the front yard or planting strip of every lot prior to final building occupancy. Landscaping is required for this subdivision (RMC 4-4-070). General landscape requirements include: on-site landscaping along all street frontages, except for walkways and driveways; when rear or side yards are along property lines abutting a street, a minimum of five (5) feet of planting area in the public right-of-way; landscaping of all pervious areas in the Plat including detention ponds (which may be located on the abutting plat), and installation of underground irrigation systems or use of drought resistant plant materials. Specific landscape requirements are also applicable to the preliminary plat including those related to: trees, soils, drainage, plants, and berms as outlined in the landscaping regulations. A tree planting plan was submitted with the application. It indicates planting along public streets. Approval of a detailed landscape plan will be required prior to recording the final plat. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are at right angles to street lines. All lots would have direct or indirect access to public roadways. As proposed, lots generally comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Lots 2 through 6 and 8 would be rectangular or nearly so. Lots 1, 7, and 9 are irregular shaped due to the shape of the original parcel (Lots 1 and 7), which is somewhat triangular, or slope (Lot 9). Although the proposed lots appear to have sufficient building area for the development of detached single family homes, a condition of approval is that the Preliminary Plat plan be resubmitted indicating setback lines for each lot showing potential building envelopes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. The proposed subdivision would create Lots 3 and 6 to be located at the intersection of public rights-of-way. This lot corner would have a radius equal to or greater than 15 feet. (d) Reasonableness of Proposed Boundaries Access and Street Improvements: Primary access to the site is proposed via a new public street off the already-improved Benson Dr S. A condition of approval is recommended prohibiting access to lots directly from Benson Dr S. Staff considered the potential connection of S 34th St to Benson Dr S. If S 34th were extended, however, it would cross a slope of approximately 40 percent, which is considered a critical area in the City of Renton. If the street was built at the allowed maximum grade of 15 percent, retaining walls on each side would make the abutting lots inaccessible from the public street. Therefore, a "hammerhead" turn-around has been approved for the street end within the plat. HEX report Benson Ridge.doc City of Renton P/B/PW Departmen. BENSON RIDGE PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA-07-056, ECF, PP PUBLIC HEARING DA TE: SEPTEMBER 4, 2007 Page 11 o/13 Street improvements for all public roads including curb, gutter, sidewalk and street lighting are required. A pedestrian connection to the west would be required to further City policy requiring vehicle and pedestrian connectivity (Community Design policies 15, 26, and 60). This access, for pedestrian traffic only, would be located between S 34th S and the Benson Ridge Plat public street. Provision of this pedestrian connection would be a condition of plat approval. Approval of the dimensions and location of this connection would be required prior to recording the Final Plat. Topography: The site has an average slope of approximately 23 percent across the site from east to west. This requires review with the criteria of RMC 4-7-220, "Hillside Subdivisions", which are applicable for sites having an average slope greater than 20 percent (see below). There are steep slopes, up to and possibly exceeding 40 percent within Tract A. Trees, shrubs and grasses, as well as residential landscaping, are present on the site. An inventory submitted by the applicant indicates approximately 127 trees, of which 17 percent would be removed for building, utility, and road construction. The applicant has indicated that sitework would consist of removing cut material from the site and the import of structural material for street and utility bedding. Relationship to Existing Uses: The subject site has two residences and outbuildings, which would be removed. The surrounding neighborhood is comprised of new single family properties. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staffs indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. The Environmental Review Committee imposed a Fire Mitigation Fee in order to mitigate the project's potential impacts to emergency services. Recreation: It is anticipated that the proposed development would generate additional users of existing City park and recreational facilities and programs. As required by the Environmental Review Committee, a Parks Mitigation Fee will be required prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would result in approximately 3 additional students (0.44 x [9-2] = 3). The schools would include: Talbot Hill Elementary (within walking distance), Dimmitt Middle School (transportation by bus), and Renton High School (transportation by bus). The school district has indicated that they would be able to handle to additional students coming from the proposed development. Storm Drainage/Surface Water: Drainage improvements would include curbs, gutters, catch basins, and pipe network for collection of surface water on-site. Runoff would be directed to a combined detention/ water quality pond located on Tract 'A'. Landscaping of stormwater tracts is required by RMC 4-4-070. Water and Sanitary Sewer Utilities: The proposed development is within the Soos Creek service area. A Certificate of Water Availability would be required. HEX report Benson Ridge.doc City of Renton PIBIPW Departmen. BENSON RIDGE PRELIMINARY PLAT PUBLIC HEARING DATE: SEPTEMBER 4, 2007 Preliminary Report to the Hearing Examiner LUA-07-056 ECF PP Page 12of13 6. CONSISTENCY WITH HILLSIDE SUBDIVISIONS REGULATIONS The following criteria have been established (RMC 4-7-220, "Hillside Subdivisions") to assist decision makers in the review of subdivisions proposed for sites having average slopes greater than 20 percent. The project, as proposed, would meet the requirements of the Hillside Subdivision requirements as noted below. 1. Information concerning the soils, geology, drainage patterns, and vegetation shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate that the development of the hillside subdivision will not result in soil erosion and sedimentation, landslide, slippage, excess surface water runoff, increased costs of building and maintaining roads and public facilities and increased need for emergency relief and rescue operations. A geotechnical report evaluating the surface and subsurface conditions at the site was submitted with the application. This report indicated that the site would be suitable for the proposed development and that development of the site would not result in soil erosion, sedimentation, landslide, slippage, excess surface runoff, increased costs of building or utility construction and maintenance. The Environmental Review Committee has required that the recommendations included in the geotechnical report be followed during site and building construction on the site. 2. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction, and retaining walls. A grading plan was submitted for the project. 3. Streets: a. Streets may only have a grade exceeding fifteen percent (15%) if approved by the Department and the Fire Department. b. Street widths may be less than those required in the street standards for streets with grades steeper than fifteen percent (15%) if parking prohibition on one or both sides of the street is approved by the Administrator. Streets would not have a grade in excess of 15 percent. 4. Lots: Lots may be required to be larger than minimum lot sizes required by the Zoning Code. Generally, lots in steeper areas of the subdivision should be larger than those in less steep areas of the subdivision. Lots would meet the requirements of the code. 5. Erosion Control Requirements: Any clearing or grading shall be accompanied by erosion control measures as deemed necessary by the Department. Erosion control in conformance with the most recent Department of Ecology requirements is a mitigation measure of the Environmental Review Committee determination. HEX report Benson Ridge.doc City of Renton PIBIPW Departmen. BENSON RIDGE PRELIMINARY PLAT PUBLIC HEARING DA TE: SEPTEMBER 4, 2007 H. RECOMMENDA T/ON: Preliminary Report to the Hearing Examiner LUA-07-056, ECF, PP Page 13 of 13 Staff recommends approval of the Benson Ridge Preliminary Plat, Project File No. LUA-07- 056, ECF, PP subject to the following conditions: 1. Pedestrian access shall be provided across Tract 'A' from the new public street to the end of the public street to the west, South 34th Street. The width and alignment of this walkway shall be approved by the Development Services Division prior to issuance of a construction permit. The walkway shall be constructed prior to recording the Final Plat. The maintenance of the walkway shall be the responsibility of the homeowners' association. 2. A detailed landscape plan shall be submitted to the Development Services Project Manager for review and approval prior to final plat recording. 3. A homeowners' association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements, including, but not limited to landscaping outside lot boundaries, Tract A, and the pedestrian walkway to the property line. A draft of the document shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to recording of the final plat. 4. A plan of the preliminary plat shall be submitted to the Development Services Division for review indicating the required setbacks for each lot prior to the issuance of construction permits. 5. A note shall be recorded on the face of the plat prohibiting access to lots directly from Benson Dr S. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. HEX report Benson Ridge.doc Renton City Limits Parcels f-< .... 1,000 SCALE 1 : 16,480 ...., 0 1,000 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Renton --=i 2,000 3,000 I (~,' "- N A EXHIBIT 2 St. R-8 8 . . ... \ ,,: ~ ZONING ~ = 'ncHN1CAL IBILVICBS 04 • 20 T23N R5E W 1/2 R-8 RM-F R-8 14 · 32 T23N R5E W 1/2 0 eye tyo 1~00 29 T23N R5E R-8 EXHIBIT 3 Renton Renton City Limits Parcels SCALE 1 : 2,060 i'!i""Llii'"''Ll,""1~==i--iiiii!===1 100 0 100 200 300 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf <;:, v ~I") f' 12-01712-IZ-TY t-I T 1 1,-1 ~ Ii f:A<,,E:-1-1 ENT A f'f.i..-T ot-l Pft-o f'~IZ-,Y EXHIBIT 4 ~ 1'~ I • ~ ~"'+ :I ~ u ~ E-< i. ~ rn ~: -~~ N ~ P:'.l I g. -If) .I .I ' t ei • -J ::r:: g~ " l \\ 0: ~ "' 0 ; " ~ >-i il ,I I : ' ' (DI! ,o,J I IBtlSla r:.Ll .,., ; 1• ~~ l ~¥JJl'ldAUNlll ~ ~~ ,O"' ·~,10Jl'1ol/Btl ~ ~ ,O" ', ~.uoimt3'~,.,.o,I ~ "-' I ' ' ' ' ' ' O ~ ( ' ' ' I ' ' "" I \ ' ' t 101 g J.01 ~I '\ \ \ I z 101 : f .l01 S .t01 ~ ,o,, ~ J.011 ~i ~I ";t.~ \ ' ,,._ ' ' .... H J.Ol ii \_ ·-· I i ,.........., • i5 ,10.s.fll»al RI IJll'\ilJ.fl\,-uu-·-- ci z D z ! ~ u (/J ~ ; t ' ' r \101' , ' ' ' *~,if:::~,~'~' g ' ' ' -t\lo1, 3:.fJO.nOON s " ' I ' ' ' ' '' , " F i ' ' g ,101' ' ' ' ' ' ' ' ,01 ' ' ' '' ~/ '' ' : tf:-,. I 's;;, ' ' r ' ' ' ' il ' ' \ ' ' ' g d.01' ' ' I \ ..,., ' ' " ' ' ' ~. l , ,. ' ., ' ' ' g J.01 ..j'; ,. .. ~ J I I I ' l --------! ,/ I ' I ' I ' I ' I (;/' ,; "' ~ ' "'I ' ~ ~ "'I "'' ' g]I I i , __ ' I I ' I I I I ! l • I ' r 1 ~~ [] r ~~ I~ " 2~ ' ~ f ' . H , i I ' t ., p ,[ I ---~- ! . i I ! I f I I I ! I ! r J fl If ! iH ," ·" '., rft ti I DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM July 31, 2007 Elizabeth Higgins~ Sonja J. Fesser Benson Ridge Preliminary Plat, LUA-07-056, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant regarding the preliminary plat submittal: None. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-10-0462, respectively, on the drawing. The type size used for the land record number should be smaller than that used for the land usc action number. Please note that the land use action number for the final plat wilJ be different from the preliminary plat and is unknown as of this date. Note two ties to the City of Renton Survey Control Network, and directly tie the subject plat property to said Network. The geometry will be checked by the city when the direct tie is provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Indicate what is to be set at the new corners of the proposed lots. lli:\File Sys\LND -Lund Subdivision & Surveying Rccords\l..ND-10 -Plats.\0462\RV07073l.doc August 10, 2007 Page 2 Note discrepancies between bearings and distances of record and those measured or calculated, if any. Remove the "PROPERTY OWNERS', "BUILDING SETBACKS" and "ENGINEER" blocks from Sheet I of 3. Remove all references to density and zoning. Items Nos. 20 and 21 for Tax Lot #9485740480 (Sheet 2 of 3) should be removed. Said items do not directly impact the subject plat properties. Item No. 6 for Tax Lot #2923059161 should also be removed (Sheet 2 of 3). The Declaration of Covenants, Conditions and Restrictions document for Winsper II, noted under Item No. 6. C. for Tax Lot #9485740480, does not note the recording number thereof, although a space for said number is provided. Note said recording number is said space. The "VICINITY MAP" should include a north arrow (Sheet 2 of 3). The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses will need to be noted on the drawing. Note that if there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision. they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package). The recording number(s) for the associated document(s) should be referenced on the plat drawing. A new private easement is shown for access for Lots I and 2 over Tract A and a new private easement is shown for access and utilities(") over Lot 8 to benefit Lot 9. Since the new lots created via this plat will be under common ownership at the time of plat recording, there can be no new private easements established until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying lkrnrds\LNJ), IO -Plats\0462\RV070731.doc\cor PROPERTY SE CES FEE REVIEW FOR SUBDMSION& APPLICANT: 3?FI Tai-1, ::rJEFH.Ebl a ,N.._L<;;:JA .2007-~"3.,_,_\~~- RECEIVED FROM---~~-- (date) JOB ADDRESS: 340] BFLl:';',c>LI DA. \2· k 345 t CIF'.:b'.B~S WO# 777ei>B LND # lo -o4:;;E NATURE OF WORK: 9-1 ~(-QE:Ac:i:) lO\. IGf pt~ )( PRELIMINARY REVIEwbF StJJlDivfS10N BY LONGr£AT, SHORT PLAT, BINDING SITE PLAN, ETC. NEED MORE INFORMATION: LEGAL DESCRIPTION FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES PRELIMINARY FEE REVIEW DATED _____ ~ SUBJECT PROPERTY PARENT PID# 948 074-~~ li!C/e.8o5 -q le;; j PID #'s VICINITY MAP SQUARE FOOTAGE OTHER FRONT FOOTAGE )( NEW KING CO. TAX ACCT.#(s) are required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances ao:l derennined by the applicable Utility Section. Please note that these fees are subject to change without notice. Fmal fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # ___ , addressed as has not previously paid ~~-~ SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. Th nH edt d NOT" I e o owmg auot ees o me ude msoecuon fees, side sewer nerm1ts, r/w oermn fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A•reement (pvt) WATER -o- Latecomer Ai,reement (pvt) WASTEWATER -o- Latecomer Ai,reement (pvt) OTHER -o- / Special Assessment District/WATER /-0-,, Special Assessment District/WASTEWATER /-o- Joint Use Aereement (METRO) - Local Imvrovement District • - Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS I - SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated #OF UNITS/ SDCFEE -Pd Prev. -Partially Pd (Ltd Exemotionl -Never Pd SQ. FTG. Sin•le familv residential $1,956/unit x . ---- Mobile home dwellin• unit $1,956/unit in nark • ,~ Apartment. Condo $1,174/unit not in CD or COR zones x .. Commercial/Industrial, $0.273/sq. ft. of nrooerty (not less than $1,956.00) x ' , "t,f9T'" . 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 Exemntionl -Never Pd Sin•le familv residential $1,017/unit x -. --,. Mobile home dwellin• unit $1,017/uuit x -~ Aoartment. Condo $610/unit not in CD or COR zones x ... ~ Conunercial/Industrial $0.142/sa. ft. of orooertv x(not less than $1,017.00) I SYSTEM DEVELOPMENT CHARGE-SURFACEWATER .. Estimated .. Pd Prev. -Partiallv Pd /Ltd Exemption) .. Never Pd Sin2le family residential and mobile home dwellin• unit $759/unit x 7 A ~Jara~ All other properties $0.265/sq ft of new impervious area of property x (not less than $759.00) = I PRELIMINARY TOTAL $ "',a1.3,oo ,_',D,. ~ ) _Sl , I -;:kt.oot.>r ) 7 / 12'!./ n7 ~ " • 0 " 0 ..J " Signatur"U,eviev(/J Authority 7 DAtE f ·· *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/on-paid status. • (.I) < •· Square footage figures are taken from the King County Assessor 1s map and are subject to change. Current City SDC fee charges apply to-------------------- EFFECTIVE January 2, 2006 • • , 0 I City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REv1EW1NG DEPARTMENT: Pn 01/CS APPLICANT: Steve Pelton PROJECT TITLE: Benson Rid Plat SITE AREA: 1.72 acres LOCATION: 3401 Benson Dr. S & 3451 Cedar Ave S COMMENTS DUE: JULY 23, 2007 DATE CIRCULATED: JULY 9, 2007 PROJECT MANAGER: Elizabeth Hi PLAN REVIEW: Amela Hennin BUILDING AREA ross : NIA I WORK ORDER NO: 77763 CITY OF RENTON U:rlLITY SYSTEM$ SUMMARY OF PROPOSAL: The applicant has requested approval of a 9-lot subdivision with one tract and dedication of right-of-way for a public street. Two modifications from City of Renton development standards have been requested. One would allow streets to be built within a reduced width right-of-way (50 feet reduced to 42 feet). The second would allow utilities to cross a steeply sloped area within the plat. The project is within an area zoned Residential 8 (8 dwelling units per net acre of land). The proposed project site is 74,862 square feet (1.72 acres). The proposed density would be 6.1 dwelling units per net acre. The Preliminary Plat requires a State Environmental Policy Act threshold environmental determination, due to steep slopes on the property, and a public hearing before the City of Renton Hearing Examiner. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public Services Energy! Hfstorie/Cu!tura/ 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 idenhfied areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (ONS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENT AL ACTION PROJECT NAME: Benson Ridge Preliminary Plat PROJECT NUMBER: LUA0?-056, PP, ECF LOCATION: 3401 Benson Driv11 S and 3451 Cedar Av,mue S DESCRIPTION: Th.e proponent of the Benson Ridge Prullmlnary Plat I& requesting Environmental Review and Prellmlnary Plat approval for subdivision oi 2 parcels of land, totaling 1.72 acres, Into 9 lots suitable for single.family residential devl'lopment and 1 tract The properties are currently used for 2 slngh•-famlly Allllidem::es. The zoning Is Residential B (R-ll). The lots would be developed at a density of 6.1 dwelling unite per net acre tdula). The lots would range In slze from approKlmately 4,851 sq ft to 8,584 eq N. THE CITY OF RENTON ENVIRONMENTAL REV!EW COMMITTEE (ERCJ HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appe11i,i. ol tho environmental determination must be filed In writing on or before 5:00 PM on August 20, 2007. Appaas mu11t be filed In wrltlng together with the required $75.00 appliClltlon f&e with: HHring Enmlner, City of Rwrton, 10&5 South Grady Way, Renton, WA 98057. Appeali to the Eicamlner are governed by City of Renton Munlclpal Code Section 4-a-110.B, Additional infonnation regarding 1he appeal pro,::B1Ja m~y be obtained from Che Rwiton City Clerk'& Office, 14251430-6510. A PUBLIC HEARING W!LL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING !N THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON SEPTEMBER 4, 2007 AT 9:00 AM TO CONSIDER THE ~~C°LL~~i~k6'.ts\,A~/ttr~~i~uos~~l~~i~6:ERMINATION 1s APPEALED, THE APPEAL FOR FURTHER INFORMATION. PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200 00 NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please lnc::lude the project NUMBER when c::alling for proper file id9ntification. CERTIFICATION CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 2"0 day of August, 2007, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies Steve Pelton, Evergreen Home Investments Jim Hanson, Hanson Consulting (Signature of Sender): ~--J«Jte,,/ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) See Attached Owner/Applicant Contact I certify that I know or have satisfactory evidence that Stacy Tucker Reoresentina signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ,,,,"-~',.\,~\l1t1 1, ~ \._,·-~~ .:;:, .t •. ,:1 ,:(',, ~ Dated: 8/;:J /07 } . Project Name: Benson Ridge Preliminary Plat Project Number: LUA07-056, PP, ECF . . ' Dept. of Ecology • Environmental Review Section PO Box47703 01 m ia. WA 98504-7703 WSDOT Northwest Region • , Attn: Ramm Pazooki I King Area Dev. Serv . MS-240 PO Box 330310 r 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 AGENCY (DOE) LETTER MAILING (ERG DETERMINATIONS) WDFW -Stewart Reinbold • c/o Department of Ecology 3190 1601h Ave SE Bellevue. WA 98008 Duwamish Tribal Office • 4717 W Marginal Way SW Seattle. WA 98106-1514 KC Wastewater Treatment Division * Environmental Planning Supervisor Ms. Shirley Marroquin 201 S. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 Muckleshoot Indian Tribe Fisheries Dept. • Attn: Karen Walter or SEPA Reviewer 39015 -172'' Avenue SE Auburn, WA 98092 ! Attn: Ms Melissa Calvert • 39015 172'' Avenue SE Muckleshoot Cultural Resources Program * Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Stephanie Kramer PO Box 48343 Olvmnia, WA 98504-8343 I I i I Olvmcia. WA 98504-7015 i KC Dev. & Environmental Serv. City of Newcastle City of Kent ------------j Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt 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 I Real Estate Services I NW Regional Office 1 Title Examiner 3190 160"' Avenue SE I 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 , PO Box 34018 L 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 papenwork. 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: Benson Ridge Preliminary Plat PROJECT NUMBER: LUA07-056, PP, ECF LOCATION: 3401 Benson Drive Sand 3451 Cedar Avenue S DESCRIPTION: The proponent of the Benson Ridge Preliminary Plat is requesting Environmental Review and Preliminary Plat approval for subdivision of 2 parcels of land, totaling 1.72 acres, into 9 lots suitable for single-family residential development and 1 tract. The properties are currently used for 2 single-family residences. The zoning is Residential 8 (R-8). The lots would be developed at a density of 6.1 dwelling units per net acre (du/a). The lots would range in size from approximately 4,851 sq ft to 8,584 sq ft. 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 August 20, 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 AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON SEPTEMBER 4, 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 inclu'_e_the project NUMBER when c;allin11 forpr<iperfilefitenfffication. August 2, 2007 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 SUBJECT: Benson Ridge Preliminary Plat LUA07-056, PP, ECF Dear Mr. Hanson: CITY 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, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environme11tal determination must be filed in writing on or before 5:00 PM on August 20, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, I 055 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. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on September 4, 2007 at 9:00 AM to consider the Preliminary Plat. Tile applicant or representative(s) of the applicant is required to be present at the public hearing. A copy ofthe staff report will be mailed to yqu one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part ofthis 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) 430-7382. For the Environmental Review Committee, /317>0.d/-.)~ Elizabeth Higgins,. AICP Senior Planner Enclosure cc: Steve Pelton/ Owner(s) ------1-0-55-So_u_th-Gra~d-y~W-a_y __ -R-en-to_n_, W-as-h-in-gt-on-9~8,0_5_7 ______ ~ ·@ ~Is paper contains 50% recycled material, 30% post consumer AHEJ\D ·oF TffE CURVE CITY F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P·.E., Administrator August 2, 2007 Washington State Department of Ecology Environmental Rcvievv Section PO Box47703 Olympia, WA 98504-7703 Subject: Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on July 30, 2007: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED PROJECT NAME: Benson Ridge Preliminary Plat PROJECT NUMBER: LUA07-056, PP, ECF LOCATION: 3401 Benson Dr Sand 3451 Cedar Ave S DESCRIPTION: The proponent of the Benson Ridge Preliminary Plat is requesting Environmental Review and Preliminary Plat approval for. subdivision of 2 parcels of land, totaling 1.72 acres, into 9 lots suitable for singlesfamily residential development and l tract. The properties are currently used for 2 single-family residences. The zoning is Residential 8 (R-8). The lots would be developed at a density of 6.J dwelling units per net acre (d.u/a). The lots would range in size from approximately 4,851 sq ft to 8,584 sq ft. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 20, 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) 430-7382. Fonhe Environmental Review Committee, J3/;j,0.d-J:_ J~r-- Elizabeth Higgins, AICP Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe.(Ordinance) Melissa Calvert, Muckleshoot CUitural Resources Program Enclosure ------J-0-55_S_o_u_ili_G_ra_d_y_W_a_y_--~-n-to-n-,W-as-hm-~-on-98~0-57------RENTON @ This paper cootains 50% recycled material, 30"!,, pos1coosumer AHEAD OF ·TH.E CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA07-056, PP, ECF Evergreen Home Investments Benson Ridge Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Benson Ridge Preliminary Plat is requesting Environmental Review and Preliminary Plat approval for subdivision of 2 parcels of land, totaling 1,72 acres, into 9 lots suitable for single-family residential development and 1 tract The properties are currently used for 2 single- . family residences. The zoning is Resi.dential 8 (R-8) .. The lots would be developed at a density of 6.1 dwelling units per net acre (du/a). The lots would range in size from approximately 4,851 sq ft to 8,584 sq ft. LOCAT.ION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 3401 Benson Drive S & 3451 Cedar Avenue S The City of Renton Department of Planning/Building/Public Works DevelopmentPlanning Section 1. The applicant will be required to' comply with the recommendations, included in the geotechnical report, "Preliminary Site Evaluation," by Bergquist Engineering Services, dated August 25, 2006, with. the exception of.any revisions incll)ded·1n'the required repprt;update (see below). 2, A revised report or letter JrPm the., geotechnical . consultants sh<11l be required prior to issuance of construction permits; taking into'¢onsideration the ei}larged site area, changed alignment of the access. road, and more detailed infornjation about the site pl81\and either revising the original recommendations or verifying the recommendations,in the original report. · . 3. The applicant shall be required ~O pf~,Xifle a Temporary Erollion andSedirnentation Control Plan (TESCP) designed pursuant to the Departme!lt''ilf Ecology's Erosion and,.Sediftfont Control Requirements outlined in Voll,lme II of the most recent Depa~~nt of Ecology Storml'j'.i\er ~afiagement Man\Jal. . 4:. This project shall comply with the 200S1 King County Surface.Wi:iter Design Manual to meet beth. detention (Conservation Flow control -a.k.a. Level 2) and water,iQuatrty improvements. · 5, The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single- family lot prior to the recording of the final plat. 7. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording oflhe final plat. ER.C M:itigation Measures Page 1 of 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: . LUA07-056, PP, ECF Evergreen Home Investments Benson Ridge Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Benson. Ridge Preliminary Plat is requesting Environmental Review and Preliminary Plat approval for subdivision of 2 parcels of land, totaling 1.72 ·acre·s. into 9 lots suitable for single-family residential development and 1 tract. The properties are currently used for 2 single- family residences. The zoning is Residential 8 (R-8). The lots would be developed at a density of 6.1 dwelling units per net acre (du/a). The lots would range in size from approximately 4,851 sq ft to 8,584 sq ft. LOCATION OF PROPOSAL: LEAD AGENCY: 3401 Benson Drive S & 3451 Cedar Avenue S 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 conjvnction with the environmental determination. , Because these notes are provided as information only, they arlnqt $i,bject to the appeal process for environmental determinatior,s; Planning 1. RMC section 4-4~p30.C.2 lim,its ltaul .ho~rs betweeri,)81MJ>~m to 3;~ p~, Monday through Friday unless otherwise approved by the Development Services Diji~ion. The Development Services Division reserv.es the right to rescind the approved .extended haul hours af any time if complaints are received,,. . ' ' ·,. , _ _,,_,_-,. ': .,_. :::1·,-'-· ' . ,{ . ' .' _·' . ' 2. Within thirty (30) days of completior;rof grading work, the app.li<;ant.shqll hydroseed or plant ah appropriate . gro(md. cover over any portion o:f the site th.at is graded or G!earect•Jof vegetation and where no further construction work will occur withirt.niqety (90) days. Alternative rr\easures such as mulch,. sodding,· or . plastic covering as spedfied in the current King County Surfai,:;e Water Management Design Manual as . adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to firl'a1 inspection and approval of the permit. 3. 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 ~ermitted on Sundays. Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all. new single-family structures. if the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requ'ires two hydrants within 300 feet of the structures. · 2. Fire Department access rnadsare required to be paved, 20-footwide. Dead end roadways over 150 feet in length are reql.fired to have an approved turnaround · 3 .. Street addresses shall be visible from a public street. Page 1 o.f 2 Plan Review -Water 1. The proposed project is located in the Soos Creek Water District water service area. 2. The applicant shall apply for a Certificate of Water Availability from Soos Creek Water District. Plan Review -Sewer 1. The proposed project is located in the Soos Creek Sanitary Sewer District sewer service area. 2. Although Soos Creek District will have the final review and approval, the City will need to see the sewer on · the engineering design plans. ERC Advisory Notes , Page-2 of2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA07-056, PP, ECF APPLICANT: PROJECT NAME: Evergreen Home Investments Benson Ridge Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Benson Ridge Preliminary Plat is requesting Environmental Review and Preliminary Plat approval for subdivision of 2 parcels of land, totaling 1. 72 acres, into 9 lots suitable for single-family residential development and 1 tract. The properties are currently used for 2 single- family residences. The zoning is Residential 8 (R-8). The lots would be developed at a density of 6.1 dwelling units per net acre (du/a). The lots would range in size from approximately 4,851 sq ft to 8,584 sq ft. LOCATION OF PROPOSAL: LEAD AGENCY: 3401 Benson Drives S & 3451 Cedar Avenue S The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on August 20, 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: Gregg Zimmerman, Administrator Planning/Building/Public Works Terry Higashiyama, Administrator Community Services August 4, 2007 July 30, 2007 Date / . David Daniels, Fire Chief / Fire Department Date Date ~A~~-x~P~i-et-s-ch~.-A-d~m~i-n~:s~ty\::=)~at_o_r-41--~~Jo::i.-- EDNSP REPORT City of Renton & Department of Planning / Building / Public Works DECISION ENVIRONMENTAL REVIEW COMMITIEE REPORT ERC MEETING DA TE: July 30, 2007 Project Name: Benson Ridge Preliminary Plat Properly Owners: Steve Pelton; 3020 Issaquah-Pine Lake Rd SE #256; Sammamish WA 98075 Ray Sled; 3401 Benson Dr S: Renton WA 98055 Applicant: Evergreen Home Investments; (same as above) Contact: Jim Hanson; Hanson Consulting; 17446 Mallard Cove Ln; Mt Vernon WA 98274 File Number: LUA0?-056, PP, ECF Project Manager: Elizabeth Higgins, Senior Planner Project Summary: The proponent of the Benson Ridge Preliminary Plat is requesting Environmental Review and Preliminary Plat approval for subdivision of 2 parcels of land, totaling 1. 72 acres, into 9 lots suitable for single-family residential development and 1 tract. The properties are currently used for 2 single-family residences. The zoning is Residential 8 (R-8). The lots would be developed at a density of 6.1 dwelling units per net acre (du/a). The lots would range in size from approximately 4,851 sq ft to 8,584 sq ft. Project Location: 3401 Benson Dr S and 3451 Cedar Ave S Exist. Bldg. Area SF: To be removed Proposed New Bldg. Area SF: N/A Site Area: 74,862 sf (1.72 acres) Total Building Area SF: N/A RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map ERC REPORT 07-056.doc City of Renton P/BIPW Department BENSON RIDGE PRELIMINARY PLAT REPORT OF JULY 30, 2007 Ii PART ONE: PROJECT DESCRIPTION/BACKGROUND Envir ntal Review Committee Staff Report LUA07-056 PP, ECF Page 2of7 The proposed Benson Ridge Plat would be located in south Renton, west of Benson Dr S. The site consists of 2 tax parcels of 37,622 sf (0.86 A) on the north and 31,026 sf (0.71 A) on the south. There are single-family residential structures, a swimming pool, and outbuildings on the lots. A tree inventory indicates approximately 127 trees on the site, of which 83 percent would remain following development. There are steep slopes, at 40 percent and greater, along the west side of the site. An area of approximately 3,553 sf has been delineated as a "no development" area (Tract 'A'), due to these slopes. Trees are located primarily along the east side. The proposed project abuts the Winsper Division II subdivision on the north, west, and south. Benson Dr S (State Route 515) abuts the project site along the east. The area is developed with single-family houses and is zoned for single-family residential use to the north, west, and south. The area to the east, across Benson Dr Sis unincorporated King County. The property is in the Residential Single-family Comprehensive Plan land use designation and has Residential 8 (R-8) zoning. The proposed subdivision would result in 9 lots with an average lot size of 8,720 sf. About half the lots would be irregularly shaped including 2 that would have pipestems. The others would be generally rectangular. Public street area (6,021 sf), private streets (1,689 sf), and critical areas (3,553 sf) would be deducted from the gross land area of 74,862 sf to calculate the net density. The proposed project would have a net site area of 63,599 sf and therefore, a density of 6.1 du/a. Public street access would be from Benson Dr S, a managed-access state route. A modification has been requested to allow this street to be built within a 42 foot right-of-way, which is below the adopted street standards. Lots 3 through 6 would front on the new public street. Shared driveways and access easements would connect Lots 1, 2, 8, and 9 to the new public street. Lot 7 would be accessed from Cedar Ave S by a 1 O foot wide existing access easement and parallel 10 foot wide tract (Tract 'C' ofWinsper II). Cedar Ave S very closely parallels Benson Dr S. Connection to an existing street to the west, S 34 1 " St, would not be feasible due to steep slopes. Utilities may be located within the steep slope tract, but no other work is proposed in where slopes are regulated. IIPART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21 C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14-da A eal Period. B. Mitigation Measures DETERMINATION OF NON -SIGNIFICANCE -MIT/GA TED. X Issue DNS-M with 14-da A eal Period. 1. The applicant will be required to comply with the recommendations included in the geotechnical report, "Preliminary Site Evaluation," by Bergquist Engineering Services, dated August 25, 2006, with the exception of any revisions included in the required report update (see below). 2. A revised report or letter from the geotechnical consultants shall be required prior to issuance of construction permits, taking into consideration the enlarged site area, changed alignment of the access road, and more detailed information about the site plan and either revising the original recommendations or verifying the recommendations in the original report. ERC REPORT 07-056.doc City of Renton P/8/PW Department BENSON RIDGE PRELIMINARY PLAT REPORT OF JULY 30, 2007 Envin ntaf Review Committee Staff Report LUA07-056 PP, ECF Page 3 of 7 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. 4. This project shall 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. 5. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single- family lot prior to the recording of the final plat. 7. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family Jot prior to the recording of the final plat. C. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 2. Earth Impacts: A geotechnical report, "Preliminary Site Evaluation," by Bergquist Engineering Services, dated August 25, 2006, was submitted with the land use application. Although no borings or other subsurface investigation took place, the consultants performed an on-site evaluation and reviewed geologic, soil, and coal mine survey maps for the site and its surrounding area. Staff recommends that the recommendations of the report be required as conditions of the environmental determination. The report addresses conditions on the south parcel only because the site was enlarged and the conceptual plan was revised subsequent to completion of the report. Therefore, the comments herein are based on a partial report. Staff recommends that a letter from the geotechnical consultants be required as a condition of environmental approval, taking into consideration the enlarged site area, changed alignment of the access road, and more the currently available information about the site plan and verifying their original recommendations. There is approximately a 50 foot elevation change across the property from a high elevation of 332 feet mean sea level (MSL) at Benson Dr, to a low of about 282 MSL at the street end of S 341 " St. The site has slopes of about 14 to 20 percent to a point approximately 30 feet from the west property line. At that point, the grade increases to about 30 percent. Based on the Soil Survey of King County, the upper 30 inches of soil probably consists of "Alderwood Series," gravelly, sandy loam. Additional literature indicates the underlying material is Vashon till. Although coal mining took place in the vicinity of the property and subsidence presumed to be associated with past coal mining has occurred to the south, there is no written or physical evidence of coal mine activity on or near the proposed project site. Grading would be necessary to construct the proposed public street, access easement roads, and to create building pads and utility locations for single-family residential construction. The site evaluation report includes recommendations for building footing construction, seasonal earthwork, fill and backfill recommendations, and erosion potential during construction. Due to the potential for erosion to occur, staff recommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual. ERC REPORT 07-056.doc City of Renton P/B/PW Department BENSON RIDGE PRELIMINARY PLAT Envirc ntal Review Committee Staff Report LUA07-056 PP, ECF REPORT OF JULY 30, 2007 Page 4 of 7 Mitigation Measures: 1. The applicant will be required to comply with the recommendations included in the geotechnical report, "Preliminary Site Evaluation," by Bergquist Engineering Services, dated August 25, 2006, with the exception of any revisions included in the required report update (see below). 2. A revised report or letter from the geotechnical consultants shall be required prior to issuance of construction permits, taking into consideration the enlarged site area, changed alignment of the access road, and more detailed information about the site plan and either revising the original recommendations or verifying the recommendations in the original report. 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume 11 of the most recent Department of Ecology Stormwater Management Manual. Nexus: RMC 4-4-060, "Grading, Excavation and Mining Regulations; SEPA 3. Air Impacts: It is anticipated that some adverse air quality impacts would be associated with site work and building construction required to develop this property. Project development impacts during construction include dust resulting from grading, exhaust from construction vehicles. odors from roofing installation, and roadway paving. Dust would be controlled through the use of temporary erosion control measures and the sprinkling of the site with water as needed. Odor impacts during construction are unavoidable and would be short-term in nature. Post-development impacts potentially include vehicle and heating system exhaust. These emissions are regulated by state and federal agencies. Nor further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: None required Nexus: Not applicable 4. Stormwater Impacts: The proposed project is located in the Panther Creek drainage basin. Currently, although the land slopes to the west, drainage along Benson Drive slopes toward the east curb line of Benson, due to the super-elevation of the road. The site slopes from Benson Dr west toward S 34th St, where, from a system at S 341h St and Main Ave S, it is conveyed to Talbot Road approximately 2,000 feet to the west. The applicant submitted a "Technical Information Report," by Offe Engineers, PLLC, dated May 20, 2007. The specifications of the report conform to the detention and water quality standards as delineated in the 2005 King County Surface Water Design Manual (KCSWDM). The 2005 KCSWDM allows credit for the existing impervious areas if those areas were created prior to the "4-D" rule of January 2001. Since the primary improvements were constructed in the 1950s and 1970s, the detention facility would be sized to allow for these impervious areas as pre-existing runoff. Staff recommends a SEPA condition requiring this project to 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. Mitigation Measures: This project shall 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. ERG REPORT 07-056.doc City of Renton PIBIPW Department BENSON RIDGE PRELIMINARY PLAT REPORT OF JULY 30, 2007 Nexus: SEPA Regulations 5. Streets and Transportation Envir ntal Review Committee Staff Report LUA07-056 PP, ECF Page 5of7 Impacts: The applicant requested a modification of street standards to allow a reduced right-of-way width for internal streets from 50 feet to 42 feet. The modification request was approved. The project would be accessed via a new public street from Benson Dr S on the east. Benson Dr is a managed-access state route, SR 515. This new street would directly serve Lots 3 through 6. Lots 1, 2, 8, and 9 would connect to the new public street by shared driveways and access easements. Lot 7 would be accessed from Cedar Ave S, which is a public street that very closely parallels Benson Dr . The access Lot 7 and Cedar Ave is a 10 foot wide existing access easement with a parallel 10 foot wide tract (Tract 'C' of Winsper 11). A transportation study by Christopher Brown & Associates, dated January 25, 2007, was submitted with the land use application. The report states that Benson Drive has sufficient capacity to accommodate an increase from the proposed project. Additionally, traffic volumes on Benson are low enough that no left turn Channelization would be required and an all-turn driveway (left turns permitted) would meet safety standards. The project would result in an increase in traffic trips to the City's street system; therefore, staff recommends that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip. Each new residence is expected to generate approximately 9.57 trips per day with credit given for 2 existing residences. For the proposal, the Traffic Mitigation Fee is estimated at $9,330.75 (9 new lots -2 existing residences= 7 x 9.57 trips x $75 per trip = $5,024.25). Staff recommends that this fee be payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 6. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees. As the proposal would add 14 new residences to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per new single-family residence with credit given for 2 existing residences. The total fee is estimated at $6,344.00 (9 new lots -2 existing residences = 7 x $488.00 = $3,416.00). Staff recommends that the payment of the fee be required prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 7. Parks & Recreation Impacts: The proposed development is anticipated to generate future demand on existing and future City parks, recreational facilities, and programs. Therefore, staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $4,776.84 (9 lots x $530.76 = $4,776.84). Staff recommends that this fee be payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay the appropriate Parks Mitigation Fee based on $530. 76 per new single-family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. ERG REPORT 07-056.doc City of Renton P/8/PW Department BENSON RIDGE PRELIMINARY PLAT REPORT OF JULY 30, 2007 8, Vegetation & Wildlife Envin ntal Review Committee Staff Report LUA07-056 PP, ECF Page 60/ 7 Impacts: The proposed development site is primarily developed as residential lots and, therefore would not be expected to currently provide suitable habitat for wildlife. The applicant proposes to clear the entire site of about 17 percent of the approximately 127 existing trees to accommodate grading for roads and building site preparation. Renton Municipal Code requires the retention of protected trees during development. Twenty-five percent of protected trees must be retained. For the Benson Ridge Preliminary Plat, 83 percent of the existing trees be retained, therefore no replacement of trees would be required. All pervious areas of the subdivision are required to be landscaped, including front and side yards of residential lots, detention tracts and open space. The Renton Municipal Code requires that two street trees be provided for each residential lot, located in front of the primary structure. Consistent with RMC 4-10-110A, the applicant will also be required to provide 5 feet of landscaping along the frontages of public streets The site clearing, loss of vegetated habitat, and subsequent provision of landscaping and street trees is typical for urbanizing areas, as the resulting subdivided lots are not large enough to feasibly retain significant numbers of trees or other native vegetation while accommodating the proposed residential development. The required landscaping and street trees will provide aesthetic appeal for the post-development neighborhood and adjacent street frontages, and buffer established nearby neighborhoods from the new development. Mitigation Measures: None Nexus: NIA D. Comments of Reviewing Departments The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. ......K.. Copies of all Review Comments are contained in the Official File. __ Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, August 20, 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 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. ERC REPORT 07-056.doc City of Renton P!B/PW Department BENSON RIDGE PRELIMINARY PLAT Envin ntal Review Committee Staff Report LUA07-056 PP, ECF REPORT OF JULY 30, 2007 Page 7of7 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. 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. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90} days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. 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. Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. Plan Review -Water 1. The proposed project is located in the Soos Creek Water District water service area. 2. The applicant shall apply for a Certificate of Water Availability from Soos Creek Water District. Plan Review -Sewer 1. The proposed project is located in the Soos Creek Sanitary Sewer District sewer service area. 2. Although Soos Creek District will have the final review and approval, the City will need to see the sewer on the engineering design plans. ERC REPORT 07-056.doc &!--~ I I- (/) -0 s. 4.99A,. @ M ' J l! ,se.95 . , J:Z~ OK- 11 I I I I I I ~~ \ \ \ \ .. ' \ \ ' \ ' if, II !1!1 '"'"•( '" ' 00 l!' I!' !f ~ ( ( I~ ( RENTON ~ """1 ... ~1-r--'J'~I .~ ~ CITY OF ,._ :,o· _....,_ "'°""'"o/"'"'""'9/P.--D,,p1 i 1j ----.llfEiis A°vENVt: Sourn f ' ' ' I ' l- / ,, Ii /' / / ~ ." . . :,, I • 3' -• t n .-..==..., • . ~ t £ r • m I too ,o !'ll~ al = '" ~ ~ . 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U.D ., ., l'.l 0 < 0 ~ .,, o, "' SlN31 !Vld llJOHS 3!:JOllJ N0SN38 l'< •«-lJ ...nos. -MISOLlO J<.JM l:). to~•,niS .,. ? ···= L~·t,+1.-W.S ~ L96L ,,·1,Hl ... JS ,n,r OIY00+,1Y,S e ii; R 0 g ] w ~ " ~ L r 0 0 " I ,I ,I ,I ~ .'I .'I .'I •• ' ; ! . " ~. ~ ~ ~ .f !l' r r r r 9' I a..TC ,, --:,, ! . ~ !o C, . ~~~• : ~ . :;; . ~ ~ ... .:.:. ~ ~ CITY OF RENTON ~ ,--;,o· ...az.='=- """~""'""""~;~...,., --. -· -i--.Ell.SAV£N'uE SOUTH ____ ! __ )IAJI'LAVI::~UE SOUT_H t' ~' ,,- - O• u:i. C: ~I-I• ;j I :i:: ! !'.ll~ '1~ ' ; ___ ,., i~i! iit: 0,11, s~.1, ;:;!I !;!• .! I ---.. \\ / , --------_;-ao. llostl'!0. BENSON RIOG[ SHORT PLAT RENTON, WASHINGTON ---- ~ g =! 0 z 0 ~ _, er m E ,; ~ ~ ,; .• ~ =! ii! N '!' ~ z ~ ~ N ~ ?' ,, ~ g: m ffl > ~ ;1 ~I g !ii~M~i g II! :'lli~;;ii ! . i '"'''" = .. li!i~i'~~ ' -~· ,-,, g hi•!i·~ ~ zf ~~;ii,! .. ' ,,!!•·,& I ·-.,1,1 :; ;gi~E;g~ ' j,,1, .. ! ., ·ii·• R::? .. iiN~ fl j,'·-lji ,111:,i ,,-,l~l!!:;oil! , ,5io i ' a ~ ~ ! 8 ~ • • BENSON RIDGE SHORT PLAT 11 ,!~~FlEEN HOME INVI ENTS !~js-,:,:,w,.= • OF,f,~G,!;1!,ERS -Wll!IIN'.rra,I---a»nACT:DADBLLCWI.U, ~~ °""-"'"""""' DRAINAGE AND UTILITI LAN "° F ci z g 0 ls 0 w ~ "' ...., < u Cl] " ~~ I \ \ \ I \101 \ \ r 1 ,s;;r:n11,, g I I 1 1 ' ' q\101 \ " ( '' ff ¥ ' g '-,101 \ % I I I ----j I I I ' / / / / / / / / / / / City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JULY 23, 2007 APPLICATION NO: LUA07-056, PP, ECF DATE CIRCULATED: JULY 9, 2007 APPLICANT: Steve Pelton PROJECT MANAGER: PROJECT TITLE: Benson Rid Plat PLAN REV : Arneta Hennin SITE AREA: 1.72 acres LOCATION: 3401 Benson Dr. S & 3451 Cedar Ave S WORK ORDER NO: 77763 SUMMARY OF PROPOSAL: The applicant has requested approval of a 9-lot subdivision with one tract and dedication of right-of-way for a public street. Two modifications from City of Renton development standards have been requested. One would allow streets to be built within a reduced width right-of-way (50 feet reduced to 42 feet). The second would allow utilities to cross a steeply sloped area within the plat. The project is within an area zoned Residential 8 (8 dwelling units per net acre of land). The proposed project site is 74,862 square feet (1.72 acres). The proposed density would be 6.1 dwelling units per net acre. The Preliminary Plat requires a State Environmental Policy Act threshold environmental determination, due to steep slopes on the property, and a public hearing before the City of Renton Hearing Examiner. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mo,e Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinq Air Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Urifities Animals Transoortarion Environmental Health Public Services ,J Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14.000 Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where a · io a information is needed to properly assess this proposal. Date DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM July 13, 2007 Elizabeth Higgins Ameta Henninger X7298 BENSON RIDGE PLAT LUA 07-056 3401 BENSON DR. SAND 3451 CEDAR A VE S I have reviewed the preliminary application for this 9 lot plat located in Section 29, Twp, 23N Rng SE, and have the following comments: Existing Conditions: Water --The proposed plat is not located m the City of Renton Water Service Area. lbe project site is located in Soos Creek Water District water service area. Sewer-· This project site is not served by the City of Renton sanitary sewer system. The project site is located in Soos Creek Sanitary Sewer District. Storm --There are storm drainage structures in S 34th St at Main Ave S. The site is located in the Panther Creek drainage basin. This site is not located in the City of Renton Aquifer Protection Zone. CODE REQUIREMENTS Water • The applicant shall apply for a Certificate of Water Availability from Soos Creek to confirm that the District can provide the required fire flow rate for the development as required by Renton code. • Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM fire, be per City of Renton code including stortz fittings and shall be located within 300 feet of the structure . .!f the building gross square footage (including garage) exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Sanitary Sewer • The applicant needs to contact the Soos Creek Sanitary Sewer District for availability, fees, plan review and permits. • Although the Soos Creek District will have the final review and approval the City still needs to see the sewer on the engineering design plans. • Benson Ridge Pla1 Application Page2 • The applicant is responsible for securing the necessary easements to serve this plat with sanitary sewer. Storm Drainage • There are storm drainage structures in S 34th St at Main Ave S. • A conceptual drainage plan and drainage report shall be submitted with the preliminary plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tightlined into the storm drainage system constructed for the preliminary plat. The drainage plan is to be first designed per the 1990 King County Surface Water Drainage Manual to determine if detention is required. If detention is required then it shall be designed per the 2005 King County Surface Water Drainage Manual. This is a condition of the plat. • A storm drainage report and conceptual drainage plan was submitted with the formal application and the engineer of record stated that the project will be designed to meet the 2005 Manual. • 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. Erosion Control Measures • Erosion control measures shall be per DOE standards. · Street Improvements • The project needs to install street improvements including curb, gutter, sidewalks and street lighting all to City of Renton standards across the full frontage of the parcel being developed. • 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. • Traffic mitigation fees of $5024.25 will be required as a condition of the plat prior to recording of the plat. Fire mitigation and Parks mitigation fees must also be paid prior to recording of the plat. General • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. • The construction permit application must include an itemized cost estimate for these improvements. 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. cc: Kayren K. City of Renton Department of Planning I Building I Public \!vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p COMMENTS DUE: JULY 23, 2007 APPLICATION NO: LUA07-056, PP, ECF DATE CIRCULATED: JULY 9, 2007 APPLICANT: Steve Pelton PROJECT MANAGER: Elizabeth Hi PROJECT TITLE: Benson Rid Plat PLAN REVIEW: Ameta Hennin er SITE AREA: 1.72 acres BUILDING AREA ross : N/A LOCATION: 3401 Benson Dr. S & 3451 Cedar Ave S I WORK ORDER NO: 77763 SUMMARY OF PROPOSAL: The applicant has requested approval of a 9-lot subdivision with one tract and dedication of right-of-way for a public street. Two modifications from City of Renton development standards have been requested. One would allow streets to be built within a reduced width right-of-way (50 feet reduced to 42 feet). The second would allow utilities to cross a steeply sloped area within the plat. The project is within an area zoned Residential 8 (8 dwelling units per net acre of land). The proposed project site is 74,862 square feet (1.72 acres). The proposed density would be 6.1 dwelling units per net acre. The Preliminary Plat requires a State Environmental Policy Act threshold environmental determination, due to steep slopes on the property, and a public hearing before the City of Renton Hearing Examiner. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Lioht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoorlation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS c. We have reviewed this l Signature of Director s Project Name: Project Address: Contact Person: Sn:,--u15 ?E:Ln:, ID Permit Number: ...,W-=-._fr ___ .,.0'""'7l:._--'O"-S=-lo------------------- Project Description: q Lo-r f' L\.J;;, \ --tAAcr p W-}'lo/V SF I'<... WlDk ~ 6)1 cs. n tvL1 lsl:Q ly( §iiS. Land Use Type: ,B-Residential D Retail D Non-retail Calculation: Method of Calculation: B"ITE Trip Generation Manual, 7th Edition D Traffic Study D Other (-z.10) 51"{<_ 9.s-7 /D '-"--- q _ :l ~ + 'I-q , S 1--=--\.i,v. q q AD1 l..o l_p. q '1 V. $ 1 'S .. c-0 :0 '1, s, c,tj_L\-,JS' Transportation Mitigation Fee: ft> S 0-Z.Y , 'Z.,; Calculated by: _ _.f)-¥~~dca=__,:)Su...:;.~"'"'-'"'-'tk;..;;_ ____ Date: ~ /11 /oJ1Tf1= Date of Payment: --------------------------- City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JULY 23, 2007 APPLICATION NO: LUA07-056, PP, ECF DATE CIRCULATED: JULY9, 2007 c11vorn,"u' APPLICANT: Steve Pelton PROJECT MANAGER: Elizabeth Hi ins PROJECT TITLE: Benson Rid Plat PLAN REVIEW: Arneta Hennin er JUL 1 o cuo7 SITE AREA: 1.72 acres BUILDING AREA ross : N/A LOCATION: 3401 Benson Dr. S & 3451 Cedar Ave S WORK ORDER NO: 77763 SUMMARY OF PROPOSAL: The applicant has requested approval of a 9-lot subdivision with one tract and dedication of right-of-way for a public street. Two modifications from City of Renton development standards have been requested. One would allow streets to be built within a reduced width right-of-way (50 feet reduced to 42 feet). The second would allow utilities to cross a steeply sloped area within the plat. The project is within an area zoned Residential 8 (8 dwelling units per net acre of land). The proposed project site is 74,862 square feet (1.72 acres). The proposed density would be 6.1 dwelling units per net acre. The Preliminary Plat requires a State Environmental Policy Act threshold environmental determination, due to steep slopes on the property, and a public hearing before the City of Renton Hearing Examiner. 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!Glare Planrs Recreation Land/Shoreline Use LJrilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation A1rporl 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 A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee City of Remon Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pn v k:..s COMMENTS DUE: JULY 23, 2007 APPLICATION NO: LUA07-056, PP, ECF DATE CIRCULATED: JULY 9, 2007 APPLICANT: Steve Pelton PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Benson Ridae Prelimina~, Plat PLAN REVIEW: Arneta Henninaer SITE AREA: 1.72 acres BUILDING AREA /arossl: NIA LOCATION: 3401 Benson Dr. S & 3451 Cedar Ave S I WORK ORDER NO: 77763 SUMMARY OF PROPOSAL: The applicant has requested approval of a 9-lot subdivision with one tract and dedication of right-of-way for a public street. Two modifications from City of Renton development standards have been requested. One would allow streets to be built within a reduced width right-of-way (50 feet reduced to 42 feet). The second would allow utilities to cross a steeply sloped area within the plat. The project is within an area zoned Residential 8 (8 dwelling units per net acre of land). The proposed project site is 74,862 square feet (1.72 acres). The proposed density would be 6.1 dwelling units per net acre. The Preliminary Plat requires a State Environmental Policy Act threshold environmental determination, due to steep slopes on the property, and a public hearing before the City of Renton Hearing Examiner. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mora Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Unht!Glare Planrs Recreation Land/Shoreline Use Utilities Animals Transoorlalion 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. 'fu.H,.&i. .6--t/a.?L Signature of Director or Authorized Representative Da DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: • FIRE DEPARTMENT MEMORANDUM July 11, 2007 Elizabeth Higgins, Senior Planner ~ / i) James Gray, Assistant Fire Marshal (]'_A.- Benson Ridge Preliminary Plat, 3401 Benson Drive S & Cedar 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. Fire department access roads are required to be paved, 20 feet wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. See attached diagram. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\bensonridgepreplterc.doc . FIRE APPARATUS ACCESS ROADS RENTON FffiE PREVENTION BUREAU x 'l:J..f;-'130-70()() l-··-·--, 3::.":=:::~. = ············---, ........ . t 45' -:-:-:-:-:-:-:: .. :~:-: -:-:.-:-:-:-:-;-:-:-:-:;: City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REv1Ew1NG DEPARTMENT: += 1 re COMMENTS DUE: JULY 23, 2007 APPLICATION NO: LUA07-056, PP, ECF DATE CIRCULATED: JULY 9, 2007 APPLICANT: Steve Pelton PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Benson Ridqe Preliminary Plat PLAN REVIEW: Ameta Henninaer SITE AREA: 1.72 acres BUILDING AREA laross): N/A LOCATION: 3401 Benson Dr. S & 3451 Cedar Ave S WORK ORDER NO: 77763 SUMMARY OF PROPOSAL: The applicant has requested approval of a 9-lot subdivision with one tract and dedication of right-of-way for a public street. Two modifications from City of Renton development standards have been requested. One would allow streets to be built within a reduced width right-of-way (50 feet reduced to 42 feet). The second would allow utilities to cross a steeply sloped area within the plat. The project is within an area zoned Residential 8 (8 dwelling units per net acre of land). The proposed project site is 74,862 square feet (1.72 acres). The proposed density would be 6.1 dwelling units per net acre. The Preliminary Plat requires a State Environmental Policy Act threshold environmental determination, due to steep slopes on the property, and a public hearing before the City of Renton Hearing Examiner. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Pfants Land!Shorefine Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELATED COMMENTS µ/) C. CODE-RELATED COMMENTS Element of the Environment Housina Aesthetics U.qht/G!are Recreation Utilities Transnrmation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet Probable Probable Minor Major Impacts Impacts ~--·-, ,-- 1: , , .. : b I ' --__ , __ ·----- I I I, I l. I I JUL 1 0 L--------------CT,' i:·.c r .. i · .. r More Information Necessary City of Renton Department of Planning I Building I Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JULY 23, 2007 APPLICATION NO: LUA07-056, PP, ECF DATE CIRCULATED: JULY 9, 2007 APPLICANT: Steve Pelton PROJECT MANAGER: Elizabeth Hi __.:::S:..:IT.:cEc..:A.:.:R.:.:E=A.:.::__:.;1 ·c._7==.2c:a:,ccr"'e"'s---------------+-"B"'U"'IL"'D'-'l'-'N-"G'-'A-"R-"E=A="-ro"'s"'s"':-'N-"-IA'-'--------ttttfflldf!-et\ft!'*lN LOCATION: 3401 Benson Dr. S & 3451 Cedar Ave S WORK ORDER NO: 77763 SUMMARY OF PROPOSAL: The applicant has requested approval of a 9-lot subdivision with one tract and dedication of right-of-way for a public street. Two modifications from City of Renton development standards have been requested. One would allow streets to be built within a reduced width right-of-way (50 feet reduced to 42 feet). The second would allow utilities to cross a steeply sloped area within the plat. The project is within an area zoned Residential 8 (8 dwelling units per net acre of land). The proposed project site is 74,862 square feet (1.72 acres). The proposed density would be 6.1 dwelling units per net acre. The Preliminary Plat requires a State Environmental Policy Act threshold environmental determination, due to steep slopes on the property, and a public hearing before the City of Renton Hearing Examiner. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housincr Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Ser..1ices Energy! Histon"c/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 application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wh additional information is nee ed to properly assess this proposal. NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: July 9. 2007 LUA07-056, PP, ECF Benson Ridge Prel1m1nary Plat PROJECT DESCRIPTIO!II: The applicant has requested approval of a 9-lot subd1v1s,01 w,tn o~e tract a~d dedic::atjon of right-of-way for a public street Two mod1~ca~ons from City of Renton development standards ha,·e been requested. One would allow strei:.ts to be built within a reduced wtd"'1 nght-of-way (50 lee! reouceo to ~;,, feer, ~ne second would allow utilities to cross a steeply slcped area within the plat. The prCJect 1s w~hm an area ioned r,es•aent,al 6 (8 dwelling units par net acre of land) The proposed project site ,s 74,a62 square ieet (1.72 acres). The pcoposej density would be 6.1 dwelling units par net acre The Preliminary Plat requires a State Environmental Pol1:y /\.:t tweshold environmental determination. due to steep slopes on the property, and a public hearing before the City o' Rec,tc,n Hearing Examiner PROJECT LOCATION: 3401 Benson Drive s & 3451 Cedar Avenue S OPTIONAL DETERMINATION OF NON.SIGNIFICANCE, MITIGATED !DNS-Mf: As the Lead Agericy·, the City of Renton has determined that significant environmental impacts are unlikely to result irom the proposed pro.ec: lherefore. <lS p,:,rrnitted under the R('NII 43 21C.110. tha c,ty of Renton is usi119 the Optional DNS-M process to give ro:1ce tnat a DNS- M is likely to be issued. Comment f)eriods for tha project and the proposed DNS-M are integrated 1rtc ;i s:ngle :omment penod. There w•II be no commenl period following the issuance of the Threshold Deterrninat1cn of N~n-S.gn.fl.:ance- Mrtigated (DNS-M). A 14aday appeal period will follow the issuance of the DNS-M PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION; May 25, 2007 July 8, 2007 APPLICANT/PROJECT CONTACT PERSON: Jim Han,aon, Hanson Consulting; Tel: 13601422-5056; Eml: Jchamion@verlzon.net Permits/Review Requested: Environmental tSEPA) Review, Preliminary Plat approval Other Permits which may be r&quired: Construction and Building Permits RequHWd Studies: Environmental Checklist, Geotechnlcal Report, Engineering Site Evaluation, Technical lnfonnatlon Report, and Traffic Impact & Acc&66 Analysis Location whera application may be revlew&d: Planning1Bulldlrtg/Publlc Works Department, Development Services Division, Si~th Floor Renton City Han, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING; Public hearing 1s tent,at,vely schadulad lor Seplember 4 2007 bof~re the .R<a.nJon Hearing fxam1nar in Renton Council Chambers Hearings beg,n 31 ~ CO Ar,: en the 7th noor of the Renton City Hall located at 1055 South Grady Way CONSISTENCY OVERVIEW; Zonin!J/Land Use: Envll'Oflrnantal Documents that Ev.iuate the Proposed Project: Development R&9ulallons Uted For Project Mltlgatlon: The subjecl site is designated Res1dennal Single Family (RSFi 0·1 the Ci~/ oi Renton Comprshensilie La;,d Use Map and Residential -8 (R-81 on tile Cit/ s Zoning Map En~iro·1mental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4 .:.-Q3•J RrvlC 4 2 , 1 OA. RMC 4-7 and other applicable codes and regulat10ns as api:ropr,Jte Proposed Mitigation Measures: The following Mihgat,on Measures w,ll like1y :le imposed oa the proposed project These recommended Mitigation Measures address proJeC: impacts not covered by existing codes and regdations as cited above The appl,canr will b,; reqwred lo pay /i1e appropfla/e Transporta/1on Ml/1ga/ion Fee; The app/acant WIii be requrred to pay lne appropriara hre 11.lir,gal,on Fee and The app1";:,111t will bs reqwred lo pay tne appropf/afe Parks M1/i901icn Fee The app!1canf WIii be reqwred lo m,ier em.sioll COllho/ s!a/ldards as rBqu,re<J by the Wasl11ngton Slats Department of£coh:Jgy Comments on the above application muSI be submitted in writing to Elizab&th Higgins, Senior Plannar, Development Sorv!cu Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on July 23, 2007. This matter Is II~ tentatively scheduled for a public hearing on September 4, 2007, at 9;00 AM. Council Chambers Seventh Floor. Renton Crty Hall. 1055 South Grady Way, Renton If you are interested 1n <1ttend1ng the hearing, please contact the Development Services Division to ensure tnat the hearing has not been rescl\eduled at (425) 430-72B2 If comments cannot be submitted in wribng by the dale indicated above, you may •till appear at t~ heanng and present )'OUr comments on the proposal before the Heanng E~am1ner If you have quesoons about this propo5"1, or wish to be made a pai,y of record and receive additional 1nformat1on by mail, please contact tile project manager. Anyooe who submits wntten comments will automatically berome a party of record and wm be notified of any dec,s1on on t111s projecl CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382; Eml: ehiggins@ci.renton.wa.us If you would like to be made a party of record to receive further information on this proposed projed, complete this fonn and return to: Crty of Renton, Development Plannir19. 1055 So Grady Way, Renton, WA 98057 Name/File No.: Benson Ridge Preliminary Pia11LUA07-056. PP, ECF NAME: MAILING ADDRESS TELEPHONE NO CERTIFICATION ;}RQ :ttlp IL) f'" /) A . on the ~-~-day of ff"-&if ' i • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 9th day of July, 2007, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, PMT's documents. This information was sent to: Name Agencies -NOA, Env. Checklist, PMT's Steve Pelton -Accpt Ur only Jim Hanson -Accpt Ur only Surrounding Property Owners -NOA only WSDOT -NOA only (Signature of Sender):, ~...;;/c.u:;/:u,,, STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Project Name: Benson Ridge Preliminary Plat Project Number: LUA0?-056, PP, ECF template . affidavit of service by mailing Representina See Attached Owner/Applicant Contact See Attached Agency Dept. of Ecology • Environmental Review Section PO Box 47703 Olvml'ia, WA 98504-7703 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 1601 h Ave SE 39015 -172"' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 • WSDOT Northwest Region • Duwamish Tribal Office* Muckleshoot Cultural Resources Program • Attn: Ramin Pazook1 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172°' Avenue SE PO Box 33031 0 Auburn. WA 98092-9763 Seattle, WA 98133-971 O US Army Corp. of Engineers• KC Wastewater Treatment Division• Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 Jamey Taylor• Depart. of Natural Resources PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72°' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt 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 I : 008700014700 AMIRI ALI R 4219 86TH AVE SE MERCER ISLAND WA 98040 948576014005 AVIS DANILO C 3136 WELLS AVES RENTON WA 98055 948574004008 BRADSHAW DONALD W+LEIGH D 1220 S 35TH ST RENTON WA 98055 292305918305 CANTOR JOEY O+JANE L 10840 SE 184TH # 104 RENTON WA 98055 948574020004 CHAU ALEX+VIEN RI M 3130 MAIN AVES RENTON WA 98055 948574001004 DACQUEL DANILEE S 1238 S 35TH ST RENTON WA 98055 948574013009 DOAN THINH P+NGUYEN CHRISTI 1117 S 34TH ST RENTON WA 98055 948574038006 GOODMAN ONICA A 1107 S 35TH ST RENTON WA 98055 008700013405 HOWARD JEFFREYS & LYNN K 17014 104TH AVE SE RENTON WA 98055 144100042007 KELLY JOANNE M+BRIAN T 3504 MILL AVE S RENTON WA 98058 292305918909 ANDERTON LUCILLE L 3275 CEDAR AVE S RENTON WA 98055 292305918206 BANH CHRISTOPHER 3308 WELLS AVES RENTON WA 98055 008700013207 BRAUNSCHWEIG RICHARD D+CARO 16842 104TH AVE SE RENTON WA 98055 008700015103 CASIO JAVIER AGOMEZ+LUZ MARIA 17031 105TH AVE SE RENTON WA 98055 948574017000 CHUNG QUOICUONG 3310 MAIN AVE S RENTON WA 98055 948574024006 DAVIS & ROBINSON INC 1201 MONSTER RD S #320 RENTON WA 98055 948574031001 GOMES JAMES DAVID+VAN UNEN 3315 MAIN AVES RENTON WA 98055 948574039004 HARRIS JOHN W JR 1115 S 35TH ST RENTON WA 98055 948574026001 HUFANA YSMAEL P JR 3111 MAIN AVES RENTON WA 98055 948574018008 LEE DIANE P 3304 MAIN AVE S RENTON WA 98055 948574003000 AQUINO NOELL +CHIN MEI CHI 1226 S 35TH ST RENTON WA 98055 948574028007 BENTON MARK RYAN+MIA ELIZAB 3125 MAIN AVE S RENTON WA 98055 948574009007 BUTIAR JESSE S+PRJTAM K 1114 S 35TH ST RENTON WA 98055 144100050000 CEDAR AVENUE LLC PO BOX 2401 KIRKLAND WA 98089 008700013009 CONNER HEATH E+MAYUMI 17000 104TH AVE SE RENTON WA 98055 008700015202 DEPT OF TRANSPORTATIDN PO BOX 47300 OLYMPIA WA 98504 008700014601 GOOD SHEPHERD OF WA 119 N MAIN ST PORTERVILLE CA 93257 948574025003 HO TINA T + LE TUAN D 3612 S ORCAS ST SEATILE WA 98118 948574048005 JACQUES JAMES H 1216 N 38TH ST RENTON WA 98056 948574014007 LEE YIU HUNG 1123 S 34TH ST RENTON WA 98055 948574012001 LI GUO MING 8637 S 123 ST SEATTLE WA 98178 008700013801 MCCANNON TIM 17007 105TH AVE SE RENTON WA 98058 948576013007 MINIGULOV RISHAT +NAIL YA 3142 WELLS AVES RENTON WA 98055 948574034005 NGO KIET NHON+LINH HUE 3419 MAIN AVES RENTON WA 98055 948574022000 NGUYEN TRUC DINH 3118 MAIN AVES RENTON WA 98055 948574011003 NORDEEN MICHAEL R 3412 MAIN AVES RENTON WA 98055 948574030003 PENA ROLAND A+LERMA E 3309 MAIN AVES RENTON WA 98055 948574035002 SIMS ANTHONY L 3425 MAIN AVE S RENTON WA 98055 948574046009 SLED RAYMONDE 3401 BENSON DRS RENTON WA 98055 008700012506 SWEET BILL T +MAI MARILEE K 16832 104TH AVE SE RENTON WA 98055 292305918404 LUU KENNIE & VIVIAN SUK FAN 4403 NE 7TH PL RENTON WA 98059 948576012009 MERCA RUFINO R 3200 WELLS AVE S RENTON WA 98055 948576011001 MUNOZ SANDRA 3206 WELLS AVE S RENTON WA 98055 292305918107 NGO TIMOTHY 3302 WELLS AVE S RENTON WA 98055 008700013306 NGYTENG 5563 156TH AVE SE BELLEVUE WA 98006 008700014205 OSBORNE STEPHANIE+CASTRO OR 17032 104TH AVE SE RENTON WA 98055 948574044004 RIDEOUT WILBERT C JR+COLLEE 1215 S 35TH ST RENTON WA 98055 948574045001 SIMS SHERRY ANN 1221 S 35TH ST RENTON WA 98055 948574008009 SMITH CHRISTOPHER K 1120 S 35TH ST RENTON WA 98055 948574029005 TA QUOC A+NGUYEN TU-QUYEN 3303 MAIN AVE S RENTON WA 98055 948574042008 MATHIS ROBERT T JR 1203 S 35TH ST RENTON WA 98055 292305910302 MILLER THOMAS 3507 CEDAR AVE S RENTON WA 98055 008700013900 NEWMAN REGGIE LEE 17013 105TH AVE SE RENTON WA 98055 948574010005 NGUYEN THUAT L+TRUONG BICH 3418 MAIN AVES RENTON WA 98055 948574021002 NHAN SEL+ THACH SAVIEN THI 3124 MAIN AVE S RENTON WA 98055 292305916101 PELTON STEPHEN W+ALICIA M EDELMAN 2530 232ND AVE SE SAMMAMISH WA 98075 948574032009 SAECHAO SARNSENG & NA! SINH 10317 SE 190TH PL RENTON WA 98055 948574007001 SINGH ROSHANI+PARNESHWAR 1202 S 35TH ST RENTON WA 98055 948574027009 SQUIRES JOSEPHINE R 3117 MAIN AVE S RENTON WA 98055 948574043006 TAN ZHEN 1209 S 35TH ST RENTON WA 98055 t • 948574002002 TRUONG THOMAS+AMANDA 1232 S 35TH ST RENTON WA 98058 948574041000 VONG HOA T 1125 S 35TH ST RENTON WA 98055 948574016002 WONG ANGIE 21913 101ST PL SE KENT WA 98031 948574040002 YAN CHUN HUNG+CARMEN WAI FU 1119 S 35TH ST RENTON WA 98036 948574005005 ZARATE JOSE MARI S+ESTRELLI 1214 S 35TH ST RENTON WA 98055 948574033007 TSE JIN PENG+HUA MEI 3413 MAIN AVES RENTON WA 98055 948574015004 VUONG KEVIN+JANIE WONG 1129 S 34TH ST RENTON WA 98055 948574019006 WORSHAM PAUL A 3136 MAIN AVE S RENTON WA 98055 292305904602 YAU HOPING 3251 CEDAR AVE S RENTON WA 98055 948574023008 VONG CON V 3112 MAIN AVE S RENTON WA 98055 948574047007 WINSPER II HOMEOWNERS ASSN C/0 JESSE BUTIAR PRESIDENT 1114 S 35TH ST RENTON WA 98055 008700014304 YADOCK WENDY & DAVID 17020 104TH AVE SE RENTON WA 98055 948574006003 YU JIANPING+XINHUI YANG 1208 S 35TH ST RENTON WA 98055 "~y 0 :~~ ~~~ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: July 9, 2007 LUA07-056, PP, ECF Benson Ridge Preliminary Plat PROJECT DESCRIPTION: The applicant has requested approval of a 9-lot subdivision with one tract and dedication of right-of-way for a public street. Two modifications from City of Renton development standards have been requested. One would allow streets to be built within a reduced width right-of-way (50 feet reduced to 42 feet). The second would allow utilities to cross a steeply sloped area within the plat. The project is within an area zoned Residential 8 (8 dwelling units per net acre of land). The proposed project site is 74,862 square feet (1.72 acres). The proposed density would be 6.1 dwelling units per net acre. The Preliminary Plat requires a State Environmental Policy Act threshold environmental determination, due to steep slopes on the property, and a public hearing before the City of Renton Hearing Examiner. PROJECT LOCATION: 3401 Benson Drive S & 3451 Cedar Avenue S OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.11 O, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated {DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: May 25, 2007 July 9, 2007 APPLICANT/PROJECT CONTACT PERSON: Jim Hanson, Hanson Consulting; Tel: (360) 422-5056; Eml: jchanson@verizon.net Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat approval Other Pennits which may be required: Construction and Building Permits Requested Studies: Environmental Checklist, Geotechnical Report, Engineering Site Evaluation, Technical Information Report, and Traffic Impact & Access Analysis Location where application may be reviewed: Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING: Public hearing is tentatively scheduled for September 4, 2007 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential -8 (R-8) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-4-030, RMC 4-2- 110A, RMC 4-7 and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropnate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. The applicant will be required to meet erosion control standards as required by the Washington State Department of Ecology. Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on July 23, 2007. This matter is also tentatively scheduled for a public hearing on September 4, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382; Eml: ehiggins@ci.renton.wa.us If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way. Renton, WA 98057. Name/File No.: Benson Ridge Preliminary Plat/LUA07-056, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: July 9, 2007 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Benson Ridge Preliminary Plat LUA07-056, PP, ECF CITY RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The City of Reiltun Dtvelopment Services Divisio~ has received ~n application for a 9-lot single-family subdivision located at 340 l Benson Dr. S & 3451 Cedar Ave S. 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 July 23, 2007. I . o ' Elementary School: -~-ft-fl: ~-~·, ( 1 /{.,~ Middle School: ____ ....,/b<.><:.._.-'-,-,,,..,.d_:.:.....:.<,c_{_' ___ .::.J:;v ________________ _ /:c>~' ...L... ' High School: ---,,AJ,;t,Cf-'"""--A-'-'-C J'-___ ,.....J./.c,_·-~··-~' ----------------- Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes ::,.:2 No · -- Any Comments:. _______________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, &p7~-d;:...)~~ Elizabeth Higgins, AICP Senior Planner Encl. -------,-0-55-So_u_th_G_r-ad_y_W-ay ___ R_e_n_to_n_, W-as-h-in_gto_n_9_8_05_7 ______ ~ ' @ This paper mnt;iins 50% recyc~ material, 30% postoonsurner AHEAD OF THE CURVF. CITY "F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator July 9, 2007 Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mt. Vernon, WA 98274 Subject: Benson Ridge Preliminary Plat LUA07-056, PP, ECF Dear Mr. Hanson: 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 July 30, 2007. Prior to that review, you will be notified if any additional. information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on September 4, 2007 at 9:00AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicanrare required. to be present at the public hearing. A copy of the staff report will be mailed.to you prior to the scheduled hearing. Please contact me at (425) 430-7382 if you have any questions. Sincerely, /31;7,0.dt:._ J~ Elizabeth Higgins, AICP Senior Planner cc: Steve Pelton -Evergreen Home Investments/ Owner/Applicant ~------l-0-55_S_o_u--,th_G_ra_d_y_W_ay---R-e-nt-o-n,-W-a-s-hi-ng_to_n_9_80_5_7 ______ ~ * This paper contains 50% recycled material, 30% postconsUmer AHEAD OF THE CURVE City of Renton LAND USE PERMIT PROPERTY OWNER(S) PROJECT INFORMATION NAME: -STE.Jc? P.t=.'c-Tl)A/ PROJECT OR DEVELOPMENT NAME: /3EI.IS0.U Atvb~ ADDRESS: so;;.o / S5 ,4 Ol/ l'J f/ j)J,utE J.,A-1( E RP t,;£ ~ ;;)-56 CITY: ZIP: 9f;' ~ ..S /t--/I.A. /\// "1--M I ( ff kl ft CJ;::i PROJECTIADDRESS(S)/LOCATION AND ZIP CODE: 'ii 'f() I cE_,(} l'o,v 1Yll.. S . 9 .fb.:,-> 34-5'1 C..E))4,tL MF-S. 71[os:, . TELEPHONE NUMBER: 'fdS-71.DS'-c) 32 0 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): '1'1's57 4 0"-/00 -09 . APPLICANT (if other than owner) "J.-9?.. 3e.:,-ct I to I NAME: {3VE!l t,£.6£ ,<) ['\ii,r,e: /,<}tJ£srA< c <J 1 f EXISTING LAND USE(S): :5/ J() ~t-G F/1-rJIA r L-'1 COMPANY (if applicable): 5 ,t,,nE PROPOSED LAND USE(S): S/ ,ti tJ, LE t-A-""1\ I 1-<-j ADDRESS: 302.D , s YI CS,,.f fl rl (f/AJ6 L/< EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: 12d S,G# d0l, S1,ut,L£ F l'J-fl\ 1 l-'-1 CITY: S: L(} 111-ZIP: 9do·; ~ A-AA MA-Nl 15 H PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): NA TELEPHONE NUMBER lf~r-·7e,,,~ 03 2. o EXISTING ZONING: µ_-S CONTACT PERSON PROPOSED ZONING (if applicable): NA:: NAME: J •1 ;n /-),4/U jo,u SITE AREA (in square feet): 7 '-/. 8/o -z._ COMPANY (if applicable): )/ i\/l/JDN u£)J:.,1 f lll-Jr/,(.;,, SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: t.c, © 2. I ADDRESS: / 7ljij (,,, ,,./7,1£.q/-!ll D ('t,rJ,:;; .,l. ,c SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: I Is, '6 C, PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: 'j,Y;,_ ") 'f- ;??7 o e R "'o :,.J i:,, ,t ACRE (if applicable): l, ' I NUMBER OF PROPOSED LOTS (if applicable): TELEPHONE NUMBER AND E-MAIL ADDRESS: 3roo --1./2?.-so~C. Jci/,t,;Jo~ ~ J,57<.120;u, ,Ne-, /0 GlfYO~H~NTON ----·----"---1VL.J NUMBER OF NEW DWELLING UNITS (if applicj\'.tt( 2 6 200f Nft: Q:web/pw/devserv/fonns/planning/masterapp.doc BUILDING DIVISION 07129/05 PROJECT INFORMATION (continued) ,----'-'-----'-'-'-It---------~ .n9oa,ooa NUMBER OF EXISTING DWELLING UNITS (if applicable): -z. SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): NA . SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS {tt applicable): NA;- PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE {if applicable): Cl AQUIFER PROTECTION AREA ONE Cl AQUIFERPROTECTION AREA TWO SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL Cl FLOOD HAZARD AREA ___ sq.ft. BUILDINGS TO REMAIN (if applicable): NA. t.. GEOLOGIC HAZARD NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS {if Cl HABITATCONSERVATION applicable): NA Cl SHORELINE STREAMS AND LAKES NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT {tt applicable): 0 Cl WETLANDS . . LEGAL DESCRIPTION OF PROPERTY s.~s3 sq. ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. . (Attach legal description on seoarate sheet with the followina information included) SITUATE IN THE S "'-:! QUARTER OF SECTION ?}i, TOWNSHIP 23._, RANGE ~, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. P'REU M 11'1/Ft-42!:1 Pt..A---r 3. 2. e?Ju, 11 z;,,.._.."'e:~L-(i<eu,ew 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP . . I, (Print Name.'s) J'1>MeS C h,<)-'/f' ..V . . , declare that I am {please check one) _ the current owner of the property Involved in this application or :;z; the authorized representative to aot for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the infonnation herewith are in all respects true and correct to the best of my knowledg~ pnd belief. I certify that I know or have salislaotory evidence that .,,J?. ""' ~ C f-f.'i vt..S'u 1" signed this instrument and acknowledged H to be his/her/their free and voluntary aot for the C.. uses and purposes mentioned in the ,instrument ignature of Owner/Representative) Notary Public in and for the State of Washington (Signature of OvVner/Aepresentative) Notary(Print)c (w. V ~ F tJ t!(bJ My appointment expires: __ ~_/~1_cr_(_/CJ ___ _ Q:web/pw/devserv/formslplanning/masterapp.doc 2 (fln9/05 HANSON CONSULTING May 23, 2007 City of Renton Development Services Division 1055 South Grady Way Renton WA. 98057 360-422-5056 Subject: Benson Ridge Preliminary Plat Dear Development Services Staff: This letter outlines the application for the Benson Ridge Preliminary Plat in the vicinity of the 3401 Benson Dr S, Renton WA. The proposal is to subdivide two parcels totaling 1. 71 acres into 9 residential lots and one tract. The current zoning of the site and surrounding area is R-8. The property fronts on Benson Dr S on the east and on S 34111 Street on the West. Access for all lots will be from a newly constructed City street with a hammerhead tum-around and private drive extension except for lot #7 which will access from an existing easement to Cedar Ave S. A traffic report evaluating access to Benson Dr S. has been prepared by Christopher Brown and Associates and is attached. The new City street was moved to the south to provide less grading for the new street and better access. Mr. Brown indicated that the traffic report would not need to be modified as a result. The site slopes from east to west with a steep slope on the westerly side. The steep slope prohibits access from S 34111 ST. No disturbance of the steep slope is proposed other than running required utilities to connect to the existing utilities in S 34111 ST. A street modification is being requested to allow a 42 foot right of way for the new street. A sanitary sewer is located within S 34th ST which will be extended to serve the site. Soos Creek water district has indicated that a water line extension will also be required to connect the present water mains in the area. Storm water from the site will be collected from the new street, treated, detained and released into the existing city storm system in S 34th ST. Grading will be done for street construction per the grading plan. The construction of the street and utilities will be by a balance of cut and fill. Material will be exported from the site. Structural material for the street and utility bedding will be imported. The existing parcels total 1. 71 acres in size. 7 additional lots will be created. The lots will be more than the minimum of 4500 square feet. The density allowed is eight units per ni.t.. CIT~OFRENTON f'fECEIVEO JUN 2 6 2001 BUILDING DIVISION .. acre. The proposed density is 6.1 units per net acre for this application subdividing the existing parcels into a total of9 lots and I open Space tract. (See Density Worksheet) Two residences are now oil the site along with a swimming pool, garages and cabana, all to be removed. Approximately 22 trees will be removed for street and utility construction. The tree survey shows that 127 trees are now present. The tree removal consists of about 17%. No clearing will take place within the steep slope areas other than for utility construction. Areas for the new street and individual building sites will be cleared as shown on the drawings. The general soil type in the area has been identified as "Alderwood Series", AgC. Portions of the site contain regulated and protected slopes. Those areas have been evaluated by Bergquist Engineering and their report is attached with the application. (See Geo-tech report) No other critical areas are present on the site. We appreciate the city's review and approval of this application for a IO lot subdivision. If you have any questions please contact me at 360-422-5056. Sincerely, ~ CITtOFRENT()rv ,,ecerveo JUN 2 6 2007 BUILDING DIVISION HANSON CONSUL TING May 23, 2007 City of Renton Development Services Division 1055 South Grady Way Renton WA. 98055 360-422-5056 Subject: Benson Ridge Preliminary Plat, street and steep slope modification Dear Development Services Staff: This letter outlines two modification requests from the Cities Standards. The first request is to modify the street width requirement from a 50 foot width to a 42 foot width for the street in the subject plat. The second modification is to allow required utilities to cross a regulated slope area. The project site has considerable physical conditions that impact the location oflots and new streets. The steep slope area to the west prohibits construction of a street connecting to S 34th ST. and significant site area is impacted by the sin: and shape of the steep slope areas. The new City street is short and serves very few lots, only eight. Reducing the width to 42 feet will result in an efficient access system and usable su.ed lots meeting the City's density standards. The second modification request is to allow utilities to cross the regulated slope area to connect to S 34th ST. The slope in question is a man made slope cut when the adjacent plat ofWinspur II was constructed. Cindy's Place Short Plat was recently granted a modification on the same slope adjacent to this site. We appreciate the city's review and approval of this modification request if there are any questions please contact me at 360-422-5056. Si erely, ~c~ CITYOFAENTON RECEIVED JUN 2 6 2007 BUILDING DIVISION .. -----------·""'"'"'"'. 'ii'l' i:::8--------------D ENS ITY 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: 2. Deductions: Certain areas are exduded from density calculations. These include: Public streets- Private access easements** Critical Areas* ~ square feet ~ square feet :3.SS 3 square feet square feet Total excluded area: 2. / /, ?.(o 3 square feet 3. Subtract line 2 from llne 1 for net area: 3. lP 3', $"? 9 square feet 4. Divide line 3 by 43,560 for net acreage: 4. ! • tj I.a acres 5. Number of dwelling units or lots planned: 5. 9 units/lots 6. Divide /Ina 5 by line 4 for net density: 6. G · I = dwelling units/acre *Critical Areas are defined as "Areas de1annined 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, pro1acted slopes, wetlands or fl~""'orAENTON Critical areas buffers are not deducted/excluded. CE I VE D JUN 2 6 2007 ** Alleys (public or prtva1a) do not have to be excluded. BUILDING DIVISION C:\Documenl5 and Selting,\jim ham<lo\Loool Settings\Temporary Internet Files~JESIOXUF8LEJ\donsily[l].doo I Last uplal<cl: Benson Ridge Preliminary Plat Construction Mitigation Plan The following is a construction mitigation plan for the infrastructure associated with the Benson Ridge Preliminary Plat. The proposed construction may begin as soon as the plat is approved, fall of 2007, and will continue for about 6 months once started. The hours of operation will be per the City of Renton ordinance covering construction work in residential neighborhoods. Hauling will primarily be done from the plat site to Benson Dr S then north or south. Grading will be performed as shown on the preliminary grading plan. Considerable material will be exported from the site for the construction of the new City street, utilities and related grading on the new lots. Sweeping and or flushing depending on what is appropriate at the time will clean any dirt or mud coming from the site. Dust will be kept to a minimum by watering if needed. Excavated areas will be protected per the King County SWM manual as adopted by the City of Renton. A traffic control plan will be addressed at the time of the construction permits. CITYOFFIENTON RECEIVED JUN 2 6 7nr,- su1rn1NG DIVISIO May 23, 2007 City of Renton Development Services Division 1055 South Grady Way Renton Wa. 98055 Q<=IJfLOP!011EHf PL/IN;\IIM3 -cn-Y OF RENTOt•l MAY 2 5 2007 RECEIVED Subject: Benson Ridge Short Plat application. 3401 Benson Dr So, Authorization as agent Dear Development Services Staff: This letter authorizes Jim Hanson to apply for a 9 lot short plat on our behalf. We are the owners of the property and the applicant, but Jim should be the contact person and serve as our agent on this matter. We appreciate the city's review and approval of this application for a nine-lot subdivision. If you have any questions please contact Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon Wa. 98274 phone 360-422-5056. Sincerely, ¥=17 ' / Stephen W. Pelton -r'---.... / Alicia M. Pelton~/{~ / NOTARY ATTESTED: Su scribed and swo before me. a Notary Public, in and for the State of Washington, residing at · / on the .? \ day of ~,7' , 20 ~ 7 May 23, 2007 City of Renton Development Services Division 1055 South Grady Way Renton Wa 98055 MAY 2 5 2007 RECEIVED Subject: Benson Ridge Short Plat application, 340 I Benson Dr So, Authorization as agent Dear Development Services Staff: This letter authorizes Jim Hanson to apply for a 9 lot short plat on our behalf. I am the owner of the property and the applicant, but Jim should be the contact person and serve as our agent on this matter. I appreciate the city's review and approval of this application for a nine-lot subdivision. If you have any questions please contact Jim Hanson, 17446 Mallard Cove Lane, Mt. Vernon Wa. 98274 phone 360-422-5056. Sincerely, NOTARY ATTESTED: Subscri~ and sworn before me, a Notary Public, in and for the State of Washington, residing at ~ A1 VI?"-on the ~ ;/'I" day of lYl a<, , 200 7 I Signed ~ . ..,j W~ (Notary Public) lEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS DEVELOPMENT PL_ANNING CITY OF REN1 ON D?L- MAY 2 5 2007 RECEIVED Calculations , ;gil~J,&~itw1~1~ei~i:w1iliii iiiii:iiliiliiiiiiiiiiiil:iiiiii Construction Mitigation Description 2 AND 4 Drainage Report , ~~v:~1;~1:a@~~w;;:~:g:;:;;;:;rnnt:1t1i;:i;:;;::i;; Environmental Checklist, Mailing Labels for Property Owners, i~l!leti!sll!ll~!ifBlijipijr!i1~li : illliiliiilI\1ii ii!! Master Application Form, Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section PROJECT NAME: ~1'1-1./ f--1~ 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section DATE: ~ 2-? 1 2-,£?()7 Q:\WEB\P\1V\DEVSERV\Forms\Planning\waiverofsubmittalreqs_9-06.xls 09/06 EVELOPMENT SERVICES DIVISION WAIVEk vF SUBMITTAL REQUIRc1v1ENTS FOR LAND USE APPLICATIONS ll![i!!ll1llllllllllllill:lllll;ll:!l~lllll llii=~ffl:1111 ~~I~;: fai:1H;:;'.;:fiiJiii~ii~rn~~:i/~i:i:jii:;;:!!l1:1ii1 Parking, Lot Coverage & Landscaping Analysis • B11EE~i(fi:1[~]1~l!i:1iimi!lli:;,;;;;m11Eii;;;;ffii!ii Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND, Map of View Area 2 AND 3 Photosimulations 2 AND 3 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: (?vn,sn,,v p../~ DATE ~ 2-,(5 7 z_tJ07= Q:\WEB\PW\DEVSERV\Forms\Planning\waiverofsubmittalreqs_9-06.xls 09/06 ® King County Records and Elec:tions Division R.ewrder's Office Depil-of-- and Admioi,l11oti,e Savices KmgCauoly-Boildiag 500 Four1h Aoaaa, Room 311 s-Jc. WA 981()4.2337 (286) 2%-1570 (286) 2'6-018' 1DD (286) 285.83!J6 FAX Plat and Condominium Name Reservation Request Please NOTE: There is a $50. 00 fee for this tra,isaction Reservation Type: 7', l'LAT o CONDOMINIDM Name Reserved: Reserved by: Contact: Telephone: Address: City, State, Zip: Section: Quarter: 2 -, . Township: "'2 3 Al Range: 6"' G: ,;s w !i'.v Quarter: _..1.JY~w!<!,.l.._'.,1.4:.t,/L-;...· _____ _ 7, . 77 Comments: -~ d, •. ,,,. This name rcsemdion . ~ one year from the date this request is filed with the KING COUNTY ROERS OFFICE. (Developer) If the condominium or plat has not '-i declared within this time, and reservation of this name is still desired, a new NAME RESERVATION REQUEST-. be filed The fee fir Plat and Coodo Name Reservations is S50.N per KOO 2.12.120.D FOR RECORDERS USE ONLY: Approved: Date Filed: Date Reservation Expires: Sent to Assessor's: _____ (Records) _____ (Assessor) R ~1 'O•fiEivro,,, r:::CEIVED JUN 26 2007 BU/lDJNeo,v,SION PROJECT PRE-APPLICATION COMMENTS Valley View Short Plat 3451 Cedar Avenue S PRE 05-141 DATE: November 3, 2005@ 11:00 a.m. STAFF COMMENTS: FIRE PREVENTION -Jim Gray MAY 2 5 2007 RECEIVED PUBLIC \YORKS/UTILITIES -Arneta Henninger CONSTRUCTION SERVICES -Larry Meckling COMMENT: Demolition Permit required PLANNING/ZONING-Nancy Weil SUPPLEMENTAL INFORMATION: ZONING MAP SITE AERIAL W AIYER SHEET DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM October 19, 2005 Nancy Weil, Senior Planner A hJ James Gray, Assistant Fire Marshal I\/~ Valley View Short Plat, 3451 Cedar[;e. S 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. Fire department access roadways require a minimum 20-foot wide paved roadway. Fire department turnarounds are required for roads over 150 feet in length. The turnaround shall meet the minimum dimensions shown on the attached diagram. 4. All building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\val1eyviewsp.doc DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM October 24, 2005 Nancy Weil Arneta Henninger X7298 VALLEY VIEW SHORT PLAT PREAPPLICATION 05-141 S 34TH ST AND WELLS AVES 3451 CEDAR AVES NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN Tms 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 preapplication submittal for this 4 lot short plat located in Section 29, Twp. 23N Rng. SE, and have the following comments. WATER • The proposed short plat is not located in the City of Renton Water Service Area. • This site is not located in the City of Renton Aquifer Protection Zone. • The proposed short plat is located in the Soos Creek Water District water service area. The project shall submit a Certificate of Water Availability from Soos Creek Water District to confirm that the District can provide the required fire flow rate for the development as required. • New fire hydrants shall be installed according to City of Renton codes and standards. • 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 fire 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. SANITARY SEWER • This project site is not served by the City of Renton sanitary sewer system. Valley View Preapplication Page 2 • The applicant needs to contact the Soos Creek Sanitary Sewer District for availability, fees, plan review and permits. • Although the Soos Creek District will have the final review and approval the City still needs to see the sewer on the engineering design plans. STORM DRAINAGE • There are storm drainage structures in S 34th St at Main Ave S. • A conceptual drainage plan and drainage report shall be submitted with the preliminary short plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out short plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tightlined into the storm drainage system constructed for the preliminary short plat. The drainage plan is to be first designed per the 1990 King County Surface Water Drainage Manual to determine if detention is required. If detention is required then it shall be designed per the 2005 King County Surface Water Drainage Manual. This is a condition of the short plat. • Surface Water System Development Charges of $715 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 preliminary short plat. STREET IMPROVEMENTS • The project will be required to dedicate additional right-of-way for a future half cul-<le-sac. The entrance road shall be 26 feet in width leading into a 50-foot half cul-de-sac for the dedication .. The applicant shall install 20 feet of pavement with installation of a temporary hammerhead turnaround. • All new electrical, phone and cable services to the short 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 approximately $75 per net new average daily trip will be required 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. DATE: TO: FROM: CITY OF RENTON Planning/Building/Public Works MEMORANDUM November 3, 2005 Pre-Application File No. 05-141 SUBJECT: Nancy Weil, Senior Planner, 425-430-7270 Valley View 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, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00, plus tax, from the Finance Division on the first floor of City Hall or the City website at www.ci.renton.wa.us Project Proposal: The subject property is located on the west side of State Route 515 at the stub of 34th Street, atldressed as 3451 Cedar Ave S (parcel number 2923059161). The single-family residence and detached structure on the approximately 0.71 acre site are proposed to be removed. The proposal is to divide the site into 4 lots for the eventual construction of detached single-family residences. Access to the property is proposed from a private 20-foot easement across the adjacent property to the south connecting to stub street of Cedar Avenue. On-site access is proposed by a combination of 20 and 26-foot wide private easements. S 34'" St stubs into the northwest corner of the site. Zoning/Density Requirements: The subject property is located within the Residential -8 dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone would be a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). The method of calculating net density has been revised in the new code and is as follows: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. If the site is determined to contain any critical areas (Protected Slope) and any public and private right of way would be deducted in order to calculate net density. The approximate gross square footage of the site is 31,026. The applicant has provided a density worksheet for the proposed 4 lot and private access which would arrive at a net density of 6.1 du/ac -which is within the allowed density range for the R-8 zoning. However, staff would require the extension of S 34"' Street, with half street improvement for access to the site. This requirement will alter the net density calculation and proposed lot configuration. Applicant would need to revise the density worksheet and plat in order to submit for the land use application. .. Valley View Short Plat November 3, 2005 Pre-Application Meeting Page 2 of 4 Development Standards: The R-8 zone permits one residential structure per lot. Detached accessory structures are permitted at a maximum of two per lot at 720 square feet each in size, or one per lot at 1,000 square feet in size. Minimum Lot Size, Width and Depth -The minimum lot size that would permitted in the R-8 zone is 4,500 sq. ft. for parcels greater than 1 gross acre and 5,000 sq. ft. for parcels less than 1 acre-gross. The R-8 zone requires a minimum lot width of 50 feet for interior lots and 60 feet for comer lots. A minimum lot depth of 65 feet is also required. The site is less than 1 acre thus requiring 5,000 sq ft. All private access easement are required to be deducted from the lot size. Public and private access easements are deducted from lot size. As depicted on the submitted plan, the proposed lots comply however due to the city requirement to extend S 34'" Street to access to site, the plat would require revisions. By code definition, Jot width shall be considered to be the average distance between the side Jines connecting front and rear lot lines, except for pipestem lots. The applicant shall include all lot calculations and dimensions with the land use application. Building Standards -The R-8 zone would allow a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots 5,000 square feet in size or greater. Lots less than 5,000 square feet in size would permit a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and two stories. Detached accessory structures must remain below a height of 15 feet and one-story with a gross floor area that is Jess than the primary structure. Accessory structures are also included in building lot coverage calculations. Setbacks -Setbacks are the minimum distance required between the building footprint and the property line or private access easement. Setbacks are taken from the private easement line rather than property line on applicable lots. The required setbacks are 15 ft. for the primary structure and 20 ft. for attached garages accessed from the front yard in the front, 20 ft. in the rear and 5 ft. on interior side yards. The side yards along a street setback is 15 ft. for the primary structure and 20 ft. for the attached garages which access from the side yard along a street. Access/Parking: Currently, S 34'" Street stubs at the northwest comer of the parcel. The applicant would be required to provide half street improvements and extend the public right of way of S 34'" Street with a required turn around along the north property boundary of the site. Additionally, the applicant is aware of a proposed pre-application (Cindy's Place Short Plat, PRE05- 149) for a four-Jot division of the abutting property to the north. The north half of the extension of S 34•• Street would be required for this project. (Please reference Street Improvement comments from Arneta Henninger). Private driveways are allowed for access to no more than two lots not abutting a public right of way. The City Code required minimum of 20-foot width and 12 feet of paving, unless otherwise required by the Fire Department (please reference Fire's comments) The applicant depicts steep slope along the northwest corner of the site. However, according to the City's Critical Areas Slope Map, it is not clear 40% slope with 15 foot rise is present in this area. The applicant would need to provide a geotechnical report and slope analysis of the site and adjacent property addressing the feasibility of pubic right of way extension. Each lot is required to accommodate off street parking for a minimum of two vehicles per lot. In addition, appropriate shared maintenance and access agreemenVeasements will be required between lots with shared access. Addresses of lots along private streets/driveways are to be visible from the public street by provision of a sign stating all house numbers and are to be located at the intersection of the private street and the public street. Driveway Grades: The maximum driveway slopes cannot exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Board of Adjustment is required. 05-141 Valley View SHPL (R-8, 4 lots).d0<I •• Valley View Short Plat November 3, 2005 Pre-Application Meeting Page 3 of 4 Landscaping and Open Space: A conceptual landscape plan will be required with the formal land use application. For plats abutting non-arterial public streets, the minimum off-site landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if there is additional undeveloped right-of-way in excess of 5 ft., this also must be landscaped. For plats abutting principal, minor or collector arterials, the width increases to 10 ft. unless otherwise determined by the reviewing official during the subdivision process. Tree requirements for plats include at least two (2) trees of a City approved species with a minimum caliper of 1 1/2 inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. 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 as guidelines for design of proposed site: Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single-Family neighborhoods. 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 in 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. 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 Jot, and parking areas. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelops that address privacy and quality of life for existing residents. Sensitive Areas: Based on the City's Critical Areas Maps, it does not appear this site contains any Critical Areas. However, if applicant is aware of any in the area (within a 100 feet on abutting properties) this information must be disclosed at the time of the land use application. Due to potential steep slopes in the area, a geotechnical report and slope analysis may be a submittal requirement for the land use application. Environmental Review: At this time, it does not appear the site would require SEPA review. However, if critical areas are indicated on the site SEPA review may be required. The proposal would be brought to the Environmental Review Committee for review, as it is their charge to make threshold determinations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils, streams, water, etc. If the proposal is reduced to 4 lots or less which requires Administrative Short Plat, the Administrator may determine there are sufficient concerns to warrant a public hearing, and refer the short plat to the Hearing Examiner (RMC 4-7-070H.5). Permit Requirements: Short plats of four or less lots are processed administratively within an estimated time frame of 6 to 8 weeks for preliminary approval. The land use process would be completed within an estimated time frame of 6 to 8 weeks for preliminary short plat approval. The application fee is $1,000.00 for Short Plat (additional $500.00 fee if SEPA review is required). The mailing label required for notification to surrounding property owners within 300 feet of the site are provided by the City of Renton. 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. Once preliminary approval is received, the applicant must complete the required improvements and 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. 05-141 Valley View SHPL (R-8, 4 lots).docl ,•• Valley View Short Plat November 3, 2005 Pre-Application Meeting Page 4 of 4 Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the short plat. • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributed to the project; • A Fire Mitigation Fee based on $488.00 per each new single-family residence. A handout listing all of the City's Development related fees in attached for your review. cc: Jennifer Henning 05-141 Valley View SHPL (R-8, 4 lots).doc\ PRE-APPLICATION COMMENTS PROJECT: Karks-Pelton Plat Benson Dr S & 34th St. PRE 05-035 DATE: March 31, 2005@ 10:00 p.m. STAFF COMMENTS: FIRE PREVENTION -Jim Gray PUBLIC WORKS/UTILITIES -Arn eta Henninger CONSTRUCTION SERVICES -Larry Meckling- NO COMMENT PLANNING/ZONING-Nancy Weil SUPPLEMENTAL INFORMATION: ZONING MAP SITE ARIAL SUBMITTAL WAVIER FORM DATE: TO: FROM: CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM March 23, 2005 Nancy Weil, Senior Planner Jim Gray, Assistant Fire Marshal SUBJECT: Karks/Pelton Preliminary Plat, Benson Rd. S & S 34th. St 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. Fire Department access roadways require a minimum 20 Foot paved roadway with an approved fire department turnaround. (Lots 1 thru 5 and lot 10). See attached diagram. 4. All building addresses shall be visible from the public street Please feel free to contact me if you have any questions. DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM March 30, 2005 Nancy Weil Arneta Henninger X7298 (l\;\ KARTES PLAT PREAPPLICATION 05-035 S 34TH ST & BENSON RD S NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN TIDS 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 preapplication submittal for this 14 lot plat located in Section 29, Twp. 23N Rng. SE, and have the following comments. WATER • The proposed plat in located the Soos Creek Water District. • The project shall submit a Certificate of Water Availability from Soos Creek Water District to confirm that the District can provide the required fire flow rate for the development. • Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Soos Creek Water District, need to also be submitted to the City of Renton for revtew. • This site is not located in the City of Renton Aquifer Protection Zone. • Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM fire and shall be located within 300 feet of the structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet this criterion. All fire hydrants shall be per the City specifications. These City of Renton requirements are applicable to the entire proposed site regardless of water district boundaries. Kartes Plat Preapplication Page 2 SANITARY SEWER ,,/--~ • • • ,' ' This project siteXs not served by ~he City of Renton sanitary sewer system . • I The applicant n~~e Soos Creek Sanitary Sewer District for availability, fees, plan review and permits. Although the Soos Creek District will have the final review and approval the City still needs to see the sewer on the engineering design plans. STORM DRAINAGE • There are storm drainage facilities in S 34th St and in Main Ave S. • A conceptual drainage plan and drainage report shall be submitted with the preliminary plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tightlined into the storm drainage system constructed for the preliminary plat. The drainage plan is to be designed per the 1998 Level 2 King County Surface Water Drainage Manual for water quality treatment and detention. This is a condition on the plat. • Surface Water System Development Charges of $715 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 preliminary plat. STREET IMPROVEMENTS • The project needs to install street improvements including curb, gutter, sidewalk and street lighting all to City of Renton standards across the full frontage of the parcel being developed. •(,. • A traffic study will be required. • The new street interior to the plat must be developed to City standards which are 42' right-of- way, full 32' pavement width, with curbs, gutters, 5' sidewalks adjacent to curb and street lighting. • The code does allow a dead end street if it is from 500' to 700' in length, has a full cul-de-sac and all houses beyond 500' have a sprinkler system. • 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. • Traffic mitigation fees of approximately $75 per net new average daily trip will be required prior to recording of the plat. Fire mitigation and Parks mitigation fees must also be paid prior to recording of the plat. GENERAL • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. The construction permit application must include an itemized cost estimate for these improvements. r-..arres t'Jar Yreapp11cat1on Page3 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. cc: K.ayren K. CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: March 31, 2005 TO: Pre-Application File No. 05-035 FROM: Nancy Weil, Senior Planner, (425) 430-7270 SUBJECT: Karks-Pelton 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, Board of Adjustment, Board of Public Works, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or on-line at www.ci.renton.wa.us. Project Proposal: The subject site is comprised of three parcels, two are developed with single-family dwellings addressed as 3401 Benson Dr S and 3451 Cedar Ave S, and the third parcel appears to be vacant. The proposal is to subdivide the total site of approximately 2 acres into 14 lots. The existing single-family structures are proposed to be removed. While the site abuts Benson Dr S, no direct access is proposed in the pre-application information, although the vacant parcel to the north currently appears to have an access to Benson Dr. S. The proposal indicates the extension of the public street of S 34'" St, terminating in a cul de sac. According to the project narrative, a private access easement is proposed to the north accessing Lots 1 through 6. Lot 1 O will gain access via an existing 10-foot wide private driveway off of Cedar Ave S. According to the City's Critical Areas maps, the site contains steep slopes," some of which may be protected (thus prohibits development). Zoning/Density Requirements: The subject property is located within zoning designations Residential -8 dwelling units per acre (R-8). The density worksheet submitted with the proposal, shows a net density of 8.4 du/ac. This number cannot be rounded; therefore the proposal would be over dense for the R-8. The density range required in the R-8 zone would be a minimum of 4.0 to a maximum of 8.0 dwelling units per acre {du/ac). The method of calculating net density is as follows: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. As it is unclear if all the access easements and any critical area were included in the density calculation, staff recommends a revised density calculation be done. Depending on the presence of critical areas and the access easements, the net area is affected. All square footages of areas to be deducted (i.e. private access easement, critical areas) must be provided at the time of formal land use application in order to determine density. Karks-Pelton Preliminary Plat - Marcil 31, 2005 re-Application Meeting Page 2 of 5 Development Standards: The R-8 zone permits one residential structure/unit per lot. Detached accessory structures are permitted at a maximum numlJer of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. R-8: Minimum Lot Size. Width and Depth -The minimum lot size that would permitted in the R-8 zone is 4,500 sq. ft. for parcels greater than 1 gross acre and 5,000 sq. ft. for parcels less than 1 acre-gross. The site appears to IJe greater less than one (1) acre-gross; therefore. a minimum lot size of 4.500 sq. ft. (net area-after easement deductions, if applicable) would IJe required. 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. Lots on the turning circle of a cul de sac must have a minimum of 35-foot width. Land area included in private access easements must not be included in lot area calculations. Please provide IJoth the gross and net square footage of each lot at the time of formal land use application. For the formal land use application, all lots must be fully dimensioned to determine compliance. Building Standards - The R-8 zone would allow a maximum IJuilding coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots 5,000 square feet in size or greater. Lots less than 5,000 square feet in size would permit a maximum IJuilding coverage of 50% of the lot area. Building height is restricted to 30 feet and two stories. Detached accessory structures must remain below a height of 15 feet and one-story with a gross floor area that is less than the primary structure. Accessory structures are also included in IJuilding lot coverage calculations. Square footages of buildings to remain, if any, must be provided at the time of formal land use application. Also, any IJuildings that are to be removed/demolished must olJtain a demolition permit and IJe removed and inspected prior to recording the final plat. Setbacks -Setbacks are the minimum distance required IJetween the building footprint and the property line or private access easement. The required setlJacks are 15 ft. for the primary structure and 20 ft. for attached garages accessed from the front yard in the front, 20 ft. in the rear and 5 ft. on interior side yards. The side yards along a street setback is 15 ft. for the primary structure and 20 ft. for the attached garages which access from the side yard along a street. No setbacks were shown on the pre-application materials. All setbacks are to be shown on the formal land use application plat plan submittal, but must be removed prior to final plat recording. Access/Parking: The extension of S. 341 " St terminating in a cul de sac is proposed access to the development. Off the north side of the public street extension is proposed a private access easement however the width of the easement is not provided. The applicant shows the stormwater facility at the corner and Lots 1 through 6 accessing from the easement. Lot 6 would actually front S 34'" St. and Lots 3 and 4 have frontage on Benson Drive S however direct access to Benson Drive S for lots 3, 4, 8. 9 and 10 would not be supported by staff. Private streets are allowed for access to six or less lots, with no more than 4 of the lots not abutting a public right-of-way. The street is to include a minimum easement width of 26 feet with 20 feet of paving. The private access easements shall be shown as easements rather than as a separate tract. Lot 9 is proposed pipestem off the end of the cul de sac. Lot 10 gains access from an existing private 10- foot wide driveway easement off of Cedar Ave S. This easement would be required to be a 20-foot wide easement. Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet with 12 feet of paving. The northern parcel #94857 4-0480 appears to have an access off of Benson Drive S. This parcel was included in the proposal however it is not clear if it is an additional lot. Staff would require additional information on the intended development of this parcel. If included in the plat, it is likely staff would not support direct access to Benson Drive S. ? "' Karks-Pelton Preliminary Plat - March 31, 2005 re-Application Meeting Page 3 of 5 Each lot is required to accommodate off street parking for a minimum of two vehicles per lot. In addition, appropriate shared maintenance and access agreemenVeasements will be required between lots with shared access. Private streets and private driveways are easements. The land area of the easement is to become part of the abutting lots. Addresses of lots along private streets/driveways are to be visible from the public street by provision of a sign stating all house numbers and is to be located at the intersection of the private street and the public street. Driveway Grades: The maximum driveway slopes cannot exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Board of Adjustment is required. Landscaping and Open Space: For plats abutting non-arterial public streets, the minimum off-site landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if there is additional undeveloped right-of-way in excess of 5 ft., this also must be landscaped. For plats abutting principal, minor or collector arterials, the width increases to 10 ft. unless otherwise determined by the reviewing official during the subdivision process. Tree requirements for plats include at least two (2) trees of a City approved species with a minimum caliper of 1 Y, inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. At the time of formal land use application, a conceptual landscape plan will be required (12 copies). Sensitive Areas: Based on the City's Critical Areas Maps, the site is located within critical areas, including: Geologic Hazards -steep slopes Geologic Hazards -The site appears to contain areas of 15%, 25% and 40+% slopes as shown on the City's Slope Analysis map. As required by the City's Critical Areas Regulations, a slope delineation indicating the location of "sensitive· slopes will be required as part of the formal land use application. Sensitive slopes have grades from 25% to 40%. Specific standards also apply for development located within sensitive slopes, landslide and erosion hazard areas. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. Pursuant to the Renton Municipal Code (RMC4-3-050J) the applicant will be required to obtain a geotechnical report stamped and signed from a Geotechnical Engineer stating that the proposed development is suitable with respect to the current site conditions for soils, slopes, landslides, etc. In addition, the report would need to address any special construction requirements deemed necessary by the Geotechnical Engineer. Through the preliminary plat review process, the City may condition the approval of the development in order to require mitigation of any potential hazards based on the results of the studies. In addition, pursuant to RMC section 4-3-050.J.3, the geotechnical report submitted with the application may be required to undergo independent secondary review by a qualified specialist selected by the City at the applicant's expense. Environmental ~ev.iew: "Tfieprojectwoull reqOire SEPA review due to the number of lots of the proposed pla!·iifreater than_ four dwelling 11Aits). The proposal would be brought to the Environmental Review C~ille~ fo, '/tr~ie_l!?,_~s it is their charge to make threshold determinations for environmental checklists. Typ,ca y, m, igation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils, streams, water, etc. Permit Requirements: The project would require Preliminary Plat and Environmental (SEPA) Review. The review of these applications would be processed concurrently within an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's recommendation would be subject to a two-week appeal period prior to being transmitted to City Council for approval. Karks•Pelton Preliminary Plat - March 31, 2005 )re-Application Meeting Page 4of5 The application fee would be $2,000 for the Preliminary Plat and half of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 fee (1/2 of $400 full fee) and project value over $100,000 is a $500 fee (1/2 of $1,000 full fee). Estimated fees for the land use applications would be $2,500.00. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. Credit for the existing residence may be given. • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project; • A Parks Mitigation Fee based on $530. 76 per new single-family residence; and, • A Fire Mitigation Fee based on $488 per new single-family residence. A handout listing all of the City's Development related fees is included in the packet for your review. Consistency with the Comprehensive Plan: The existing development is located within the Residential Single Family (RSF) Comprehensive Plan Land Use designations. The following proposed policies are applicable to the proposal: Residential Single Family: 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-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelops that address privacy and qual#y of life for existing residents. Design and Improvement Standards for Residential Areas Objective LU-M: Provide more linkages within and between neighborhoods by developing a system of residential streets, which serve both vehicles and pedestrians and creates a continuous, efficient, interconnected network of roads and pathways throughout the City without unduly increasing pass through traffic. Policy LU-70. Streets, sidewalks, pedestrian or bike paths in a neighborhood development should be arranged as an interconnecting network. The extensive or predominant use of cul-de-sacs and pipestems should be discouraged for new development. A "flexible grid" pattern of streets and pathways should be used to connect adjacent and future development. Policy LU-76. To visually improve the public streetscape and the safety of perimeter sidewalks and facilitate off-street parking, construction of alleys providing rear access to service entries and garages should be encouraged. Policy LU-80. Land should be arranged in blocks divided into lots with all lots required to front on a public street or a park. Community Design Element 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. Karks-Pelton Preliminary Plat - Marcil 31, 2005 )re-Application Meeting Page 5 of 5 Policy CD-14. Architecture of new structures in established areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: a. Where there are differences in height {e.g., new two-story development adjacent to single- story structures), the architecture of the new structure should include details and elements of design such as window treatments, roof type, entries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. Policy CD-15. Land should be subdivided into blocks sized so that walking distance are minimized and convenient routes between destination points are points are available. Additional Comments: • Due to the likely presence of protected slopes, which prohibit any development, staff, recommends that the applicant assess the site more closely and complete a slope analysis. Based on the outcome of these findings, the plat would likely need to be re-designed. • As proposed the density is exceeded, therefore applicant should re-calculated to include deductions for all private and public accesses and critical areas. No direct access to Benson Drive S (SR 515) will likely be supported. • In advance of submitting the full land use application package, applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning ·-------· MEMORANDUM DATE: TO: ,3 J,i /05 Con?iruct:n Services; Fire PreXtition, Economic Development, Plan Review, Project Planner · ,·, FROM: Neil Watts, Development Services Division Director SUBJECT: LOCATION: Fe,,i<fw-l· · [ PREAPPNO. Pt2erJ§-03:; : A meeting with the applicant has been scheduled.for /~ .W An , Thursday, /1.tk-r"'-2 ( &r , in one of the 6th floor conference rooms. If this meeting is scheduled at 10:00 AM, the MEETING MUST BE CONCLUDED PRIOR TO 11 :00 AM to allow time to prepare for the 11 :00 AM meeting. Please review the attached project plans prior to tt,e scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. Plan Reviewer assigned is w(\~ . Pl .... e]iu ' ;•';' . ·r··;· •; . '\S) e ts to.· .. •···• / :~ . ; •.. >. . ...... ~PJannet)~t H:\Division.s\Develop.ser\Dev & Plan.ing\Template\Preapp2 Revised 1-05 MEMORANDUM MAH 2 3 2005 DATE: ,3 /1i /05 T 7 fo: Construction Services; Fire Prevention, Economic Development, Plan Review, Project Planner FROM: Neil Watts, Development Services Division Director SUBJECT: New Preliminary Application: ..15,;_~~¥-~ilJ~..!!..,~:.;,,:~~~== LOCATION: _:Btn:::..:....:.-'-"cf-Mc...::.!...!---""'---"'-+--"'--'-___.::::_'---~~=-=-~~----'-----'----I'-"--='------'--'-~-'IU<: PREAPP NO. P@e()§ -Q:;; S"" A meeting with the applicant ha~ been scheduled for / 'tJ W f\1:1 , Thursday, ~ 2 ( ~ , in one of the 6th floor conference rooms. if this meeting is scheduled at 10:00 AM, the ME.ETING MUST BE CONCLUDED PRIOR TO. 11 :00 AM to allow time to prepare for the 11 :00 AM meeting. Please review the attached project plans prior to ttie scheduled meeting with the applicant. You will not need to do a thorough "permit level" review at this time. Note only major issues that must be resolved prior to formal land use and/or building permit application submittal. Plan Reviewer assigned is W(\d<v . Please submit your written comments to ~ least two (2) days before the meeting. Thankyou. t~~~~- H:\Division.s\Develop.ser\Dev & Plan.ing\Templatc\Preapp2 Revised 1-05 (Planner) at , 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: MAY 2 5 2'JJI The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact USE OF CHECKLIST FOR 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. nttpJlrentonwa.govluploadedFiles/Business/PBPWIDEVSERV/FORMS_PLANNING/envchlst.doc05/23/07 A. BACKGROUND 1. Nameofproposedproject,ifapplicable: 'B£NS.CAJ "R ro~ ~.H".oRT ?J..~""t 2. Name of applicant: 67Ei<J6 ? e'-ro I\J 3. 4. Address and phone number of applicant and contact person: S7EV~ Pet-TO A.1, 3o :Z.. 0 /:iS;tJQq,!f./1 pnuc ..U< Rd S€ SA-H\«"' ... MISA w 14 9 'i/()7S° J../-.>o-7~S-o32-cJ, C.s,vTAc..T: ..Ji..,. /J;,,,v,.,u, /99'1/t-""A"-Aa-0 Coll&. ~ ni,..,.~..., =A. G8;).7'-/ Dale checklist prepared: ;:5--;;;i.3-07 5. Agency requesting checklist: G ; +, tOF Re "'41"0 Al 6. Proposed timing or schedule (including phasing, if applicable): F/1.t.l, ;;:,..o() 7 7. Do you have any plans for future addijions, expansion, or further activity related to or connected with this proposal? If yes, explain. A/ o 8. List any environmental infonmation you know about that has been prepared, or will be prepared, directly related to this proposal. G&,o -T6C-l-4 ,t TR 14 FF ,c Re Pol<T'5 471"$:lr/,-.P -n, APP J../ t!.A 17 O'I.I 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No 10. List any governmental approvals or permits that will be needed for your proposal, if known. S#Dp:r ?.&..A, A-f!PP.tk.Jtf<-ft. 6t,"1)S7R.(.;L.T/0~ P£P.rn1T. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the projectandsite. Sq0t>,v,oo 2. PA€LEL.r ToT.1U .. -1Al6 7~ 'JU,z sei.FT. '"' ro 0, J..c7S. http://rentonwa.gov/uploadedFiles/Business/PBPW/DEVSERVIFORMS_PlANNING/envchlst.doc 2 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. 3q.o I s eN~oA.J DR >·. KE' .. "to,./ ~ 39-S I C..BDAIZ ,4ue 5. I< E ;Jj<),J, t.oc.4""1eV .11,.f -S w ~ , St!!:c.710 I\J 7.. 9 . TotutJSH, 'i' Z:3 N p,_, 1oe 5 i:. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other :SL~<P,,,,,_, ~ 1,-"tu;,r, ,t5"1'f,Sr +o WEST. A sr~ .SL.or'£ "'.0 w e.sr ~/"De. b. Whal is the steepest slope on the site (approximate percent slope?) q I ?. 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. AL7)Eo.t. wood se ... ,,,,s ;J.9 1!. s~ So11-) RePo,t'f .£} TT"i:\c t:-l e::O -to HPrP t.-1 c..A-r, t, A.J d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Ne> e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. G,,2 iu>,..., 6 70 C,r,,v.f"l7lu(!.,i A.t:::L.Bss :XO'lD f. Could erosion occur as a result of clearing, construction, describe. 6'1'i0.5tDM Co,u"""fuZt,L. W /t..L. DIE c..r>N.s.·,~ .. l r1D-<J, or use? If so, generally P,z.o 1.1 rt>;sD p u. ti!JAJ 6. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 1 s % Fo <. <::::: , ~ <f>Tf28eT t /Je~.-,,r cMe""E•JK. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: e~0Sr1uu C,e,11)-t/Z.,H--i-:;EIZ. Git; a>F R.elvfo,v ~rt>s. http://rentonwa.gov/uploadedFileslBusiness/PBPW/OEVSERV/FORMS_PLANNING/envchlst.doc 3 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. e AA, :ss,. o AJ s Filo,.... C.£> ,vSrA1<c-r-,., ,J e(S2 ... if'if'AeAiT. 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: NUJ& 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. N OAJ e' 2) Will the project require any work over, in, or adjacent to (within 200 feel) the described waters? If yes, please describe and attach available plans. Alo 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. NOIVE 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. Alo 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 Ni:; http://rentonwa.gov/uploadedfiles/Business/PBPW/OEVSERVIFORMS_PLANNING/envchlsldoc 4 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. ,!Je,,., E 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. :570,.,,., w l',-TelL 1-12.o= STRl:E'T t: '°v~IUEwA<tS 4' ~<>~'S C..OllL OE CoL~e.c.:ra-s, -,t 'T)ErA,,.,ll!D:> 4 'TR.lcArell ,,u A \J Au.1..,, 8EF'•~ -;>,.rc#llS 6 .si ;1,v-,.. ;-~cf' ,c.;-+-,..•.s-5Tbll."7 S"S7"~-. SE'ti: DnA1•A"'E. P,e<Po«-r: 2) Could waste material enter ground or surface waters? If so, generally describe. /VO d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: see. 'i:>~A-110 Ac;,€ KEf>o<Q.., 4. PLANTS a. Check or circle types of vegetation found on the site: ~ deciduous tree: alder, maple, aspen, other ~ evergreen tree: fir, cedar, pine, other -L shrubs ...[)I{.... 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? ?"/<,!I!:$. S/k1.t.1.8S It a;,zAsses ""' rH-1: v ic., .1tt, .-,.., o i:--sra.-rs «t u.:ru ... , ,1 C. E> ,\,.) 5i'r (/2 ~<t...T11:> N c. List threatened or endangered species known to be on or near the site. NON£ d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: :55£ ~,up Scfl(P,I; PLA:N http:1/rentonwa.gov/uploadedFiles/Business/PBPW/DEVSERVIFORMS_PLANNING/envchlsl.doc 5 5. ANIMALS a. Circle any birds and animals which have been observed on or near the sije or are known to be on or near the site: Birds: hawk, heron, eagle,fuon-;b~ other _______ _ Mammals: deer, bear, elk, beaver, other _________ _ Fish: bass, salmon, trout, herring, shellfish, other _____ _ b. List any threatened or endangered species known to be on or near the site. NO"->€= c. Is the site part of a migration route? If so, explain t.u'-~e12 'Ii ~L; w A '-I. Fo fl wA-n;;n... "Foc.uL d. Proposed measures to preserve or enhance wildlife, if any: f\./o,.J l:: 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. Ef..E<--t-rfl., '-Foai. ::rraerr J...1 tc.H-""?"1,v 6. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. ,J 0 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: /v'f>N E. 7. ENVIRONMENTAL HEAL TH 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. Alo 1) Describe special emergency services that might be required. F 1 'RE e:; PoL..«:£ 'Du.RI ., 6' Ce ,v S~u.<--r "° .c.,. 2) Proposed measures to reduce or control environmental health hazards, if any: Noll.)€ http://rentonwa.gov/uploadedFiles/Business/PBPW/OEVSERVfFORMS_PLANNING/envchlst.doc 6 b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? N,:,N liE 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. c: c, NST"/1.u c:..-,o,; eSl<L ,hllEuT if\.l a,s6 .::>~t:i,111 <-.:::o,., ,n-.z~c. "rto..; o F ?~IIT l.1tAPR01JEME1o1T$, 3) Proposed measures to reduce or control noise impacts, if any: ,.JoNe 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? j:l,,1;'5 /"t) e 1U "7"' I A 1... b. Has the site been used for agriculture? If so, describe. f,,.je,, c. Describe any structures on the site. z Ac, .. SE'S', ?oc:i I, Gi=u1.11-4'eS'" 4' GA.'ii!>A,vA d. Will any structures be demolished? If so, what? A 1..L U.J, 1..l. ,SE. )<EM OUE1>. e. What is the current zoning classification of the site? A·B f. What is the current comprehensive plan designation of the site? SIAJ~t.l= F4-M '"'1 g. If applicable, what is the current shoreline master program designation of the site? N'f\ h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. .STeBP :SL.OP£ ~~ S/lowLJ otU Dr111w,..,~S'. i. Approximately how many people would reside or work in the completed project? O. No Hcws-e (o,;;s714<a-,o..., AJ ?AAT oF ~,s A,f}IP'-•< A-'1"10.A.J. http://rentonwa.gov/upJoadedFiles/Business/PBPW/DEVSERV/FORMS_PlANNING/envchlst.doc 7 j. Approximately how many people would the completed project displace? 5 k. Proposed measures to avoid or reduce displacement impacts, if any: /\lo,vE I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: M 12=-c ,T'1 2.oAJ/,v a. .:SrA.v1> il£ i>S 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. ,v o ,u e, l °t I/ fl.c.AAJT ~.f") b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. z. ,.,., ,::in,Le /.NCl:>AAE ,;'h<4",AI~ c. Proposed measures to reduce or control housing impacts, if any: l./6=G 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. NA b. What views in the immediate vicinity would be altered or obstructed? ,,.Jo,uE c. Proposed measunes to reduce or control aesthetic impacts, if any: NDNt= 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? /1/ A- b. Could light or glare from the finished project be a safety hazard or interfere with views? No http://rentonwa.gov/uploadedFiles/Business/PBPWIDEVSERVIFORMS_PlANNINGienvchlsl.doc 8 c. What existing off-site sources of light or glare may affect your proposal? N oAJE d. Proposed measures to reduce or control light and glare impacts, if any: !Je,;ue 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? ReA.J"t·tu.> f'~Jc.s b. Would the proposed project displace any existing recreational uses? If so, describe. tJo,ue c!5t"f-i.6c1<... TA."'.u P'i'\ 111 ~TE ?oc, I c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: ~ m 1,-Ito 11r,a ..i Fee. 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. No b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. t,/ 0 ,u € c. Proposed measures to reduce or control impacts, if any: No,uc 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. lr~~s w 11.<--;, E 'P~Oc.J i?><E.=1> Fflo,,.._ 0 EA!fo,.., µ'u S. 5. 34-I~ ST IJ'iiu:fJs- -j-ffE .s,-rc 1-fD,.,EuE" STeief' .st.oi>es P1R.oll1orr ~cc..ess b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? y E'S c. How many parking spaces would the completed project have? How many would the project eliminate? /'/ ~ hllp://rentonwa.gov/uploadedFiles/Business/PBPW/DEVSERVIFORMS_PLANNING/envchlst.doc 9 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? ,AIE~ S,Holl-7 '?i:.,. 0£-iC.. STREET, e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. tJ o f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. 6" 4 T1".., <;"' s-. f,.,, r"eAk. 5el£ 7RA-'F'P.1c R.ePoc>..""('_ g. Proposed measures to reduce or control transportation impacts, if any: 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. No b. Proposed measures to reduce or control direct impacts on public services, if any. pt/ Olt)/; 16. UTILITIES a. 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. /'J o ,.,_ t::: C. SIGNATURE 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: £ 4<Z C #124f?-- Name Prin/JA-Mes c.. J/aN,f"<;,cJ Date: 5-Z.3-o? http://rentonwa.gov/uploadedFiles/Business/PBPWIDEVSERV/FORMS_PLANNING/envchlst.doc 10 27207 8th Avenue S Des Moines, Washington 98198 Phone: 253.941.9399, Fax: 253.941.9499, P.O. Box 13309 Des Moines, Washington 98198 e-mail: RBergqu5 l O@aol.com August 25, 2006 Mr. Steve Pelton Evergreen Home Investments 3020 Issaquah Pine Lake Rd., SE, # 266 Sammamish, Washington 98075 Re: Geotechnical Engineering Services Preliminary Site Evaluation 3451 Cedar Avenue S Renton, Washington King County Tax Parcel Number: 2923059 l 6 l BES Project Number: 200628, Report l Dear Mr. Pelton: This report presents the results of our preliminary geotechnical evaluation for the proposed residential development on approximately 0.71 acres of land in the southwest quarter of Section 29, Township 23N, Range SE, of the Willamette Meridian as shown on the Vicinity Map on page Al of this report. Mr. Steve Pelton of Evergreen Home Investments authorized our work on this project by signing and returning a copy of BES Proposal Number 1262006 on July 19, 2006. The preliminary geotechnical evaluation was performed by Bergquist Engineering Services (BES) to provide information regarding: • topographic features on the site, • geologic setting of the site, • readily identifiable geotechnical constraints to the project, • preliminary foundation, and earthwork recommendations. GEOTECHNICAL ENGINEERING ANO CONSTRUCTION INSPECTION 3451 Cedar Avenue S Renton, Washington Project Number: 200628, Report l August 25, 2006 The scope of services included: a reconnaissance of the project site and surrounding area by Richard Bergquist, P.E., principal geotechnical engineer; a review of readily available geologic and soil survey maps and literature, a review of readily available coalmine maps at the State of Washington, Department of Natural Resources; and a review of a topographic map available through the King County iMAP System and a topographic survey completed by Crones & Associates. BES personnel gathered the information presented in this report for preliminory geotechnical engineering purposes only. This site characterization was not intended to provide final design recommendations nor was it to address the presence or likelihood of contamination on or around the site. Specialized methods and procedures, which were not a part of this scope of services, are required for adequate final geotechnical design recommendations and environmental site assessment. Prior to final design, an adequate subsurface exploration should be performed to determine the actual soil conditions at the site. According to Mr. Jim Hanson of Hanson Consulting, the property will be divided into several, individual, single-family, residential lots. Access to the lots will be provided by extending S 34th Street to the east, which will require relatively deep cuts into the existing slope. The cut faces of the slope will require at least protection from erosion and possibly soil retention. Design plans for the residential structures were not available at the time this report was prepared, therefore, we assume that the buildings will be two to three stories in height. The structures will be wood-framed and supported on cast-in-place concrete foundations. The nearly trapezoid-shaped lot is bounded by State Route 515 to the east and by one or more residential lots to the south, west, and north. The west property line in the northwest corner of the lot abuts a portion of S 34'h Street. The property is currently occupied by a wood-framed, one-story house with a daylight basement and an attached, one-car garage near the center of the site. There is a detached, three and one-half-car garage north of the house, along the north property line. Access ta the property is via a one-lane gravel road off Cedar Avenue S. that parallels State Route 515. There is approximately 50 feet of vertical relief on the property, from a high elevation of 332 feet MSL (mean sea level) near the southeast corner of the property to a low elevation of 282 feet MSL near the northwest corner of the property. The gradient from east to west Bergquist Engineering Services Page 2 of 6 3451 Cedar Avenue S Renton, Washington Project Number: 200628, Report l August 25, 2006 across the site declines at about 14 to 20 percent to a north-south trending slope break about 30 feet from the west property line where the gradient steepens to about 30 percent. There is a four-to five-foot toll, near-vertical rockery along the west property line. There is a near vertical, four-foot toll, retaining wall between the subject property and the adjacent Lot 5 in the southwest corner of the property. The parking area between the house and detached garage is covered with asphalt pavement. The remainder of site, not occupied by buildings is covered predominantly with lawn grasses and weeds. There ore numerous trees including cedar, large leaf maple, apple, and Douglas fir on the property. Dense blackberry bushes ore present along the west and north property lines. According to the Soil Sun-ev of King County Area, Washington, published by the United States Department of Agriculture, the near-surface soils (upper 30 inches) at the site consist of the Alderwood series AgC, which classify as "gravelly sandy loom" according to the USDA Textural Classification System. AgC soils classify os "SAND-SILT (SM) with grovel" according to the Unified Soil Classification System (USCS) and hove a reported 20 to 30 percent, respectively passing the Number 200 sieve. The Puget Sound region has been subjected to erosion and deposition by glacial processes during the lost one million years. The most recent glaciation, referred to as the Vashon stade of the Fraser glaciation, ended about 11 ,500 years ago. Vashon glacial processes formed area landforms. According to the 2002 Geologic Map of King County, Washington compiled by Derek B. Booth, Rolph A. Hougerud, and Jill B. Socket, the property is underlain by Vashon till. Surficiol geologic processes currently affecting the property are limited to weathering of surficiol soils. Since about 1853, cool hos been mined in Washington. Prior to around 1970, nearly all coal come from underground mines. Since the early 1900s, state low required mine operators to submit detailed plans of all underground coal operations on an annual basis. About l, 100 individual mops representing about 230 mines comprise the Washington State coalmine mop collection. Obviously not mopped, ore the locations of illegal or unreported mines and mines or explorations completed prior to the requirements for mopping. Bergquist Engineering Services Page 3 of 6 3451 Cedar Avenue S Renton, Washington Project Number: 200628, Report 1 August 25, 2006 Historically, based on review of the available coalmine maps at the Department of Natural Resources in Olympia, Washington, there hos been extensive mining in the immediate vicinity of the subject property. Surface depressions due to collapse of underground mines have been reported south of the subject property. There are; however, no mapped mines beneath the subject property. The Puget Sound area is seismically active. Low magnitude earthquakes occur nearly every year within a SO-mile radius of the site. On April 13, 1949, the Olympia area experienced an earthquake having a Richter Magnitude 7.1 and, on February 28, 2001, a Richter Magnitude 6.8 earthquake occurred near the same location. On April 29.1965, a Richter Magnitude 6.5 earthquake occurred between Seattle and T acomo (Rogers, Walsh, Kockelman and Priest, 1991 ). Recent studies by Brian Atwater (1987) conclude that much larger (perhaps larger than magnitude 8) subduction-zone earthquakes occur periodically along the Washington Coast; the lost subduction-zone earthquake occurred approximately 300 years ago. The site is in seismic design category Dl based on the probabilistic ground motion values predicted by the USGS Earthquake Hazards Program and the 2003 International Residential Code. Conventional spread footing foundations ore anticipated to be suitable for support of the proposed structures if they ore placed on either the native, undisturbed, medium dense to dense glacial till soils or on suitable, imported, and properly compacted granular soil. Typically, allowable bearing capacities of these soils ore at least 2,000 psf with settlements estimated to be less than one- inch. All exterior footings shall be placed at least 18 inches below grade for frost protection. Minimum widths of 24 inches for individual column footings and 18 inches for continuous wall footings ore generally recommended. The predicted, native, SILT-rich, SM soil at the site may be moisture sensitive; therefore, major earthwork at this site would best be performed during the dry, summer months of the year. These soils may not be suitable for use as structural fill or structural backfill. Any native, SILT-lean (GP or SP) soils are probably not moisture sensitive and may be used for structural fill or structural backfill. The site soils ore classified as highly erodable, therefore, during the earthwork and construction phases, great core must be exercised to control the migration of soils off the site. This can be accomplished with properly placed and installed silt fences, straw bales, and temporary sediment ponds. All soil stockpiles will need to be covered with heavy plastic sheeting and placed far from declining slopes and foundation and utility excavations. According to Chapter 296-155, Part Bergquist Engineering Services Page 4 of 6 3451 Cedar Avenue S Renton, Washington Project Number: 200628, Report 1 August 25, 2006 N of the Safety Standards for Construction Work in the State of Washington, most of the site soils classify as Type C. Therefore, side slopes of excavations deeper than four (4) feet should be no steeper than one and one-half (l .5) horizontal to one (1) vertical (1.5H: l V). If the dimensions of the site prevent the use of maximum slopes of 1.5H: lV, the slopes must be stabilized or shored to facilitate safe excavations. The cut required for the access road from South 34" Street is anticipated to be as much 15 to 20 feet in height. To conserve land area, the slopes will need to be as steep as practical. Rockery walls 15 to 20 feet toll would not be acceptable at this site. There are, however, numerous methods available to facilitate construction of tall, near-vertical slopes and include rock-faced reinforced eorth, tied-back retaining walls, and soil-nailed slopes with erosion protection on the cut face. Generally, cut slopes greater than four feet in height ore required to be designed by a qualified professional engineer. A series of shorter, stepped, cut-slopes could be used to provide access to the site; however, these would probably consume more land area than the single, tall cut. Short, neor vertical cuts could be fashioned with rockeries or cantilevered retaining walls eliminating the need for reinforced earth and/or tie-backs. For planning purposes, the horizontal distance between the vertical segments of a stepped wall is generally equal to the vertical height of the lower step. The method of choice used to facilitate the cut should be based on the actual subsurface soil conditions at the site as determined by an adequate subsurface exploration. Moreover, the choice should be based on the eose of installation, the desired appearance, and the relative cost of construction. In our judgment, the property is suitable for residential construction if structures are sited a sufficient distance from the aforementioned, cut slopes. The foundations of any structures should be situated so that an imaginary line drawn down at a 45-degree angle does not intercept any cut slopes. This can be accomplished by increasing the distance between the footing and the cut slope, by increasing the depth of the footing, or by a combination of both distance and depth. The preliminary recommendations presented in this report are not based on subsurface exploration at the project site and should be verified before final design and construction. Any successful construction project relies on adequate observation and testing Bergquist Engineering Services Page 5 of 6 345 l Cedar Avenue S Renton, Washington Project Number: 200628, Report l August 25, 2006 of construction materials and procedures by the geotechnicol engineer or his qualified representative. At a minimum, the testing program must include: • Observation and review of site clearing and review of all foundation excavations to evaluate whether actual conditions ore consistent with those encountered during exploration. • Full-time observation and testing of placement and compaction of all fill and backfill materials to evaluate compliance with specifications. • Field inspection and laboratory testing of materials and field inspection of methods as required by the appropriate Building Code. Typically, this includes inspection of placement of reinforcing steel; inspection and testing of portlond cement concrete to evaluate compliance with specifications regarding slump, temperature, air content, and strength. If you hove any questions, or if we may be of further service, please contact us. Attachments: Al A2 Copies to: Vicinity Mop Site Pion Addressee (l) Hanson Consulting (4) 17 446 Mallard Cove Lone Mt. Vernon, Washington 98274 Bergquist Engineering Services Sincerely, Bergquist Engineering Services Richard A Bergquist, P.E. Principal Page 6 of 6 ,6 I i I ! 2ti iTukwlla i I i I ! i ·•r~""i. I i Sub11, • ... ,,. TNVMN oca ion: 36 Washington • Date: Au ust 2006 .. ~ "."J • ~ u r··· .. ll ~(\).)flt t_._ Pnnt~ fiorn T(,C' : , •·'· ~,:,,:, i ; I 1t1,_,1 •. .J, }eogt1,phlc Holiulgs (www 1opo com) VICINITY MAP Bergquist Engineering Services Al For: Eve reen Home Investments BES Project Number: 200628-1 )> "' 0 ~ E" D C: !<I- "' 0 0 C>- ::E 0 " 0 ,., a ~ 0 ::r -<> 3· 6 !l <C ::, z 0 .. 0 ::, 0:, m V> " .Q. (I) !l z C: 3 er " :, "' 0 0 C>- "' ':" 3 <> .. n !P g_ 0 ~ ~ <> ::, C: <> V, ::r ~o g ::i. 0 J/. -" a 0:, " <O -" (.I') ':::. " ~ <! --· m ,., ::, (I) <C Cl! 5· g: :,. ell ..., 0 :, m < <I ~ ii ::, :r ~ <> I 3 <> it (/) -i m -0 > z c J7 Sf-lED .39 l4T ~, i I \ -. JB 65± SC \ 4 '0 J I ' I ~·~ I "" I A •· .• · ..... . ,, . I .. LO / .· i K\ BUfLDIN!. J QIIIIIIIIII ---1{ ·" .. r\,, . \v 0 IJ'W &-0.24'5 ,~:.~\~ ~---- p LOT 4 " CJ -~ ;::;· z I! -"<1 ,, .. 71 (~ -"'I " @R LOT 3 ---~,-., ;r; :;_. t ~ I (-:: N :_r;_ ,· ~- F-:-~ s;, KKA rt'! y},L \. ·:.-.···-~"\ I"\* ts__'; -. ".···~. ·•. ~ .. , .: ... w LOT \\·~·:. ·. ·· .. · 2 •< LOT\ . ·:: ·:· ,: ... _ '. ro' lo\'l'OE ACCESS EAS£1.1ENT __ PER PLAT OF 'MNSPER II n'?ACT 'C' PLAT OF----- W/NSPER II {10' WIDE) ' BENSON RIDGE SHORT PLAT 3451 Cedar Avenue South/ 3401 Benson Drive South TECHNICAL INFORMATION REPORT May 20, 2007 Prepared for Evergreen Home Investment, Inc. Attn: Steve Pelton 3020 Issaquah-Pine Lake Road SE Suite #206 Sammamish, WA 98075 Submitted by Offe Engineers, PLLC Attn: Darrell Offe, P.E. 13932 SE 159"' Place Renton, WA 98058 Office: (425) 260-3412 Fax: (425) 988-0292 Project Desaiptlon The purpose of this report is to present a preliminary drainage report and downstream review for the proposed Benson Ridge Short Plat in accordance with the Crty of Renton requirements. The Benson Ridge Short Plat is a 9 lot single-family residential project. The project consists of two existing tax parcel numbers (948574-0460 & 2923059161) and is located by two separate addresses: 3451 Cedar Avenue South and 3401 Benson Drive South in Renton. The site is 1. 72 acres. See Figure 1 for a vicinity map of the project and Figure 2 in Appendix A for an existing site survey of the project. Figure 3 shows the proposed site plan for the development. The site is bound by the plat ofWinsper Div. II to the west, north, and south. Benson Drive South abuts the property to the east. Review of Resources Critical Drainage Area Map • Panther Lake Wetlands Subbasin Flood plain/floodway (FEMA) Maps • There is no mapped floodplain in the immediate area per the available FEMA map. The site is located in Zone X per the Flood Insurance Rate Map (FIRM) map number 53033C0669 F. See Appendix B for a copy of the FIRM map. The map also indicates that the area is outside of the 500-year flood plain. Sensitive Areas • Wetlands -There are no known wetlands located on r near the project. • Streams and 100 Year Flood Plains -There are no apparent streams or floodplains that go through or abut the project. • Erosion Hazard Areas -There are no landslide hazard areas for the project. • Landslide Hazard Areas -There are designated sensitive slopes on and adjoining the property. The cut slope for South 34th Street was constructed at a 2:1 slope (50%). This area is along the west side of the project. • Seismic Hazard Areas -The area is not mapped as a seismic hazard area. • Coal Mine Hazard Areas -The property does not appear to be located within a designed coalmine hazard area. There were mines located north and south of the property. Page 2 c:\offe engineers\1 projects\jim hanson\benson ridge short plat\tlr\storm report l.doc U.S. Department of Agriculture, King County Soils Survey • The soils on the site are classified as Alderwood gravelly and loam (AgC), 15 to 40 percent slopes. These soils types are described in the Soil Survey of King County Area, Washington (Soil Conservation Service [SCS], 1973). Figures 4 and 5 contain the portion of the scs map in the vicinity of the project site and the index to soil units. Alderwood soils are characterized as gravelly sandy loam to a depth of 12 inches and gravelly, sand loam with organics between 12 and 27 inches. This gravelly, sand loam structure is underlain by weekly to strongly consolidated till to a depth of 60 inches. Permeability is moderately rapid in the surface layers and very slow in the till layer, runoff is slow to medium, and the potential for erosion is moderate. Flow Control/ Water Quality design - The project would be required to meet the 2005 KC Drainage Manual for design and sizing. The 2005 Manual allows for credit of the existing impervious areas if those areas were created prior to the 4-D rule (Jan. 2001 ). Based upon the King County Assessor report, the improvements on the project were created in the late 50's and mid 70's. Therefore, the detention facility would be sized to allow for this impervious as pre-existing runoff. Landslide Hazard Drainage Area Map • The site is not located in a landslide hazard drainage area. Field Inspection Offe Engineers has visited the site on several occasions. The most resent visit occurred the morning of May 15, 2007. The weather conditions were dry, warm, and clear. The ground slopes from Benson Drive on the east towards South 34th Street to the west. The drainage along Benson Drive slopes tcmards the east curb line (the road is super-elevated) with the surface drainage towards the east curb line. The drainage sheet flows into the South 34t11 Street conveyance system, the drainage then continues to the west thence into Talbot Road approx. 2000 feet west of the site. Page 3 c:\offe engineers\! projects\jim hanson\benson ridge short plat\tir\storm report 1.doc Appendix B includes photos taken on and around the project site. Review of the 8 COre Requirements and 5 Special Requirements of the 2005 King County Surface Water Design Manual Offe Engineers has reviewed the Core and Special Requirements In Chapter 1 of the King County Surface Water Design Manual, and addresses each of the requirements as follows: COre Requirement No. 1 -Discharge at Natural Location Currently the site discharge is sheet flow along the entire westerly edge. Flowing over the cut slope for South 34t11 Street. COre Requirement No. 2 -Offsite Analysis There are no upstream basins that contribute to the site. Benson Drive is super- elevated towards the east. The property is at the top of the basin and flows west. COre Requirement No. 3 -Flow control The proposed project will be required to provide detention for added impervious areas. A storm water facility is proposed in the NW comer of the property, and then flows into the existing conveyance system for S. 34t11 Street. core Requirement No. 4 -COnveyance System The proposed on-site conveyance improvements will Include curb, catch basins and a pipe network for collection of surface runoff from landscape, driveways, roadways, and sidewalks. Roof downspouts will be connected via tight line to the conveyance system. COre Requirement No. 5 -Erosion and Sediment COntrol A Temporary Erosion and Sediment Control Plan implementing the Best Management Practices will be designed as part of the final engineering plans for the project In accordance with City of Renton requirements. COre Requirement No. 6 -Maintenance and Operations The Maintenance and Operations Manual for the Kristen Woods Subdivision will be included in the Anal Storm Drainage Report as part of the final engineering design for the project. COre Requirement No. 7 -Financial Guarantees and Liability The Financial Guarantees and Liabilities will be required prior to the project being finalized by the City of Renton. core Requirement No. 8 -Water Quality The project will provide the required water quality facility as part of the final engineering design. The site is located in the basic water quality treatment area. Special Requirement No. 1 -Adopted Area-Specific Requirements The project is located within the Panther Creek drainage sub-basin. The project is located within the Green River Drainage basin. Page 4 c:\offe engineers\1 projects\jim hanson\benson ridge short plat\tir\storm report l.doc Special Requirement No. 2 -Floodplain/Floodway Delineation This requirement does not apply. Special Requirement No. 3 -Flood Protection Facilities This requirement does not apply. Special Requirement No. 4 -Source Controls This requirement does not apply because the project is located in the basic water quality treatment area. Special Requirement No. 5 -Oil Control This requirement does not apply. Page 5 c:\offe engineers\1 projects\jim hanson\benson ridge short plat\tir\storm report l.doc ~ .. f ,-~· 11 ,, I, '!ti It ii~ .. i T .'I!!. GRAPHIC SCALE VICINTY MAP --~~ii, ....... ,,,..,, .. ·. ', - \ \ \ \ \ \ I -\ _...~-----. ~---\-- \ PROPOSED LAYOUT GRAPHIC SCALE \ \ \ \ \ \ \ \ \ \ Basin: Green River Symbol Drainage Component Type, Name. and Size -map Type: sheet flow, sv.ale, stream, channel, pipe, pond; Size: diannr, surface area A Sheet Flow B Overland Flow (sheet flow) C Channel Flow D Open Channel-pipe OFF-SITE ANALYSIS DRAINAGE SYSTEM TABLE SURF ACE WATER DESIGN MANUAL, CORE REQUIREMENT #2 BENSON RIDGE SHORT PLAT Subbasin Name: Panther Creek Basin Subbasin Number: Drainage Slope Distance Existing Potential Observations of fleld Component from site Problems Problems Inspector, resource DescriDtlon discharae reviewer, or resident drain11119 basin, wgetation, % %ml-1,320ft. constriciions, under capacity, ponding, tributary area, lkellhood of problem, c°"", doplh, 1ype of sensitiw ovortopping, flooding, habitat or organism ~ patl,Mys, potential in1>a<:IB area, wllme -tion, scouring, bank sloughing, sedimentation, incision other erosion Heavy vegetation, drainage 45% 50' None None None observed leaves pror;rty at west side into S. 34 Street. Curb Line flow along ex. 10% 200' None None None observed Street Flow continues to the west 10% 2,300' None None None observed within 12" storm pipes to Talbot Road Flow crosses Talbot Road 5% 2,350' None None None observed at time of within pipe -hard to view inspection due to vegetation. c:\otfe engineers\ l projects~im hanson\benson ridge short plat\tir\drainage system table.doc Mr. Jim Hanson Hanson Consulting 17446 Mallard Cove Lane Mount Vernon, WA 98274 Re: Jim Hanson, Planner Sled/Pelton Short Plat Access to Benson Drive S (SR 515) Traffic & Access Elements Dear Mr. Hanson: Christopher Brown (J;$ Associates 9688 Rainier Ave. c\l. &allle. WA 98118-5981 (206) 7'22-1910 fax (206) 7'22-1909 .--.,r:: rr.-:1:,:;:·M-y r'\Jt}1 :~~S January 25, :Rii:l/c:'rv UF h.,:,,u,·. MA~ 2 5 20G7 Rf:.C;:\'•J!:0 First, as a matter for your reference I am attaching copies of documents relative to the subject access issues. These include the following. • Reduced scale copy of the land survey showing the existing property and topographic features. • Sketch map of the proposed plat showing the proposed plat layout and access streets. • A 1 :20 scale drawing of the southerly access with a 32-foot wide driveway and a proposed centerline grade of 15 % for the east-west section and the location of a retaining wall of about 8 to IO feet in height (subject to geo-technical review). • Level of service (capacity) computations for this driveway with the attendant p.m. peak hour (design hour) traffic demands. • WSDOT Concrete Retaining Wall, Vertical Face Style. Second, ,flease note the p.m. peak hour traffic volumes for the site development are based on the 7 edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual, for Land Use Code 210, the applicable reference for single-family residential developments. As a small development the published average trip rates are used. Third, the capacity analysis is in accordance with the 1997 Highway Capacity Manual (HCM) and attendant intersection capacity up-dates for the new HCM 2000 publication by the Transportation Research Board. The analysis was accomplished using the software entitled HCS 3, produced by the Mc Trans Center at the University of Florida, used under license to Christopher Brown, P.E. The results of the analysis are noted on the next page. Traffic fnsineers t;;; Transportation Planners Mr. Jim Hanson January 25, 2007 Page2 When reviewing the appended LOS summaries, note that the computer input and results are included in the Appendix. The appendix computation shows the overall LOS on the driveway, the average delay, and the maximum queue length (essentially one vehicle) at the "STOP" controlled intersection. By the way, note that the analysis does not assume the northern most driveway is limited to Right Turn In and Right Turn Out only but, rather, assumes all turns are permitted. (In other words, left turns are allowed Volume, are too small •o mandate left turn channelization on Benson Drive South. TABLE I Trip Generation A.W.D.T. A.M. Inbound A.M. Outbound P.M. Inbound P .M. Outbound 54 Trips/Day 2 vehicles/hour 3 vehicles/hour 4 vehicles/hour 2 vehicles/hour The forecast design hour volumes on Benson Drive South include: • Southbound through traffic • Southbound right turning traffic • Northbound through traffic • Northbound left turning traffic • Eastbour,d right turning traffic • Eastbound left turning traffic 899 vehicles per hour 4 vehicle per hour 528 vehicles per hour 1 vehicle per hour l vehicle per hour 1 vehicle per hour While I do not practice structural or geo-technical engineering it seems likely that the retaining wall at the foot of the northern most driveway may be a WSDOT Type 5 or SSW or perhaps maybe even a gabion style. It is required to make the grade no more than 15 percent. If you have any questions, please feel free to call. Yours truly C. V. Brown, P.E. encl. \ \ ···--.--·--- \ '! ~ \ ' ' \ \ ' \ \ ' \ \ \ \ t ' \ \ •, \ \\ \ft I ,OS' ii, ~ ~i ~ j --J~ .L~..L9- . a.l;\:i ra~· I, '?Z 28 \ J l'i! , ' \ \ r 0 .'lT . .., ~l ,;) "' --. ' ;;-.~-:. · 1 ~ ' .L. I I I' ~ I n -I ~ ~···\_j r. ! '*i ~\ \~. ~\ \ \ I ,,&~ \ \ ..,.,. __ -~ __ __,,.._ I \~ \~\ \;..\ \Ill.\ '1. es \\ \ ... ' . b' ' . \\, \ ~ ! \ -! I L--·""5 .~ \ . ,-~ '· . \ \ . l I \~~~ \ l . S(\1;---.·-. ---·- \ uosueu w1f e,.c:i:>n 1n rn uer /l1ny f'l_r~ :c /5 ;( / -zi,:,.r<rnc-t!. ~ 1 ~ i't'-5 bJ"'tii;,k d//1 := //S-/ \ , //.i. e;'/"C,d< /r1;11 f' := '3/3.5' , / _ //·S'. £6/A'rr j!P'fe ; .,?t>l-f ~ f}!}r-1.:·::~g.;;;t:~~~~~~"7:~(f C"•l ~-.: (.) a N II . I / == ;!oh-e Christopher Brown (!$ Associates 9688 Rainier ,\ vc. &. &attic, W ,\ 98118-5981 c206J 722-1910 ru c206) 122-1909 Two-Way Stop Control Page 1 of2 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Intersection Rensen Rd./Site Access o.nalvst C. V. Brown Jurisdiction Renton O.aencv/Co. Benson Road Access lll.nalvsis Year 2007 Date Performed 1/'23/07 Benson Road Access BR-<>.nalvsis Time Period P.M. Peak Hour Project ID C1P East/West Street: Site Access North/South Street: Benson Road Intersection Orientation: North-South Studv Period (hrs): 1.00 Vehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 1 528 0 0 899 4 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 1 573 0 0 977 4 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 0 2 0 Configuration LT T T TR Upstream Sii:inal 0 0 Minor Street Westbound Eastbound viovement 7 8 9 10 11 12 L T R L T R Volume 0 0 0 1 0 1 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 0 0 1 0 1 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 10 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 0 0 :onfiQuration LR Delav Queue Lenath. and Level of Service 0.pproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR V (vph) 1 2 C (m) (vph) 712 248 v/c 0.00 0.01 95% queue length 0.00 0.02 Control Delay 10.1 19.6 LOS B C a.pproach Delay --19.6 Approach LOS --C Copyright C 2000 University ofFlorida, All Rights Reserved Version 4.J file://C:\WIND0WS\TEMP\u2kE155.TMP 1/23/07 Top of wal I 1 • ·6" <(' ;,, ~ Bors S •s I ot l'·O" oc NOTES 1. All concrete shol1 be Closs 4000 except as noted. 2. for backfill requirements. see Standard Pion .. 0-~". 0 _i_ Y," Chomf" -) I IT'fPI ~~" 'Special wol1 7'-r ~Back face roe• tc•otm.ot_/;1 1 of.wol I ~en specified I 10 c' 9' I I_ ~-~~,.~.-' ._ /-.,I front face of~1.1~ Bottom of footing 3. When Woll Type 5·SW 1so1twoter1 is specified, the concrete cover over steel in the front face ond the total wol I thickness shall be increased by t"'. '?';-~· in contract / WALL TOP OETAIL GUTTER OETAIL Set top of retaining wal I bock 1/,i" from face 9" of wall ot footing far wall heights H to 20'. -.!:! • 2 CH is in feett ' -A far H above 20' use farmulo: offset ( inches) = ~------------rl 7:, C 0 " ' 0 ' 0 0 ~ 0 C C ~ 0 . • u 0 0 0 . 0 ! . 0 • 0 • t. 000 • ao 000 C zoz z » 0 : J: 000 ' 0' • Q. NC- Bors O •4 with ~=~o?~tter II q, ears G ·~ at 1 · -f," cen1ers 1 '/i ·· C I ear once (see NOte 31 \ I \1\ l F\~ .. ,·-o" o· J -+11\ - MIN ! spt;c•-1==1! Bor-s ~ 0 "' centers both loces I '/1" C, eorance Bar J 3" OIA drains Bor,s; M Construction joint with roughened surface l Y2" C 1 ear once 2·· Cleor-once Omit on walls H 14" ond lower. Add each r ayer for one bar each s· : 20· 1 · ·6" lap splice ond extended thru construction joints ( TYPI ~ increment of H greater a Bors Sore used when hk) 0 1w· MIN 31/1" MAX ( 3" Clearance SECTION -VERT! CAL FACE , .. Clea - " , ( wall at top '..-,'- of footing ~ u KEY OETAIL Hoi required on wo11s H = s· thl"u H = 25' Provide 24' (MINI ti co! o<t _I -, ! ! I ' ' i I e -IY2·· Clearance MIN 61/2·· Cleoronce MAX 3" ITlPI I.+ I I H++t~' I -1-1-- I I I I ' ' ' ' ' Bors J c T'fP, only for H ~ 21' Bars K ( T'fPI 1/i" Premolded joint filler in expansion joints ot 24' centers Bors M lTYPl only for H? 21· 12' centers and 6 above f;nol grade -r.nn«to uct;on joints in footing ot 120' center-MAX 1 ine ot front foce of wal I ELEVATION 4, When Woll lype 5·SW lsoltwoterl is specified. concrete in the table colunY'I ··Material Ouontity"' shol I be increosed by O.OOJ x H CY/LF. S. Concrete in the 2~ foot wa11 sections shall be ploced seporoteiy b~tween expansion joints with o ~inimum 12 hour period between concrete placement. Bor MIN Splice •4 2 -0 ·s I 2·-0'" •s I 2· • 1 ·· ·1 ·1 2--~fi .. "B I 3' • 9" "91 4~ • .!.QL__§_. - {~ LI , .. BARE At 1'-6" <:enters BorlRodius ·1 ~ ' ' • • "l..__!l' ~g ~t--1 BARS KANO M WALL DESIGN WITH VERTICAL FRONT FACE ANO 211 BACKSLOPE ~ ·~ IO~t ~'4 -:t::~ 'dl.r · a,stt." ~' SI ONA~ t\< '6('/ff I EXMES .AH. ~. 2000 REINFORCED CONCRETE RETAINING WALL TYPE 5 AND 5 SW STANDARD PLAN D-1e SH[U I OF 2 SH[[TS IO/'J'J ;:,::c::es:~11on-:--v;;;:lcotf~'ie ond 1~ INII •1•!~10" •• ( -------· . -·----·------- FOOTING REINFORCEMENT DIMENSIONS BARE ts lze •41 BAR F BARK H B Cy 111'1 D ht lEN"CTH h SIZE SPAC. l[NCTH SIZE SPAC. LENGTH h b 5 ] -0 I -0 I -o 0 ' . 5 2 -, • I -o ' -o 5 I ·O . -] • -1 2 -0 • J. -o· I -o I -o·· 0 J -s·· 2· -9" • I' -0" 2' ·O" ' I -0 1 -' 5 -7 ' 2 -I 1 J' -J" I' -0" I -0" 0 ]" -5'' 2' -9" • I -o 2 · I 5 l' ·O" . -• 6 -r· 2 -' 8 J' ·6" 1 • -o" 1·.-0" 0 ] . -5" 2' -9'' ' I' -0" 2' -2" ' 1 · ·O ' -5 1 -7 :z--J . ' 4.' -o 1 • -J'' 1 · -0" 0 J. -5" 2' -9" • I -o· 2' • 4" 5 I -0 10 -10 a -1 • 2 -• 10 4 -6' I -3 . , · -o" 0 ] . -5" 2' -9" • 10" 2' -9" 5 I -0 II -II 9· -7 ' 2 -, II s · -o·· I' -6" 1 · -0" 0 J'. s· 2' -9 ' 5 I ·O J -] 5 l -o" I J, -J" 10· -1· J -I " 5' -6" 1·-6" I' -0" 0 ] . -5" 2 -9' 5 , .. l. -a· 5 II 14 -4' 11' -7 ] -2 IJ 6' ·l" 1 • -9" I' -0" 0 ] _, 2' -9 5 , .. 4' -I" 5 ' 15 ·8 12 -7 J -• " 6' ·9" I' -9" 1 • -0" 0 l -s·· 2. -9' • ,. 4' -11' 5 7 16' -10" l3 -1 J -e· 15 7' • 6 ' 2 -o·· 1·-r 0 3· -e·· ]' -0 • , .. 5' -4" 5 •• 18 •] I 4 -7 • -0 " 8. -]" 2· -] .. I. -J" 0 J' -8" J' ·O" • 5' s· -9" 5 • 19' ·6'' 15' -7'' . -. 17 a· -9" 2· -]" I' -6" 0 J' • I I" ] ' -]" • 5· • -2 5 5 20 -8 16 -7 4' -5 18 9' ·]" 2· -]" I' -6" 0 J' • I l J -] 7 ... 1· -5 ' , .. 21 -8" \1' -1 ' . -• " 9' -6" 2· -6" l' -9" 0 4' -2 ' ] -6" 7 ... 7' -4 ' ' 5 2]' -0 I B' -1' 4 • 10 20 10· -0" ]' -0" 2· -0" 0 • -5 ] -9' 7 • 1·-r ' 5' 24 -8' 19' -7 5 _, 21 10· ·6" J' -6 2· -0 0 ' -5 3'. 9· 7 ... 7 -2" 7 I -0 l 7 -5 11 • 11 6' · I " 11 • -o" 3. -9" 2 · -o" 0 4' · 5" 3' -9 ' ' • 7 -4 ' 7 II . 18' -2 12' -4 ' •. 5 2] 11' -6" J. -<f' 2. -J .. 0 4' -6" "' -o" 7 , .. 7' -9" • 1 · -0 l 9 -9' I 3 -I 1' 6"-6"" ,. 12. -3 .. 4' -o"' 2. -) .. 0 4' -6" 4' -0" • , .. 9' · 2" • !I" 20· -6" l 4' -4 .. f,' -1 o·· 25 12· -9" 4' ·O" 2' -6" 0 4' -l I" 4. -]" 8 , .. '3. -7" ' 10" 21 ' -2·· 14. -!O" 7. -0 ,.. 26 I J. -0" 4' -6" 2' -6"' 2· -o"' 4' -I l .. 4. -]" ' ,· '3. -]" ' 10" 22. -l" l 5' -2" ' 7 27 I 3' -6" 4' -9" 2' -6" 2 • -o" 4' -I I. 4. -]" 8 , .. '3' -s" ' II. 23' -IO" 1.,; • -e" 7' -I l .. " 14' -O" 5· -o" 2. -9" 2. -0" 5' -2" 4. -.,;·· 8 ,--9. -7·· 9 !O" 24' -B" t 7' -2· 8 -]' " 14' -6" s'~ ~,~ 2 · -o" 5. -2" 4. -6" • ,·-9· -5 ' 10" 2s · -s·· I 7' -7" a· -10" -·-· ,o 15' -0" 6' -o" 2· -9" 2· -o" 5. -2" 4 -6' 8 ... 9' -4' 9 , .. 26 -8" 17. -l l 9 -6" JI 15' -6" .. -, .. 3 -0 .. 2· -o·· 5· -5" 4' ·9" • ... 9' ·6" 10 10· 26 ·9 l'J' -9' 9 • I 0 J2 16· -o" 6. -6 .• 3 • -o" 2' -0' 5 · -5· 4 -9' • ... ':I' -8" 10 , .. 29 -6 20 ·2 10 -2 J] 16 .9· 6 -9" 3. -]" 2' ·O" 5' -8" 5' -0" ' 7 ' I I' -2' 10 ,· 30' -4' 20 -8" 10 ·6 ,. 17. -3" 7. -3"' ]' -6" 2· -o" s· -11" S' -3" • 7" I l' ·I" 10 , .. ]I -5" 21 -]' II -1 · JS 17' -9" 7' -6" 3' -6'" 2' -0" s· -11" 'j. -]" ' 7" 1 I '· 3" 10 ... 32' -]" ZI' -1" II -•. BAR M SIZE $PAC. LENGTH h b SIZE ,IA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NI, NI• HI, NIA NIA NIA NI, N/, NIA NIA HI, N/, N/, NIA NI, NIA N/, NIA N/, N/, NIA NIA N/, NIA NIA NIA N/, NIA N/, N/A NIA NIA NIA NIA NIA NIA NIA NIA N/' NIA NI• NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA NIA N/, NI, NI• NIA NIA NI• NIA NI, NIA NIA NIA NIA N1, NIA NI• NIA H/A NIA 7 I -o IO ·J 4 • I 0 G -I 7 7 II 1 o· -1 4 -10 6 -5 7 • I. -o·' 11·-11· 6' -1' G' -G • 8 II" 12' -3" 6 I 6' -8 .. 8 8 IO 12 -6' 6. -4" 1 · -o·· ' • IO' 13' -1 ·· 6. -4" 7' -7" 8 9 11 • l 4 -6' 7 -S ·r:·r, · ' ' 10 15' -[' 7' -8 6 -}"" • --' 10 I 5 -7 ' . 8 a·· LO' ' 9 , .. 1£> -3" 1 · -6" 9' -6" ' 10 10" 18 -2 9'-J 9 -10 10 10 ' 18 -6' 9 -] 10 -2 10 10 10 19 ·1 ,· • 10 -£> 10 10 ' 19' -11" 'J' -9 II -I 10 10 8 20· -4' 9' -9. 11 · -6" 10 IOJ'J'JIN•• Approvo1 Oote ~.!5!!!. STEM REINFORCEMENT BAR J $PAC. U:NCTH N,A NIA NIA NIA NIA NIA NIA NIA NI• NIA NIA NIA NI, NIA N1' N/A N/, NIA NI• NIA NI, NIA N/, NIA NIA NIA NIA NIA NIA NIA NIA N/, I -0 18 ·II II " II I. -0"" 20· -s·· II " . 8. 1 o" 22· -5• IO, 23 -5' II. 24 -5· ---io"'"'-25 -2 10 26 -2· ' 27 -2 10 27 • 11 ' 28 -l l ' 2'J -8 ,· 30 ·5 , .. ]I _, MATER I Al BAR C OUANTI TY !size ••ti L[NCTH CONCRETE STEEL H ICV/LFt { lbs/LF I C ft I J • 10 0.252 21.017 5 4 -10 0.2% Zl,928 • 5 -10 0.354 25.554 1 6 · 10 o. 415 28.526 • 7 -10 0.469 Jl. 896 ' 8 -10 0.%7 34. l 1 7 . 10 9 -10· 0.648 ]8."74 II 10 -10 0. 7]] 4"4. "454 1.2 II · 10 0.8]1 58.2"17 IJ 12 -I 0 O.'J24 68.698 -l J • 5 1.079 78. 188 -14 ·5 1.195 89.572 15 • 4 I. ]62 104.579 17 16 -4 1.490 126.468 18 l 7 -I I. 646 145.732 " I 7 -1 0 I • 841 151 .845 20 18 · l 0 1.974 166.668 21 I '3 -10 2 .111 166.243 22 20. -1 . 2,3]2 209.377 2J 21 ' · 7 2 .501 240.204 " 22 -4 2. 743 282.675 25 2]. -4·· 3.10! 295.370 '---'--'--24 -4 3. 264 332.2'32 " 25 -I ).530 365. 742 " 26 -l ]. 704 ]9]. 720 29 --27 • I 3.882 440. 386 JO 21 • 11 4. t 74 491,523 JI 26 -I I 4. 36] S49.08t " 29 -5 4. 104 S 75. 42J J] ]0' • 4 5. 028 592.018 ,. ]I -• 5.236 666.566 JS WALL DESIGN WITH VERTICAL FRONT FACE ANO 211 BACKSLOPE EXPIRES JtH .llJ:000 -:;, REINFORCED CONCRETE RETAINING WALL TYPE 5 AND 5 SW STANDARD PLAN D-1a SHEET 2 or 2 St1[£tS /¥l-;(,f ~f / ,or " i. 'ii, % I ! > ' ~ ] ~ ~ ~ ' ,: ~ ,or ... " =, "' 0 , ... "' r =, "' " 0 =, ·' "' z • "' "' ' > =, < z " !:, < :,1 ~ ~ 5/llf7l,."1(/'f!,I) ~9.,,'(l")(I') l 0 0 ! \OL/F'"GE AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) duly sworn on oath, deposes and says: (1.)/U .... 1. On the z 'i day of l'lUt?1 , 20 07 . Hnstalled information sign(s) and plastic flyer box on the property ,"3,s,o, A'.<r<J8>'1<! ".j) ~ S. for the following project: BeAJsatJ RI P~e sl-/-o,z.r Project name Sre(.)~ pe??OA.I Owner Name being first / public located at 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 requireme'1s of Chapter 7 Tille 4 of Renton Municipal Code. ; / _.-, ·;, , ?7,1 ;1 c /la-,.;.1,-:, Installer Signature , SUBSCRIBED AND SWORN to before me this J::fclday of -f} 7'?,\i , 20()] . ""~LA 11 .· ..;:,.' D ,, ., / ,. , ''''"""'''' "b .. ?/ .:::'" ~ ,''"s"t'~llli,j ~. ,,, · ·· ·· C 'Ccc ·-. . (. = .,.~\S ON t•,,,~ 11 :-:-::":··::'·:":'=:-:~~!-I.;,;...!:;~~:,..:.-,,::..:;,.-~--:--:-:-:--:-= :~ oT,i 'f4~ ~ NOTARY P(.J UC in and for th State of Washington, :: :0 + 'I', "'~ ~ . --u -~~ :;; residing at.() ](I U}t; lit, Oi!) -:i -·-en~~ ~ ~~ -<>,. e, f E My commission expires on ~fil\()1/2:,) ccf.VC' . ~ -,,\ 7 VBL\ ff~E ,, 1:-''•,to 1-'o ,..""o = ,,,, ~'""'\'"....._,..::;,,,o'\~ ,,, W,t,9\-\\"',, ........ 1111111"''''" http://rentonwa.gov/uploadedFileslBusiness/PBPW/DEVSERV/FORMS_PLANNING/pubsign.doc 05/23/07 Printed: 07-03-2007 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07 -056 Receipt Number: Total Payment: 07/03/2007 12:02 PM 1,000.00 Payee: STEPHEN W PEL TON 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 Credit C MC Master Card Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line 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 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 1,000.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R0703397 Printed: 05-25-2007 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07-056 Receipt Number: Total Payment: 05/25/2007 04:01 PM 1,500.00 Payee: PAID IN FINANCE Current Payment Made to the Following Items: Trans Account Code Description 5008 000.345.81.00.0004 Binding Si e/Short Plat 5010 000.345.81.00.0007 Environm tal Review Payments made for this receipt Amount 1,000.00 500.00 Trans Method Description Amount Payment FINANCE Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line 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 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 1,500.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R0702544 ~ ,.Jr,..._,~Pii 7 /1.-,A..e_ ; fu- /1-u1v 'l 2P ~ 0 CITY Of REHTOH BLOG OEP 1855 S &RADY IIIIY REHTOH, 1/11, 98855·32!2 TERHJHAL I.O., 88173481189888251567782 1£RCHAHT #I 8882515617 II: PCARO nnn,ntunee SALE !HUI 81181192 OJITEI 111Y 25, 87 111£1 18144 RUTHI 825289 CUST CODE: 3828 TOTAL $1500.00 '-,.;. ;;;; .;.g_ ACCOR0IN6 TO CARO ISSUER A611EEl£NT (1£RCHAHT ASREEl£HT If CREDIT UOIJCIIERl 1£RCIIIIIT COPY