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HomeMy WebLinkAboutLUA-08-041_Report 1~ ~ j I i-- l ' . . ,_; ' . : _._.L.........,__ :l' ' :1-· I· ' I ! 2 l'.,': 3 I I ----1--- I, 1' +- SE 168Tci PL ,- DANNAGE TA~fT>A I - -"------_ _j___ 4 - 5 SW 1/4 OF SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 E.AST, W.M PRELIMINARY PLAT I ' ' OF TALBOT HIGHLANDS I I -!- --;c:;;- ·-,:--~-- i: 8 I'" 1'! 9 l -1 --~ I ---,'-i 6 _L 7 ··- IAMl".',H ,.,,,_., ;! ROW ' ' i r ... ,i I '1H " :c I~ I r-· ----·c ' 10 11 --· J, I '/ t•-·--·-., ---I -1 . , I . ' '' ' _,;c,--;:..._; ... _L_ ---'~- +: ' .,,-. ·1· ! : : ----1.'_ ' -"---__ J ' " (;RA>•HI('~( \iJ ·~-.J~- j [ • i~/ I li U;QEf'il;)_ 'Rrn,JVAL No1··:·: -J ;_,,._,-,~'=''.:-~,--,.,~ c.;~·~:!c_ j ~ r, -.,w, 7 'j .. I ,·;:;.••-; :,,<---__:,_ ~i \\ I I • I ,. I ::.. ·;:: i~--~--~-~,:~~~t~'. 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"455 Neighhorhood Detail Map Site@ 16808 & 16816 I06ili Ave SE Renton, WA 98055 Scale: As specified Drawn: KCF Job No: 07764 0 (/) "S / I '•-Bor eo S E ~ F ; ~ "' '" g ~ {J I. ! ., I T ~;.- TALBOT HEIGHTS ~ TL f'S 0087000240/0087000245 EXISTNG SITE Sl.fll/EY SEC 29, TVvf' 23 N, ANG 5 E. WM i -' ,. k .~ I .. \I I : I\ ~ Pi / .,- I / / REVISIONS ,_ 0~1 l@\ [i] FWY PUGET SOUND HOLDINGS. LLC 20t1 SOUTH 341ST PLACE FEDERAL WAY. WA 98003 ... -... fllM ,.. 111111, lllllff/Jf - I -------- - ---1--~__..:.....i~ I ~811!~-Ren n •-1~:::::=::::-~~+-~L,r-!===::l:Z "----1 1---1---11 ' 18S211 11111P -., --' j ( fM/JO IM:11 nam 1 / r~:: I ,_ ~~I ~-~-i'~)I ffl!fl i 11ro,2j 1-. · ~ 11ore __ ~ I rni:12 I fl\Q28 r· i I 1102s I-__. 1 .. , 1111118 flll9I' ·-flllfll ·- fflllll ·- nu, "''" mu -s-e:-----~----~---··· e DUNCANSON COMPANY. 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' ' ·:1 ' I I ,-5 ! : ;·.o.c, I' I c'/ ,-·--· i i _ _J ! :Pi l I H .I I -I ,1.1 J> ,,,,r :I~ / '-I / ,/ i~ -~====•-· ____ ; I I ·-----),,cc,,,-., ____ L ! ·1 -'--!....1 r ~ 0 (/) ~~=&_._:_~_1ti1_·:_~~:~_\_)_. ~-~ ·~-T-A-LBO_T_HIGH __ L_A_NDS __ ~ Ll· ___ R_E_V_·_s_,o_t' __ .,s_,_,·_ ..•. _ ..• _ •. ·.·~·c __ l· ~-R-·;k, _____ PUGET_~ ___ N _ _(lS ___ sou_LL_g_D __ , ~-~~··_\l;_I:. _._9_·-_··~· ,' N '' {~$;)!;.Ii 00~N~~~ =GE _ L FE~!c '.!~ :;;;"~, :) .. · ·· PARTIES OF RECORD TALBOT HIGHLANDS Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street ste: #102 Seattle, WA 98166 tel: (206) 244-4141 eml: kevinf@duncansonco.com ( contact) Janice M. Sharp 16816 106th Avenue SE Renton, WA 98055 (owner) Robert Ragle 16805 106th Avenue SE Renton, WA 98055 (party of record) Updated: 06/16/08 LUA08-041, PP, ECF Russ Hibbard R.W. Puget Sound Holdings, LLC 2011 S 341st Place Federal Way, WA 98003 tel: (253) 835-1802 (applicant) Lorraine Miller 16606 106th Avenue SE Renton, WA 98055 tel: (425) 255-6125 (party of record) Margaret A. Veberes 16808 106th Avenue SE Renton, WA 98055 tel: ( 425) 226-0367 (owner) Norman & Linda Schick 16625 106th Avenue SE Renton, WA 98055 tel: ( 425) 793-3585 (party of record) (Page 1 of 1) ~<\'.Y 0 CITY lF RENTON o~,~ ;.,¢; + ~ + City Clerk ~ ~ ~ Denis Law, Mayor Bonnie I. Walton ~N'S'o,;,-------------------------- October 28, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street, Ste. 102 Seattle, WA 98166 Re: Talbot Highlands Preliminary Plat, File LUA-08-041, PP, ECF 16808 & 16816 106th Ave. SE Dear Mr. Flynn: At the regular Council meeting of October 27, 2008, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, as outlined in the Revised Plat plan. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If I can provide additional information or assistance, please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Denis Law Council President Marcie Palmer Jennifer Henning, Principal Planner Parties of Record (9) _10_5_5_S_o_ut_h_G_ra_d_y_W_a_y_--R-en_t_on-.-W-a-sh-in_gt_o_n_98_0_57--(-4-25_)_4-30---65_1_0_/_FA-X-(4_2_5_)4_3_0_-6_5_16-~ @ This paperconb;ns 50";·() rec:yclP.d material. 30% post consumer AHEAD OF THF. CURVE .. ' Minutes APPLICANT: OWNERS: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Russ Hibbard R. W. Puget Sound Holdings, LLC 20 11 S 341" Place Federal Way, WA 98003 Margaret A. Veberes 16808 106th Ave SE Renton, WA 98055 Janice M. Sharp 16816 106th Ave SE Renton, WA 98055 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street, Ste. 102 Seattle, WA 98166 Talbot Highlands Preliminary Plat File No.: LUA 08-041, PP, ECF 16808 and 16816 106'h Ave SE July 8, 2008 Approval for subdivision of two existing parcels totaling 84,284 square feet into 12 lots for the future construction of single-family residences. Development Services Recommendation: Approve subject to conditions. DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on June I 0, 2008. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checkmg 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 June 17, 2008 hearing. The legal record is recorded 011 CD. The hearing opened on Tuesday, June 17, 2008, at 8:59 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affinned by the Examiner. Talbot Highlands Prelimina,) ,'lat File No.: LUA-08-041, PP, ECF July 8, 2008 Page 2 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 pertinent to this request. Exhibit No. 3: Preliminary Plat Plan Exhibit No. 5: Utility /Grading Plan/Drainage Exhibit No. 7: Parcel Map of General Vicinity, King Countv Exhibit No. 2: Zoning Map Exhibit No. 4: Tree Retention/Conceptual Landscape Plan Exhibit No. 6: Aerial Photo Exhibit No. 8: Palmer Statement The hearing opened with a presentation of the staff report by Rocale Timmons, Associate Planner, Community and Economic Development Department, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located approximately 900 feet south of Benson Road South and I06'h Avenue SE intersection. The site is also within the R-8 zoning designation and within the Residential Single-Family (RSF) Comprehensive Plan Designation. The proposal does comply with all the goals and policies established within the designation except for the policy that states streets and pedestrian paths should be interconnected in order to serve local traffic and facilitates pedestrian circulation. The applicant has proposed a 12-lot preliminary plat on two legal lots totaling 1.93 acres. The project has a proposed net density of 7.78 dwelling units per net acre. All existing buildings are proposed to be removed. All future lots meet the size designation requirements for detached single-family dwellings in the R-8 zone. All access will be off a public street with separate driveways. Staff has approved a modification to allow a 42- foot right-of-way for the new public streets. The site is vegetated with 99 trees, 15% are proposed to remain. The site slopes down from the northeast to the southwest, the slope is approximately 4% except for the northeast comer of the site where the slopes range up to 13%. There are no critical areas on site. Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 7 mitigation measures. No appeals were filed. There is a partially improved right-of-way along 106th Avenue SE, Lots 1 -3 would gain access from that street. Proposed access for Lot 4 -12 would be provided via a new internal public dead-end street, I 06"' Place SE, which is connected by an internal access road, SE 168th Place. As proposed, 106th Place SE would dead end approximately 55-feet short of the north property line. It has been determined that connectivity could be achieved in the future if the proposed internal street were to be extended all the way to the north and south property lines. There are no environmental or topographical constraints to preclude the applicant from extending the proposed street. As a result of that extension the amount ofright-of- way to be dedicated to the City would increase by approximately 2300 square feet, totaling about 19,380 square feet of right-of-way dedication. The recalculation of the net square footage and the density for the proposal would be necessary, the allowed density is a minimum of 4 to 8 dwelling units. After deducting the revised right-of-way the density would arrive at a new net density of 8.05 dwelling units per net acre, which is not within the density range for the R-8 zone. The applicant must submit a revised plat plan meeting the density requirements for the R-8 zone as well as extending the internal street to both the north and south property lines. • , Talboi Highlands Preliminary Plat File No.: LUA-08-041, PP, ECF July 8, 2008 Page 3 All new lots would meet the minimum lot size for the R-8 zone as proposed, however, with the change, Lot 4 would no longer meet the minimum requirements. All lots as proposed appear to meet all setback requirements. Lots 1-3 would be oriented west, proposed Lots 8-12 would be oriented to the west, Lots 4-7 would be oriented to the east. Thirteen of the trees on site are located in the proposed right-of-way, as well as 13 Cottonwood trees, which would all be excluded from the retention rate. After calculations, 22 trees would be required to be retained. A tree inventory submitted by the applicant indicates that 15 trees would be retained. Staff has conditioned that the applicant retain an arborist to determine whether the trees proposed to be retained are healthy and have a good probability for survival. The replacement factor will have to be recalculated after the report is received from the arborist. Street trees may be used to achieve some of the replacement requirements. The landscape plan indicates installation of five feet of landscaping along 106'h Avenue SE. A revised landscape plan has been requested due to the suggestion of different trees to be used along 106'h Avenue SE. The staff further asked the applicant to provide an alleyway west of Lots 4-7, which also would require a revised preliminary plat plan. Currently runoff on the site drains to the southwest corner and flows along a ditch on the western side of 106'h Avenue SE approximately 1000 lineal feet and is then collected by a catch basin at the intersection of 106"' Avenue SE and SE 172•d Street and eventually to Benson Drive S. A detention facility is required for this proposal. The applicant intends to use a combined detention/wet vault located in proposed drainage Tract A. The applicant has been required to submit a revised water detention and water quality design per the 2005 King County Surface Water Design Manual. Traffic, Fire and Park Mitigation Fees have been imposed by the Environmental Review Committee. The Renton School District has stated that they can accommodate the additional students generated by this proposal. The site is located within the Soos Creek Water and Sewer district. Harold Duncanson, stated that they are the engineering and surveying company working for the applicant. Sewer is available to the south, not directly in front of the site, but available on SE 172•d Street and it is the intention to extend the sewer up 106"' Avenue SE. They do have the sewer and water availability certificates from Soos Creek. They disagreed with the internal circulation for the project. A map was presented that showed the tax parcels along 106"' Avenue SE. Looking at the zone density and the parcels in the area, he estimated approximately 90 dwelling units could be developed on both sides of 106th Avenue SE. That number oflots is well within a sub- access standard, which states that an R-8 zone could serve up to 250 lots. There does not appear to be a need for 106"' Place SE to run parallel to 106" Avenue SE when they are so close together. The Examiner questioned how access would be gained to the interior of the parcels located between 108"' and 106"'? Mr. Duncanson stated that the lots located to the east side of this parcel are zoned R-14, which might lend itself to townhouses or condo-type development. It may become more a pattern of driveways and parking lots as opposed to streets. Further to the south, subdivision has already taken place. Talbot Highlands Prelimina., _'lat File No.: LUA-08-041, PP, ECF July 8, 2008 Page4 The internal road serves as a hammerhead, it is less than 150 feet from the intersection at the end of the road and as such meets Fire Department access. The parcel to the south has limited potential for connectivity, however to the north there are larger parcels that are better laid out. This project would take quite a hit by having to provide the east/west connectivity and then north/south connectivity to both parcels to the north and south. Lot 8 would have 4,500 square feet if the road was dedicated, Lot 4 would have 4,517 square feet, both parcels would still have adequate square footage but with that right-of-way dedication they would be over density. The problem with the alley, it does not have to be taken out of the parcel size from a density standpoint, but that would make all the lots connected to it too small. They would end up with 3 north-south connecting roads with only seven or eight lots. They would like to request that the plan remain as proposed. Daniel Palmer, 16638 I 06th SE, Renton 98055 stated that he lives on the property to the north of this project. Some of his concerns are related to the neighborhood layout and landscaping and the impact this neighborhood will have on the property owners in the area. Height of the proposed homes are a concern and they hope that the homes on Lots 1, 4, and 8 would be one-story. The Examiner stated that style, height and general layout for the homes are not dictated in a single-family development. The City could recommend or impose that a fence could be built between properties to serve as a buffer of sorts. The houses have a 5-foot required setback from the property line. Mr. Palmer continued that he was also concerned about global warming and building green. He is also concerned about the use of diesel machinery, toxic sprays, paint over-spray and all the destruction and construction that will be going on at the site. Ms. Timmons stated that a wetland study done on April 7, 2008 shows no regulated wetlands on site. Mr. Palmer stated that the land is very wet and there are many animals that pass through that area. As well as safety for the wildlife, he was also concerned for the trees. The Examiner explained that developers are required to retain a percentage of trees and those that must be removed within that percentage are then required to be replaced with smaller trees. Mr. Palmer continued that he hoped that trees that do not need to be sacrificed would not be and that care would be taken to retain as many trees as possible. He would also like to see as much foliage as possible be retained between the property lines. He was further concerned with noise and was told that there are restricted hours in which construction can take place. Ms. Timmons stated that construction hours are limited to Monday through Friday 7:00 am to 8:00 pm, Saturday 9:00 am and 8:00 pm and no work on Sunday. Margaret Veberes, 16808 106 1 h Ave SE, Renton 98055 stated that she was one of the owners of the subject property, the northern lot. The drainage ditch that is located on the eastern side of 106th and borders her property, takes the drainage off of Benson. She also owns the forest that Mr. Palmer mentioned, they developed and built that forest. She wanted it on the record that as one ages and taking care of a large parcel of land, it becomes impossible and that is one reason they chose to put their land up for sale. Delores Palmer, 16638 106th SE, Renton 98055 stated that she is concerned about the sewers, are they going to be put in and how far they would come up the road. Would streetlights be only within the confines of the new . Talbot' Highlands Preliminary Plat File No.: LUA-08-041, PP, ECF July 8, 2008 Page 5 development or how far would they extend? What is meant by the term "right-of-way"? Speed limits were further discussed and it was determined that the police department would have control of that. The Examiner stated that they generally extend sewers to the property line, to the Palmers' south property line. As to streetlights, the developer is only responsible for his property. A right-of-way is all of the roads surrounding the property, they would have to be widened, curb, gutter and sidewalks installed even if they do not exist anywhere else on the road. Slowly the sidewalk would be extended along 106"' north and south as property develops. Kayren Kittrick, Development Services stated that within a plat a 42-foot right-of-way is dedicated, this plat will be 32-feet of pavement with five foot sidewalks on either side. On 106"' the final width has not actually been determined, they will be required to install sidewalks, curbs and gutters. They will take into account that the drainage ditch is, in fact, on that side and that will have to be accommodated or maintained. Soos Creek sewer line will go to the property line, if Palmers wish to extend to their property, they need to contact Soos Creek directly, they also will need a permit from the City should they decide to connect to the sewer. There are no water maps from Soos Creek as yet, since the water availability letter has been issued, it stands to reason that water is at least within striking distance, they will have to do an extension interiorly. Fire hydrants will be required. Streetlights are by candle-foot, not distance but light levels determine where the lights are placed. Shielding and other considerations are allowed. As far as street grid systems, an east/west connection of 168th Place is the cost of being first to do construction in this area. City code requires that these connections are made, they would have to prove why the connection could "not" be made. The pavement does not have to go all the way to the boundary lines, but signage would need to be placed stating that this street may go through some day. In regard to alleyways, they are encouraged where feasible. City staff must prove that an alley cannot be located in a particular location and that it is "not feasible". In this particular instance there may be enough reasons that an alley is not feasible, it shrinks the lot size, shrinks the amount of vegetation and increases the impervious surface for a few. The surface and storm water vault was designed to the 1999 Manual and should have been to the 2005 Manual. The changes were fairly insignificant and could be well contained in the proposed context. It might be a slightly larger vault, but other than that it is okay. Speed limits will be set for the construction crews, enforcement will be aware of what is going on and will maintain a presence to ensure that all laws are enforced. Contact phone numbers can be provided to neighbors so the inspectors can be reached directly for complaints. Mr. Duncanson stated that the Environmental Review answered many of Mr. Palmer's questions. The City has Green standards that must be followed. Ms. Timmons stated that this project did go through Environmental Review and all environmental concerns related to the project were covered. The building standards will be reviewed at the permit stage for each individual building lot and those decisions may be appealed, they have a 14-day appeal period once the approval for building permits are issued. Talbot Highlands Prelimina., • ']at File No.: LUA-08-041, PP, ECF July 8, 2008 Page 6 Marilyn Ragle, 16805 106th Avenue SE, Renton 98055 asked when the Hearing Examiner recommendations from this hearing would be available. The Examiner stated that normally they are issued about two weeks from the date of the hearing, anybody who has testified or attended the hearing (if they so desire) will receive a copy of the decision. The decision is a recommendation to the City Council, they take a formal action, if there were no objections they would approve the plat as recommended by the Examiner, if there were an appeal the Council would make a determination. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:47 a.m. FINDINGS. CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Russ Hibbard, filed a request for a 12-lot Preliminary Plat. 2. The yellow file containing the staff report, the State Enviromnental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 16808 and 16816 106th Avenue SE. These properties are in a newly annexed area of the City and the addressing has been retained from the King County system. The subject site is on the east side of 106th Avenue SE a block or two south of Benson Road S. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached 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 5327 enacted in March 2008. 9. The subject site actually consists of two separate parcels that would be re-divided if the plat were approved. The subject site is approximately 1.93 acres or 84,284 square feet. The subject site is approximately square at 299 feet by 281 feet. 10. The subject site slopes down approximately 15 feet from the northeast to the southwest with overall grades of approximately 4 percent. 11. There are no critical areas on the subject site. Two existing residences would be removed if this new plat were approved. 12. The tree survey indicated approximately 99 trees on the site and the applicant proposed retaining • Talbot Highlands Preliminary Plat File No.: LUA-08-041, PP, ECF July 8, 2008 Page 7 approximately 15 percent. Code requires 30 percent retention or replacement. Staff recommended that the applicant contract with a certified arborist to help select trees for retention. 13. The applicant proposes dividing the subject site into twelve (12) lots along with one drainage tract to contain stormwater. The lots and tract would be aligned along two new roads forming a T -intersection in the middle of the plat. A new road, proposed SE 168th Place, would run to the east from I 06th Avenue SE. Southeast 168th Place would then intersect with a new north-south roadway, proposed I 06th Place SE. Proposed Lots I to 3 and the drainage tract, Tract A, would front along SE I 06th Avenue. Proposed Lots 6 and 7, as comer lots, could front on either SE 168th Place or 106th Place SE. 14. Access would be via the roads noted above. A modification has been granted to allo,v roads that have a 42-foot right-of-way. 15. Staff noted that the applicant proposed creating a deadend at the north end of the new 106th Place SE. Staff recommended that this street continue to the property line for eventual extension to the north to meet the City's street grid policies enunciated in Policy T-9 calling for interconnected streets and pedestrian facilities. Staff determined that there are no environmental or topographical constraints on extending the street to the north. The applicant did not believe an internal street needed to continue to the property line. 16. The extension of the street would remove approximately 2,310 square feet from the property and alter the density calculations for the proposed plat. The original proposal would have had 17,078 square feet dedicated for right-of-way resulting in a density of 7.78 units per acre. As proposed by staff, the right- of-way would now be 19,388 square feet creating a density of 8.05 units per acre, which exceeds the 8 units permitted by code. Staff recommended that the plat be reduced to an eleven (11 )-lot plat. Eleven lots would result in a density of 7 .39 units per acre, which meets code requirements. 19. Staff noted that RMC 4-7-150(E)(5) (Alley Access: Alley access is the preferred street pattern. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible.) suggests alley access is the preferred street pattern and recommended that a north-south alley run along the west side of Proposed Lots 4, 5, 6 and 7 between and parallel to 106th Avenue SE and 106 Place SE. An alley in that location would require the reduction in lot size including potentially the detention tract and potentially a reduction in the number of lots. It would create more impermeable surfaces, which could require a larger rather than smaller detention tract. 20. The subject site is located within the Renton School District. The project is expected to generate approximately 6 school age children. These students would be spread across the grades and would be assigned on a space available basis. 21. The development will generate approximately 10 traffic trips per unit or approximately 90 to l 00 new trips for the 9 or 10 new single family homes. Approximately ten percent of the trips, or approximately IO additional peak hour trips will be generated in the morning and evening. 22. Stormwater naturally flows toward and off the southwest comer of the subject site. It enters a ditch system, flows across vacant property and then into a system along Benson Road. A drainage report indicated that peak flows for a JOO-year storm would exceed standards and that impervious surface increases require compliance with the 2005 King County Manual. Drainage Tract A will hold and treat water before it is released. In addition, the ERC required a revised analysis prior to utility construction. Talbot Highlands Prelimina,, , lat File No.: LUA-08-041, PP, ECF July 8, 2008 Page 8 23. Both sewer and water will be provided by the Soos Creek District. All connections and flows will be required to meet City standards. The applicant indicated that Certificates of Availability were submitted. 24. A number of issues were raised regarding the styling, colors, size and setbacks for the potential new homes. Other than the normal limits on heights, the mandated yard setbacks and other code constraints, there are no regulations governing such features. Other issues raised were the use of chemicals like fertilizers, pesticides and herbicides. Other than normal precautions on how these items are applied, the City does not regulate such uses on single-family lots. 25. The neighbor to the north still maintains a rural lifestyle including some farming. That owner was concerned about trespass and privacy. CONCLUSIONS: 1. The proposal to re-divide two lots and create additional building lots for detached single-family uses is appropriate and meets the public use and interest. Creating additional lots for detached housing meets the City's single-family goals as well as the goals of housing a larger population in an area where services can be provided. 2. As proposed though, the plat does not meet the goals and policies of the City in regards to what is generally termed a grid street system. The proposal fails to extend the new roadway, 106th Place SE to the northern boundary of the property, thereby thwarting the City's goals of creating linked vehicular and pedestrian routes. While such an extension will reduce the overall density of the plat by one lot (from 12 to 11 lots) the creation of a through street is an appropriate tradeoff. It will be able to provide access to interior parcels that may ultimately be developed without creating a new series of frowned upon cul-de-sac or deadend roadways. The extension will provide another access route into the plat by emergency services vehicles. It will also provide a corridor for the future extension of utility lines to the north. Therefore, the applicant shall extend this roadway to the northern boundary of the subject site. Since this roadway at both its north and south ends will not necessarily be extended immediately, signs should be placed at both ends that inform future residents that a through-street is anticipated to apprise them that additional traffic may occur on these roads in the future. 3. Another access issue is whether or not this plat should have an alley to provide access to the rear or west of Proposed Lots 1, 2 and 3 and to the rear or east of Proposed Lots 4 to 7. It does not seem feasible to create such an alley in this location. Not only will creating an alley create additional impermeable surface but it will require additional stormwater detention and treatment. The extension of the alley to the south could also reduce the size of the area available for Tract A, the detention pond. The use of an alley would also shrink the lots or reduce open space and landscaping or eliminate some lots further reducing the density of the plat and thereby reduce the plat's ability to meet the City's housing goals. In addition, a reasonable tradeoff in this case is the required extension of I 06th Place SE to the north providing, ultimately, another route to and from the plat for both residents and emergency services. Providing this future loop or grid pattern will help alleviate a need for alley access. 4. The proposed plat will increase the tax base of the City and thereby offset some of the impacts on the new development on the existing community. The payment of the mitigation fees required by the ERC will also help offset impacts to transportation, parks and emergency services. 5. It appears that the plat will have access to urban services such as domestic water and sewer and has made provision to handle its stormwater component. The applicant will have to create a Homeowners ' Talbot Highlands Preliminary Plat File No.: LUA-08-041, PP, ECF July 8, 2008 Page 9 Association to maintain common features of the plat such as the stormwater system. 6. The plat will have to meet the City's tree preservation requirements as well as its landscaping requirements for new plats just as it will have to provide the appropriate curbs, gutters and sidewalks as well as street lighting along its roadways. 7. Obviously, the redevelopment of these two somewhat larger lots into several smaller lots in this area with older, larger lots will create additional hubbub. The change will be noticeable. There will be more people and more cars and less open space. These impacts were anticipated when the area was annexed and when both the Comprehensive Plan was adopted and site's zoning was applied. At the same time, the proposal is for detached single-family homes and such development, after the initial construction phase, should not create untoward impacts on adjacent uses. One has to hope that future residents are courteous and neighborly. 8. The neighboring, rural use property to the north should be appropriately protected by the installation of a fence along the north boundary of the subject site. The fence should be appropriate to separate and screen the disparate uses. The fence shall be a permanent installation with a section in the vicinity of the 106th Place roadway that can be removed in the future. 9. In conclusion, the concept of re-dividing the subject site to support additional housing choices is appropriate but the plat must be modified to meet the City's goals and objectives in terms of both density and access. An eleven-lot plat appears to meet both goals whereas the originally proposed twelve-lot plat did not meet the requirements. RECOMMENDATION: The City Council should approve an eleven ( 11 )-lot plat subject to the following conditions: 1. The applicant shall meet the conditions imposed by the ERC. 2. The applicant shall install a fence along the north boundary of the subject site and such fence shall be appropriate to separate and screen the disparate uses. The fence shall be a permanent installation with a section in the vicinity of the 106th Place roadway that can be removed in the future. 3. The applicant shall obtain a demolition permit and complete all required inspections for all buildings located on the property prior to the recording of the final plat. 4. The applicant shall employ an arborist, to determine if the trees proposed for retention are healthy and have a good probability for survival, specifically the cottonwood trees. A report shall be submitted to the Current Planning Project Manager for review and approval prior to utility construction permit approval. If there are any changes to the tree retention plan the applicant shall also submit a revised tree retention plan prior to utility construction approval as well as proposed mitigation, m the amount of 12-inches of new tree caliper, for any additional tree that could not be retained. 5. The applicant shall submit a revised detailed landscape plan by a certified landscape architect or other landscape professional to the Current Plarming Project Manager prior to the approval of utility construction permits. The revised landscape plan should include; the elimination of Red Sunset Maples, appropriate vegetation for street trees, and the additional replacement trees, if Talbot Highlands Prelimina., • lat File No.: LUA-08-041, PP, ECF July 8, 2008 Page 10 necessary, to mitigate for protected trees not retained. 6. The applicant shall extend the proposed internal street, I 06'h Place SE, to the north property line to allow for future street connectivity. 7. The applicant shall submit a revised preliminary plat plan that meets the density requirements of the R-8 zone along with the depiction of the proposed internal street, 106th Place SE, to be extended to the north property line. The revised Preliminary Plat shall be submitted to and approved by the Current Planning Project Manager prior to the approval of utility construction permits. 8. A Homeowner's Association or Maintenance Agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Planning Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 9. The applicant shall obtain a Certificate of Water and Sewer Availability from the Soos Creek Water and Sewer District prior to the approval of any utility construction permits. ORDERED THIS 8th day of July 2008. HEARING EXAMINER TRANSMITTED THIS 8"' day of July 2008 to the parties of record: Rocale Timmons Development Services Renton, WA 98057 Kevin Flynn Ducanson Company, Inc 145 SW 155th Street, Ste. 102 Seattle, WA 98166 Daniel Palmer 16638 106th Ave SE Renton, WA 98055 Marilyn Ragle 16805 106th Avenue SE Renton, WA 98055 Margaret A. Veberes 16808 106th Ave SE Renton, WA 98055 Harold Duncanson Ducanson Company, Inc 145 SW 155th Street, Ste. 102 Seattle, WA 98166 Delores Palmer 16638 106th Ave SE Renton, WA 98055 Janice M. Sharp 16816 106'h Ave SE Renton, WA 98055 Russ Hibbard R. W. Puget Sound Holdings, LLC 2011 S 341" Place Federal Way, WA 98003 Kayren Kittrick Development Services Renton, WA 98057 • Talbot Highlands Preliminary Plat File No.: LUA-08-041, PP, ECF July 8, 2008 Page 11 TRANSMITTED THIS 81 h day of July 2008 to the following: Mayor Denis Law 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 Marty Wine, Assistant CAO Dave Pargas, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Renton Reporter Pursuant to Title IV, Chapter 8, Section IOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m .. July 22. 2008. 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., July 22, 2008. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location: 16808 & 16816 106'" Ave SE Project location Map B R-8. R-8 R-8· S 34th St. G4 • 20 T23N R5E W 1/2 RM-F R-8 R:---8 §;' ~ ·;ff ~-' .--. R-10 :;:# EXHIBIT 2 ·-~ ZONING P/8/PW TBCHNICAL BBB.VICES 02/28/0'1 I 14 • 32 T23N R5E W 1/2 """ --·-·· -··· Rent.cm City u.mu, I ' 0 230 "00 1:4800 H4 29 T23N R5E W 1/2 5329 • ~. l;, . z-: J.H ' < ' 1'• ' u' l ~ ;cr 1·~ Q """" '< 1""303, ao, :·suw ::rn ~-. _:JlOH ONflOS .l3Jfld 'M·~ T" ~ ' l, ·! ' ,. I' •• I 3:! 1: I ' l (. @§ ' i: ,_ 1: t la'=i I ,. i.l ___, I "' "; ; _ii_ '-, I ::H l ~~!I: ... s ,,~! . "''' l ;,.-z ~B:ii I 3S 31\V Hl9a . ~ -· ~ ~-· ~ -----. -1 - z 0 F cl U> I U> ,,, :?j (.Jf.' o-"'. 0 "' ,,, "' w ~ 0 -·-· l;._J I JJ["llJ) ON g -~ ~ !or.. i" 1~·avoo ::.~ ~ ii;· ! ~ SOll'll-OIH !081V l ' ~: ~~~.-1::_:'·\~ "'"-;,VJ., . ., i I . ~'1'' ~.. . i ' 0J (L CL ' 11'1 1-.... m .... :c ~ ' Renton City Limits Parcels C&1 Renton Aerial SCALE 1 • 1.038 f3 .... .... .·---===:,.,.....a~- 50 0 50 FEET 10U http:/ lrentonnet. org/MapGu idelmaps/P a rce I. mwf Renton EXHIBIT 6 Monday, June 09, 2008 1042 A October 27, 2008 Plat: Talbot Highlands, 106th Ave SE, PP-08-fil:.l Airport: Aerodyne Lease, Addendum# 13, LAG-84-006 CAG: 03-133, Coal Creek Parkway SE Improvements, King County UNFINISHED BUSINESS Finance Committee Finance: Vouchers Community Services: Jones Park ADA Public Restroom Building, seArch DOB Community Services: Fire Station #12, King County Emergency Medical Services Lease Transportation (Aviation) Committee Lease: Kaynan, Airport, LAG-85-011 & LAG-84-003 Kenton City Council Minutes Page 357 Hearing Examiner recommended approval, with conditions, of the Talbot Highlands Preliminary Plat; 11 single-family lots on 2.05 acres located at 10608 and I 0616 106th Ave. SE (PP-08-041 ). Council concur. Transportation Systems Division recommended approval ofan addendum to airport lease LAG-84-006, with Aerodyne, LLC, to decrease the size of the leased area, increase the total ground lease rate per appraisal by $24,905.92 annually through 8/31/2011, and to readjust the rate thereafter using the CPI index. Refer to Transportation (Aviation) Committee. Transportation Systems Division recommended approval of the First Amendment to CAG-03-133, agreement with King County, to formalize the exact amount of funding King County will contribute to the Coal Creek Parkway SE (Duvall /\v-e. NE) Improvements project. Council concur. (See page 358 for resolution.) MOVED BY PALMER. SECONDED BY CORMAN, COUNCIL CONCUR IN THE CONSENT AGENDA. CARRIED. Finance Com111ittee Chair Persson presented a report recommending approval of Claim Vouchers 27764 7 -278066 and two wire transfers totaling $3,165,148.52: and approval of 134 Payroll Vouchers, one wire transfer, and 788 direct deposits totaling $2,611,856.01. MOVED BY PERSSON, SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED Finance Committee Chair Persson recommended concurrence in the staff recommendation to approve a contract with seArch DOB for design services for an Americans with Disabilities Act (ADA) compliant public restroom building at Jones Park. The contract amount is $29,232 and funds are available from Fund 316 Major Maintenance Public Buildings. The Committee further recommended that the Mayor and City Clerk be authorized to sign the contract. MOVED BY PERSSON, SECONDED BY BRIERE, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Finance Committee Chair Persson presented a report recommending concurrence in the staff recommendation to authorize the Mayor and City Clerk to sign a lease with King County for space at Fire Station #12 to accommodate a Medic One unit. The Committee further recommended authorizing the Mayor and City Clerk to sign the associated resolution. The term of the lease is two years commencing January 1, 2008, and the total revenue will be $28,800 over that full period MOVED BY PERSSON, SECONDED BY BRIERE, COUNCIL CONCUR l:,/ THE COMMITTEE REPORT. CARRIED. (See page 358 for resolution.) Responding to Councilmember Parker's inquiry, Mayor Law clarified the process regarding submilling annexation petitions. Transportation (Aviation) Committee Chair Corman presented a report recommending concurrence in the staff recommendation to approve a lease rate increase using a recent market appraisal. The Committee further recommended that the Mayor and Citv Clerk be authorized to sign the addenda to each of Kaynan, Inc.'s leases, LAG-85-01 l and LAG-84-003. MOVED BY CORMAN, SECONDED BY ZWICKER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. C 'OF RENTON COUNCIL AGENDA __ LL Submitting Data: Dept/Div/Board .. Hearing Examiner Staff Contact.. .... Fred J. Kaufinan, ext. 6515 Subject: Talbot Highlands Preliminary Plat File No. LUA-08-041, PP, ECF Exhibits: Hearing Examiner's Report and Recommendation and Zoning Map Recommended Action: Council Concur Fiscal Impact: Expenditure Required .. . NIA Amount Budgeted ...... . Total Project Budget SUMMARY OF ACTION: For Agenda of: 10/27/2008 Agenda Status Consent. ............. Public Hearing .. Correspondence .. Ordinance ............. Resolution ............ Old Business ........ New Business ....... Study Sessions ...... lnfomiation ......... Approvals: Legal Dept.. ...... . Finance Dept.. .. .. Other.. ........... .. Transfer/ Amemlrnent Revenue Generated ......... City Share Total Project .. X The hearing was held on June 17, 2008. The Hearing Examiner's Report and Recommendation on the Talbot Highlands Preliminary Plan was published on July 8, 2008. A Request for Reconsideration was received from Staff on August 25, 2008 and the response to the Request was issued on August 28, 2008. On October 10, 2008 a letter from Staff was received with a revised plat plan, on October 16, 2008 the Hearing Examiner recommended that the plan be forwarded to City Council for approval. STAFF RECOMMENDATION: Approve the Talbot Highlands Preliminary Plan as outlined in the Revised Plat Plan Rcntonnct/agnb!ll/ bh Minutes APPLICANT: OWNERS: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Russ Hibbard R, W, Puget Sound Holdings, LLC 2011 S 34l"Place Federal Way, WA 98003 Margaret A. Veberes 16808 106th Ave SE Renton, WA 98055 Janice M. Sharp 16816 106th Ave SE Renton, WA 98055 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street, Ste. 102 Seattle, WA 98166 Talbot Highlands Preliminary Plat File No.: LUA 08-041, PP, ECF 16808 and 168 l 6 106th Ave SE July 8,, 2008 Approval for subdivision of two existing parcels totaling 84,284 square feet into 12 lots for the future construction of single-family residences, Development Services Recommendation: Approve subject to conditions. DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on June 10, 2008. 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 oftlte June 17, 2008 ltearing. The legal record is recorded 011 CD. The hearing opened on Tuesday, June 17, 2008, at 8:59 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. Talbot Highlands Preliminary File No.: LUA-08-041, PP, ECF . July 8, 2008 Page 2 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 oertinent to this request. Exhibit No. 3: Preliminary Plat Plan Exhibit No. 5: Utility /Grading Plan/Drainage Exhibit No. 7: Parcel Map of General Vicinity, King County Exhibit No. 2: Zoning Map Exhibit No. 4: Tree Retention/Conceptual Landscape Plan Exhibit No. 6: Aerial Photo Exhibit No. 8: Palmer Statement The hearing opened with a presentation of the staff report by Rocale Timmons, Associate Planner, Community and Economic Development Department, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located approximately 900 feet south of Benson Road South and 106"' Avenue SE intersection. The site is also within the R-8 zoning designation and within the Residential Single-Family (RSF) Comprehensive Plan Designation. The proposal does comply with all the goals and policies established within the designation except for the policy that states streets and pedestrian paths should be interconnected in order to serve local traffic and facilitates pedestrian circulation. The applicant has proposed a 12-lot preliminary plat on two legal lots totaling 1.93 acres. The project has a proposed net density of?.78 dwelling units per net acre. All existing buildings are proposed to be removed. All future lots meet the size designation requirements for detached single-family dwellings in the R-8 zone. All access will be off a public street with separate driveways. Staff has approved a modification to allow a 42- foot right-of-way for the new public streets. The site is vegetated with 99 trees, 15% are proposed to remain. The site slopes dom1 from the northeast to the southwest, the slope is approximately 4% except for the northeast comer of the site where the slopes range up to 13%. There are no critical areas on site. Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 7 mitigation measures. No appeals were filed. There is a partially improved right-of-way along 106'" Avenue SE, Lots 1 -3 would gain access from that street. Proposed access for Lot 4 -12 would be provided via a new internal public dead-end street, I 06"' Place SE, which is connected by an internal access road, SE 168'" Place. As proposed, 106"' Place SE would dead end approximately 55-feet short of the north prope11y line. It has been determined that connectivity could be achieved in the future if the proposed internal street were to be extended all the way to the north and south property lines. There are no environmental or topographical constraints to preclude the applicant from extending the proposed street. As a result of that extension the amount ofright-of- way to be dedicated to the City would increase by approximately 2300 square feet, totaling about 19,380 square feet of right-of-way dedication. The recalculation of the net square footage and the density for the proposal would be necessary, the allowed density is a minimurn of 4 to 8 dwelling units. After deducting the revised right-of-way the density would arrive at a new net density of 8.05 dwelling units per net acre, which is not within the density range for the R-8 zone. The applicant must submit a revised plat plan meeting the density requirements for the R-8 zone as well as extending the internal street to both the north and south property lines. Talbot Highlands Preliminary• File No.: LUA-08-041, PP, ECF July 8, 2008 Page 3 All new Jots would meet the minimum lot size for the R-8 zone as proposed, however, with the change, Lot 4 would no longer meet the minimum requirements. All lots as proposed appear to meet all setback requirements. Lots 1-3 would be oriented west, proposed Lots 8-12 would be oriented to the west, Lots 4-7 would be oriented to the east. Thirteen of the trees on site are located in the proposed right-of-way, as well as 13 Cottonwood trees, which would all be excluded from the retention rate. After calculations, 22 trees would be required to be retained. A tree inventory submitted by the applicant indicates that 15 trees would be retained. Staff has conditioned that the applicant retain an arborist to determine whether the trees proposed to be retained are healthy and have a good probability for survival. The replacement factor will have to be recalculated after the report is received from the arborist. Street trees may be used to achieve some of the replacement requirements. The landscape plan indicates installation of five feet oflandscaping along 106th Avenue SE. A revised landscape plan has been requested due to the suggestion of different trees to be used along I 06th Avenue SE. The staff further asked the applicant to provide an alleyway west of Lots 4-7, which also would require a revised preliminary plat plan. Currently runoff on the site drains to the southwest corner and flows along a ditch on the western side of 106th Avenue SE approximately I 000 lineal feet and is then collected by a catch basin at the intersection of I 06th Avenue SE and SE 17200 Street and eventually to Benson Drive S. A detention facility is required for this proposal. The applicant intends to use a combined detention/wet vault located in proposed drainage Tract A. The applicant has been required to submit a revised water detention and water quality design per the 2005 King County Surface Water Design Manual. Traffic, Fire and Park Mitigation Fees have been imposed by the Environmental Review Committee. The Renton School District has stated that they can accommodate the additional students generated by this proposal. The site is located within the Soos Creek Water and Sewer district. Harold Duncanson, stated that they are the engineering and surveying company working for the applicant. Sewer is available to the south, not directly in front of the site, but available on SE 1 72"' Street and it is the intention to extend the sewer up 106th Avenue SE. They do have the sewer and water availability certificates from Soos Creek. They disagreed with the internal circulation for the project. A map was presented that showed the tax parcels along 106th Avenue SE. Looking at the zone density and the parcels in the area, he estimated approximately 90 dwelling units could be developed on both sides of 106th A venue SE. That number oflots is well within a sub- access standard, which states that an R-8 zone could serve up to 250 lots. There does not appear to be a need for 106th Place SE to run parallel to 106th Avenue SE when they are so close together. The Examiner questioned how access would be gained to the interior of the parcels located between 108th and 106"'? Mr. Duncanson stated that the lots located to the cast side of this parcel are zoned R-14, which might lend itself to townhouses or condo-type development. It may become more a pattern of driveways and parking lots as opposed to streets. Further to the south, subdivision has already taken place. Talbot Highlands Preliminary File No.: LUA-08-041, PP, ECF . July 8, 2008 Page 4 The internal road serves as a hammerhead, it is less than 150 feet from the intersection at the end of the road and as such meets Fire Department access. The parcel to the south has limited potential for connectivity, however to the north there are larger parcels that are better laid out. This project would take quite a hit by having to provide the east/west connectivity and then north/south connectivity to both parcels to the north and south. Lot 8 would have 4,500 square feet if the road was dedicated, Lot 4 would have 4,517 square feet, both parcels would still have adequate square footage but with that right-of-way dedication they would be over density. The problem with the alley, it does not have to be taken out of the parcel size from a density standpoint, but that would make all the lots connected to it too small. They would end up with 3 north-south connecting roads with only seven or eight lots. They would like to request that the plan remam as proposed. Daniel Palmer, 16638 106" SE, Renton 98055 stated that he lives on the proper(y to the north of this project Some of his concerns are related to the neighborhood layout and landscaping and the impact this neighborhood will have on the property owners in the area. Height of the proposed homes are a concern and they hope that the homes on Lots I, 4, and 8 would be one-story. The Examiner stated that style, height and general layout for the homes are not dictated in a single-family development The City could recommend or unposc that a fence could be built between properties to serve as a buffer of sorts. The houses have a 5-foot required setback from the proper(y line. Mr. Palmer continued that he was also concerned about global warming and building green. He is also concerned about the use of diesel machinery, toxic sprays, paint over-spray and all the destrnction and construction that will be going on at the site. Ms. Timmons stated that a wetland study done on Apnl 7, 2008 shows no regulated wetlands on site. Mr. Palmer slated that the land is very wet and there are many animals that pass through that area. As well as safety for the wildlife, he was also concerned for the trees. The Examiner explained that developers are required to retain a percentage of trees and those that must be removed within that percentage are then required to be replaced with smaller trees. Mr. Palmer continued that he hoped that trees that do not need to be sacrificed would not be and that care would be taken to retain as many trees as possible. He would also like to see as much foliage as possible be retained between the property lines. He was further concerned with noise and was told that there are restricted hours in which construction can take place. Ms. Timmons stated that construction hours arc limited to Monday through Friday 7:00 am to 8:00 pm, Saturday 9:00 am and 8:00 pm and no work on Sunday. Margaret Veberes, 16808 106th Ave SE, Renton 98055 stated that she was one of the owners of the subject proper(y, the northern lot. The drainage ditch that is located on the eastern side of I06" and borders her proper(y, takes the drainage off of Benson. She also owns the forest that Mr. Palmer mentioned, they developed and built that forest. She wanted it on the record that as one ages and taking care of a large parcel of land, it becomes impossible and that is one reason they chose to pnt their land up for sale. Delores Palmer, 16638 106th SE, Renton 98055 siated that she is concerned about the sewers, are they going to be put in and how far they would come up the road. Would streetlights be only within the confines of the new Talbot Highlands Preliminary I File No.: LUA-08-041, PP, ECF July 8, 2008 Page 5 development or how far would they extend? What is meant by the term "right-of-way"? Speed limits were further discussed and it was determined that the police department would have control of that. The Examiner stated that they generally extend sewers to the property line, to the Palmers' south property line. As to streetlights, the developer is only responsible for his property. A right-of-way is all of the roads surrounding the property, they would have to be widened, curb, gutter and sidewalks installed even if they do not exist anywhere else on the road. Slowly the sidewalk would be extended along 106th north and south as property develops. Kayren Kittrick, Development Services stated that within a plat a 42-foot right-of-way is dedicated, this plat will be 32-feet of pavement with five foot sidewalks on either side. On 106th the final width has not actually been determined, they will be required to install sidewalks, curbs and gutters. They will take into account that the drainage ditch is, in fact, on that side and that will have to be accommodated or maintained. Soos Creek sewer line will go to the property line, if Palmers wish to extend to their property, they need to contact Soos Creek directly, they also will need a permit from the City should they decide to connect to the sewer. There are no water maps from Soos Creek as yet, since the water availability letter has been issued, it stands to reason that water is at least within striking distance, they will have to do an extension interiorly. Fire hydrants will be required. Streetlights are by candle-foot, not distance but light levels determine where the lights are placed. Shielding and other considerations are allowed. As far as street grid systems, an east/west connection of 168th Place is the cost of being first to do construction in this area. City code requires that these connections are made, they would have to prove why the connection could "not" be made. The pavement does not have to go all the way to the boundary lines, but signage would need to be placed stating that this street may go through some day. In regard to alleyways, they are encouraged where feasible. City staff must prove that an alley cannot be located in a particular location and that it is "not feasible". In this particular instance there may be enough reasons that an alley is not feasible, it shrinks the lot size, shrinks the amount of vegetation and increases the impervious surface for a few. The surface and storm water vault was designed to the 1999 Manual and should have been to the 2005 Manual. The changes'were fairly insignificant and could be well contained in the proposed context. It might be a slightly larger vault, but other than that it is okay. Speed limits will be set for the construction crews, enforcement will be aware of what is going on and will maintain a presence to ensure that all laws are enforced. Contact phone numbers can be provided to neighbors so the inspectors can be reached directly for complaints. Mr. Duncanson stated that the Environmental Review answered many of Mr. Palmer's questions. The City has Green standards that must be followed. Ms. Timmons stated that this project did go through Environmental Review and all environmental concerns related to the project were covered. The building standards will be reviewed at the pennit stage for each individual building lot and those decisions may be appealed, they have a 14-day appeal period once the approval for building permits are issued. Talbot Highlands Preliminary File No.: LUA-08-041, PP, ECF · July 8, 2008 Page 6 Marilyn Ragle, 16805 106°' Avenue SE, Renton 98055 asked when the Hearing Examiner recommendations from this hearing would be available. The Examiner stated that normally they are issued about two weeks from the date of the hearing, anybody who has testified or attended the hearing (if they so desire) will receive a copy of the decision. The decision is a recommendation to the City Council, they take a fonnal action, if there were no objections they would approve the plat as recommended by the Examiner, if there were an appeal the Council would make a detennination. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:47 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Russ Hibbard, filed a request for a l 2-lot Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # I. 3. "foe Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 16808 and 16816 106th Avenue SE. These properties are in a newly annexed area of the City and the addressing has been retained from the King County system. The subject site is on the east side of 106th Avenue SE a block or two south of Benson Road S. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached 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 5327 enacted in March 2008. 9. The subject site actually consists of two separate parcels that would be re-divided if the plat were approved. The subject site is approximately 1.93 acres or 84,284 square feet. The subject site is approximately square at 299 feet by 281 feet. 10. The subject site slopes down approximately 15 feet from the northeast to the southwest with overall grades of approximately 4 percent. l l. There arc no critical areas on the subject site. Two existing residences would be removed if this new plat were approved. 12. The tree survey indicated approximately 99 trees on the site and the applicant proposed retaining Talbot Highlands Preliminary I File No.: LUA-08-041, PP, ECF July 8, 2008 Page 7 approximately 15 percent. Code requires 30 percent retention or replacement. Staff recommended that the applicant contract with a certified arborist to help select trees for retention. 13. The applicant proposes dividing the subject site into twelve (12) lots along with one drainage tract to contain stormwater. The lots and tract would be aligned along two new roads forming a T-intersection in the middle of the plat. A new road, proposed SE 168th Place, would run to the east from 106th Avenue SE. Southeast 168th Place would then intersect with a new north-south roadway, proposed 106th Place SE. Proposed Lots I to 3 and the drainage tract, Tract A, would front along SE 106th Avenue. Proposed Lots 6 and 7, as corner lots, could front on either SE 168th Place or 106th Place SE. 14. Access would be via the roads noted above. A modification has been granted to allow roads that have a 42-foot right-of-way. 15. Staff noted that the applicant proposed creating a deadend at the north end of the new 106th Place SE. Staff reconunended that this street continue to the property line for eventual extension to the north to meet the City's street grid policies enunciated in Policy T-9 calling for interconnected streets and pedestrian facilities. Staff determined that there are no environmental or topographical constraints on extending the street to the north. The applicant did not believe an internal street needed to continue to the property line. 16. The extension of the street would remove approximately 2,310 square feet from the property and alter the density calculations for the proposed plat. The original proposal would have had 17,078 square feet dedicated for right-of-way resulting in a density of 7. 78 units per acre. As proposed by staff, the right- of-way would now be 19,388 square feet creating a density of 8.05 units per acre, which exceeds the 8 units permitted by code. Staff recommended that the plat be reduced to an eleven (11)-lot plat. Eleven lots would result in a density of 7 .39 units per acre, which meets code requirements. 19. Staff noted that RMC 4-7-150(£)(5) (Alley Access: Alley access is the preferred street pattern. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible.) suggests alley access is the preferred street pattern and recommended that a north-south alley run along the west side of Proposed Lots 4, 5, 6 and 7 between and parallel to I 06th Avenue SE and 106 Place SE. An alley in that location would require the reduction in lot size including potentially the detention tract and potentially a reduction in the number of lots. It would create more impermeable surfaces, which could require a larger rather than smaller detention tract. 20. The subject site is located within the Renton School District. The project is expected to generate approximately 6 school age children. These students would be spread across the grades and would be assigned on a space available basis. 21. The development will generate approximately 10 traffic trips per unit or approximately 90 to 100 new trips for the 9 or 10 new single family homes. Approximately ten percent of the trips, or approximately 10 additional peak hour trips will be generated in the morning and evening. 22. Stormwater naturally flows toward and off the southwest corner of the subject site. It enters a ditch system, flows across vacant property and then into a system along Benson Road. A drainage report indicated that peak flows for a 100-year storm would exceed standards and that impervious surface increases require compliance with the 2005 King County Manual. Drainage Tract A will hold and treat water before it is released. In addition, the ERC required a revised analysis prior to utility construction. Talbot Highlands Preliminary File No.: LUA-08-041, PP, ECF July 8, 2008 Page 8 23. Both sewer and water will be provided by the Soos Creek District. All connections and flows will be required to meet City standards. The applicant indicated that Certificates of Availability were submitted. 24. A number of issues were raised regarding the styling, colors, size and setbacks for the potential new homes. Other than the normal limits on heights, the mandated yard setbacks and other code constraints, there are no regulations governing such features. Other issues raised were the use of chemicals like fertilizers, pesticides and herbicides. Other than normal precautions on how these items are applied, the City does not regulate such uses on single-family lots. 25. The neighbor to the north still maintains a rural lifestyle including some farming. That owner was concerned about trespass and privacy. CONCLUSIONS: 1. The proposal to re-divide two lots and create additional building lots for detached single-family uses is appropriate and meets the public use and interest. Creating additional lots for detached housing meets the City's single-family goals as well as the goals of housing a larger population in an area where services can be provided. 2. As proposed though, the plat does not meet the goals and policies of the City in regards to what is generally termed a grid stt·eet system. The proposal fails to extend the new roadway, I 06th Place SE to the northern boundary of the property, thereby thwarting the City's goals of creating linked vehicular and pedestrian routes. While such an extension will reduce the overall density of the plat by one lot (from 12 to 11 lots) the creation of a through street is an appropriate tradeoff. It will be able to provide access to interior parcels that may ultimately be developed without creating a new series of frowned upon cul-de-sac or deadend roadways. The extension will provide another access route into the plat by emergency services vehicles. It will also provide a corridor for the future extension of utility lines to the north. Therefore, the applicant shall extend this roadway to the northern boundary of the subject site. Since this roadway at both its north and south ends will not necessarily be extended immediately, signs should be placed at both ends that inform future residents that a through-street is anticipated to apprise them that additional traffic may occur on these roads in the future. 3. Another access issue is whether or not this plat should have an alley to provide access to the rear or west of Proposed Lots 1, 2 and 3 and to the rear or cast of Proposed Lots 4 to 7. It does not seem feasible to create such an alley in this location. Not only will creating an alley create additional impermeable surface but it will require additional stormwater detention and treatment. The extension of the alley to the south could also reduce the size of the area available for Tract A, the detention pond. The use of an alley would also shrink the lots or reduce open space and landscaping or eliminate some lots further reducing the density of the plat and thereby reduce the plat's ability to meet the City's housing goals. In addition, a reasonable tradeoff in this case is the required extension of 106th Place SE to the north providing, ultimately, another route to and from the plat for both residents and emergency services. Providing this future loop or grid pattern will help alleviate a need for alley access. 4. The proposed plat will increase the tax base of the City and thereby offset some of the impacts on the new development on the existing community. The payment of the mitigation fees required by the ERC will also help offset impacts to transp01iatio11, parks and emergency services. 5. It appears that the plat will have access to urban services such as domestic water and sewer and has made provision to handle its stonnwater component. The applicant will have to create a Homeowners Talbot Highlands Preliminary P File No.: LUA-08-041, PP, ECF July 8, 2008 Page 9 Association to maintain common features of the plat such as the stormwater system. 6. The plat will have to meet the City's tree preservation requirements as well as its landscaping requirements for new plats just as it will have to provide the appropriate curbs, gutters and sidewalks as well as street lighting along its roadways. 7. Obviously, the redevelopment of these two somewhat larger lots into several smaller lots in this area with older, larger lots will create additional hubbub. The change will be noticeable. There will be more people and more cars and less open space. These impacts were anticipated when the area was annexed and when both the Comprehensive Plan was adopted and site's zoning was applied. At the same time, the proposal is for detached single-family homes and such development, after the initial construction phase, should not create untoward impacts on adjacent uses. One has to hope that future residents are courteous and neighborly. 8. The neighboring, rural use property to the north should be appropriately protected by the installation of a fence along the north boundary of the subject site. The fence should be appropriate to separate and screen the disparate uses. The fence shall be a permanent installation with a section in the vicinity of the I 06" Place roadway that can be removed in the future. 9. In conclusion, the concept ofre-dividing the subject site to support additional housing choices is appropriate but the plat must be modified to meet the City's goals and objectives in terms of both density and access. An eleven-lot plat appears to meet both goals whereas the originally proposed twelve-lot plat did not meet the requirements. RECOMMENDATION: The City Council should approve an eleven (11)-lot plat subject to the following conditions: I. The applicant shall meet the conditions imposed by the ERC. 2. The applicant shall install a fence along the north boundary of the subject site and such fence shall be appropriate to separate and screen the disparate uses. The fence shall be a permanent installation with a section in the vicinity of the I 06th Place roadway that can be removed in the future. 3. The applicant shall obtain a demolition permit and complete all required inspections for all buildings located on the property prior to the recording of the final plat. 4. The applicant shall employ an arborist, to determine if the trees proposed for retention are healthy and have a good probability for survival, specifically the cottonwood trees. A report shall be submitted to the Current Planning Project Manager for review and approval prior to utility construction permit approval. If there are any changes to the tree retention plan the applicant shall also submit a revised tree retention plan prior to utility construction approval as well as proposed mitigation, in the amount of 12-inches of new tree caliper, for any additional tree that could not be retained. 5. The applicant shall submit a revised detailed landscape plan by a certified landscape architect or other landscape professional to the Current Planning Project Manager prior to the approval of utility construction permits. The revised landscape plan should include; the elimination of Red Sunset Maples, appropriate vegetation for street trees, and the additional replacement trees, if Talbot Highlands Preliminary I File No.: LUA-08-041, PP, ECF .July 8, 2008 Page 10 necessary, to mitigate for protected trees not retained. 6. The applicant shall extend the proposed internal street, 106'h Place SE, to the north property line to allow for future street connectivity. 7. The applicant shall submit a revised preliminary plat plan that meets the density requirements of the R-8 zone along with the depiction of the proposed internal street, 106th Place SE, to be extended to the north property line. The revised Preliminary Plat shall be submitted to and approved by the Current Planning Project Manager prior to the approval of utility construction permits. 8. A Homeowner's Association or Maintenance Agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stonnwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Planning Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 9. The applicant shall obtain a Certificate of Water and Sewer Availability from the Soos Creek Water and Sewer District prior to the approval of any utility construction permits. ORDERED THIS 8th day of July 2008. 11 EAJUNG EXAMINER TRANSMITTED THIS 8th day of July 2008 to the parties ofrecord: Rocale Timmons Development Services Renton, WA 98057 Kevin Flynn Ducanson Company, Inc 145 SW 155"' Street, Ste. 102 Seattle, WA 98166 Daniel Palmer 16638 106th Ave SE Renton, WA 98055 Marilyn Ragle 16805 I 06th Avenue SE Renton, WA 98055 Margaret A. Vehcres 16808 106'" Ave SE Renton, WA 98055 Harold Duncanson Ducanson Company, Inc 145 SW J 55Ll, Street, Ste. 102 Seattle, WA 98166 Delores Palmer 16638 106"' Ave SE Renton, WA 98055 Janice M. Sharp 16816 106'" Ave SE Renton, WA 98055 Russ Hibbard R. W. Puget Sound Holdings, LLC 2011 S 341" Place Federal Way, WA 98003 Kayren Kittrick Development Services Renton, WA 98057 Talbot Highlands Preliminary File No.: LUA-08-041, PP, ECF July 8, 2008 Page 11 TRANSMITTED THIS 8'" day of July 2008 to the following: Mayor Denis Law 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 Marty Wine, Assistant CAO Dave Pargas, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Renton Reporter Pursuant to Title IV, Chapter 8, Section IOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., July 22, 2008. 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., July 22, 2008. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the execnted Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location Map ··g··· -·· j R-8 ZONING P/8/PW TECHNICAL SER. VICES 02/28/01 G4 • 20 T23N R5E W 1/2 "RM-F R '-Q'-'J ' ~ - R-8 RM-F ! R-8 R.:'8 i ; EXHIBIT 2 l, I 14 • 32 T23N R5E W 1/2 0 2yo '-?o 1,•eoo H4 29 T23N R5E W 1/2 S329 E:O:le6 'V.M.-J..VM ~3a3:::l 3:)Vld Ji" ...... ---uoz --'.:>Tl 'ii: H aNOOS s;,, .i ·Arn l" ' ' ~t )i ·~ i' ,, I ~-i3 ~~ !' ' :r ' I ' ' (' ~~ ' e• ti I ~IJ r !, '" I ::l"' ., -" -"T:: ------- z 0 F 0 w ,o I "' "' 0 ~ u " « 0 ac v, "' w 0 u ., ---------+- SNO!S1J\3H -,~, I I ' r ! 11 I' I : r I I NVld"1iW1GNY ""'"' IICT<flij '{J'q'Ol:J ------ SGNlfli-lUfH lOOlVl t; . g -~ " ~ 2, 8 '"" . ' )1 <N I -,,,-. ' F:! (L j <' IL < ~ . ~-1 ' ~ g Renton City Limits Parcels C8if Renton Aerial 1-1 H '"1 50 0 Renton SCALE 1 . 1.038 50 JC,(i 150 FEET http://rentonnet.org/MapGuide/maps/Parcel mwf EXHIBIT 6 Mondav. June 09. 2008 10 4? A AFFIDAVIT OF SERVICE BY MAILING ST A TE OF WASHINGTON ) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 3th day of July 2008, 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: I 0 \ SUBSCRIBED AND SWORN to before me this <Jl,'day of_--'tk.1---"'-',{L/j-..:~--' 2008. Talbot Highlands Preliminary Plat LUA 08-041, PP, ECF The Decision or Recommendation contains a complete list of the Parties of Record. HEARING EXAMINER'S REPORT Denis Law, Mayor October 16, 2008 Rocale Timmons Associate Planner City of Renton CITY .F RENTON Hearing Examiner Fred J. Kaufman Re: Talbot Highlands Preliminary Plat, LUA 08-041, PP, ECF Dear Ms. Timmons: This office has had an opportunity to review the new submission that demonstrates an eleven-lot plat. The submission of an ELEVEN LOT plat layout appears to meet the intent of the original decision. The plat provides an "entrance" road of the appropriate width. It also provides for the potential extension of the new internal road to the north as required by code. The I I-lot plat also meets the density requirements of the Zoning Code. In conclusion, the I I-lot plat should be forwarded to the City Council for their review. If this office can provide any additional assistance, please feel free t(! write. Sincerely, ~ l ( ,,, ; ~ ,;\._,..<;._._ .• \ > r.cv ........ r{f"'-1.t CJ I Fred Kaufman Hearing Examiner City of Renton FK/nt cc: Chip Vincent, Planning Director Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Rocale Timmons, Associate Planner Russ Hibbard, RW Puget Sound Holdings, LLC Margaret A. Veberes, Owner Kevin Flynn, Duncanson Co., Contact All Parties of Record Janice M. Sharp, Owner 1055 South Grady Way-Renton, Washington 98057 -(425) 430-6515 @ This paper ,-u·L:·1--:-, '.,il , ,-•. -, ·,,·:ed rrnc1terial, 30% post consume' AHL:\D C•F Tl--/!·. i:llR1,'l·. ' ... --.,-:'"'--·"' ~y ~ RENTON CITY 4 + ~ + Department of Community and o~"~) ~ Economic Development ~ -~ Denis Law, Mayor Alex Pietsch, Administrator ~N~o;;-~~~~~~~~~~~~~~~~~~~~~- October 10, 2008 Fred J. Kaufinan Hearing Examiner City of Renton Subject: Talbot Highlands Preliminary Plat Recommendation City of Renton File LUA08-041, PP, ECF Dear Mr. Examiner: This letter is sent as a recommendation to the Hearing Examiner on the revised preliminary plat plan (attached), submitted by the applicant on October 6, 2008. The revised plat plan depicts a reduction to eleven lots in order to meet density requirements and provide an extension of the proposed internal street, 106th Place SE, to the north property line to allow for future street connectivity. The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. After deducting 19,728 square feet for right-of-way dedication from the 84,284 gross square foot area, the net square footage of the proposed development would be 64,556 square feet (1.48 net acres). With eleven lots, the proposal would arrive at a net density of7.43 dwelling units per acre (11 units/ 1.48 acres= 7.43 du/ac), which falls within the permitted density range for the R-8 zone. The revised preliminary plat plan meets the density requirements of the R-8 zone for an eleven lot plat. Therefore, staff recommends approval of the revised preliminary plat plan. If you have any questions please feel free to contact me at (425) 430-7219. sm=~;__, Timmons ate Planner Attachment cc: Jennifer Henning, Current Plannmg Manager Duncanson Company c/o Kevin Flynn/ Contact R.W. Puget Sound Holdings c/o Russ Hibbard/ Applicant Margaret Veberes / Owner Janice Sharp / Owner All Parties of Record 1055 South Grady Way -Renton. Washington 98057 @ This paper r.:,· .. ,-1 ,1,, ~,\'· rro~,'C ed material, 30% post consumer AHEAD OF THE CURVE ' I - ' . '.IZ~ ' d ' ' ' ' • ------_-----7 ---.,,,-~---------L,--_ - =-,:,: : l " .., n !~~ SON\/lf-!t1H l081V l ' !I) r; 'b ' -·,"···;:·o,_ _{i_ ' ' , . .. , ,2-- z Cl a DUNCANSON ( u11tJH111y, Inc. MEMORANDUM DC/ 07764 To: Rocale Timmons City of Renton Development Services Division From: Harold Duncanson Date: I 0/2/08 Subject: Talbot Highlands Preliminary Plat (11-lots) This letter provides an explanation of how the Talbot Highlands Plat has been revised pursuant to Hearing Examiner Recommendation #10 of the City of Renton's letter dated July 31, 2008. Hearing Examiner Recommendation # l 0, states that the applicant shall submit an alternate plat design for review by staff and staff shall review the alternative plat and make recommendations to the Hearing Examiner based on the new plat and City Code. Multiple 12-lot configurations with the access road extending to the north and south property lines have been submitted and have not been approved by the City. These configurations with additional reductions in right-of-way area resulted in a density of 7.97 dwelling units per acre, within the density threshold for the R-8 zone. Since previous 12-lot configurations have been denied, we have revised the plat to I I-lots with the access road extending to the north and south property lines. This configuration results in a density of 7.43 dwelling units per acre. Please call if you have any questions. 14'5 SW' 155th !)/rel'/ Suite /OJ · Seattle. W{H·hington 98166 Phone 206.244.4141 hi.\" .!0(1 . .l H. 1-155 · \Fi:d1 lNl'll:dunc,mso11ro.cw11 C 1 VIL ENGINEERING Page I of 1 n z ~ Talbot Highlands DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1 . Gross area of property: 1. _ __,8,_4"""2=-,8,.._4,___ square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: 19 728 2. 3. 4. 5. 6. square feet square feet square feet 19 728 square feet 64 556 square feet 1.48 acres 11 units/lots 7.43 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. X:\Projccts\2007 Pro_jecls\07764 Talbot Heights PlatTorrm\07764 rentondcns1ty.doc City of Renton 16808-106 Ave. SE Renton, WA 98055-5435 September 15, 2008 Dept. of Community & Economic Development 1055 Grady Way Renton, WA. 98057 RE: Talbot Highlands City of Renton File# LUA08-041, PP, ECF To Whom It May Concern: RECEfVED SEP 22 2008 CITY OF RENTON HEARING EXAMINER I know that this will have no affect on the outcome of the applications in regard of the future development of this property located at the above address and 16816-I 06 Ave SE. but I do want to voice some concerns regarding the attitudes when this was presented to your continuing to increase departments. Having received much paperwork; none of which made anything clearer, I'm beginning to feel like we are being an exercise for the new personnel or a Community example. I have been waiting for reasonable and responsible responses. Over a year ago my neighbors and I attended a meeting for Benson Hills to be annexed into the City of Renton. It seemed hopeful. But concerning this property on the "Proposed City Plan", I did not see that a road had been planned to go through these lots for future connection to ?? -----or is it to connect to a future multi-family project (Hudson Property) which faced Benson Rd S. (Old Benson Rd.) Consequently'we lose a lot for sale value. I already had my property on the market. Now the neighbors, who do not want their property with a street through it or the destruction of their buildings are upset and do not want personal drives used for possible emergency right -of ways. At the hearing July S'\ it was mentioned that the property had been checked. I do not call a slow drive-by in a City of Renton Pickup as a check. It cites the reason the interior road has to be extended to north property line. The Examiner questioned how access would be gained to interior parcels located between 108thA ve (Benson Rd. S) & 106th Av SE. Well, 168th Ave SE ends in the lot bordering this project in the yard of two homes and a Dental Office. Other properties bordering this and all other lots already have access to !06th Ave SE or to 108th Ave. SE (Benson Rd. S.) via driveways. The Comment on page 5, paragraph 7 concerning (quote) "street grid systems,* an east- west connection of 168th Pl. SE is the ~-ost of being first to do construction in this area" *The connection goes North-South and should be corrected. But to me this sounds like a threat rather than a desire to assist!! Is that a penalty for trying to go through this government process as This property is not the first in this area. A drive by in this community would prove that; e.g. 104th Ave SE/Cedar Ave which has 9 entrances on the street and a private drive for 5 additional homes to share; the apartments homes and town houses that access I 08th (Benson Rd. S) have one access, the new town homes on 168th near I 16th Ave SE have one access, and the new homes across from the natural gas pumping station on New Benson Dr SE & Talbot Rd. have one access. The street in question (I 06 Pl. SE) a hammerhead off SE 168th PL had been approved as suitable by the Fire Dept in the original plat plan presented. Under FINDINGS, CONCLUSIONS & RECOMMENDATIONS Finding # 5 -There are no blocks on 106th Ave SE or on I 05th Ave SE as this used to be zoned Rural lots. We purchased this property because of it's isolation between two busy highways (Benson Rd S) and Highway 167 over 42 years ago. It was quiet with little traffic. Now we have the Benson Dr SE, a racetrack on weekends it seems and helicopter traffic to wake us around I :00 AM for an hour or so on Fri & Sat. nights. Recommendation # 4 & S There should be no cottonwood trees near homes as mine or the neighbor's blow down almost yearly into my lot. I would like to hope there will be some colorful landscaping but no trees as those along 168th Ave SE in Cascade area that need annual pruning. My personal conclusion to your conclusions is that the originally planned 12 lot plot seemed the most workable and within a few years would be pleasing family-friendly, landscaped property; an asset to the City of Renton, and lacking drive through traffic. In closing I do want to thank you for keeping me informed and appreciate your effort in this request for platting. I do hope this can be justified soon. S~ncerely yours, -/ )];~,~tl?~~ Margaret1\.. Veberes CC: Denis Law, Mayor Jennifer Henning, Current Planning Manager Rocale Timmons, Assoc. Planner Neil Watts, Development Services Director Chip Vincent, Planning Director Kayren Kittrick, Development Engineering Supervisor Public Works Inspections & Permits ,. ,,_j . ..::; . ..::; .-=. t\, y () (;(J~' ..II ., '.;?. CITY I ., RENTON Hearing Examiner Fred J. Kaufman • ~5,;\·~·.:·~.,. I• 1j ....:J.-< DenisLaw,Mayor <2'}'\,'fo:,,·"-----------------~---------------------- August 28, 2008 Harold Duncanson 145 SW 155'" Street, Ste. 102 Seattle, WA 98166 Re: Talbot Highlands Preliminary Plat, LUA 08-041, PP, ECF Request for Reconsideration on Revised Preliminary Plat Plan Dear Mr. Duncanson: This office has reviewed your Revised Preliminary Plat Plan. You had requested the ability to alter the plat in an attempt to provide sufficient overall acreage to allow a 12-lot plat. This redesign was necessary to provide the required roadway extension to the north to eventually provide a through street. The through street is required as noted in the original report and this office found that it provided reasonable and necessary access to the plat. The through street made it both unnecessary and infeasible to create the alley that staff said was preferred for this plat. At this juncture staff has reviewed your proposed redesigned plat and street system and the street modifications that you submitted. It appears that staff found the modification for the interior street(s) to 42-feet met code requirements and granted the modification. At the same time, staff found the proposed modification of the "entrance road" to less than 42-feet was not acceptable and denied that modification. Staff analysis of the acreage based on the mixed approval and denial of the proposed street modifications found that the plat had insufficient acreage to allow a 12-lot plat. Therefore, the plat can only be approved for 11 lots. If this office can provide any additional assistance please feel free to write. Sincerely, ~ I' l -+v-t J-~'" f" _,__ --- Fred Kaufman Hearing Examiner City of Renton FK/nt cc: Chip Vincent, Planning Director Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Rocale Timmons, Associate Planner Kevin Flynn, Duncanson Co., Contact All Parties of Record Russ Hibbard, RW Puget Sound Holdings, LLC Margaret A. Veberes, Owner Janice M. Sharp, Owner I 055 South Grady Way -Renton, Washington 98057 -(425) 430-6515 @ lhispap,:" ·.,, ii ,·,,, led mcltm1al, 30% post consum'='1 -\HF.•\i) (ll: THF \'.! lZVf·. :W«: CITY C RENTON (i:i~,< Denis Law, Mayor ~'1'\1"fo August 25, 2008 Fred J, Kaufman Hearing Examiner City of Renton Department of Community and Economic Development Alex Pietsch, Administrator Subject: Talbot Highlands Preliminary Plat Reconsideration Recommendation City of Renton File LUAOS-041, PP, ECF Dear Mr, Examiner: This letter is sent as a recommendation to the Hearing Examiner on the revised preliminary plat plan, submitted by the applicant on August 12, 2008, Along with the revised plan the applicant submitted a request for a street modification, The revised preliminary plat plan and street modification request outlined a proposal to narrow SE 168"' Place down to a width of thirty-eight feet, to the point it bisects to the 42-feet wide interior dead-end roadway, 106"' Place SE (approximately 145 feet into the proposed plat). The additional square footage, not dedicated to right-of-way, would provide adequate area to meet density requirements of the Residential-8 (R- 8) zoning designation; in order to create 11 additional lots (12 lots total). The request to modify SE 168"' Place down to thirty-eight feet was forwarded on to the Development Engineering Supervisor for review. The modification for the 38-foot cross section was denied on August 15, 2008 (attached). Due the denial of the street modification, the revised preliminary plat plan does not meet the density requirements of the R-8 zone for a 12 lot plat. If you have any questions please feel free to contact me at (425) 430-7219. Sincerely, ~D~~ ~:ale Timmons Associate Planner cc: Chip Vincent, Planning Director Jennifer Henning, Current Planning Manager Neil Watts, Development Services Director Kayren Kittrick, Development Engineering Supervisor Duncanson Company c/o Kevin Flynn/ Contact R.W. Puget Sound Holdings c/o Russ Hibbard/ Applicant Margaret Veberes / Owner Janice Sharp I Owner All Parties of Record City of Renton File LUA08-04 l -------1-0-55_S_o_u_th_G_ra_d_y_W_a_y ___ R_e-nt_o_n.-1>.-'a-,-hi-ngt-on-9-80_5_7 ______ -~ AHEAD OF THE CURVE ® To;s pape,·u-,1ta1n, '_,r_n rN.y:Jed material, 30% post consumer G~,'~F(J~, CITY 0 ~~~:.:~: • ..a • Economic Development ~ -~ Denis Law, Mayor Alex Pietsch, Administrator ""/3,,,rr_O-;,------------------------------ August 15, 2008 Harold Duncanson 145 SW 155th Street, Suite 102 Seattle, WA 98166 SUBJECT: TALBOT HIGHLANDS PRELIMINARY PLAT STREET WIDTH MODIFICATION REQUEST Dear Mr. Duncanson; The proposed street modification dated August 12, 2008 includes two requests associated with the proposed single-family residential plat located generally off 106TH Avenue SE and SE 168th Street extended have been reviewed. This is an infill development on an undeveloped parcel. The existing streets have narrow pavement width and no pedestrian improvements with an open ditch on the development side. The proposed modifications include a request to narrow the dedicated width of the roads within the plat to 42-feet with the standard cross-section of32-feet ofpavemertt and five feet of sidewalk, curb and gutter on both sides. The second request is for the entrance road to be narrowed down to a total of thirty-eight feet of dedication width to the point it connects to the 42-feet wide interior dead-end cross roadway (approximately 145 feet into the proposed plat). The sidewalk on the south is proposed to be contained within Drainage Tract A, but mostly seems to be a complicated solution to allow this plat to be developed to twelve lots. Granted, deeper landscaping and a sidewalk contained within Drainage Tract A would be aesthetically desirable, but the shape of the parcel and odd configuration could cause confusion and maintenance problems as well as increase the liability for the City of Renton through encumbrance of the pond design or maintenance and creating an attractive nuisance. The plan set as provided show proposed curb return radii of 15-feet. The minimum standards for curb returns in the City of Renton are 25-feet in a residential area and your future right-of-way dedication, density and impervious surface calculations should reflect this standard. The Street Modification for narrowing the interior street(s) of the proposed plat to 42-feet is approved. The Modification request for dedication of the entrance road to less than 42-feet is denied. City Code 4-6-060 (Street Standards) requires full street improvements for all adjacent rights-of- way for, within and dedicated by a plat. -------10-55-So_u_th_G_rad_y_W_a_y_--R-en-to_n_, W-as-h-in_gt_on-98_0_5_7 ______ ~ @ Thispapercont:11"'> C,Q'·:. cc,,:,lecd matenal. 30%postconsumer AHEAD Of THE CCRVE Talbot Highlands Page 2 of2 The City can modify street improvements for new plats if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. The Modification Procedures as defined in Section 4-9-250D clearly states the criteria for approval by the Department Administrator. In order for a modification to be approved, the Department Administrator must "find that a special individual reason makes the strict letter of this Ordinance impractical, that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (a) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by this Ordinance, based upon sound engineering judgment; and (b) Will not be injurious to other property(s) in the vicinity; and (c) Conform to the intent and purpose of the Code; and (d) Can be shown to be justified and required for the use and situation intended; and (e) Will not create adverse impacts to other properties in the vicinity." The request for the modified street width to 42-feet, including 32-feet of pavement and five feet of curb, gutter and sidewalk on both sides, meets all the criteria for connectivity, safety and access for domestic, emergency and pedestrian traffic. Thus it is approved. The request to modify the entrance section of the proposed roadway down to thirty-eight feet cannot be approved as it does not meet the same criteria for safety and access for emergency, domestic or pedestrian use. The entrance must meet the same 42-foot dedication and street width criteria as above. The modification for the 38-foot cross section as requested is denied. If you have any questions, please feel free to call me at 425-430-7299. Sincerely, ~~-~~ Kayren Kittrick Development Engineering Supervisor Public Works Inspections & Permits Development Services Division cc: Land Use File Neil Watts LUA 08-041 Letter Denis Law, Mayor Harold Duncanson 145 SW 155" Street. Ste. 102 Seattle, WA 98166 CITY 4 Re: Talbot Highlands Preliminary Plat. LLA 08-041, PP, ECF Request for Reconsideration Dear Mr. Duncanson: This office has reviewed your request for reconsideration in this matter. Hearing Examiner Fred J. Kaufman A street grid pattern is not accomplished when there is only one roadway running along the outer edge of a plat. Generally, residential blocks consist of a street, two tiers oflots and another street parallel to the first. Cross streets connect those streets and none of those streets end in a deadend but are through streets. Each tier of lots faces a respective street and those streets are through streets. The City strongly discourages cul- de-sac streets in favor of a grid system with through streets. While the hammerhead street you have proposed might not look like a traditional cul-de-sac, it is essentially the same ending in a deadend road. The grid pattern is not just for traffic relief but also to provide emergency services alternative routes to residences within the City. It also provides additional pedestrian routes with fewer cars. This office noted in its review that providing a through street in this location would remove the need for alley access. If a through street is truly not needed, then the plat will be required to provide the alley access as proposed by staff. It is certainly feasible to create an alley as proposed if a through street will not be created to serve the circulation needs of the future residents and City services. The applicant is always free to redesign the plat. But any new design has to be reviewed by staff and then reviewed by this office. In practical terms the applicant's proposal must be subject to appropriate staff review and review by this office. If the applicant wants, they may submit a new plat within three weeks. Staff can review the new design and make a recommendation to this office. Depending on staffs review, this office might re-open the plat for an additional public hearing. The Recommendation of this office is therefore. modified as follows: Recommendations: The City Council should approve an eleven or twc!Ye (I !or 12)-lot plat subject to the following conditions: 1. The applicant shall meet the conditions imposed by the ERC. 2. The applicant shall install a fence along the north boundary of the subject site and such fence shall be appropriate to separate and screen the disparate uses. The fence shall be a permanent installation with a section in the vicinity of the 106"' Place roadway that can be removed in the future. 3. The applicant shall obtain a demolition permit and complete all required inspections for all buildings located on the property pnor lo the recording of the final plat. 4. The applicant shall employ an arborist, to determine if the trees proposed for retention are healthy and have a good probability for survival, specifically the cottonwood trees. A report shall be submitted to the Current Planning Project Manager for review and approval prior to utility construction permit approval. If there are any changes to the tree retention plan the applicant shall also submit a revised tree retention plan prior to utility construction approval as well as proposed ·----------------··----"··-·-·-·-------------- 1055 South Grady Way-Renton, Washington 98057 -(425) 430-6515 @ This pape-· , ,r,;i, ,,, ·'/f;,, ·,i.:-;deo mciterial. 30%postco'1$llrr.er \H!·.c•.P <Jf Tf!J.. ('l H•:1· mitigation, in the amount of 12-inches of new tree caliper, for any additional tree that could not be retained. 5. The applicant shall submit a revised detailed landscape plan by a certified landscape architect or other landscape professional to the Current Planning Project Manager prior to the approval of utility construction permits. The revised landscape plan should include; the elimination of Red Sunset Maples, appropriate vegetation for street trees, and the additional replacement trees, if necessary, to mitigate for protected trees not retained. 6. The applicant shall extend the proposed internal street, 106th Place SE, to the north property line to allow for future street connectivity. In the event a through street is not practical, then the applicant shall create the alley access system as proposed by staff. 7. The applicant shall submit a revised preliminary plat plan that meets the density requirements of the R-8 zone along with the depiction of the proposed internal street, 1 06th Place SE, to be extended to the north property line. The revised Preliminary Plat shall be submitted to and approved by the Current Planning Project Manager prior to the approval of utility construction permits. 8. A Homeowner's Association or Maintenance Agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, stormwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Planning Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 9. The applicant shall obtain a Certificate of Water and Sewer Availability from the Soos Creek Water and Sewer District prior to the approval of any utility construction permits. 10. The applicant shall have three weeks to submit an alternate plat design for review by staff and staff shall review the alternative plat and make recommendations to the Hearing Examiner based on the new plat and City Code. Thereafter, the Hearing Examiner may make a new recommendation based on the new plat or re-open the public hearing to take testimony and seek public review of the new plat design. If this office can provide any additional assistance please feel free to write. s~QjVcu~r~ Fred Kaufman Hearing Examiner City of Renton FK/nt cc: Chip Vincent, Planning Director Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Rocale Timmons, Associate Planner Russ Hibbard, RW Puget Sound Holdings, LLC Margaret A. Veberes, Owner Janice M. Sharp, Owner Kevin Flynn, Duncanson Co., Contact All Parties of Record ~ C ~ < m ~ 7 (;) DUNCANSON July 22, 2008 Mr. Fred Kaufman, Hearing Examiner City of Renton 1055 South Grady Way, 7'h Floor Renton, WA 98057 r u111/h11tJ-: Inc Subject: Talbot Highlands Preliminary Plat Request for Reconsideration Dear Mr. Examiner: RECEIVED UUL 14 2000 CITY OF RENTON HEARING E.l<AMH\IER64 On behalf of the applicant, we are writing to respectfully request reconsideration on several points of your July 8, 2008 recommendation. The request revolves around the requirement to extend the internal road to the north property boundary, which would appear to reduce the net site area to a point where only 11 lots may be achieved. First, we understand that it is the city's policy to promote a "grid" system of streets. However, in our opinion 1061h Avenue SE already provides this function. This road is an existing through street which connects to other through streets on each end. The city does not have any specific standards for block spacing. As stated at the hearing, it is unlikely that this segment of 106'h Avenue SE would ever serve more than 100 single family homes, even with the R-8 zoning. This would be the upper limit of what is typically considered a local access street (Reference King County Road Standards 2.03). No other facts or specific requirements were provided in the hearing to require a secondary north- south road. In summary, we believe the internal road extension requirement is based on somewhat vague goal and policy language as opposed to specific requirements. In our opinion, the existing 106 1h Avenue SE already satisfies the stated goals and policies. To bisect every 8 or 9 lot development with multiple north/south or east/west roads simply is not productive. Therefore, we request this requirement be deleted. /45 SW J 55tb \Ired .~111/e /02 Seatlfe, \Fasbi11p,ton 98166 Phone .!06.244.414 I I(/_\' ..!O(i . .! H.4455 Web U'U'U'.dUIICClllSOIICO.COJ/l CIVIL ENGINEERING ~· z 7 z ~ " 0 z ~ Mr. Kaufman 7/22/2008 Page 2 Talbot Highlands Second, while extending the internal road to the north property line may result in an 11- lot project, there may be other minor configuration changes that could still meet the maximum density requirement while achieving 12 lots. For example, a right of way vacation or some other change to the lot lines may allow enough net area for a 12-lot project. We would request that conclusion 2 be modified from " ... will reduce overall density ... " to " ... may reduce overall density ... ". Also, we request that the recommendation not preclude the possibility of 12-lots. Sincerely, Duncanson Company, luc. · }iV'~ril nil~~,~ , , - Harold Duncanson, PE President CC: Rocale Timmons Kevin Flynn Daniel Palmer Marilyn Ragle Margaret Veberes Delores Palmer Janice Sharp Russ Hibbard Kayren Kittrick Nancy Thompson -POR: LUA08-041 and LU -042 ------·-~'" ------ From: To: Date: Subject: Rocale Timmons Stacy Tucker 8/6/2008 12:09:45 PM POR: LUA08-041 and LUA08-042 The following person would like to be added to the Party of Record list for the Talbot Heights Plat (LUA08-041) and Ragle Short Plat. Thank you so much. David Christianson 16815 106th Ave SE Renton, WA 98055 Rocale Timmons City of Renton Development Services 1055 s. Grady Way Renton, WA 98057 (425) 430-7219 (425) 430-7300 rtimmons@ci.renton.wa.us CC: Nancy Thompson Page 1 PARTIES OF RECORD TALBOT HIGHLANDS Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street ste: #102 Seattle, WA 98166 tel: (206) 244-4141 eml: kevinf@duncansonco.com ( contact) Janice M. Sharp 16816 106th Avenue SE Renton, WA 98055 (owner) Robert Ragle 16805 106th Avenue SE Renton, WA 98055 (party of record) Updated: 08/07/08 LUA08-041, PP, ECF Russ Hibbard R.W. Puget Sound Holdings, LLC 2011 s 341st Place Federal Way, WA 98003 tel: (253) 835-1802 (applicant) Lorraine Miller 16606 106th Avenue SE Renton, WA 98055 tel: (425) 255-6125 (party of record) David Christianson 16815 106th Ave SE Renton, WA 98055 (party of record) Margaret A. Veberes 16808 106th Avenue SE Renton, WA 98055 tel: ( 425) 226-0367 (owner) Norman & Linda Schick 16625 106th Avenue SE Renton, WA 98055 tel: ( 425) 793-3585 (party of record) (Page 1 of 1) CITY ( 'RENTON Denis Law, Mayor August 15, 2008 Harold Duncanson 145 SW 155th Street, Suite 102 Seattle, WA 98166 Department of Community and Economic Development Alex Pietsch, Administrator SUBJECT: TALBOT HIGHLANDS PRELIMINARY PLAT STREET WIDTH MODIFICATION REQUEST Dear Mr. Duncanson; The proposed street modification dated August 12, 2008 includes two requests associated with the proposed single-family residential plat located generally off 106 TH Avenue SE and SE 1681 h Street extended have been reviewed. This is an infill development on an undeveloped parcel. The existing streets have narrow pavement width and no pedestrian improvements with an open ditch on the development side. The proposed modifications include a request to narrow the dedicated width of the roads within the plat to 42-feet with the standard cross-section of32-feet of pavement and five feet of sidewalk, curb and gutter on both sides. The second request is for the entrance road to be narrowed down to a total of thirty-eight feet of dedication width to the point it connects to the 42-feet wide interior dead-end cross roadway (approximately 145 feet into the proposed plat). The sidewalk on the south is proposed to be contained within Drainage Tract A, but mostly seems to be a complicated solution to allow this plat to be developed to twelve lois. Granted, deeper landscaping and a sidewalk contained within Drainage Tract A would be aesthetically desirable, but the shape of the parcel and odd configuration could cause confusion and maintenance prnblems as well as increase the liability for the City of Renton through encumbrance of the pond design. or maintenance and creating an attractive nuisance. The plan set as provided show proposed curb return radii of IS-feet. The minimum standards for curb returns in the City of Renton are 25-feet in a residential area and your future right-of-way dedication, density and impervious surface calculations should reflect this standard. The Street Modification for narrowing the interior street(s) of the proposed plat to 42-feet is approved. The Modification request for dedication of the entrance road to less than 42-feet is denied. City Code 4-6-060 (Street Standards) requires full street improvements for all adjacent rights-of- way for, within and dedicated by a plat. ~------.-0-55_S_o_u_th-G-.r-ad_y_W-ay ___ R_e_n-to-n,-V.-'-as_h_1·n_gt_on-9-80_5_7 ______ ~ @ This paper contains 50% recycied material, 30% post consumer AHEAD OF THE CURVE I Talbot Highlands Page 2 of2 The City can modify street improvements for new plats if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. The Modification Procedures as defined in Section 4-9-250D clearly states the criteria for approval by the Department Administrator. In order for a modification lo be approved, the Department Administrator must "find that a special individual reason makes the strict letter of this Ordinance impractical, that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (a) Will meet the objectives and safely, function, appearance, environmental protection and maintainability intended by this Ordinance, based upon sound engineering judgment; and (b) Will not be injurious lo other property(s) in the vicinity; and (c) Conform to the intent and purpose of the Code; and ( d) Can be shown to be justified and required for the use and situation intended; and (e) Will not create adverse impacts lo other properties in the vicinity." The request for the modified street width to 42-feet, including 32-feet of pavement and five feet of curb, gutter and sidewalk on both sides, meets all the criteria for connectivity, safety and access for domestic, emergency and pedestrian traffic. Thus it is approved. The request to modify the entrance section of the proposed roadway down to thirty-eight feet cannot be approved as it does not meet the same criteria for safety and access for emergency, domestic or pedestrian use. The entrance must meet the same 42-foot dedication and street width criteria as above. The modification for the 38-foot cross section as requested is denied. If you have any questions, please feel free lo call me at 425-430-7299. Sincerely, Kayren Kittrick Development Engineering Supervisor Public Works Inspections & Permits Development Services Division cc: Land Use File LllAIB-[j..././ Neil Watts KK 08--0 I I.doc ,- m -, z Cl DUNCANSON (J!/!//!£111_\'. illC. MEMORANDUM To: Neil Watts City of Renton Development Services Division From: Harold Duncanson Date: 8/12/08 Subject: Talbot Highlands Preliminary Plat Modification Request and Justification R c1rroFFiENroN Ece,v1=o AU_, 1 3 ,:;8 8U/LDiNG01v1s10N The Talbot Highlands Preliminary Plat is a proposed 12-lot subdivision located at 16808 106'h Avenue SE in the R-8 zone. The project received preliminary plat approval July 8, 2008. A condition of approval requires extension of an internal road (106 1h Place SE) to potentially serve future development on adjacent properties. The additional right-of-way needed for the extending the internal road to the north property boundary will result in insufficient net project area to achieve 12 lots. This project is faced with considerable cost associated with off-site sewer extension and the fewer lots this can be distributed over, the less viable the project becomes. In order to acconnnodate the City's desire for potential future road conditions, while still maintaining adequate net proj eel area to result in a viable project and avoid losing a future home site, we request a modification from the City of Renton's Development Regulations as outlined below. Access into the development is proposed by a standard residential access street (SE 168'h Street) with a 42-right-of-way. Located south of this street is a proposed detention tract and one building lot. The detention tract will likely include some recreation and landscape amenities and will be dedicated to the City. We propose to incorporate the sidewalk on the south side of SE 168'h Place into the landscaping of the detention/rec space tract. The road right-of-way could be reduced to 38 feet to contain the road, curbs and north sidewalk. The tract containim, the south sidewalk would be extended to the entire length of SE 168 111 Place. The J;resence of landscaping in the detention tract provides an opportunity to create a more interesting and aesthetically pleasing sidewalk. The proposed configuration is shown on the revised preliminary plat drawings. With this proposal the City and public will retain sidewalks on both sides of the street and the potential for future road connectivity. At the same time, the applicant will retain enough net project area to achieve 12 lots. J,J5 SW 155th c~lrce! \111u, frJ_l Seattle, Wil..~hingtnn 98166 Phum' .!06.244.4141 1 d.\· .!(1(1._' 1 1. 1155 Web u,u,u'.duncanscmco.com C'VIL ENGINEERING Page I of2 • Another alternative would be to eliminate the sidewalk on the east side of 1061 h Place SE. Given surrounding development, it is highly unlikely that 106'h Place SE would ever connect through to SE 166'h Street or SE 172nd Street. Instead, it is likely that 106'h Place SE would eventually loop back into 106 1h Avenue SE. As such 1061h Place SE will be a very low volume road with only minor amounts of traffic or pedestrian circulation. A sidewalk on only one side would be sufficient for anticipated pedestrian needs. Eliminating one of the sidewalks would allow right-of-way reduction to 38-feet and would eliminate 1,400 SF of impervious surface. This would also provide an additional 4 feet of depth to lots 8 -12. The reduced right-of-way would result in sufficient net project area to achieve 12 lots. Please call if you have any questions. Page 2 of2 DATE: TO: FROM: SUBJECT: CITY OF RENTON PUBLIC WORKS MEMORANDUM June 23, 2008 Rocale Timmons 0{ Sonja J. FesserJ:-7~ Talbot Highlands Plat, LUA-08-041, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The subject plat property falls within both the NW 14 and the SW \4 of Section 29-23-5. Currently, the preliminary plat submittal only references the SW \4 in the indexing information. 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-10-0467, respectively, on the final plat submittal. 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 that used for the preliminary plat. Show two ties to the City of Renton Survey Control Network with published values. The geometry will be checked by the city when the ties have been provided. Provide sufficient information to determine how the final plat boundary was established. Include a statement of equipment and procedures used, per WAC 332-130-100. Complete City of Renton Monument Cards, with reference points of all new right of way monuments set as part of the plat. Note the Basis of Bearing on the final submittal. \H:\File Sys\LND -Lllnd Subdivision & Surveying Re<:onb\LND-l O -Plats\0467\RV080623,doc June 27, 2008 Page 2 Note all lot lines as solid, not dashed. Note the bearings for all interior boundary lines between the lots on the plat drawing. Note the date the existing monuments were visited, per WAC 332-1 30-150, and what was found. Provide plat and lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. Note all easements, covenants and agreement.s of record on the final submittal. Note the addresses for the plat lots on the final plat submittal. The addresses will be available after city approval of the preliminary plat. On the final short plat submittal, remove all references to trees, utilities facilities, topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Provide a "LEGEND" for the plat drawing, detailing the symbols used in said drawing. Note research resources on the plat submittal. The City of Renton Administrator. Department of Public Works and the city's Mayor and City Clerk sign this final plat submittal. An apprnval block for the city's Finance Director is also needed. Provide appropriate approval blocks and signature lines as needed. A pertinent King County approval block is also needed. Provide signature lines as required. All vested owner(s) of the subject plat need to sign the final plat submittal (those who are vested at the time of plat recording),. Include notary blocks as needed. Include a declaration block on the drawing, titled "OWNER'S DECLARATION". Remove all references to density, zoning. building setbacks and comprehensive plan designations, if any, on the final submittal. Do not include "CONTACT INFORM A TTON", ·'UTILITY INFORMATION" and "EARTHWORK ESTIMATES" blocks on the final submittal. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat submittal and the associated document(s) arc to be given to the Project Manager as a package. H:\Filc Sys\LNJJ -Land Subdivision & Surveying ReconklLND-1 () -Plats\0467\RV080623.doc\cor June 27, 2008 Page 3 The plat will be recorded first by King County. Reference the associated document(s) on the plat submittal and provide spaces for the recording numbers thereon. Comments for the Project Manager: Our review package included the title report for Margaret Veberes, but not the report for Janice Sharp (Stewart Title, Order No. 207151488, dated April 12, 2007). Did the city receive said title report? If so, please send a copy to us. If not, ask the applicant for a copy. Fee Review Comments: The Fee Review Sheet for this review of the plat is provided for your use aud information. H:\File Sys\LND -Land Subdivision & Surveying Rernrd:-;\LND-11) -Plnts\0467\RV080623.doc\cor • I PROPERTY SEn· :U..: .. : I{, VIEW NO. 2008-_ (.~-· --,·,:.1·· 1----.::::J . 0 This fee review supersedes and-c JA!..J.ic.E .. ~f,+~'f' ls fee review no. ________ dated I APPLICANT: r VE.:ae:PE'E? MA~~ 1 J /GB<::>A&\~~A'VE I )OB ADDRESS· RECE£VED FROM: ,..._ I /e~-1_,-,r I ,.., ;::::.-~~ 7..;:",' =.-.-' ' :._;;, •' ·--....-) I I .. NATURE OF WORK: LNDNo. 10 -o4G;;, -· ,-·'"·-'"' .. . --"----· ~---....... '•'•" ~ .. ··---1. •.• ; ..• ... ' ----~-----··--· ........ "'' SUBJECT PROPERTY PARENT PIO No(s): OOA70C)O:>..<i,-, 'II -0;,..,1= ASSESSMENT " "' "' "' '" '" . >-"' :,: DIS1. PAR(TI No. OF DISTRICTS -,: w ... :,:: CJ) 0 NO. No . METHOD OF ASSF.SSMENT UNITS AMOUNT . 0SAD D LA TEC0'1ER D D D -- [l SAD D LATFCOMl;I{ D D D - 0SAD D LATECOMER D D 0 - 0SAD D LATECOMER D D D -- DSAD D LATECOMER 0 0 D - JOINT USE AGREEMENT (METRO) 0 0 D - SYSTEM DEVELOPMENT CHI\ROE$-W1\.'TF;R. &WASTEWATER WATER·' WASTEWATER' METER SIZE \Vater Service-Fee Amount hrt• Service Fee Amountbc Wastewater Fee Amount 5/8" X ¥4" $2,236 $292 $1,591 I" $5,589 $729 $3,977 1 1/2 11 $11,179 $1,458 $7,954 2" $17,886 $2,332 512,726 3"' $35,71 I $4,66:i $25,452 4" $55,89] $7,288 $39,768 6" $111,786 $14,577 $79,537 8" $178,857 $23,323 $127,258 a Actual ff'e will be based on total of new meters minus total ( red it ()f cxi.-.ting meters b Based upon the size of the fire service (NOT detector bypas.-. nwler) ,· Unless a separate firp sNvice is provided, the System Devl'lopnwnt Chc1rge(.s) shall be bc1sed upon the size of the meter installed and a separate firr service fee will not be charged. SYSTEM OEYF:toPMiJN, PIARGES,.,. su~i~i\iE·WATER ' ' . .. .· . LAND USE TYPE No, OF UNITS/ SQ. FTG. SOC FFE Ne'>v Single Family Residential (SFR)" $1,012/unit x 1e $1z 1-4.d., ,.,... Addition of~ 500 sf to existing SFR''i1 $0.--l:0=1/sq ft of new impervious area x All Other Uses Y $(1.40S/sq tt of n<:'vv impervious area x " lnc\udes mobile home dv,:ellings and manufactured homP<, ri h..>P shall not be greater than $1,012 )' fe(' shc\ll not be less Lhan $1,012 A,..__ ,;., ) 0 ( '.}.' ~ r-.J~ ) 5j1~/c% Sir pture c(J!..evinving Authority D te ------. -- • It is the intent 'orthis development fee analysis to put the devehi~wr/mrnn on notice, that the quoted fees mi.ly be applicable to the ... N " 0 subjf'Ct site upon devf'lopmPnt of the property. All quoted fee:-, .in· P-*'11\1-11 charges that may be dul' and pay.:lble at the time the s. 0 00 construction permit is issued to mstall the on-site and uff-.site 1mprn\'t'rrn·11\...; (i.e. underground utilities, street improvements, etc) " ' Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. :,: -• Thl' quoted fees do NOT include inspection fees, side sewer permih, r/w p('rmit fePs, tlu~ cost of ivater ml.'ters, ur traffic benefit foes. ::, (j) " • If subject property is within ,m I.ID, it is the developer's resp(111:--:ib1lity !(I dwck with the Pinance Dept. for paid/un-paid status s • Please note that these fees arc subject to change without no tin'-Fm,11 t,'1'" will be based on rates in pffect at hme of requircmC'nt to pay O" '" per Ordinance ... EFFECTIVE: January 14, 2008 P: \ Adrnini.<.trctti\·e\ Forms\ FecReYiev.·\2008.FeeRvw.doc City of R n Department of Community & Economic D pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pr--.,-.I... 5vr C:.., COMMENTS DUE: MAY 14, 2008 APPLICATION NO: LUA08-041, PP, JcF V DATE CIRCULATED: APRIL 30, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Talbot Hiahlands Prelimina"' Plat PLAN REVIEWER: Mike Dotson SITE AREA: 1.93 acres EXISTING BLDG AREA lnross): N/A ' ', , ', ' LOCATION: 16808 & 168161061h Avenue SE PROPOSED BLDG AREA lnross) N/A WORK ORDER NO: 77897 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land, set aside as a stormwater tract. The two existing residences are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new internal dead end street extended from 106th Ave SE. A request for modifications from City of Renton street standards has been requested to allow a 42 foot right-of-way for the new public street. There are no critical areas on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mon, Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Uaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date . .. CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT • PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 30th day of April, 2008, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, Environmental Checklist, Site Plan PMT documents. This information was sent to: Name Reoresentina Agencies -NOA, Env. Checklist, PMT See Attached Kevin Flynn -Accpt Ur Contact Russ Hibbard -Accpt Ur Applicant Margaret A. Veberes -Accpt Ur Owner Janice M. Sharp -Accpt Ur Owner Surrounding Property Owners -NOA only See Attached (Signature of Sender): .M-«14{c !i.i ,··· / 7J STATE OF WASHINGTON )V ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ~W.'ff{l~ purposes mentioned in the instrument. _..:i-,'''\.. "{\'IN i-,,!_11,11 Dated :_l,,..,_-_._.i o)._·-=oco.e.,__ __ Notary (Print): My appointment expires: \NCW2Q C cl-tc;-1v Project Name: Talbot Higlands Preliminary Plat Project Number: LUA08-041, PP, ECF template -affidavit of service by mailing ~/_,.<("> •.. ~~\\\~,~.~~,, :::; "'. ,.~ ...... h-ltn\1,.1,, ~·, -, ~./:Y I '/. :: .a; .1 A )'. ~ e Sate of Washflilg on :i ; .,. ' -. -... ,.. ~ E ~ L I I t10. -, ,r,·,;. l'.3 -0 ~~: v V\t\':lo~ n ~ ".-<\. ,u!l'I-'. ,/o_:: -,. <>. '..>· /.,,::.~ i9~i~, .. c. z....,: ,,,, ~ Q"\n~"""' .... ~~0$ 111 F' WAS~:.._,, 1111111""'" .. Dept. of Ecology ' Environmental Review Section PO Box47703 Olvmoia, WA 98504-7703 WSDOT Northwest Region ' Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-971 O US Army Corp. of Engineers' Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers * Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERG DETERMINATIONS) WDFW -Larry Fisher' Muckleshoot Indian Tribe Fisheries Dept. ' 1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer Issaquah, WA 98027 39015 -172°' Avenue SE Auburn, WA 98092 Duwamish Tribal Office' Muckleshoot Cultural Resources Program' 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868. MS: XRD-01 W 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 1601 h 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, Site Plan PMT, and the notice of application. template -affidavit of service by mailing ... 008700018800 BARNES JAMES 16839 106TH AVE SE RENTON WA 98055 008700032009 BERG GENE 1725 N LIME ORANGE CA 92665 008700033007 CASPERS THOMAS A+N ADRIANNE 16653 108TH AVE SE RENTON WA 98955 008700015806 CURTIS GARY JOHN SR 4992 31ST ST NE TACOMA WA 98422 008700022802 GONZALEZ GERMAN 16609 BENSON RD S RENTON WA 98055 008700033700 HUDSON BRUCE C 16627 BENSON RD S RENTON WA 98055 008700023107 MCLEAN ERNEST W+FAY I 16634 106TH AVE SE RENTON WA 98055 008700026001 NEWTON JAY N 17006 106TH AVE SE RENTON WA 98055 008700023503 PALMER D S 16638 106TH AVE SE RENTON WA 98055 008700033304 QUINN-UNDERWOOD LLC QUINN RICHARD 16655 108TH AVE SE RENTON WA 98055 008700022208 BARNGROVER ANTHONY A+JUANIT 16614 106TH AVE SE RENTON WA 98055 008700032207 BERG GENET PO BOX 946 ORANGE CA 92666 008700018602 CHRISTIANSON DAVID B 16815 106TH AVE SE RENTON WA 98055 008700016606 D'AVIS AARON G 2405 BENSON RD S RENTON WA 98055 008700018305 HEISE ROBERT E 16818 105TH AVE SE RENTON WA 98055 008700017109 KEOLKER JONELLE 25604 SE 392ND ST ENUMCLAW WA 98022 008700031100 MEYER DAVID 16839 108TH AVE SE RENTON WA 98055 008700025508 NEWTON JEFFRY M+JAY H 16838 106TH AVE SE RENTON WA 98058 008700017901 PIEDAD EMMANUEL D+SATURNINA 21009 103RD AVE S KENT, WA 98031 008700017604 RAGLE R L 16805 106TH AVE SE RENTON WA 98055 m tc/1 '-Ji,ul l'.l'i 008700017703 BENSON EMERY L+MAXINE J 16803 106TH AVE SE RENTON WA 98055 008700032702 BOLDT GREGORY B 16801 108TH AVE SE RENTON WA 98055 008700019204 CRAMPTON BARRY+DAWN L 16820 105TH AVE SE RENTON WA 98055 008700018206 DAVIDSON SHEILA J 16147 PARKSIDE WAY SE RENTON WA 98058 008700017505 HENDERSON GREGORY+MARY A 16658 105TH AVE SE RENTON WA 98055 008700031001 LEE JAMES K & DU KIET PO BOX 358 MERCER ISLAND WA 98040 008700025607 MUELLER AARON+SCOTT SHARI R 16836 106TH AVE SE RENTON WA 98055 008700025003 NGUYEN HY V+ THU HUONG 16824 106TH RENTON WA 98055 008700019402 PITTS GARFIELD W 17013 106TH SE RENTON WA 98055 008700017208 RANSMEIER MELLISSA 16646 105TH AVE SE RENTON WA 98055 11:; .. 008700017000 SAKOUNTHONG LANGNOU+VONGSOU 16642 184TH AVE SE RENTON WA 98058 008700016804 TRAVERSO MARK & BETH PO BOX 1358 FALL CITY WA 98024 008700016507 SCHICK NORMAN 16625 106TH AVE SE RENTON WA 98055 008700024006 VEBERES MARGARET A 16808 106TH AVE SE RENTON WA 98055 008700024501 SHARP JANICE M 16816 106TH AVE SE RENTON WA 98055 CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 10th day of June, 2008, 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 Recresentina Kevin Flynn, Duncanson Company, Inc. Contact Russ Hibbard, RW Puget Sound Holdings, LLC Applicant Janice M. Sharp Owner Margaret A. Veberes Owner Lorraine Miller POR NOrman & Linda Schick POR ~::::";,'~::,::T~ ~/;/¥ ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ~ses and purposes mentioned in the instrument. ,,,,t~~''111,1 ~ S\,r~ll 1 ~"- l...-.ilc..· ..._;...=.._;__.L\4'-"""i.::s.£.!l::.V--f.=~~~ _,. ... ·, Dated: v. \10\05 . ·<~· ..;.,f-.... "·"ti'~-.a<'.~~? ProjeclN!m,;, Talbot Highlands Preliminary Plat . ~.\; ,.l:#>··J;t'j'~11~ ·pi:oJe~'J:tH!l\N LUAOS-041, PP, ECF June I 0, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155 1h Street #102 Seattle, WA 98166 SUBJECT: Talbot Highlands Preliminary Plat LUAOS-041, PP, ECF Dear Mr. Flynn: CIT1 :>F RENTON Department of Community and Economic Development Alex Pietsch, Administrator This letter is to inform you that the appeal period ended June 9, 2008 for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above- referenced project. No appeals were filed on the ERC determination therefore, this decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated May 19, 2008. A Hearing Examiner Public Hearing has been scheduled for June 17, 2008, where Site Plan Conditions may be issued. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7219. For the Environmental Review Committee, j:!:/~ Associate Planner Enclosure cc: Margaret A. Veberes, Jaoice M. Sharp/ Owner(s) Russ Hibbard-R.W. Puget Sound Holdings, LLC / Applicaot Lorraine Miller, Norrnao & Linda Schick/ Party(ies) of Record -------l-0-55-So_u_th_G_r_ad_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 OP THE CURVE COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING June 17, 2008 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: Talbot Highlands Preliminary Plat PROJECT NUMBER: LUA08-041, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of two existing parcels, totaling 84,284 square feet in area, into 12 lots for the future construction of single family residences. There would be one tract of land, set aside as a stormwater tract. The two existing residences are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via new internal dead end streets extended from 106th Ave SE. A request for modifications from City of Renton street standards has been requested to allow a 42 foot right-of-way for the new public streets. There are no critical areas on site. HEX Agenda 06-17-08.doc PUBLIC City of Renton HEARING Department ofComm1111ity and Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: REPORT DA TE: June 17, 2008 Project Name: Talbot Highlands Preliminary Plat Applicant Russ Hibbard Address R.W. Puget Sound l loldings. l.l.C 2011 S. 341" Place Federal Way, WA 98003 Owners Margaret A. V ebercs Janice M. Sharp Addresses 16808 1061 " Ave SE 16816 1061 " Ave SE Renton, WA 98055 Renton, WA 98055 Contact Kevin Flynn Address Duncanson Company, Inc. 145 SW 155"' Street Ste. ii I 02 Seattle, WA 98166 File Number: LUA 08-041, PP. ECF / Project Manager: Rocale Timmons, Associate Planner Project Description: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision or· two existing parcels, totaling 84,284 square feet in area, into 12 lots for the future construction of single family residences. There would be one tract of land, set aside as a stormwatcr tract. The two existing residences are proposed for removal. The project site is located \\ithin the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via new internal dead end streets extended from I 06th Ave SE. A request for modifications from City of Renton street standards has been requested tu allow a 42 foot right-ol~way for the new public streets. There arc no critical meas on site. Project Location: I 6808 & 16816 I 06 '" ;\ vc SL Project location Map City of Renton Community and Economic Deve.~rment Deparlmel!t TALBOT HIGHLANDS PRELIMINARY PLAT , reliminat}' Report to the Hearing Examiner LUAOB-041, PP ECF PUBLIC HEARING DATE June 17, 2008 Page2ofl3 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff connnents, and other material pertinent to the review of the project Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Zoning Map Preliminary Plat Plan (4/2/2008) Tree Retention I Conceptual Landscape Plan (4/2/2008) Utility/ Grading Plan/ Drainage (4/2/2008) Aerial Photo C. GENERAL INFORMATION: 1. Owner of Record: Zoning Designation: Comprehensive Plan Designation: Margaret A, Veberes 16808 106'" Ave SE Renton, WA 98055 Residential -8 du/ac (R-8) Residential Single Family (RSF) Janice M. Sharp 16816 106th Ave SE Renton, WA 98055 2. 3. 4. Existing Site Use: Two existing single family residences to be removed 5. Neighborhood Characteristics: 6. 7. 8. North,' Single Family Residential (R-8 zone) East: Single Family Residential (R-10 zone) South,' Single Family Residential (R-8 zone) West: Single Family Residential (R-8 zone) Proposed Orientation: Site Area: Project Data: Existing Building Area., New Building Area,' Total Building Area.' Lots I -3: 106'" Ave SE Lots4-12: 106thPlaceSE L93 acres (84,284 gross square feet) 3,130 square feet (Existing residences to be removed) NIA NIA D. HISTORICAVBACKGROUND: Annexation Comprehensive Plan Zoning E. PUBLIC SERVICES: 1. Utilities: Land Use File No, NIA NIA NIA Ordinance No. 5327 5099 5100 Water: The property is within the Soos Creek Water District Sewer: The property is within the Soos Creek Sewer District Date 3/1/2008 11/1/2004 11/1/2004 Surface Water/Storm Water: There exist storm water conveyance systems within 106th Ave SE. City of Renton Communily and Economic Deve«,1 )ment Depamwm TALBOT HIGHLANDS l'RELIMINARY !'LAT ; reliminwy Report to 1he Hearing Examiner LUAOB-041, PP, ECF PUBLIC HEARING DATE June 17. 2008 Page 3 of 13 2. Streets: There is currently a pmed and partially improved public right-of~way along the frontage of the site. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON llfUNlClPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of 7uning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Ciuidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Lind Clearing Regulations 3. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations Section 4-7-050: General Out! ine o I" Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures J"c,r Subdivision Section 4-7-120: Compatibility "ith Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-160: Rcsidmtial Blue ks General Requirements and Minimum Standards Section 4-7-170: Rcsidmtial I.uts-Gcnernl Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE C01~fPREHENSlVE PLAN: I. Land Use Element -Residential Single Family 2. Community Design Element H. DEPARTME'JVT ANALYSIS: 1. Project Description/Background The applicant has requested review and apprtll"al from the Hearing Examiner for a 12 lot preliminary plat. The proposed Talbot Highlands Prdiminary Plat would be located in south Renton, on the east side of I 06'" Avenue SE approximately 900 rcet south uf the intersection of Benson Road South and I 06'h Avenue SE. The site consists of two tax pcircels totaling 84,284 square feet (1.93 acres) in area. There is a single-family residential structure on each of the lots, along \vith several outbuildings which are all proposed for removal. There would be one tract or land, set aside as a stormwater tract, to locate an underground detention/wet vault and wuuld nbo include recreational equipment. The property is in the Residential Single-Family Comprehensive Plan land use designation and the Residential 8 (R-8) zoning designation. Proposed Jut sizes range from 4.500 to 5,717 square feet with an City of Renton Comm11ni(v and t:conomic nnea,pment nepanmcm fALl!OT HIGH I.ANDS PRFUMINARY PLAT h·elimina1y Report to the Hearing F):aminer LUA08-041, PP, ECF PUBUC JIF;AR/N(i DA 71,_· J1111e 17. 2008 I'agc4ofl3 average lot size of 4,999 square feet. The proposed residential density would arrive at 7.78 du/ac after the deduction of right-of-way dedication from the gross acreage of the site. All lots would have access to a public street via separate private driveways. Street improvements will be required along I 061 " Ave SE and all internal streets. Lots I through 3 are proposed to gain access from 106 1 " Ave SE. Proposed access to Lots 4 through 12 would be provided via a new internal public dead end street (I 06'" Place SE) running north/south, com1ected by an internal access road (SE 168'" Place) rum1ing east/west. A request for moditication from City of Renton street standards has been requested to allow a 42 foot right-of~way for the new public streets. The site is vegetated primarily with grass lawns. shrubs and trees. A tree inventory indicates approximately 99 trees on the site, of which 15 percent are proposed to remain following development. The overall elevation change within the site is ab,mt 15 feet, sloping down from the northeast to the southwest portion of the site. The slope throughout the majority of the site is 4 percent or less and ranges up to 13 percent at the northeast corner or tl1e site. There are no critical areas onsite. 2. Environmental Review Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43 .21 C, 1971 as amended), on May 19, 2008, the Enviromnental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Talbot Highlands Preliminary Plat. The DNS-M included 7 mitigation measures. A 14-day appeal period commenced Oll May 26, 2008 and ended on June 9, 2008. No appeals of the threshold determination have been tiled. 3. Compliance with ERC Conditions Based on an analysis of probable impacts li-0111 the proposal, the Enviro1m1ental Review Committee (ERC) issued the following mitigation measure with the Dctem1ination of Non-Significance -Mitigated: 1. The applicant will be requtred to submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department ofEcology·s Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. The plan must be submitted to and approved by the Development Services Division Plan Review staff prior to issuance of the utility construction and building permits and during utility and road const111ction. 2. The applicant will be required lo c,11nply with the rec01rn11endations found in the geotechnical report prepared by Larth Consultant Inc., dated October 29, 2007, during site clearing, grading, utility and building: construction. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. I.eve! 2) and water quality improvements. 4. The applicant shall submit ,1 revised water detention and water quality design per the 2005 King County Surface Water Design Manual to the Current Planning Project Manager prior to the issmmce of the utility con~truction permits. 5. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $5.J07.60 (IO new lots x S530.76 = $5,307.60) and is payable prior to the recording of the tirwl plat. 6. The applicant shall pay a Trnrtic Mitigation Fee in the amount of$75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $7.177.50 ($75.00 x 9.57 trips x IO new lots= S7. l 77.50). 7. The applicant shall pay a Fire :Vlitigation Fee based on $488.00 per new single family lot prior to the recording of the limil plat. The fee is estimated at S4,880 ($488 x 10 new lots= S4,880) City oj"Renton Comm11ni1y and Economic Dcl'c,vpmenl Deparl111cn! TAI.ROT fl!Glll.AiVDS PRELIMINARY PLAT 1 reliminwy Report to the Hearing Examiner LUAOS-041, PP, ECF PUBLIC I/EARING DATE June II. 21108 Page 5 of 13 4. Staff Review Comments Representatives from various city departments have reviewed the application materials to identify and address issues raised by 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 or 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 short plat: a) Compliance with the Comprehensive Plan Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended for use as quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development. and rehabilitation of existing housing he carefully designed to enhance and improve the quclity or single-family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies: Policy LU-147. Net develo1mw111 densities shouldfi,11 within a range of 4.0 to Ii.ii dwelling units per acre in Residential Single Family neighborhoods . .,/ Policy Objective Met i:.: Not Met Policy LU-148. A minimu111 lot size o/5,/100 SF should he allowed on in,fill parcels of/es.1 than one acre (43,560 sq.ji.) in single,/amily designations. Allow a reduction on lot size to 4,500 SF on parcels greata than one ucre to create an incentive.for aggregation oflund. The minimum lot size is no! imcndi.!d to set the standard.for density in the designation, hut to provide.flexibility in subdi,•isio11.lpla1 design am/facilitate development within the allowed densi(v range. -./ Policy Objective Met L Not Met Policy LU-152. Single-Jamil\' lo! size. lot width, setbacks, and impervious surface should he siffficient to allovv private open space. landscaping to provide hl~ffers/priva(V ivithout extensive fencing, and si{fjicicnr an.!u_/Or maintenance activities. -./ Policy Objective Met . : Not Met Policy LU-154. I11te1pret de\'l'iopmrnt standards /0 support new plats and infill project designs incorporating street locutions. lot c:m?figurations, and huilding envelopes that address privac_v and quality of li(c/i)}' existing residents. -./ Policy Objective Met ! I Not Met Policy CD-12. Infill develo11111c111. defined as new short plats of"nine or/ewer lois. should he encouraged in order lo add rnrict_\'. u11dated housing stock. and new vilality to neighborhood.1· . .,/ Policy Objective Met , i Not Met Policy CD-60. Criteria slzoulcl be developed to locate pedestrian and bicycle connections in the City. Crill'l"ia should consider: a) Linking residential areas H itlz employment and commercial areas; b) Providing access along arterials: c) Providing access within residential areas; d) Filling gaps in the existing sidC\rnlk system where appropriate; and City of Renton Community and F.conomic Den,w1 mient Deparlm,'11/ TALBOT ///GI/LANDS PRELIMINARY FLAT ,-re!iminmy Report to rhe Hearing E.Yaminer LUAOS-041, PP, ECF PUBUCHEARl,VG DATE June 17, 2008 Page 6 of 13 b) e) Providing access through open spaces and building entries to shorten walking distances. -/ Policy Objective Met I Not Met Policy T-9. Streets and pedestrian parhs in residential neighborhoods should he arranged as an interconnecting net1-nJJ'k thut serves local traffic andfacilitates pedestrian circulation. :·1 Policy Objective Met -/ Not Met Comment: As proposed, I 061 " Place SE would dead-end approximately 55 feet short of the north property line without any potential for future street connectivity. See further discussion under street improvements. Compliance with the U11der(ri11g Zoning Designation The subject site is designated R-8 on the City of Renton Zoning Map. The proposed development would allow for the future constmction of 12 new single-family dwelling units with the removal of the two existing residences. Density-The allowed density rnngc in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. Alier deducting 17,078 square feet for right-of-way dedication from the 84,284 gross squnrc foot m-c,1. the net square footage of the proposed development would be 67,206 square feet ( l .542 net acres), With twelve lots, the proposal would arrive at a net density of7.78 dwelling units per acre (12 units/ 1.542 acres= 7.78 dulac), which falls within the pcm1itted density range for the R-8 zone. However, as discussed below the proposal would need to be revised to include an extension of the proposed internal street, 10611 ' Place SE, to the north property line. The extension would reduce the net square footage of the site and the propose! for 12 lots would exceed the density requirements of the R-8 zone. See further discussion under street improvements. Lot Dimensions -The minimum lot size permitted in the R-8 zone is 4,500 square feet for parcels greater than l acre in <1rc<1. /\ minimum lot width of 50 feet is required for interior lots and 60 feet for comer lots. l.ut depth is required to be a minimum of 65 feet. As demonstrated in the table bcl,rn. all lots meet the requirements for minimum lot size, depth, and width Net Area Lot (sn. ft.) \\'idth l)enth Front Yard Orientation I 4.500 SF 50 ll'ct 93.77 feet 106 11i Ave SE ------- 2 4.582 SF 5 S feet 83 feet 106 1 " Ave SE -- 3 (corner) 4,950 SF (.() fed 1 83 feet 1061 " Ave SE - 4 5.672 SJ )1 .75 k'l'l I 00 feet 1061 " Pl SE 5 5.86? SF _.:;o_o 1 te-::t 93 feet 1061h Pl SE 6 (corner) 5.503 SF 60 !'ct:>! 93 feel 1061 " Pl SE -- 7 (corner) 5,717SF 60 kcr 78 feet 1061 " Pl SE 8 5,656 SF 55 ket 103 feet I 06 1 " Pl SE 9 4,681 SF 57 kd 82 feet I 06 1h Pl SE ----- 10 4,591 SF )(1 kd 82 feet I 06 1 " Pl SE 11 4,591 SF 56 fr.·..:[ 82 feet 106'" Pl SE 12 4,_683 SF 7-J.. 1 kl't 82 feet I 06 1 " Pl SE City of Renron Communi(v and .l'conomic Deven,;JmCnf JJepar/m, ·1u 1:4.LBOJ'H/GHLANfJS PRFJ.liHINARY Pf.t1 T , reliminaiy Report to the I fearing Examiner LUAOS-041, PP, ECF PUR/JC f-/1:ARINCi DATE.lune /7, 2008 Page lof/3 ,) Setbacks -The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage; interior side yard is 5 feet; side yard along a street is 15 feet for the primary structure and 20 feet for an attached garage; and the rear yard is 20 feet. Proposed Lots I through 3 are oriented such that their front yards would face north towards 106'" Ave SE Proposed Lots 4 through 12 are oriented such that their front yards would face east towards the proposed internal street, 106'" Place SE. The existing single-family residences and uut buildings, if retained would not meet setbacks, and the house is proposed for removal. Slaff recommends as a condition of approval that the applicant obtain a demolition pcrmil at1Cl complete all required inspections for all buildings located on the property prior to the recording of the final plat. The proposed lots appear to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed at the time of building permit review. Building Standards -The R-8 1011e permits one residential structure per lot. Each of the proposed lots would supporl lhe construction of one detached unit. Accessory structures are pennittcd at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and 15 Ccet for detached accessory structures. The allowed building lot coverage for lots over 5,000 square feet in size in the R-8 zone is 35 percent or 2,500 square feet, whichever is greater. I he allowed building lot coverage for lots less than 5,000 square feet in size in the R-8 zone is 50 percent. The building standards for proposed lots would be verified at the time of building permit review. Parking -The parking regulations require that detached or semi-attached dwellings provide a minimum of 2 oft~street parking spaces. As proposed, each lot would have adequate area to provide two oft~street parking spaces. In addition, the parking regulations require that driveways be located a minimum or 5 feet from the adjoining property line. Compliance with the parking requirements will be verified at the time of building permit review. Community Assets The applicant submitted a Tree Inventory plan as part of the Preliminary !'lat application. There are approximately')'! trees on lhe site. The eastern portion of the site consist of mostly deciduous upland forest that included big leaf maple, hazelnut, bitter cheny, vine maple, Indian plum, Oregon grape and sword fern. A small unmowed area is located in the northeast corner of the site. Vegetation within this area include several black cottonwood trees and one Oregon Ash tree. llnderstory vegetation consist ofa mix ofmultiflora rose, Himalayan blackberry, spirc,i and big-leaf maple saplings. The applicant proposes to clear the site of the majority of the cxi::.ting trees and vegetation to accommodate grading and building site preparation. Renton Municipal Code requires that 30 % of the trees on site be retained. Of the 99 trees that are on site there arc 13 m the proposed public right-of-way and these trees will be excluded from the retention rate. There are also 13 cottonwood trees that will be excluded from the retention rate due to the possibility of invasive root systems, weak wood prone to breakage, or varieties which tend 1,1 harbor insect pests. Therefore of the 73 trees remaining, 22 trees are required to be retained al the 30% retention rate. A tree inventory submitted by the applicant indicates 15 trees (including 7 cottonwood, I pine, I hemlock, 2 fir, and 4 deciduous) would be retained. Due to the invasive root systems of cottonwood trees and the weak wood prone lo breakage. sta IT is recommending as a condition of approval that the applicant employ an arborisl, to determine if the trees proposed for retention are healthy and have a good probability frir survival. specifically the cottonwood trees. A report should be submitted to the CmTent Planning Project Manager for review and approval prior to utility construction permit apprO\ al. Ir there are any changes to the tree retention plan the applicant shall also submit a revised tree retention plan prior to utility construction approval as well as City of Renton Community und Economic Dne.upment Depar1111rn1 1ALB0THJGHLAlVDS PREUMfll./ARY PJ,AT , 'rrliminwy Hr port to thr Hraring t:.mminer LUAOB-041, PP, ECF PUBLIC HF.ARlt'l'(i DATE.June 17, 2008 Puxc 8 of 13 d) proposed mitigation, in the amount of 12-inches of new tree caliper, for any additional tree that could not be retained. If the applicant retains 15 trees. it would result in the retention of 18 percent of the existing trees. The applicant must either designate 7 additional trees to be saved, or mitigate for those seven trees with 12-inches of new tree caliper per each tree not retained or 84-inches. Proposed street trees may be used to achieve the replacement requirement. The applicant is proposing to plant a total or 48, two-inch caliper street trees, (9 conifer and 39 deciduous) or 96 inches of new tree caliper on site; which would meet the tree retention requirements. However, the total number of inches required for the replacement of protected trees is subject to change based on the arborist report to be provided as a condition of approval, see discussion above. The City's landscaping regulations require the installation of landscaping. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet, if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be landscaped. A dctcm1ination has been made that if no additional area is available within the public right-of- way due to required improvements. the 5-foot landscaped strip may be located within private prope1iy abutting the public right-ot~way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. In addition, the applicant will be required to plant two ornamental trees, a minimum caliper of l-1/2 inches (deciduous) or 6 -8 feet in height (conifer). within the 15-foot front yard setback area for the proposed lots. Existing landscaping may be used to augment the required landscaping. A conceptual landscape plan was submitted with the application. The proposal includes the installation of 5 feet oflandscaping along 106 1h Ave SE within the public right-of-way. A 5- foot landscape strip is also dcp1c1cd along the street frontages of the new internal public streets, SE 168 1 " Place and \U6'1 ' \'lace SE, within a 5-foot landscape easement. The applicant is proposing to plant a total of 48 trees (9 conifer and 39 deciduous) on the site and at least two trees are provided within the front yard areas of each of the lots. The vegetation proposed primarily includes W cstcrn Cedar and Red Maple street trees. The applicant is also proposing additional landscaping within the proposed Drainage Tract (Tract A). including Portugal Laurel and Kinnikinnick. Due to the large size of the Red Maple trees at maturity the landscape plan should be revised to propose alternate street trees. Due to these necessary changes, as a condition nf approval staff recommends that the applicant submit a revised detailed landscape pbn by a certified landscape architect or other landscape professional to the Current Pbnning Project Manager prior to the approval of utility construction permits. The re, iscd landscape plan should include: the elimination of Red Sunset Maples~ appropriate\ cgctzitiun for street trees; and, the additional replacement trees, if necessary, to mitigate for prulcctcd trees not retained. Drought-resistant plants are necessary, otherwise an irriga1ion plan is required. Compliance with S11bdivisio11 Regulations Streets: Two new public streets would be created as part of the proposed preliminary plat, SE 168'" Place and 106'" Place SI·: There is currently a paved and partially improved public right-of-way along the frontage of 1061 " Ave SE. The applicant is required to make street improvements including; but not limited to paving, sidewalks. curb and gutter, storm drain, landscape, streetlights and street signs will be required along the frontage of the parcel. Proposed access to Lots 1 through 3 ,,ould be gained from 106'" Ave SE. Proposed access to Lots 4 through 12 would be prm idcd ,·ia a new internal public dead end street (I 06 1 " Place SE) running north/south, connected by an internal access road (SE 168'" Place), running east/west connecting. Both SF 168 11 ' St and 106'" Pl SE arc proposed with a width of 42-feet. City o,(Renton Commw1ity and Economic Dere,v,_;ment 1Jcpar11w1ii TALBOT HJGHLAlVDS PRELIMINARY Pl.AT i"l·eliminary Report to the llearing Examiner LUAOS-041, PP, ECF PURI.IC IIE4RlNG DATE June 17. 2008 Page Yof/3 The City's street standards require that the minimum right-of-way width for residential access streets be 50 feet wide with 32 feet of paving, a modification for a reduced rigbt-of- way may be granted down to 42 feet wide with 32 feet of paving if the modification would result in the creation of additional lots. Staff therefore recommends approval of a modification to reduce the 50-foot required right-of-way to 42 feet. Full street improvements (including paving, sidewalks. curb and gutter. storm drains, landscaping, street lighting and signage) will be required along the frontages of the new internal streets (SE 168 Place and 106 1 1; Place SE). As proposed, 106 1h Place SI· would dead-end approximately 55 feet short of the nmih property line. Staff considered the potential connection of the proposed street, 106'" Place SE. to the nmih property line tn allow for future street connectivity as required by RMC 4-7- 150.E. Staff has determined that connectivity could be achieved in the future if the proposed internal street, I 06 11 ' Place SE. was extended to the north property line. In addition, there are no environmental or topographical constraints that would preclude the applicant from extending the proposed street. Therefore, staff recommends as a condition of an approval the applicant extend the proposed internal street, 106'" Place SE, to the north property line to allow for future street connectivity. As a result of the extension the amount of right-of~way to be dedicated to the City would increase by approximately 2.310 square feet, totaling a 19,388 square foot right-of-way dedication. The recalculation of the net square footage and density for the proposal is necessary to take into account the additional right-of~way dedication. After deducting 19,388 square feet for the right-ot~way dedication from the 84,284 gross square foot area, the net square footage of the proposed development would be 64,896 square feet (1.489 net acres). With twelve lots, the propos<1l would arrive at a net density of 8.05 dwelling units per acre (12 units/ l .489 acres~ S.05 du ac), which is not within the pcrn1ittcd density range for the R-8 zone. Staffrecon1111emb tlu,t the applicant submit a revised preliminary plat plan that meets the density requirements oC the R-8 zone along with the depiction of the proposed internal street, I 06'" Place SI .. lO be extended to the north property line. The revised Preliminary Plat shall be submitted to and approved by the Current Planning Project Manager prior to the appruval or utility construction pennits. The applicant should note that with eleven lots, the proposal \\'Ould ,mive at a net density of7.39 dwelling units per acre (11 units/ 1.489 acres~ 7.39 du,ac). which is within the pennitted density range for the R-8 zone The proposed preliminary plat is ,mticipatcd to generate additional traffic on the City's street system. In order to mitigate tra11sport,1tion impacts, the City's Environmental Review Committee is requiring the ,ipplicanl pay a Transportation Mitigation Fee based on S75.00 per net new average daily trip attributed to the project. Ten new lots (credit given for the existing residences) is expected 10 generate approximately 9.57 ne\v average ,:veckday trips. The fee for the proposed sltort plat is estimated at $7,177.50 ($75.00 x 9.57 trips x 10 new lots~ S7, 177.50) and is pnyablc prior to the recording of the final plat. All wire utilities shall be insrnlled underground per the City of Renton UnderGrounding Ordinance. lf three or more poles are required to be moved by the development design, all existing overhead utilities shcill be placed underground. Construction of these franchise utilities must he inspected and apprnved by a City of Renton public works inspector prior to recording of the short plat. Blocks: No new blocks would bl' created as paii of the proposed shmi plat. Lot Arrangement: Side lot lines arc 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 lmprO\cmcnt Ordinance. As proposed, the lots appear to comply City of Renton Community and Economic Deveivyment Departmrn! T.,JLBOT HIGHUNDS PRELIMINARY PLAT . re!iminary Report to the Hearing Ewminer LUA08-041, PP, ECF PUBLIC f!lARJNG DAit: June 17. 2008 Page /0 uf/3 e) J) with arrangement requiremell\s or the Subdivision Regulations and all lots have access to a public street or road, Lots: The shape, orientation, '1nd ,11Tangement of the proposed lots comply with the requirements of the Subdivision Regulations and the development standards of the R-8 zone and allows for reasonable infill or de,clopablc land. All lots arc rectangular in shape. Proposed Lots 1 through 3 would fwnt 106'" Ave SE. Proposed Lots 4 through 12 would front the proposed internal street. I 06'" Place SE. All lots meet the requirements for minimum lot size, depth, and width as demonstrated in the table on page 5 of this rep011. All lots appear to have sufficient lmilding area for the development of detached single-family residences. Property Corners at Intersections: All lot corners at intersections of dedicated public rights- of-way, except alleys, should have a minimum radius of 15 feet. Property corners to be dedicated for public rights-of-way would have radii of 15 feet. Reasonableness of Proposed Boundaries Access: All lots would have access to a public street via separate private driveways. Proposed access to Lots 1 through 3 would be gained from 106'" Ave SE. Proposed access to Lots 4 through 12 would be provided via a new internal public dead end street (106"' Place SE) running north/south, connected by an internal access road (SE 168'" Place), running east/west. As mentioned above the applicant will be required to extend the proposed internal street, 106'" Place SE, to the north prope11y line as a condition of approval. The City's subdivision rqwl,itirnis RMC 4-7-ISOE.5 specifies that alley access is the preferred street pattern. ;\n alley l,iyout was not submitted for review, however it appears that an alley-loaded layout would be feasible running north/south connecting SE 168'" Place to the north and south propcrt y I inc to the west of Lots 4-7. Therefore, staff recommends as a condition of approval that the «pplic«nt construct a public alley to be dedicated to the City, connecting SE 168'" Place to the north and south property line to the west of Lots 4-7. A revised preliminary plat pbn. depicting the public alley and an alley-loaded layout, shall be submitted to and approved by the Current Planning Project manager prior to the approval of utility construction permits. Topography: The topography ot' the site is relatively flat. with an average grade of approximately 4 percent or less for most of the site. The NE corner of the site ranges up to a 13 percent grade. The overnl I elev at ion change within the site is 15 feet sloping down from the northeast to the southwest portion of the site. Due to possible erosion the Environmental Review Committee imposed ,1 S FP ,i\ mitigation measure requiring that a Tc1nporary Erosion and Sediment Control Plan (Tl'SCP) be provided by the applicant prior to utility construction approval. Relationship to Existing Uses: The properties surrounding the subject site are platted as detached single-family residences which are located in the R-8 (to the north, west, south) and R-10 (to the east) zoning designations. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. Availability anti Impact on l'uhlic Services (11meliness) Police anti Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee, based on $488.00 per new single-family lot with credit given for the existing singlc-fan1ily residences, is recomn1ended in order to mitigate the proposal's potential impacts to City emergency services. The fee is City of Renton Community and t.:conomic Devc.vrmrnt Departmrn: TAI.BOT H!GHf.ANDS PRF.JJAI/iVARY PLAT !'fJBL/C f-lEAR/l'./G DATE June I 7. 2008 , -rc/iminw:v Report to the Hearing Examiner LUAOS-041, PP, ECF Pagl' I 1 ofl3 estimated at $4,880.00 (S488.00 x 10 new lot= $4,880.00) and is payable prior to the recording of the final plat. Recreation: The proposal docs provide on-site recreation areas for foture residents of the proposed plat. The recreational space would be located in the Drainage Tract (Tract A) in the amount of 7,200 square feet. The drainage components would be located underground. However, it is anticipated that the prnposed development would still generate future demand on existing City parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new singlc-fornily home. The fee is estimated at $5,307.60 (10 new lots x $530.76 = $5,307.60) and is payable prior to the recording of the final plat. Schools: According to the Omli Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed plat would result in 4.4 additional students (0.44 X IO lots = 4.4 students) to the local schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Cascade Elementary, Nelsen Middle School and l.indbergh High School. Surface Water: Currently runoff exits the site at the southwest comer and flows along a ditch on the western side of l06t1' Ave SE for approximately 1,025 lineal feet. Ditch runoff is collected by a catch basin at tbe intersection of I 06'1 ' 1\ vc SE and SE I 72"' Street. From the catch basin, nmoff flows in the southwestern direction through an 18 inch pipe for approximately 125 feet. The pipe appears to discharge into a heavily vegetated and vacant parcel. Once dispersed through the vacant parcel the runoff flows southwest to the public drainage system along Benson Drive South. The 12 inch pipe located in Benson Drive S. directs the runoff in the northwesten1 direction for over 1/i-111ik downstream from the site. The project site is located within the Duwamish-Green River basin. The applicant submitted a drainage report prepared by Duncanson Company, Inc. dated April 2, 2008. The report states that the proposed project's peak 1 00-year event runoff would exceed the existing runoff by more than 0.5 cfs and the more than 5,000 square feet of new impervious area subject to vehicular trat1ic would be created. Due lo potential downstream drainage problems, the En\·irnnrncntal Reviev,: Comn1ittcc impos(.Xi a mitigation measure that would require the project tu c,1rnply with the 2005 King County Surface Water Design Manual to meet both detent inn (Conservation Flow control -a.k.a. Level 2) and water quality improvements. The :1ppliumt proposes to use a combined detention/wet vault located in a proposed drainage tract (Trncl ;\) to comply with the detention and water quality standards. The vault would he 60-l'cet wide by 69-fcct long with 5-fect of depth. The detention vault would outlet into the e.xisting ditch at the point of natural discharge in the southwest comer of the site. l"hc welter detention and water quality design was not done per the 2005 King County Surfoee Water Design Manual. The Environmental Review Committee imposed a mitigation measure that \vould require the applicant suhmit a revised water detention and water quality design per the 2005 King County Surface Water Design Manual to the Current Planning Project Manager prior to the issuance of the utility constniction pennits. In addition, staff recommends a condition of approval requiring the applicant establish a homeowners' association for the development, which would be responsible for any common improvements and/or tracts wllhin the plat prior to final plat approval. City of Renton Comm11nity and Economic Deve .. ;1,ment Depart/ii( in TALBOT HIGHLANDS PRELIMINARY PLAT PUBLIC f-lFARINCi DATE.lune/ 7. 2008 ,-relimiJJary Report to rhe Hearing Ernminer LUA08-041, PP, £CF Page 12 of 13 The Surface Water System Development charges arc required, and based on a rate of $1,012.00 per new single-family lot ( estimated total of $10,120.00 with credit for the existing lots). Payment of this lee will be required prior to issuance of utility construction permit. Water and Sewer: The site is served by the Soos Creek Water and Sewer District. A Ce11ificate of Water and Sewer Availability was not submitted with the application from the Soos Creek Water and Sewer District. Staff recommends as a condition of approval that the applicant obtain a Certificate of Water and Sewer Availability, from the Soos Creek Water and Sewer District, prior to the approval of any utility construction pennits. All plats are required by City Code to provide a fire hydrant with a minimum fire f1ow requirement of 1,000 GPM within 300 feet of any proposed single-family 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. J\ny existing hydrants to be counted towards the fire flow requirements shall be field verified. The applicant will show the location and distance of all existing fire hydrants within 300 feet of the site. Existing and new hydrants will be required to be retrofitted with Storz "quick discormect" fittings. it· not already in place. I. RECOMMENDATIONS: Staff recommends approval of the Talbot Highlands Preliminary Plat, Project File No. LUA08-041. PP, ECF subject to the following conditions: 1. The applicant shall obtain a demolition pem1it and complete all required inspections for all buildings located on the properly prior lo the recording of the final plat. 2. The applicant shall employ an arborist. to determine if the trees proposed for retention are healthy and have a good probability for survival, specifically the cottonwood trees. A report shall be submitted to the Current Planning Project Manager for review and approval prior to utility construction permit approval. 11· \ here are any changes to the tree retention plan the applicant shall also submit a revised tree retention plan prior to utility construction approval as well as proposed mitigation, in the amount of 12-inchcs of new tree caliper, for any additional tree that could not be retained. 3. The applicant shall submit a revised detailed landscape plan by a certified landscape architect or other landscape professional to the Current Planning Project Manager prior to the approval of utility construction pennits. The revised landscape plan should include; the elimination of Red Sunset Maples, appropriate, cgctatrnn for street trees, and the additional replacement trees, if necessary, to mitigate for protected trees not retained. 4. The applicant shall extend the pm posed internal street, 106"' Place SE, to the north property line to allov .. ' for fllture street cn1111ectivily. 5. The applicant shall submit a revised preliminary plat plan that meets the density requirements of the R-8 zone along with the depiction of the proposed internal street, 106'h Place SE, to be extended to the north prope11y line. The revised Preliminary Plat shall be submitted to and approved by the CtUTent Planning Project manager prior to the approval of utility construction pennits. 6. The applicant shall construct a public alley to be dedicated to the City, connecting SE 168"' Place to the north and south property line to the west of Lots 4-7. A revised preliminary plat plan, depicting the public alley and an clley-loaded layout, shall be submitted to and approved by the (\UTent Planning Proj eel mana;.,er prior to the approval of utility construction pennits. Ci(Y ofRen/011 Communi/_1,1 and Economic !)crcwprnen/ f)epartmr'11/ TA!.ROT lf!GHUlv'DS PRF.JJMINARY PLAT PUBLIC I !EARhVG DATE June 17. 2008 rri?liminarv Report to the Hearing Ernminer LUA08-04l, PP, ECF Page 13 r?f /3 7. A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for shared roadway, storrnwater and utility improvements. A draft of the document(s) shall be submitted to the City of Renton Planning Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. 8. The applicant shall obtain a Certificate of Water and Sewer Availability, from the Soos Creek Water and Sewer District, prior to the approval of any utility construction pem1its. EXPIRATION PERIODS: The Preliminary Plat approval will expire five (5) years from the date of approval. An extension may be requested pursuant to RMC section 4-7-080.M. St. ~ ..., = 8 R-8 R-8 31st St. S 32nd Pl R-8 G4 · 20 T23N R5E W 1/2 (/J RM-F R...:...8 R-8 RM-F R-8 R-8 r--------0 s 27th St. I . ; '8, ~ ~ >-1 '-~e;.&,-8 ~ w ! "'-::, 01; ,i',., ~8 . ! • ~ , "-s~ :5 I I I '-,, R-8\_ g:. SE 166th .......-:, \ ______ S '-, I .... , I \ R-8 I l I I I L ______ J ~· I P"l I rn ~ ~ z ~ t>j S 32 d St. R-8 g;' (].) ~ ·------S R-8 S 34th St. ZONING P/B/PW TBCHNICAL SBB.VICIS 02IWffl '-'i_' • -r..; . I 11 ""' _, co 0 ~ : F-10<P) SE 1 ?2nd St. SE 1 ?2nd S SE 1?3rdS EXHIBIT 2 14 • 32 T23N R5E W 1/2 0 230 •oo 1:"800 H4 29 T23N R5E W 1/2 5329 • • 7,NING MAP sor·< 74 92 81 82 26T24N R4E 25 T24N R4E 81 94W C1 C2 36 T24N R4E 306 307 lAKEW D1 2 T23N R4E E2 tT 3NB4E 12T23N R4E o 325'"" 326 >f1\'~ .~~ 4 T23N ~~E; -. ·-\ ,1i3-~23N R4E 334 . \.;335 ' G1 G2 3 T23N A4E 24 T23N R4E 44 34 I 'Hl2 . ' 25T231W R4E qO 36T23N R4E 607 J2 93 455 83 30 T24N_A5E :f9T24N AS 455W C3 ;457_ l ·czi 31 T24N ASE 32'T24N RSE "908 309 D3 \04 6 T23N ASE 423N'R5E 319 E4 8 t23N ASE 328 3 18 T23N ASE 17 T23NRSE 336 337 G3.· G4, 19T23N ASE 20T23N-RSE 600 H3 30 T23N ASE 603 / -----13 ' 31 T23 ~4 I . 1 ~14 456 i8 i:24NH5E 458 cs 3 4 T23N ASE· 369 ES 9T23N ASE 370 FS 16 T21f{R5E 371 HS 28-T23N FlSE 60!5 15 33 T23N Ai: 609 610 J 3----J 4-·,= JS LJ.XE BOREN 27 T24N ASE 460 C6 -c7 35 W4N R5E 810 8r=1 .. ·~1~ ·14 T23N ASE 816 23 T23N ASE 821 27 T23N ASE 26 T23NR5E 825 826 16 ·17· 34 T23N ASE 35 T23N ASE 632 833 J6 J7 22N A4E 1 T22N R4E 6 T22N ASE 5 T22N R5E 4 T22N 'FtsE 3 T22N ASE 2 T22N ASE HESIDBNT!AL ~ Resource Conservation ~ Residential l du/ac ~ Residential 4 du/ac ~ Residential 8 du/ac ~ Residential Manufactured Homes I R-10 I Reeidential 10 du/ac I R-!41 Ruidential 14 du/ac j RM-f"I Residential Multi-Family MIXED USE CENTER @J Center VH1a1e iuc-Nll Urban Center -North 1 iuc-N21 Urban Center -North 2 ~ Center Downtown• ~ Commercial/Office/Residential COMMERCIAi ~ Commercial Arterial" ~ Commercial Office• (NWJSTBIAL G;J Industrial -Heavy ~ Industrial -Medium 0 Industrial -Li&:hl (Pl Publicly owned -----Renton City Limits -·-·--Adjacent City Limita -Book Paeea Boundary 2 E 25 8 ,, 36 s Yot'. 1 T2 IRM-T I Residential Multi-Family Traditional ~ Commercial riel&:hborhood KROLL PAGE I RM-U I Residential Kulti-Family Urban Center' Printed by Print & Mail Services, City of Renton • May Jnclude Overlay District,,. See Appendix mapB. For additional regulatiorui lll Overlay District,,, pleHe see RMC 4-3. PAGE# INDEX [_ I I I I I I fH 1/i I " ~: I I SW !/4 OF SECTION 29, TOWNSHlf' 23 NORTI-1, RANGE 5 EAST, W.M PF!El1MINAAY PL.AT OF TALBOT HIGHLANDS I "" "" ., ''" I -.. / -~-•. -,, -.-._ ... ' (·· ;[' / ?;-J __ 'i ! I, 'C.:-__ 1 . '.'Xot> •;r ~ aJ 2 ~-~UL -c? / .. . /' t-- =-l --_l 4 I. I rr--~ j -,. __L ! I r-::-~- . o"· •.eo.' •.r 6 ! --,-- ': l ;~-' I __,__j ·1 ' ' ' " ; .,.,_- ' ·' ,,/ B ~ GOt -1 I I -= --- ' I.,.: I "-'·_. • :---_:_ ---1 r: _ 10 4,:>:i' ,:r ' I " -______ , . '-'.~_j_l) §~6STij PL I I '. '' r ' (. I .,o·--+ ~'»'---:- r I, 1 r: ---:-;\ ___ _ --,J DRAINAGE TRACT A -~'G ':f f--1--" r~ ,I ' I 7 ··11-·,;- L_ I,: I " ,.c.;1 < I ,, ROW ,)/~ -i!H !t i~ ~-" -------i f,---<C -, I I L I , ! ! --. "--,-, --t : u,, ,sur.,-,, I" I . : I I I ' """'"' -' I ' I•; ',," J, '' --'--~,----,: .. "".·· , .. ,,.,,;~~--l.; ___ . ____ _ 1-ta,1:f'i}?""~ 0 ---•.ra,, lifi.APillC SCALI EXHIBIT 3 ~--.,.;~'-i, J if i" l; ;~~,. j, " LEQEt-0 REMOVAL NOTE '. <>•STINC ·'"· rn,.rr, '"'' ~·o·~-"'"'' ~·~ ~> '"•"'!" E; sc~m ""'= ,-, 0,-.-,,1,i r, ,,,.u""'" r, ,c-, '(i'"-f\s.1· _()'.\:. ~/-·1r I! ·:,c_}J~--=yt~V: \\ __ _ _ .;l/ !: \\ il,/'i~·cl;\'.'\:i~bt .. ,?-•' J' \' 7f'"nP!)sl',"1> ' ·"1' ' """"' --11,M] ' [,·· ·_"I ~\•._I;;: ~.:.,r:_i (t' \ ', ·. ~i ,, .. :-,.""-1·" .. t_ -.,_.'Uo..i.lli..iL.Jl_ ~I l '', ~I ·:-:-.-.:1~-'-;;"JDl!]1·-., t' \ 1 't tinl~r"'~',Ji,Jl""'-"JL ii ·\, "\'ll~1R.'-" h-~,.1r j ':' 1\ ~-~:-=-SITE ~ I -rt,,cc~f,;i;:-l;~~;;e-~'"~' r. m. ,,!,fa~1;;, , "·~'-" ., , i . I t~'/'r-~£<;,-·c -~~-~1-~· , , r r; ~I-· -" =-"' VCNITY MAP ___. •,niro-,r,c;: CONTACT INFORMATION ''"""ffS,Sc,~,[YD" ow ruof" soo"'o '"'Dr<C> lC•1 SOUTH ,,1\! <·C>C< rco;:o,, •• , M,Mol ;r;.r:~Lr;,~s "oo'"" -,,, .. c,~,c< V:,,,P""Y ,,c i~;,;3;·,~r:_;,~r~::::~" ,,., ... SITE INFORMA]lQN '"~"CSEO DC.S•T, ''>C"J!•C UTILITY 1NFOAMA TION .. ,. ,, ..... , .. , =· ~tc\' .. T• LEGAL DESCRIPTION • 1,,s fER cs~,• ,,c ,,,, ,,,,'""--'"'a Sf':hJflT m,,. ~~r,;o ,,_.,,,,_ ,. ;oo· • ,i, S,''-' <. "'"' ,,.~, ,~ ;. /.C•C()001"G c, ll,l '"" :ec0ccr '''-'"""'~ '" "''"~' ,o 1 ,.,,., '"'' >' e,c~,,-, CF ·''"" ',(~,,-,. ••~>i,SGTot< , ',TLf em"""""~" ,-0,-""''~'-'"a•'"'"'"' ,,,,, '"~" «·•~ ,, ""' ,.,, C, 8LC•l-' •. ,~w, ""'" NO O ACGCSfl,G ·c '"' , ... ,, ;:,·~1ii ,~;,';'7~;,;~_,::;;:;;:'J '° O•' ''"" e,c; ''-Js<(C'>'.; EARTHWORK. ESTIMATES ',~JO C, /UfS~.sat'CI'< ,,-n:, INC 1',l ',,sc,,,; '"""'"llES ,:•c Si S'L%,f.0 '111',l'Si ,,.;_ . ~-''-' ,, SHEET INDEX """'-""'"'~"-"'"-"'"' .. u ~ ;,:,:saa.;.,._ ·~ i!.V'J'I :s;P~C~ p_·:t, I~ CG/1'.<[lC rt.i:t ~'"( 1, •~Y,T ~•st., rnE !fl.;,~ :· .• ~B u. M ...,,r,c, Ci' SFll>\ X'<!.Oh_\" ,r,wss "~~ "" m,:,.,.,.,,,, ,.-,, CU\WIS(.t<SC•i'. u:, ... c,,.,,,,:r CAl/TlONI l u~;-<,;RW•8U~ui1£,,,e,,1-t •l(A ,,-.C· I f:1"'fai~f{~1,i',~ '.;·}I',-}'.~!bli·)~t·::!i I ",..""·1-·000::-42 .. ~·5555""""~ I • DUNCANSON ,~,:;,~ ,,,,.,,,,,....,,.,,,,,, ,_,_ ... ~., .... , .. ,...,,..,...,.,, ! o I si g~I ~! !ii!~ "' : , I [/). z. 0 +· m ! : : ; >I I; 1, i' ~-.' :[' uJ :,.. ! ! I I, ~: I ' I I ' : ' : I Ii. .,.. ---,----, W-~ 1. I _I i ! l 1 ~. i ",RM/,, 'rr ·w :,rE ~ >- t K0- 07754 '2/05 PP1 :if. S,rCLTS U) 0 z <{ ....I I Cl I I- 0 en ....I <{ I- COOS6 'tiM A'VM l' 30Vld 1Sltc ·s 811 'SONIOl-, , ONOOS BOnd 'M ~ 0 ~--/ :.,_;'i::./ :;/ . ,. ,, ,, >< m .,, 1:: ' X :w,; ' ' X ' : >< ' ~ ..... _,,_ 'X --+---- SNOISl1\38 ' ' ' , I I i 3S 3/\'rt Hloot SONVlHOIH 1081\/ l --+---- ~ ~ ' -r r:' 1 i , "-' ~ g i ,3' ----- I I I I I I I I I I l I !M ~ i [_ : t,,; I ,' ,~]: I·~· I ' I I ~~t · ttri Fo~:~r:~ .. '~~:1--.,~ I ' '\ I !_ -~ _j_ -.. ~:,:::~{Poca,,, I ·~·,,·,., ·TALBOT .HIGHLANDS '"" ----""-~--·"~--:--1 l I , ---- ' ' :·1 ···: i I 4 l~~: ri~;,-~cc, . ·.~ 2 SfN42, 1: . ' ,, • ,, ,, t ___ LI ---"-----_:_-J __;-+-, -~'c,-w,s,,s -:.-:.=-~-------/ 1 ' ,, I I ' 11 ' I · • ''""'' I -, , . <, \: -~ r: ,+,,,,,.[-' • \ '·,·/ 1=-' '_·.,:'_-~·~J'':i -,.,.:. _---:---~~::-,,~ ; L ~-" r ,'.t f., :1 ··~ 0 ' 9 I, 1 .,,,,, , , . , I -->c--·-- ··-:1:-.-- ' ' i ' -rill'-I! fe"m4.", 3 ' ,, • .,. I 1: ~i~1~.~£t,t~~ C ~~I . I- I , :' "----1 " 'F~<C1 DRAINAOE TRACT A 'p:?;~0' ' --~: ... I I ""'", • ff! I I 7 11 ~1 I l. : "-m I ?·' ! l----~---l Lr --· ------_j. \ . , -'=··--=~-;-::,::::,::~:..::c:__~-----'--'-~~--------"a,,e·•~-~ /SS .<, \_c,,.,,.,m,...-,Hnrn "'" '" ''""-' GRAPHI:: SCALE ~ ':':'.~.t,t'f:,;w J {, '' ~.· 'i'-1 I " ''"''''' " ''"""' CO'"H "'"u '" CUH'1<£lE ,II_LfO nE ,N ..-;oor CA"> " 'H, ~"-" ,:,, cc·ae OS 'H•; ll>C~l SIO[ Of S><,>S C,~f•M:Y ,c;,(,S1 '~O•• "HC •NJ',:'<SfCTJ<">' *'" Cll) V.H~<l<l "°'" tcC·," ·1~~ i, re" ~~~~I~£;tij~~;I;ff~!J~ .. 1 j' L "''···1 ~eo~4i4:'55S;''CTrON "L I ---------:~;,:i:--',=---~ \'.?,,;:,;::i::7' '""":,,:·,----~~.;.~ ,,,, .. ',., •:;;·:·:· / ill: %£&ii., &~' ' : ,,, '"'" ,j \ :.;;;v-r.1:1,c' \;t::,;:;:,.:!~""' G ACCESS ROAD CROSS-SECTION ...J,-- .. ·~y;,:·.:·;:{/;: ;:~;r-"~::.·~:::-:i~:~: i·~.~~g, ® 106TH AVF.NUE SOUTH ! R " j " ,.--· .. c,;;,) ,-1 tij~ c_--""""___ :d , """'· o' I 'l' q~-PTl"Lfs •; .01 -,--•' w "~ ;!;t , j ~ >i' •t "' s•, L,,.,1 01 r ;'t' • 0 •• .,.....)a!- 1 :I 1 ·t f:-.~:::,r;;, ;~ i'""""'""'°''I ~~I ~17 ;,C -"j:~ ;:;:;; hOw"S ~-/ l'I ~)cl I ''i I i!; --,-,v--r . ..=__,.-.~.f !I--+--:..~~ r--'---~=de'--•--~ ~ ,---' ,, --I j I I 8 T , f---f--1:::"_ ,_fc=": =, --1 i -f , I , t.r., • ,1~,, ,., ~ . tr '"t< ! :!~ :-i' :.;:;-' --ft ft ,, ~ -~~- I I ' I --r--~ct~=== -------+--1---_J ' ' ' I ' I I I ' "T-! ~-I -I 11 --! -'1-----I I i j il•TJ.!Ni."oJ:? I : I I ' s I I -,,,-.----1-----i-. -· --·-, ----+ _ 168Tlp PL jAOFl!)E j 1 ~lu 11 ~ ~L it I -------;--j· ;, .,1~ ,,,.,, l' ~~ ,11~ '!~ ~: ~1,) i:11! ~. +1i ~t~ ~1: 1·! ~ !If ;'r ;"_ r;: r.{' ---"-----;:-,l~ : •• '... .. -,:: \'_ ---~~~ ":; :)' 1 ""i'~q::=L"" ·~:f.~"+-~+-=1-'~f-~1~: -------1--+--(: "" •• ,., I j . 10tltH PL SE P~OFIL~ I , J---·------~:; ----~r-···r·· --.~----r~ -{; j-J.' ,, -•" ',' ' I j ,I t!~ £i~ ~~ 1~ ~1 ~ ~2 . ~ ~lJ\ ----------'------------~ ,<l•SO H•,H EXHIBIT 5 (. DUNCANSON c,,..,,,..,;;.ioc .. ,,~,, .. ~-'"' -............. .. .. .,,.,_.,.,,,, ~ul ~~ §j1 ~i tw~I ~~ ~~' 00d ~ 'I · I i j i : --.:.....;.~ +l .. i ''!I. I ~ ~· o.o w·" ~ a: ' !.,: ! l~i' I ~' ~I i b ~I ., ' f-' I f\j I~ ,, ~ u,l \j ., iii L_ l>F<'"" ,.(.I -- ~(.< II~ ~:'"'64 ''~'l: .1,1., /i,e, PP2 CF _( ~>lCcT~ Renton City Limits Parcels ~ Renton Aerial 50 0 Renton SCALE 1 : 1,038 50 FEET 100 150 http: 1/renton net. o rg/MapG u ide/ma ps/Parcel. mwf EXHIBIT 6 Monday, June 09, 2008 10:42 AM STATE OJ• WASHINGTON, COUNTY 01<' 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 lo iis subscribers during the below slated period. The annexed notice. a: Public Notice was published on May 24, 2008. The full amount of the fee charged for said foregoing publication is the sum of $105.00., ~u ,?r/~tU£ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Commiuce has issued a Determination of Non- Significnncc-Mitigatcd for the following project under the authority of the Renton Munidpal Code. Talbot Highlands Prelimanary Plat LUAOS-041, PP, ECF Location: 16808 & 16816 l Y6th Avenue SE. Applicant proposed to subdivide a !.93 acre site into 12 !ms and I stormwater tract. Density is estimated at 7 .8 du/ac. Access would be via a new 42-foo! public street extending from 106th Ave SE. Site is zoned l{-8. Arpc-als of the environmental lklenni nation mu~t bl.' fikd in writing on nr bci"or.., .'i:00 PM on June 9, ~008 .,\ppcal~ mu~t ht' likd in writing wgethcr with 1he n'quircd ',7'i.()() applicmion fee wirh: Hearing Examinl'r. Citv or Rl'nlon. 105.'i South Grady Way, R~nton, \V:\ 9i'JO'i7 :\f'1wah to the Ex.aminer are governed by City of Renton Municipal Code Section 4-8-1 l O.B. Additional infonnation regarding Lhe appeal process may be obtained from the Renton Citv Clerk's Office, (425) 430-6510 A. Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers. City Hall, on June l 7, ~008 at 9:00 AM to consider the Prelimin.:iry Pl.m. If the Environmental Determination is appealed, the appeal will he heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the Renton Reponer on May 24. 2008. #80140. Efoda M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 27th day of May. 2008. _{'~\:,_:\(,~.;.:: ~,' .. -"""--':t..\.'=i°& flJ /:_J,.1,/ '(' I/ = :-~va· oT;i\ .,.~\v 1 ~~- = 0 "" +;.. "fl~ / ::u ff\::,'. ,,.. ~ ~ -•-w~ ; ~(/)~ ,0 f ;.: 1 ..--\ \ lls\ .. f' ff~ ::= . / -,, ,, 'a \ : o -he State of Washington, Resid1'&.o:>-,,,_'•,,,, ·19·'···"" "-:. ~ 1 '1} ,, 0 11 11111\\'''"' ~0 ..:::- ,,,,,, t: WA5r'\ ,,.c.;:- 1,' '"' '"''''' ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Talbot Higl'lands Preliminary Plat PROJECT NUMBER: LUAOS-041, PP, ECF LOCATION: 16808 and 16816106th Avenue SE DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental {SEPAi Review for the subdivision of an existing 84.284 squore loot parcel in1o 12 lots for the future conslruction of single family residences. There would be orw \racl of I.ind set aside as a stormW<1ter tract. There are two existing re,;idences, and they are proposed tor removal. The project site is located within the Residential -B (R-8) dwelling units per acre zoning design3t1on l he proposed lots would range ln size from 4,500 square feet In area to S,717 square feet. Ac:c:ess io tl1e le.ts would bo prc,vided v,a a new publlc straet extended from 106th Ave SE There arc no critical areas on sik. THE CITY OF RENTON EN\'IRCJMv'C:NTAL Rl::VIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES N07 Hi\\lE A SIGNIFICANT ADVERSE IMPACT ON THF. ENVIRONMENT Appeals of the environmental detemnn~l,on mu.st be hlRd In writing on or before 5:00 PM on June 9, 2008. Appeals must be filed 1n writing together w,th the required ST5 00 application fee with: Hearing Examiner, City of Renlor,. 1055 South Grady Way, Ramon, WA %057. Appeal& to !he Examiner are 9overned by City of Renton Municipal Code Section 441-110.8. Additional information regmd,ng the appeal process may be obtained from the Renton City Clerk's Office, (4251430-6510. A PUBLIC HEARING WILL BC: HC:LD tli' ; HE RENTON HEARING EXJ\.MINER AT HIS REGULAR MEETING IN THE COUNCIL CHA.l•.1BERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON ON JUNE 17, 2008 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMEN~ AL DETE:.l·U,11'\.l,TION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEt'.Rlr,..G FOR FURTHER INFORMATlm~. PLEASE COtHACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DFVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER when camng for proper file Identification. CERTIFICATION ATTEST: Subscribed and sworn before me, a Notar)' Public, in and for the "" , on the al] day of~-·~-'~"~··"+-.------ City of l.e,,ton Department of Community & Economic D pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MAY 14, 2008 APPLICATION NO: LUAOB-041, PP, ECF DATE CIRCULATED: APRIL 30, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Talbot Hi hlands Prelimina Plat PLAN REVIEWER: Mike Dotson SITE AREA: 1.93 acres EXISTING BLDG AREA 16808 & 16816 1061h Avenue SE PROPOSED BLDG AREA N/A WORK ORDER NO: 77897 PLEASE RETURN TO ROCALE TIMMONS IN CURRENT PLANNING 5TH FLOOR SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land, set aside as a stormwater tract. The two existing residences are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new internal dead end street extended from 106th Ave SE. A request for modifications from City of Renton street standards has been requested to allow a 42 foot right-of-way for the new public street. There are no critical areas on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Moro Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housfna Air Aesthetics Water Li_qht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnorlarion Environmental Health Public Services -Energy/ HistoddCu/tura/ Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional informatio is needed to properly assess this proposal. ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Talbot Highlands Preliminary Plat PROJECT NUMBER: LUA08-041, PP, ECF LOCATION: 16808 and 16816106th Avenue SE DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land set aside as a stormwater tract. There are two existing residences, and they are proposed for removal. The project site is located within the Residential • 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new public street extended from 106th Ave SE. There are no critical areas on site. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERG) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environment.al determination must be filed in writing on or before 5:00 PM on June 9, 2008. 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 JUNE 17, 2008 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, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. "~y o CITY F RENTON 'W' Dopartnreotof Comm~;cy md + ..u. + Economic Development ~ -~ Denis Law, Mayor Alex Pietsch, Administrator ~N~o1;.-~~~~~~~~~~~~~~~~~~~~~- May 21, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street ste: #102 Seattle, WA 98166 SUBJECT: Dear Mr. Flynn: Talbot Highlands Preliminary Plat LUAOS-041, PP, ECF 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 environmental determination must be filed in writing on Qr before 5:00 PM on June 9, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on June 17, 2008 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Enviromnental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7219. , .... ;;;;=- Timmons ate Planner Enclosure cc: Margaret A. Veberes, Janice M. Sharp/ Owner(s) Russ Hibbard/ Applicant Lorraine Miller, Norman & Linda Schick/ Party(ics) of Record -------,-0-55-So-u-th_G_r-ad_y_W-ay--~R-e-n-to-n,-\-/v-as-h1-.n-gt-on_9_80_5_7 ________ ~ .@ This paper contains 50% recycled material, 30% postcons·umer AHEAD O.F THE CURVE --,,~Y 0 0~.. ;.¢; ·~ + CITY F RENTON ~ ?::!!: ~ Denis Law, Mayor &'Neto May 21, 2008 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: Environmental Determination Department of Community and Economic Development Alex Pietsch, Administrator Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on May 19, 2008: DETERMINATION OF NON-SIGNIFICANCE-MITIGATED PROJECT NAME: Talbot Highlands Preliminary Plat PROJECT NUMBER: LUA08-041, PP, ECF LOCATION: 16808 & 16816 106'" Avenue SE DESCRIPTION: The applicant is requesting Preliminary Plat.approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land set aside as a stormwater tract. There are two existing residences, and they are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new public street extended from 106th Ave SE. There are no critical areas on site. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on June 9, 2008. 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. A.dditional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7219. For the Environmental Review Committee, ti:::!~ Associate Planner Enclosure 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 Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers ~ _____ s_te_r_h_~_i_e_:_ 5 _;-:-r~-:-f-:-:-:-;-f-:-:-:-:-:-o-:-:-:-:-w-H_:-::-~-:-:-:-:-es_:-:-:-:-·o_n _______ RENTON @ ThiS paper contains 50% recycied mate~al, 30% postCOnSUmer AHEAD OF THE CUR'vE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA08-041, PP, ECF R.W. Puget Sound Holdings, LLC Talbot Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land set aside as a stormwater tract. There are two existing residences, and they are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new public street extended from 106th Ave SE. There are no critical areas on site. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 16808 and 16816 106th Avenue SE The City of Renton Department of Community & Economic Development Planning Division 1. The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater ManagementManual. The plan must be submitted to and approved by the Development Services Division Plan Review staff prior to issuance of the utility construction and building permits and during utility and road construction. 2. The applicant will be required to comply with the recommendatfons found in the geotechnical report prepared by Earth Consultant Inc., dated October 29, 2007, during site clearing, grading, utility and building construction. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality impmvements. 4. The applicant shall submit a revised water detention and water quality design per the 2005 King County Surface Water Design Manual to the Current Planning Project Manager prior to the issuance of the utility construction permits. 5. The applicant shall pay a Parks Mitigation Fee based on $530, 76 per each new single family lot. The fee is estimated at $5,307.60 (10 new lots x $530.76 = $5,307.60) and is payable prior to the recording of the final plat. 6. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of $7,177.50 ($75.00 x 9.57 trips x 10 new lots= $7,177.50). 7. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $4,880 ($488 x 1 O new lots = $4,880). ERC Mitigation Measures Page 1'of 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA08-041, PP, ECF RW. Puget Sound Holdings, LLC Talbot Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land set aside as a stormwater tract. There are two existing residences, and they are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new public street extended from 106th Ave SE. There are no critical areas on site. LOCATION OF PROPOSAL: LEAD AGENCY: 16808 and 16816 106th Avenue SE The City of Renton Department of Community & Economic Development Planning Division Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only,theyare not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved bythe 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 completing the 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. Where no further construction work will occur, permanent landscaping shall be installed 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. Water: 1. This property is within the Soos Creek Water District Service area. 2. In accordance with the Fire Department requirements (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. ERC Advisory Notes Page 1 of2 Sanitary Sewer: 1. This property is within the Soos Creek Sewer District Service area. Surface Water: 1. This project is required to comply with the 2005 King County surface water design manual. The preliminary drainage report (TIR) submitted with the project Environmental Review has addresses requirements for detention and water quality per the 1990 KCSWM, and used the 1998 KCSWDM modeling (KCRTS model) to design detention and water quality facilities. To comply with the 2005 manual will require a new analysis. Revisions to the design will be necessary. These revisions are not anticipated to impact the site layout or lot sizes. 2. The Surface Water System Development Charges (SOC) are $1,012 per new lot. These are payable at the time the utility construction permit is issued. Transportation: 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, streetlights and street signs will be required along the frontage of the parcel and on the interior streets. 2. Traffic mitigation fees of $75 per additional generated trip shall be assessed per single family home at a rate of 9.57 trips. 3. All wire utilities shall be install.ed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved to accommodate the development design, all existing overhead utilities shall be placed underground. Miscellaneous: 1. Construction plan indicating haul. route and hours, construction hours. and a traffic control plan shall be submitted for approval prior to any permit being issued. 2. Any rockeries or retaining walls greater than 4 feet in height to be built during construction of utilities requires a separate building permit. · 3. Separate permits and fees for side sewer, domestic water meter, landscape irrigation meter, and any backflow devices will be required. ERC ·Advisory Notes Page 2 of 2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA08-041, PP, ECF R.W. Puget Sound Holdings, LLC Talbot Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land set aside as a stormwater tract. There are two existing residences, and they are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new public street extended from 106th Ave SE. There are no critical areas on site. LOCATION OF PROPOSAL: LEAD AGENCY: 16808 and 16816 106th Avenue SE The City of Renton Department of Community & Economic Development Planning Division 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 June 9, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services May 24, 2008 May 19, 2008 -. -(--s '\ill)· ' . ·_ . ~ -·· 5/1r:l 0$ · -~,:.::... ' ' -------.... Date '~ _ f.David Daniels, Fire Chief · Fire Depa ent c:,}iq/06 Date ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE May 19, 2008 To: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, CED Administrator From: Jennifer Henning, CED Planning Manager Meeting Date: Monday, May 19, 2008 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Airport Layout Plan Update • 2008 (Dolbee/ LUAOS-040, ECF Location: 616 W Perimeter Road. Description: The applicant is requesting a non-project Envionmental Review for the Airport Layout Plan (ALP) Update for the Renton Municipal Airport (RNT). RNT occupies 168 acres of land located approximately one mile north of downtown Renton at 616 West Primeter Road. The site is zoned Industrial Medium (IM) and is bordered by Lake Washington to the north and the Cedar River to the east. The update plan is intended to chart the 20-year future of the airport. Future aviation demands were prepared for the period from 2004-2025. The forecasts include an analysis of the historical airport operations as recorded by the Airport Traffic Control Tower, FAA, the Puget Sound Regional Council and the city of Renton. Talbot Highlands Preliminary Plat (Timmons) LUAOS-041, PP, ECF Location: 16808 and 16816 1061" Ave SE. Description: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land set aside as a stonmwater tract. There are two existing residences, and they are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet In area to 5,717 square feet. Access to the lots would be provided via a new public street extended from 106th Ave SE. There are no critical areas on site. 2007 Docket: Famers Markets. Mobile Food Vendors, & Temporary Merchant Vendors (Johnson/ LUAOB-044, ECF Location: Citywide. Description: Proposed changes include: 1. Restricting mobile food vendors and pushcarts in all zones. 2. Allowing farmers markets in the CD zone. 3. Permitting temporary merchant vendors subject to peddlers licensing requirements 4. Revising peddlers license requirements to Include amended zones. 5. Providing exemptions from permitting requirements for city sponsored events and produce stands. 6. Revising the existing definition for outdoor retail sales. 7. Adding new definitions for fanmers markets and mobile food vendors. cc: D. Law, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, CED Director® D. Pargas, Assistant Fire Marshall N. Watts, Development Services Director ® F. Kaufman, Hearing Examiner C. Duffy, Deputy Chief/Fire Marshal® J. Medzegian, Council P. Hahn, Transportation Systems Director R. Lind, CED Planning Manager L Warren, City Attorney ® ERG REPORT ERC ,WEETING DATE: Project Name: Owner: City of Renton Department of Community and Economic Development ENVIRONMENTAL REVIEW COMMITTEE REPORT May 19, 2008 Talbot Highlands Preliminary Plat Margaret A. Veberes, 16808 106'" Ave SE, Renton, WA 98055 Janice M. Sharp. 16816 I 06'" Ave SE, Renton, WA 98055 Applicant: R.W. Puget Sound Holdings, LLC, 2011 S. 341st Pl, Federal Way, WA 98003 ----------------- Contact: Kevin Flynn, Duncanson Company, 145 SW 155'" St, Ste #102, Seattle, WA 98166 File Number: Project Manager: Project Summary: Project Location: Exist. Bldg. Area SF: Site Area: STAFF RECO.WMENDA TION: LUAOS-041, PP, H.T Rocale Timmons, Associate Planner The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would he one tract of land set aside as a stormwatcr tract. There are two existing residences, and they are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new public street extended from 106th Ave SE. There arc no critical areas on site. 16808 and 16816 106'1 ' Ave SE 2,170 sq ft 84.284 sq ft Pmposed New Bldg. Area (fiwtprint}: f'ror)()sed New Bldg. Area (gross): Total Building Area GSF: NIA NIA N/A Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Pro_i eel I .ocation Map LRC RLPORTOl!-041.doc Ci!y of Ren/on Depar1rnen1 oFCornrr Planning Division Report of May 19, 2008 v & Economic De,·elopment I PART ONE: PROJECT ~ESCRIPTION / BACKGROUND Em nenta! Review Committee Report Talbot H. ---LANDS PRELIMINARY PLAT LUAOS-041, PP, ECF Page 2 of7 JI The proposed Talbot Highlands Preliminary Plat would be located in south Renton, on the east side of I 06'1, Avenue SE approximately 900 feet south of the intersection of Benson Road South and 106 11, Avenue SE. The site consists of two tax parcels totaling 84,284 square Ccci (1.93 acres) in area. There is a single-family residential structure on each of the lots, along with several outbuildings which are all proposed for removal. The property is in the Residential Single-Family Cotnprcl1cnsivc Plan land use designation and the Residential 8 (R-8) zoning designation. The proposed subdivision \\'Ould result in 12 lots with an average lot size of 4,999 square feet. The overall elevation change within the site is about 15 feet, sloping down from the northeast to the southwest portion of the site. The slope throughout the nrnjority of the site is about 4 percent or less and ranges up to 13 percent at the northeast comer of the site. The prnject would result in approximately 1.500 cubic yards of grading. The majority of the grading required for the project would be for the construction of the proposed roads, building pads, utilities, and stormwater detention focility. Lots 1 and 2 wonld gain access from 106 11 ' Ave SF. The remaining lots would gain access from a proposed public street extending from 10611, Ave SE. The site is , cgetated primarily with grass lawns, shrubs and trees. A tree inventory indicates approximately 99 trees 011 the site, of which 15 percent would remain following development. 61~-A--~R-T-T_W~--~O-:_E-N-V-IR-O-N-M-E-N-T-A-L_R-E-V-IE~W---~~-~~~~-----~--~~J In compliance with RCW 43 .21 C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under cxi:-,ting development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Ofiicials: Issue a DNS-~I with a 14-day Appeal Period. B. Mitigation Measures 1. The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology"s Erosion and Sediment Control Requirements, outlined in Volume 11 oft he 200 I Stonnwater Management Manual. The plan must be submitted to and approved by the Development Services Division Plan Review staff prior to issuance of the utility construction mid building pcnnits and during utility and road construction. 2. The applicant will be required to comply with the recommendations found in the geotechnical report prepared by Eaiih Consultant Inc .. dated October 29, 2007, during site clearing, grading, utility and building construction. 3. The detention system for this project s1"1ll be required to comply with the requirements found in the 2005 King County Surface Water lksign Manual to meet both detention (Conservation Flow control -a.k.a. Lewi 2) and water quality impn,,c,ncnts. 4. The applicant shall submit a revised w;itcr detention and water quality design per the 2005 King County Surface Water Design M,mual to the Current Planning Project Manager prior to the issuance of the utility construction pennits. 5. The applicant shall pay a Parks Mit1gat1u11 l·ee based on $530.76 per each new single family lot. The fee is estimated at $5,307.60 (10 new luts x S530.76 = $5,307.60) and is payable prior to the recording of the final plat. 6. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final p1'1t. It is anticipated that the proposed project would result in the payment of$7,177.50 (S75.00 x 9.57 trips x 10 new lots= $7,177.50). ERC REPORTOS-041 City of Renton Department of Comrr Planning Division Report of May 19, 2008 ; & Economic DC1·elopment En mental Review Committee Report Talbot I..-.ILANDS PRELIMINARY PLAT LUA08-041, PP, ECF Page 3 of7 7. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $4,880 ($488 x 10 new lots = $4,880). C. Exhibits Exhibit I Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Vicinity Map Zoning Map Preliminary Plat Plan Road, Grading, Drainage and Utility Plan Tree Inventory and Landscape Plan D. Environmental Impacts The Proposal was circulated and revieH.!Cd h_1· ntrious 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. Staf/reviewers have identified that the proposal is likely 10 have the.following probable impacts: 1. Earth Impacts: The overall elevation change within the site is about 15 feet, sloping down from the northeast to the southwest portion of the site. The slope throughout the majority of the site is about 4 percent or less and ranges up to 13 percent at the northeast Cllrncr oi'thc site. The applicant has stated that approximately 1,500 cubic yards of grading is anticipated for the access roads and sidewalks. Cut and fill will be balanced on site. A Geotedmical Engineering Study, prepared by Earth Consulting Inc. dated October 29, 2007, was submitted with the project application. The study notes that dense, native soils were revealed on the site at a depth of approximately 4 feet below the ground surface, and that the use of conventional footings are very suitable for the proposal for single tinnily homes. The rccomrnendations in the report are based on examination of material from eight test pits excavated by backhoe. Results of the analysis of excavated material from the test pits indicate 4 to 6 inches of topsoil overlying loose to medium-grained silty sand. The loose-medium grained sand was ohserved to an approximate depth of 2.5 to 4 feet below grade where it becomes dense to very dense approximately. The dense soils arc referred to as glacial till. The t ii I was observed to the maximum explored depth of IO feet below grade. No groundwater was encountered in the test pits. Due to the potential for erosion to occur from the subject site, the applicant will be required to submit a Temporary Erosion and Sedimentation Contrul Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Rcquirerncnts, outlined in Volume II of the 2001 Stonnwater Management Manual. The geotechnical repmi also provided recommendations for site preparation and general earthwork, foundations, retaining walls, slabs on grndc. seismic design considerations, excavation and slopes, site drainage, utility support and hackfill and suggested pavement sections. In order to limit impacts to the project site and neighboring properties that could occur during project construction, staff recommends as a mitigation measure that project construction comply with the recommendations found in the geotechnical report prepared by Eaiih Consulting Incoqxirntcd. Mitigation Measures: I. The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II ,1l'the 2001 Stom1water Management Manual. The plan must be submitted to and approved by the Dcvclnpmcnt Services Division Plan Review staff prior to issuance ofthc utility construction ,rnd building permits and during utility and road construction. ERC REPORT 08-041 City o(Renton Department o( Com, Planning Division Report of May 19, 2008 v· & Economic Dn·elopment En mental Review Committee Report Talbot L_, __ LANDS PRELIMINARY PLAT LUAOS-041, PP, ECF Page 4 of7 2. The applicant will be required to comply with the recommendations found in the geotechnical report prepared by Earth Consulting Inc .. dated October 29, 2007, during site clearing, grading, utility and building construction. Nexus: SEPJ\ Environmental Regulations: Grncling, Excavation and Mining Regulations RMC 4-4-060 2. Water a. \.Vetland, Streams, Lakes Impacts: A wetland reconnaissance. prepared by Altmann Oliver Associates, LLC dated April 7, 2008 was submitted with the project application. The report states that a 1,500 square foot area could potentially be a wetland and was not delineated due to the lack ofhydric soils at the time of the site visit. Renton Municipal Code 4-3-150.M .3 slates that a wetland delineation is required for any portion of a wetland on the subject property that will be impacted by the permitted activities. The applicant will be required to submit a delineation of the wetland onsite prior to the recommendation to the Hearing Examiner for preliminary plat approval. Mitigation Measures: No fu11her mitigation required. Nexus: Not applicable. b. Storm Water Impacts: Currently runoff exits the site at the southwest comer and flows along a ditch on the western side of l 06 1h Ave SE for approximately 1,025 lineal feet. Ditch runoff is collected by a catch basin at the intersection of 106 1h J\, c SE ,ind SE 1 72"" Street. From the catch basin, runoff flows in the southwestern direction through an l 8 inch pipe for approximately 125 feet. The pipe appears to discharge into a heavily vegetated and vacant parcel. Once dispersed through the vacant parcel the runoff t1ows southwest to the public drainage system along Benson Drive South. The 12 inch pipe located in Benson Drive S. directs the runoff in the northwestern direction for over '.4-mile downstream from the site. The pruj ect site is located within the Duwamish -Green River basin. The applicant submitted a drainage report prepared by Duncanson Company, Inc. dated April 2, 2008. The report states that the proposed proj eel· s peak I 00-ycar event runoff would exceed the existing runoff by more than 0.5 cfs and the more than 5,000 square feet of new impervious area subject to vehicular traffic would be created. Due to potential downstream drainage problems, staff recommends a mitigation measure that would require the project to comply with the 2005 King County Surface Water Design Manual Ill meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. The applicant proposes to use a combined detentimVwet vault located in a proposed drainage trnct (Tract A) to comply with the detention and water quality standards. The vault would be 60-tcct wide by 69-feet long with 5-feet of depth. The detention vault would outlet into the existing ditch at the point of natural discharge in the southwest comer of the site. The water detention and water qua lily design was not done per the 2005 King County Surface Water Design Manual. Staff recommends a mitigation measure that would require the applicant submit a revised water detention and water quality design per the 2005 King County Surface Water Design Manual to the Current Planning Project Manager prior to the issuance of the utility construction permits. Mitigation Measures: 1. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. 2. The applicant shall submit a revised water detention and water quality design per the 2005 King County Surl'"cc Water Design Manual to the Current Planning Project Manager prior to the issuance of the utility construction pennits. Nexus: SEPJ\ Environmental Regulations. King County Surface Water Design Manual ERC REPORT 08-041 City o_f"Renton Department of Cornn Planning Division Report of May 19, 2008 3. Vegetation v & Economic Dcrc!orment Em '11ental Review Committee Report Talbot L ___ LANDS PRELIMINARY PLAT LUAOS-041, PP, ECF Page 5 of7 Impacts: There are approximately 99 trees on the site. The eastern portion of the site consist of mostly deciduous upland forest that included big leaf maple, hazelnut, bitter cherry, vine maple, Indian plum, Oregongrape and sword fem. A small unmowcd area is located in the northeast comer of the lot. Vegetation within this area include several black cottonwood trees and one Oregon Ash tree. Understory vegetation consist of a mix of multiflora rose, llimalc1yan blockberry, spirea and big-leaf maple saplings. The applicant proposes to clear the site of the majority oi' the existing trees and vegetation to accommodate grading and building site preparation. "Protected" trees clo not include Poplar, including cottonwoods or Alnus (Alder) species. The site probably provides habitat for a variety oi'wildlife. A consequence of urbanization of outlying areas of the City is that long-standing habitat is disturbed or destroyed. This is expected to occur at the Talbot Highlands project site. Renton Municipal Code requires that 30 % of the trees on site be retained. Of the 99 trees that are on site there are 13 in the proposed public right-ot~way and these trees will be excluded from the retention rate. There are also 13 cottonwood trees that will be excluded from the retention rate due to the possibility of invasive root systems, weak wood prone to breakage, or varieties which tend to harbor insect pests. Therefore of the 73 trees remaining, 22 trees are required to be retained to the 30% retention rate. A tree inventory submitted by the applicant indicates 15 trees (including 7 cottonwood, I pine, I hemlock, 2 fir, and 4 deciduous) will be retained. Due to the irn"si\'c root systems of cottonwood trees and the weak wood prone to breakage, staff is recommending as a condition of approval that the applicant employ an arborist, to detenninc if the trees proposed for retcntiun arc healthy and have a good probability for survival, specifically the cottonwood trees. A report should be submitted lo the Plaiming Division project manager for review and approval prior to utility construction permit approval. If there are any changes to the tree retention plan the applicant shall also submit a revised tree rclcntion plan prior to utility construction approval. All pcrvious areas of the subdivision are required to be landscaped, including front and side yards of residential lots and detention tracts. The Rcnwn Municipal Code requires that two street trees be provided for each new residential lot, located in front 01· the primary structure. Consistent with RMC 4-1 0-1 I OA, the applicant would also be required to provide' 5 !'eel of landscaping along the frontages of 106'" Ave SE and the proposed public street. The site clearing, loss of vegetated habitat, ,mtl ,ub.,cquent provision of landscaping and street trees is typical for urbanizing areas, as the resulting subdi1idccl lots me not large enough to feasibly retain significant numbers of trees or other native vegetation \I bile "ccommodating the proposed residential development. The required landscaping and street trees will pnwidc ;icsthetic appeal for the post-development neighborhood and adjacent street frontages, and buffer established nearby neighborhoods from the new development Mitigation Measures: The applicant shall employ ,m arborist, to detem1ine if the trees proposed for retention are healthy and have a good probability li1r survival, specifically the cottonwood trees proposed for retention. An arborist report shall be subrrntted to the Planning Division for approval prior to utility construction pcm1it approval. If there arc any changes to the tree retention plan as a result of the arborist report the applicant shall also submit a rev iscd tr,'c retention plan prior to utility construction approval. Nexus: SEPA Environmental Regulations, I ree Retention and Land Clearing Regulations 4. Parks and Recreation Impacts: The proposal does provide on-site recreation areas for future residents of the proposed plat. The recreational space would be located in the Drainage Tract (Tract A) in the amount of 7,200 square feet. The drninage components would be located undi..:rgn.n1rn.l. However, it is anticipated thal the proposed development would still generate future demand 011 existing City parks and recreational facilities and programs. Therefore, staffn:com1nends a mitigatil)!1 measure requiring that the applicant pay a Parks Mitigation Fee based on $530.76 per each nc\\' single-family lot with credit given for the existing single- family residences. The fee is estimated at S'd07.60 ( 10 new lots x $530.76 = SS,307.60) and is payable prior to the recording of the final plat. ERC REPORT 08-041 City of Renton Department of Comr, Planning Division Report of May 19, 2008 v & Economic DcTc!upment En mental Review Committee Report Talbot L ___ !LANDS PRELIMINARY PLAT LUAOS-041'-Pl',_ECF Page 6 of7 Mitigation Measures: The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is estimated at $5,307.60 (IO new lots x $530. 76 ~ $5,307.60) and is payable prior to the recording of the final plat. Nexus: SEPA Environmental Regulations, RcsolLLtion 3082 5. Transportation Impacts: Access to Lots I and 2 would be provided off of I 06'" Ave SE. Access to the remainder of the lots would be provided off of a new internal public street connecting 106'" Ave SE. It is anticipated that the proposed project would result in impacts to the City's street system. In order to mitigate transportation impacts, staff recommends a condition of approval be placed on the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. Ten new lots (credit given for the existing residences) is expected to generate approximately 9.57 new average weekday trips. The fee for the proposed short plat is estimated at S7, 177.50 ($75.00 x 9.57 trips x 10 new lots~ $7,177.50) and is payable prior to the recording of the final plat. Mitigation Measures: The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the final plat. It is anticipated that the proposed project would result in the payment of$7,177.50 ($75.00 x 9.57 trips x IO new lots= $7,177.50). Nexus: SEPA Environmental Regulations, Resolution 3100 6. flre & Police Impacts: Police and Fire Prevention staff indicalc tl,at sufiicient resources exist to furnish services to the proposed development; subject lo the condition that the applicant provides Code required improvements and fees. A Fire Mitigation Fee, based on $488.00 per new single-family lot with credit given for the existing single-family residences, is recommended ill order to mitigate the proposal's potential impacts to City emergency services. The fee is estimated at $4.880.00 (S488.00 x 10 new lot~ $4,880.00) and is payable prior to the recording of the short plat. The pwjcel would be subject to this fee, prior to issuance of the building permit. Mitigation Measures: The applicant shall pay a Fire Mitigation Fee based on S488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at 54,880 ($488 x 10 ~ $4,880). Nexus: Fire Impact Fee Resolution 2895, SFPA EnYironmental Regulations E. Comments of Reviewing Departments The proposal has been circulated to City Dep«rtrncnt and Division Reviewers. Where applicable, their comments have been incorporated into the text nf this report and/or ''Advisory Notes to Applicant." v' Copies of all Review Comments arc contained in the Official File and may he attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, June 9, 2008. Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with a S75.00 application fee. Additional infonnation regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, 1055 S. Grndy Way, Renton WA 98057. ERC REPORT 08-041 City of Renton Department of Comn Planning Division Report of May 19, 2008 y & Economic De\"/!lopment ADVISORY NOTES TO APPLICANT En mental Rei1ie1v Committee Report Talbot L __ JLANDS PRELIMINARY PLAT LUAOS-041, PP, ECF Page 7 of7 The following notes are supplemental information provided in conjunction with the administrative land use action. Because these nutes are provided as i11/orlllation only, they are not subject to the appeal process for the land use actions. Pla1ming: 1. RI\tfC section 4-4-030.C.2 limits haul hours between S :30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. !'he 01.:velopment Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. \Vithin thirty-(30) days of completing the grading work: the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or clean.:d of vegetation. \\-'here no further construction work will occur, permanent landscaping shall be installed 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 ofNcivember 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 0ther 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. \Vatcr: 1. This property is within the Soos Creek \Valer District Service area. 2. In accordance with the Fire Department requirements (prior to recording the subdivision), at a minimum, one hydrant \.Vithin 300 feet of any proposed single-family structure i:-; required. Additional fire flow and hydrants arc required if the total square footage of the new single-family structur~s are greater than 3600 square feet. Sanitary Sewer: 1. This property is within the Soos Creek Sewer D1stncl Service area. Surface \Vater: l. This project is required to comply with the 2005 King County surface water design manual. The preliminary drainage report (TlR) submitted \vith the project [m·ironmcntal Review has addresses requirements for detention and water quality per the 1990 KCS\VM, and used the 1998 KCS\\'DM modeling (KCRTS model) to design detention and water quality facilities. To comply with the 2005 manual \\ ill require a new analysis. Revisions to the design will be necessary. These revisions are not anticipated to impact the site layout or lot sizes. 2. The Surface Water System Development Charg\..·:-; (SDC) are $1,012 per new lot. These are payable at the time the utility construction permit is issued. Transportation: 1. Street improvements including, but not lirnikd tl1 pa\ u1g, sideV,1alks, curb and gutter, storm drain, landscape, streetlights and street signs will be required ah111g the fruntage of the parcel and on the interior streets. 2. Traffic mitigation fees ofS75 per additional gcn\..Tatcd lrip shall be assessed per single family home at a rate of9.57 trips. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved to accommlldatc the development design, all existing overhead utilities shall be placed underground. Miscellaneou~; 1. Constmction plan indicating haul route and hours. con:-.truction hours and a traffic control plan shall be submitted for approval prior to any permit being issued. 2. Any rockeries or retaining walls greater than -1-ket in height to be built during construction of utilities requires a separate building permit. 3. Separate permits and fees for side sewer, domestic wat~r meter. landscape irrigation meter, and any backflow devices will be required. ERC REPORT 08-041 EXHIBIT 1 .,,,.r'l . .. ·1 .. ' -' llla/ll\l!f ----··----·-1111211 ·--· .-------- """' ""'" ----·~----··----·- • --11111 - ..... ·-·- ....... ~NSON ~OMPAN~_E_ . Civil Bngtnming · ~ing · Lml ?lamnJ& H5 SW 1551h St, Suite 102 Seattle, lf/I.fflingf0n98166 Phone 106.'2:U.4141 Far 206.244.4455 JI) ... fl) 1)1 1 - Neighborhood Detail Map Site@ 16808 & 16816 106" Ave SE Renton, WA 98055 Scafe: ru specified · Drawn: KCF Job No: 07764 SW 21st --,_ - ~IJ"Si ', -_,, ... SW4 - I \ ,_ ,, s ~lh Sl I ' I I'-," ---R:;;Jr EXHIBIT 2 2 00 7 -M-O~oiog Desigoati~~:1dectial M,lti Fam~;',., Ho~, 1 DU per Acre RM~ -Rssidsntial Manrac ~j : 4 DU per AA: ~~. Comme~~::\ ::~bomood 8 DU per CN • Comma . Office R-8 ·• 10 DU per Acre O _ Commercial R-10 <DUperAcre C R-14-1 Land Use Comp .Plan_ -Low Density CJ Rssiden:a: Single Family. CJ Rss1den _a Medium Density CJ Residentia/ Multi Family lllil Res1denti~ 1 Neighborhood Commerc1a . ~ Commercial Comdor & ~ ~ ''-:_'.-'-'-- I I ill•:., i I "·.""Q '' ( i:;; 4 •,on .rr1 ~ i' a, ----:,;- f 2 .... 5e2 SF '' i ~-.-- 3 a~--. ,, ' ' ., I --J-- ,· -s· .... ~07 6 f5W l/4 OF SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M PRa!MINARY PLAT :,,n,,_,,,,, j i'. I -1 : / ,.1 ) I "'--·---. / OF TALBOT HIGHLANDS ,,, l ~; ' ' l'i I 1: • C,5~, "'c" '1.....:: -.. - 9 --~· ,.- 10 4;;,t ;l -2 -J--------T -.---< ' I -J, . l I i ROW ---w I, SE 168TH PL -,-------··-- 77 -·--- n ,- ri,i· '': .. .•;"'.'·.---- ' ,c .. ,,, ' PO)$ ,,, I"' I j LL /it --SJ_j_ ~ ( 'i!= ' I -, --·-r--s..----r \ l!S 1-.:--• ---" , -----: l-;-"-1 : . -91 ~' [_"·--L,,o' i I I L I _J , .-,,, ,_. ,I 7 _ , _,, ,·--• w: ,.i~----• DRA .. AGE '"'" , :'i · I TRACT A , "'""" -, __ , r I .. 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SGNVll-lOIH 1081\/ l ,_ 3S 3t.V H.l9o! i \· I J 11 ,_; " c=: :> • • C W 11'.1 I- I-I co 1-1 :::c: >< w DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: May 14, 2008 TO: Rocale Timmons, Planner FROM: Mike Dotson, Utility Plan Review 'f'~ Talbot Highlands PP, ECF LUA 08-041 SUBJECT: We have reviewed the subject Environmental and Development application. The following are comments related to the environmental impacts, policy, and other code- related comments: EXISTING CONDITIONS WATER AND SEWER This property is within the Soos Creek Water and Sewer District Service area. STORM -There exist storm drainage conveyance systems within the existing roadways. STREET -There is currently a paved and partially improved public right-of-way along the frontage of this site. CODE REQUIREMENTS WATER I. In accordance with the Fire Department requirements (prior to recording the subdivision), at a minimwn, one hydrant within 300 feet of any proposed single- family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3600 square feet. SURFACE WATER I. This project is required to comply with the 2005 King County surface water design manual. The preliminary drainage report (TIR) submitted with the project Environmental Review has addresses requirements for detention and water quality per the 1990 KCSWM, and used the 1998 KCSWDM modeling (KCRTS model) to design detention and water quality facilities. To comply with the 2005 manual will require a new analysis. Revisions to the design will be necessary. These revisions are not anticipated to impact the site layout or lot sizes. h: \division. s\develop. ser\dev&plan. ing\proj ects\OS-041. roca!e\talbot highlands gf.doc Page 2 of2 05/14/2008 2. The Surface Water System Development Charges (SDC) are $1,012 per new lot. These are payable at the time the utility construction permit is issued. TRANSPORTATION 1. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, streetlights and street signs will be required along the frontage of the parcel and on the interior streets. 2. Traffic mitigation fees of S75 per additional generated trip shall be assessed per single family home at a rate of9.57 trips. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. lfthrcc or more poles are required to be moved to accommodate the development design, all existing overhead utilities shall be placed underground. CONDITIONS 1. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. 2. A Traffic Mitigation Fee of S75 .00 per Average Daily Trip shall be assessed. The total for the IO additional lots (12 lots -2 existing) is $7,177.50. This fee is payable at time of building permit. H :\Division. s\Develop. ser1Dev&plan. ing\P ROJ ECTS ··OS-041.Rocalel Talbot Highlands GF.doc City of Re.,._n Department of Community & Economic De. , .. pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p COMMENTS DUE: MAY 14, 2008 APPLICATION NO: LUA08-041, PP, ECF DATE CIRCULATED: APRIL 30, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Talbot Hi hlands Prelimina Plat PLAN REVIEWER: Mike Dotson SITE AREA: 1.93 acres EXISTING BLDG AREA ross : N/A LOCATION: 16808 & 16816 1061h Avenue SE PROPOSED BLDG AREA ross N/A WORK ORDER NO: 77897 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land, set aside as a stormwater tract. The two existing residences are proposed for removal. The project site is located within the Residential . 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new internal dead end street extended from 106th Ave SE. A request for modifications from City of Renton street standards has been requested to allow a 42 foot right-of-way for the new public street. There are no critical areas on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Cade) 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 Housina r-Air Water Aesthetics LiahVG/are Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewe Qis application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ition I information is needed to properly assess this proposal. Date City of Re ... _n Department of Community & Economic De pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1, APPLICATION NO: LUAOB-041, PP, ECF APPLICANT: Russ Hibbard PROJECT TITLE: Talbot Hi hlands Prelimina Plat SITE AREA: 1.93 acres LOCATION: 16808 & 16816 1061h Avenue SE COMMENTS DUE: MAY 14, 2008 PLANNER: Rocale Timmons PLAN REVIEWER: Mike Dotson MAY O 1 ?008 EXISTING BLDG AREA WORK ORDER NO: 77897 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land, set aside as a stormwater tract. The two existing residences are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new internal dead end street extended from 106th Ave SE. A request for modifications from City of Renton street standards has been requested to allow a 42 foot right-of-way for the new public street. There are no critical areas on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mo,e Element of the Probable Probable Mo,e Environment Minor Major Information Environment Minor Major lnformat;on Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water LiohVG/are Plants Recreation Land/Shoreline Use Utilities Animals Transoorlation Environmental Health Public Services Energy/ HistoridCultural Natural Resources Preservation Airporl 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 addWonal i ·-a~ibn is needed to properly assess this proposal. Date Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: €'.f-Residential 0 Retail 0 Non-retail Calculation: Transportation Mitigation Fee: Calculated by: Date of Payment: 9lO i \t>B06 / \ lr [, I I. \ O lf'" l\,vfn1..t-t-SIS "2.0t~s µ. I \::>Qf-\ \~ \> $7,177. e;o Method of Calculation: 81TE Trip Generation Manual, 7 1" Edition D Traffic Study 0 Other (2.10) <>t-5 i/clv--,;02..., DATE: TO: CC: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM 5/12/08 Mike Dotson, Plan Reviewer Rocale Timmons, Associate Planner David Pargas, Assistant Fire Marshal r+f· LUAOS-041, PP, ECF, TALBOT HEIGHTS PRELIMINARY PLAT Review of current plans and material, previous pre-application material and on site review have disclosed the following Fire Code and Policy related issues and concerns that need to be addressed for preliminary plat approval to be recommended by Renton Fire & Emergency Services. Renton Fire & Emergency Services Fire Code & Policy Related Comments: I. Pre -Application comments noted on 12/31/07 for the 1/3/08 Pre-application meeting are still applicable to this project. 2. All required hydrants are to be operational before combustible construction is to begin. 3. Temporary fire apparatus access shall be provided throughout the duration of the project. 4. A clear and visible address shall be provided that is easily identifiable for emergency responders. 5. Mitigation Fees -A fee of S488.00 per unit shall be paid at time of final plat recording. Credit shall be given for the structures that are to be removed. Any questions or concerns regarding the fire departments comments on the Talbot Heights Preliminary Plat submittal may be directed to David Pargas, Assistant Fire Marshal at 425-430-7023. i:\city memos\08 final & prelim rev\luaOS-041, pp, ccf talbot heights prelim plat.doc DATE TO. FROM: FIRE DEPARTl\1ENT J\1 E M O R A N D lJ J\1 12n1;07 Andre3 l'ct 1cl. ·\ 11,1stant Planner David Pargc:,. /\s~;1stan1 Fire Marshal SUBJECT: PRE-APl'07-I 05 Talbot Heights Plat Review of the plans and material suh111111cd regarding the Talbot Heights Plat. has disclosed that the followmg Fire ( ·ode rcq1111cmeuts shall need lo be met for this plat. The Fire Code requirements are a., /,lllc,ws l. FTRE FLOW. Strnctures up 111 :;1,1,11 :,quart feet shall require a fire flow of I 00(1 gallons per rnmute for 2 hour,s ,~lruc,ures rn excess of 360[J square feet shall meet a fire flow of 150[1 gallons per n:11111:c or comply with the fire flow requirements set f011h in Table B -Appcntl,x H C1l.1be 20(16 Jnternat10nal Fire code. 2. Ii Of REQtnRED HYT)R,\l'!JS /\:-; in accordance with Renton Fire Department standards. One(]) Hydran' sl,al! :1•.· rc·qu1red for structures up to 36(1(1 square feet and that require a mimmurn h,·c r 1"11 of l 000 gallons per minute. The number 1s also subject to meeting instalL!l1·;1!1 :-.;p;_1cing requirements that are in accordance with sound engineering practices St: uctLtres over 36UU square feet and havrng a fire flow requirement or I :;(,I, ,:,,I,, ,rh ilCr m111ute or more shall require (2 i Hydrants. The number ofhq:r:rn1,. f11r structures over 360(1 square feet shall also l1e based on spacing, which ,1i,,: ! he 111 accordance with sound engineering practices. 3. HYDRANT SPACING: Aj Spacing shall be no .~rcalc: thw 500 feet apaii. BJ Hydrants shall be no g;calcT ll1crn 30(1 feet to the rear of any structure. CJ Prinnrl' Ilydrants sl,;i/: 1:(11 lw greater than I Vi feet to the structure. 4 FIRE J\PPARATUS J\CCE.\\ AJ The rnimmurn Fire /\p1,:1rc11i,c. T!oad Access shall be no less than 2ll feet wide. Review of the p1:i11' ,:is,·loses road widths to be well in excess of:'U feel wide B1 Fire Apparatus havirl'.' ,:1, ;uJ'i'', 1qcJth of:'(i to 2(1 feet wide shall require Fire Lane signage. C"nt;ic, Iii,. hre Marshal's office for specific Fire Lane sig:nagc requirements I ,re lc111c signagc shall he posted on the same side in which the hydrants arc i,w:11cd This mos! likely shall not be an issue. CJ Revicv. oflhe plans d1sc]"''' 1lia1 there is no structure on this plat that exceeds 15(1 feet offtl1e :i1a111 !()ad and therefore a fire apparatus turn around shall not be rcqu, c,' 1 ·.cny mer11c1sJJ/ pre c1pp incmos·.prc--,:1pp(J7-J(J5. 1:, i:,,: i ,·1 .·,.,_ :,Lit doc Acklrcsscc Name Page 2 o/'2 Date of" 1\lfcmo 1-lc:n: 5. F[IU·: MITIGATION FEES: Fire mitigation fees shall be $488.00 per unit and shall be paid prior to Final Plat recording. Credit shall be given for the stnictures lhal arc to be removed. Any questions or concerns regarding Fire pre-application review comments may be clircctcd lo l·irc Marshal Dave Pargas at 425-430-7023 i:\city memos\07 pre app memos\pre-app07-105 talbot heights plat.doc Adcln.:-ssC"c Name Page 2 of"2 Date of" 1Vfcmo Here 5 FfRE MITIGATION FEES: Fire mitigation fees shall be $488.00 per unit and sl1all be paid prior to Final Plat recording. Credit shall be given for the strnctures that arc to be removed. Any questions or concerns regarding Fire pre-application review comments may be directed lo Fire Marshal Dave Pargas at 425-430-7023 i:\city memos\07 pre app memos\pre-app07-l05 talbot heights plat.doc City of Re .... n Department of Community & Economic De.c.~pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: f= j rt COMMENTS DUE: MAY 14, 2008 APPLICATION NO: LUA08-041, PP, ECF DATE CIRCULATED: APRIL 30, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Talbot Hiahlands Preliminarv Plat PLAN REVIEWER: Mike Dotson SITE AREA: 1.93 acres EXISTING BLDG AREA (qross): N/A LOCATION: 16808 & 16816 106'" Avenue SE PROPOSED BLDG AREA laross) NIA " "' , I "" , ' I WORK ORDER NO: 77897 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review ror the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land, set aside as a stormwater tract. The two existing residences are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new internal dead end street extended from 106th Ave SE. A request for modifications from City of Renton street standards has been requested to allow a 42 foot right-of-way for the new public street. There are no critical areas on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy! Natural Resources Historic/Cu/tura/ Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS /:.-i_~ ,ff/, -h~• ~;,., ,7er!' t";,. ~1<.. tJ.,lt/,T do~ a.T ;z,,,,.;.._ / Jiv~"f. 1,,A. ~v,, .. ,/v --e_~ -<-~e .,#"b / ',j., /,.;,., _;::.,,,. ..r .,_/' {M '" /~,,A~~? -~&-IS"'//~ C. J),. v,d /inJP.~ ,l--s.r1.r~~, .... CODE-RELATED COMMENTS Ca k /2-e it,../z..L ZJ,,. ., ' d ~.,. .r·~ -//e"" > ~ e,.N'l,,-,A, AS5/s J;:. · ,;,.-/-a-e ,,,,e~,_,,,,,.~rf. ..,,,., ~~.st./ 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 City of Re ... _n Deparlment of Community & Economic De .• ,_pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: £cQ"\""" j C. ,C")o,/, COMMENTS DUE: MAY 14, 2008 APPLICATION NO: LUA08-041, PP, ECF DATE CIRCULATED: APRIL 30, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Talbot Hiahlands Preliminarv Plat PLAN REVIEWER: Mike Dotson SITE AREA: 1.93 acres EXISTING BLDG AREA /aross): N/A LOCATION: 16808 & 16816106'" Avenue SE PROPOSED BLDG AREA (gross) N/A I WORK ORDER NO: 77897 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land, set aside as a stormwater tract. The two existing residences are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new internal dead end street extended from 106th Ave SE. A request for modifications from City of Renton street standards has been requested to allow a 42 foot right-of-way for the new public street. There are no critical areas on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water L/nht!G/are Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Se,vices Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet 8. 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 where additional information.f.~ is need.ed to properly assess this proposal. )l:1'.c_ !/t-1cfl/ S'/b/O{l Signature of Director or Authorized Representative Date City of Re ... _n Department of Community & Economic De . pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA08-041. PP, ECF APPLICANT: Russ Hibbard PROJECT TITLE: Talbot Hi hlands Prelimina Plat SITE AREA: 1.93 acres LOCATION: 16808 & 16816106'" Avenue SE COMMENTS DUE: MAY 14, 2008 DATE CIRCULATED: APRIL 30. 2008 PLANNER: Rocale Timmons PLAN REVIEWER: Mike Dotson EXISTING BLDG AREA ross : N/A PROPOSED BLDG AREA ross N/A I WORK ORDER NO: 77897 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land, set aside as a stormwater tract. The two existing residences are proposed for removal. The project site is located within the Residential • 8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new internal dead end street extended from 106th Ave SE. A request for modifications from City of Renton street standards has been requested to allow a 42 foot right-of-way for the new public street. There are no critical areas on site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable Mora Environment Minor Major Information Impacts Impacts Necessary Earth Hous/nn Air Aesthetics Water UnhtlG/are Plants Recreation Land/Shoreline Use Utilities Animals Transnnrtation Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS /' C C. C..N{ n,,. e ~ ~ e_ -/.'o L-t. 'S So,-(<; r.._f'or-f- 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_ 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." "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 $354.51 per each new multi family unit to address these potential impacts." City of Re ... _n Department of Community & Economic Des,. pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Po..t1::.:s COMMENTS DUE: MAY 14, 2008 APPLICATION NO: LUA08-041, PP, ECF DATE CIRCULATED: APRIL 30, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Talbot Hiqhlands Preliminary Plat PLAN REVIEWER: Mike Dotson SITE AREA: 1.93 acres EXISTING BLDG AREA (aross\: N/A LOCATION: 16808 & 16816 1061 " Avenue SE PROPOSED BLDG AREA lnross\ N/A WORK ORDER NO: 77897 SUMMARY OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land, set aside as a stormwater tract. The two existing residences are proposed for removal. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet in area to 5,717 square feet. Access to the lots would be provided via a new internal dead end street extended from 106th Ave SE. A request for modifications from City of Renton street standards has been requested to allow a 42 foot right-of-way for the new public street. There are no critical areas on site. 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 Earlh Housina Air Aesthetics Water UahVGfare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet vr/ ,b2x.o.J udQr-ht; /. ~ no+1?ecommen::I W~-ki a -h-eR... II? ~ 5,ndl/ cf a s;;aCL_ 1 cl'ea1r/?r ?It fi5e-.$.ll>-a /lei cko/, 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 w~;:;;r;;:2p:rlyassess this proposal. ~ LC>~ Signature of Director or Authorized Representative Date NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE LAND USE NUMBER; PROJECT NAMf· Aprol 30. 200S LUAN!-041, PP, ECF Talb<.I H,g,rands Prel,mmary 1--'lat PROJt;CT DESCRIPTION: lhe ap~lic.,nt 1s request,ng Prel·m1nary Pia! a_oproval and Enwu" """1~· ::;1::pt.,1 Review for h~ subdivosoon Df an ~xist1ng 84,284 s~uare fool pa,cel ir,10 12 lots for the futu,., conslructhl "I ,;·c~le •,-,,, residence,; There would be o~~ lracl of l~nd. sel as,de as a stormwater lr.ict. TM two ex,stmg res,deci, H, ~re ar1:,osed for rcmo,al Tt1e prqecl site is localed w,1h1n lhe Res1<;en11al -S {R-8} dwelling units r,,,r acre zoni.19 c!H"~"s'ron Ttw pmp,:,sed lots "'ould ,ange '" size from 4,500 suuare lee( m area lo 5,717 square fe.,1 Access to:.,.-lots woDld ~c provided v.~ a new 1r,tamal de~C e~d street eatended from 106tC. Ave SE. A request for modilicat1ons lru•ri C1tJ• ot Re,,,,_.,-, scree: s1anda 0dS h.:is been requested to allow a 42 loot right-of.way for the new public street There arn ,,,, u1t nl Jr,:us 01 site PROJECT LOCATION" 1 GB06 I!. 16818 1 06'' Av~11,,e SE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED IDNS-M): As lhe Le3d Agency, 1h~ '.~ 1:, d Kent~ 1 ras determ,ned t'1at s1gn1ficant en,rronmemal impacts arc, unlii<ely lo resLJ'.t "rom lhR µroposed projed -"~re!Jrc a, pe•m,t:e<J unrler lhe RCVV 43 71C 110. lhe Ci<y of Re~ton ,s usmg 1lie Opt,onal DNS-M prucess to give.,.,. c~ ··ot" C-~S- M is likely !<> be issued. Conu11ent periocs for i:1e pro1ect and th proposed DNS-M are integr.ited into perroQ ThRre will be no c.ommenl perioC followicig the issuance o'. the Threshold Oatarmrna11on of Nm,\,,,.,,,.,, M111,rntcd iONS·M). fl '4-day ~µpeal penoC wi,I follow lhe ,ssuance of lhe DNS-M PERMIT APPLICATION DATE f,~r:1 22, ?OOB NOTICE OF COMPLETE APPLICATION 4pril 3U. WJ8 APPLICANT/PROJECT CONTACT PERSON Kevm Flynn, Duncanson Company, Inc.; Tel: (206) 244·4 I 41' Eml: kevinf@duncansonco.com Permits/Review Roq,.ested Environmental (SEPA) RBv,ew, Pr,:,llminary Plat approv~I OthBr Permits which may be requ,red Utility Conatructicm and Building Permits Requested Stud,es Geotechnical and Drainage RepGrls Location where :application may b& rnviewed: PUBLIC HEARING· CONSISTENCY OVERVIEW ZoningJLand Use Environmental Documents th:at Evaluate the Proposed Project: Development Regulations Used For Project Mi1iga1ion' Department of Community & Economic Development (CED) •. Plann1~~ Divisjon, Srxth Floor Renton City Hall, 1055 South Grady Way. Renton. W". 98057 Pub!oc heari:ig •s tentat1vel1' schedc1led for J_une 17 2008 belore_t·,,, k,•r Ion Hearing Examiner 1n Renlon Council Chambers Hearings bCj)in .• t ~ u:1 ".r.1 .,, the 7tn floor of '.he new Renton City Hall located al 1055 South Gr~.1, l\'c., The svbjccl sit" 1s designated Res1Qent,al Single Family (RSf) on th~ R,mton Com"'ehens1ve Land Use Map and Reside .. 1,,.1 -B (R·8) o,· llw Zo~1n9 Map Emrronne~tal iSEPA) Cr,eckl1~t Th~ pmJecl wi;I bA subJeCt to the City's SEPA ordinanr:e RMC ~ 2-: 1 Ji, other appl,cJble codes anC reg~lat,ons ~s appropriale Proposed Mitigation Measures: The lollow1ng M,t,galion Measurn.s w,11 r,~el;" be imposed. on the proposed ~roiocl ~:::fsi'.~~oc:;e:"~;~3 r~~~::.:~:;, ~:ac~~~sai~.1;ess Pm1,;cl impacts not w,med foe appli,.,.,,t wli' be •eq,,1reo lo p,ay !he apprqiri,i/e lransportat1on Mrliy1.<l,on Fee, The applicant .. ,:-1 be reqwred !o pay !he appropriate P;;rks Jr,Wga!icn 1-ec S/or"lwa/er design shall comply with th& 1005 K.'n~ Coun/y Surf~ce Waler Design M,inua/ Com":ems .on lhe above application must be submitted in wrl11ng to Rocale Timmons, Associate Planner, CED_ Pian~'."9 D,voslon. 10~5 South Grady Way, Renton, WA 98057, by 5:00 PM on May 14, 2008. Th,s msittcr" also tenlati,ely schedulEd for a putil,,, ~eanng o~ .June 17, 2008. at 9:00 AM. Coc•nc,I Chambers. Seventh Floor. Re~tur, Cily Hall. 1 055 So~th Grady Way, Re111on if yo,: 8re mternsted rn atlcnd1nJ tne h~"rrng, plea~e contact the IJeveloµme-nt Se,v,ccs D"·1s1on to ansure that lite heanng 1,a~ not ~e~n rescheduled at (47.Sj 430-7282 If cor1rner.ts canr1ol be submitted"' "'nt1ng t>y the date 1nu,cated above. you may still a~pear at the hear11:~ .ind ~resent you, ~omments on the proposal .bero,e the Heanng Exau11~er I' you have quRS11ons about th,s pcoposal. 0 r wish io be made a ;:,arty of record ~nd 1ece,ve_add11tonal mforrnatm11 ~r ma,1, ~ease cortaG', lhe pro1ect rnanJger An)'<lllC who subrn:ls wnlten comments woll autom~lrcally become a party of record and will be notiJ1e,j oJ any dec,s1on en this project CONTACT PERSON: Rocale Timmons, Associate Planning; Tel: (425) 430-7219· Eml: rtimmons@ci.renton.wa.us ' PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be _made a ;:,.irty al record to receive further information an this proposed proJect. complete lh1s form and relllrn to. City of Renton. CED-Planrnng Di111sion, 1055 Sc. Grady Way, Ranton, WA 98057 ,'famelF,le Na. Talbot H1ghlam.ls Preliminary Plat/LUAOS-041, PP, ECF NAME \1AILING ADDRESS -ELEPHONE NO CERTIFICATION cC' . ,,~ · 'i'I hereby certify that 3-copies of the above document were posted by me in conspicuous places or nearby the described property on ""'""\\\111 111 -~-,,"' \. YNN N.:,,,IJt 1 ,· _/ 1 ·, ' ' $"(c,~~.~,,,, I, -:> DATE: \,,\\-·l;;( IC~', SIGNED: 01t, \,\,, ),\,\i:v\/1_\Jfl. J,P:.r ,1~ : ' ,:;/ ,tP '4.f, .L ~ ~ ~·O -, ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residingjb. ··.. -• -~ :: th,, , on the _,5"'---day of_.L.:\c..':ce·<0c,Les'-a:i~----- ,. (/):~ ..,. : :: ~ V&1. \C, ,,~= : "' --"'"' ~ lh\\\\\'I,~~ ~ I 'WAS\"\'~,.$' ''""'"''''" NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: April 30. 2008 LUAOB-041, PP, ECF Talbot H1ghla1ds Preliminary Plat PROJECT DESCRIPTION: The applicant 1s rncucsting Preliminary Plat approval and Environmental (SEPA) Review for the subdrvision of an existing 84,284 square foot parcel into 12 lots for the future construction of single family residences. There would be one tract of land. set as:dc as a stormwater tract. The two existing residences are proposed for removal. The project site is located within '.he Residential -8 (R-8} dwelling units per acre zoning designation. The proposed lots would range in size from 4,500 square feet 1n area to 5,717 square feet. Access to the lots would be provided via a new internal dead end street extenderl from 106th Ave SE. A request for modifications from City of Renton street standards has been requested to allow a 42 foot r·ight-of-vvay for the new public street. There are no critical areas on site. PROJECT LOCATION: 16808 & 1 GS 18 10G 11 ' /wenue SE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE. MITIGATED (DNS-M): As the Lead Agency. the City of Renton has determined that significant environmental impacts are Lnlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton 1s using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for 11:e :Jroject and the proposed DNS-M are integrated into a single comment period. There will be no comment period follow111g 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: April LL, LU(W NOTICE OF COMPLETE APPLICATION: c\pril 30. 2008 APPLICANT/PROJECT CONTACT PERSON: Kevin Flynn, Duncanson Company, Inc.; Tel: (206) 244-4141; Eml: kevinf@duncansonco.com Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat approval Other Permits which may be required: Utility Construction and Building Permits Requested Studies: Geotechnical and Drainage Reports Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW, Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for June 17, 2008 before the Renton Hearin~ __ l;:xarn.ner 111 Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject s:te is ces,gnated Residential Single Family (RSF) on the City of Renton Cornµrei1er1s1ve Land Use Map and Residential -8 (R-8) on the City's Zoning l\fap Environmental (SEP/\) Checklist The project wiil !:le su:Jject to the City's SEPA ordinance. RMC 4-2-11 OA and other appl1c:;.1-:1le codes and regulations as appropriate. Proposed Mitigation Measures: The following l\:!i:1£etion Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by exis;:r{1 codes and regulations as cited above. The applicant wlfl be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay tile appropriate Fiw Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigarion Fee. Construction shall be required to comply with the 2GC5 Department of Ecology Stormwater Management Manual for erosion and sediment control; and Stormwater design shall comply with the ;;oos K.1n9 County Surface Water Design Manual. Comments on the above application must be submitted in writing to Rocale Timmons, Associate Planner, CED - Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on May 14, 2008. This matter is also tentatively scheduled for a public hearing on June : r' 2008. 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 tl1at the hearing has ·1ut be8n rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above. you rnay stil appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you hc1ve quesl1or1s about this proposal, or wish to be made a party of record and receive additional information by mail, please contzict the project manager. Anyone who submits written comments will automatically become a party of record and w,11 ~ie r1ol1f1ed of ariy decrsion on this project CONTACT PERSON: Rocale Timmons, Associate Planning; Tel: (425) 430-7219; Eml: rtimmons@ci.renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of recor-d to r·eceive further information on this proposed project, complete this form and return to: City of Renton, CED -Plar1ning Division. 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Talbot Highlands Preliminary Plal/LUAOS-041, PP, ECF NAME MAILING ADDRESS: TELEPHONE NO. ~ CIT*1F RENTON : ft I(~ Department of Community and _ Economic Development ~)-; ~ Denis Law, Mayor Alex Pietsch, Administrator ~'NifQI)"---------------------=~=.;.;.;;;;==;.;.;;.- April 30, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street #102 Seattle, WA 98166 Subject: Talbot Highlands Preliminary Plat LUAOS-041, PP, ECF Dear Mr. Flynn: The 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 May 19, 2008. 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 June 17, 2008 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at ( 425) 430-7219 if you have any questions. Sincerely, , j~~ Associate Planner cc: Margaret A. Veberes, Janice M. Sharp/ Owner(s) Russ Hibbard -R.W. Puget Sound Holdings, LLC / Applicant ------~10-55-So_u_th_G_ra_d_y_W_a_y_--Re_n_to_n_, W_as_h_in_gt-on-98-0-57 ______ ~ @l This paper contains 50% recycled materi.al, 30% post consumer AHEAD Ot' iHE CURVE ~y o CITY. F RENTON u"'~~ "~ Department of Community and + ~ + Economic Development ~ -2: Denis Law, Mayor Alex Pietsch, Administrator ~N~o,~~~~--~~~~~~~~~~~~~~---~~~~- April 30, 2008 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Talbot Highlands Preliminary Plat LUAOS-041, PP, ECF The City of Renton's Department of Community and Economic Development (CED) has received an application for a 12-lot single-family subdivision located at 16808 & 16816 106th Avenue SE. Please see the enclosed Notice of Application for further details. In order to process this application, CED 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, City of Renton, CED, Planning Division, l 055 South Grady Way, Renton, Washington 98057 by May 14, 2008. Elementary School: ---<a~,.L'--'/!S~tJ~lf~[J~C~· ________________ _ Middle School: Na~ ----~~-------------------------- High School: ____ l~/_t,J_OOE-£ __ · -_'b_/-1-~------------ Will the schools you have indicated be able to handle q;mpact of the additional students estimated to come from the proposed development? Yes · No __ _ Any Comments: _______________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7219. Sincerely, ~ Timmons ate Planner Encl. -------10_5_5_S_o_ut_h_G_r_ad_y_W-ay---R-c-·n-to_n_,_W_a_sh-i-ng-rto_n_9-80_5_7 _______ ~ @) This paper cu,·1.3,11;; 50 .,,;. i~cyc led material, 30% post cans um er AHEAD OF THE CCRVE City of Renton N1 PLANNING DEVE2i¥~~~ RENTON LAND USE PERMIT APR ·2 2 20Q8 MASTER APP LI CATION RECE\VEU PROPERTY OWNER(S) PROJECT INFORMATION NAME: 1. Margaret A. Veberes PROJECT OR DEVELOPMENT NAME: Talbot Highlands Plat 2. Janice M. Sharp PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 1. 16808 106th Avenue SE 16808 and 16816 106~ Avenue SE Renton. WA 98055 2. 16816 106'" Avenue SE KING COUNTY ASSESSOR'S ACCOUNT NUMBER($) CITY: Renton ZIP: 98055 0087000240 and 0087000245 TELEPHONE NUMBER: 1. L/:Z,-Zzt..··c, k-1 EXISTING LAND USE(S): Single-family residences 2. PROPOSED LAND USE(S): Single-family residences APPLICANT (if other than owner) EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:NA NAME: Russ Hibbard PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION COMPANY (if applicable): R.W. Puget Sound (if applicable): NA Holdings, LLC EXISTING ZONING: R-8 ADDRESS: 2011 South 341 '' Place PROPOSED ZONING (if applicable): R-8 CITY: Federal Way ZIP: 98003 SITE AREA (in square feet): 84,284 SF TELEPHONE NUMBER 253-835-1802 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 17,078 SF CONTACT PERSON SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: NAME: Kevin Flynn OSF PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET COMPANY (if applicable): Duncanson Company, Inc. ACRE (if applicable): 7.79 DU/AC ADDRESS: 145 SW 1551" St, Suite 102 NUMBER OF PROPOSED LOTS (if applicable): 12 CITY: Seattle ZIP: 98166 NUMBER OF NEW DWELLING UNITS (if applicable): 12 TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF EXISTING DWELLING UNITS (if applicable): 206-244-4141 and kevinf@duncansonco.com 2 tTo be removed) PROJECT INFORMATION continued SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Approx. 2,000 SF D AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF EXISTING RESIDENTIAL D AQUIFER PROTECTION AREA TWO BUILDINGS TO REMAIN (if applicable): 0 SF D FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 0 SF D GEOLOGIC HAZARD sq. ft. D HABITAT CONSERVATION SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL sq. ft. BUILDINGS TO REMAIN (if applicable): 0 SF D SHORELINE STREAMS AND LAKES sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if D WETLANDS sq. ft. applicable): o SF NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA PROJECT VALUE: Approx. $500,000 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE /if annlicable': LEGAL DESCRIPTION OF PROPERTY (Attach leaal descriation on separate sheet with the followina information included} SITUATE IN THE _SW_ QUARTER OF SECTION _29_, TOWNSHIP _23_, RANGE_5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. _Preliminary Plat_($2,000) 3. 2. _Environmental Checklist_($500) 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP l'.l I, (Pnnt Namels) MA tJ G ~ /l ~ 'i 17;-;_~ i~J::CS declare that I .am (please check one) V the .cu~ent owner of the propt::rtY involved 1n this apphcation or __ the authonzed representative to act for a corporation (please attach proof of authonzat1on) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. ''1fJ-12/' 4-iiB,-- (Signature of Owner/Representative) ~Public sim. of Washington EMILY l GUADAMUZ MvAppolnlment ExpjretApr 13,201 l I certify that I know or have satisfactory evidence that /' ,.,.R12Ji: T y ~K:.J::...\1 signed this instrument and acknowledged it to be his/her/their free and voluntary act for the - uses and purposes mentioned in the instrument. ' C ' /' ~ / C, / . // " ',, -4 r -} t t? <-&c-C.< 2___..-- / J Notary Public in and for the State of Washmgton Notary (Print) ~::r2lt lrt L {v,tt{clc< mi-12, My appointment expires: c4!12 I 2 oil ' PROJECT INFORMATION continued .. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL CJ AQUIFER PROTECTION AREA TWO BUILDINGS (if applicable): 0 SF CJ FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL CJ GEOLOGIC HAZARD sq. ft. BUILDINGS TO REMAIN (if applicable): 0 SF CJ HABITAT CONSERVATION sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): O SF CJ SHORELINE STREAMS AND LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE IZJ WETLANDS 2,144 __ sq. ft. NEW PROJECT (if applicable): NA PROJECT VALUE: Approx. $50.000 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): CJ AQUIFER PROTECTION AREA ONE LEGAL DESCRIPTION OF PROPERTY {Attach leaal descriDtion on seDarate sheet with the followim1 information includedl SITUATE IN THE _SW_ QUARTER OF SECTION _29_. TOWNSHIP _23_, RANGE_5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for 1. _Short Plat_($1,000) 3. _ Three lot width variances_($150) 2. _Environmental Checklist_($500) 4. i I Staff will calculate applicable fees and postage $ I AFFIDAVIT OF OWNERSHIP I, (Print Name/s~ ,~_,,. , .... r.. \'-J~ . '--_ \ -.. --r-. \._L--........ declare that I am (please check one)~ the current owner of the property involved in this application or __ the authorized represent~!~e to act for a corporation (please attach proof o authonzation) and that the _foregoing p y g sta tements and answers herein contained and the information he ewith are in all res ects true and correct to the best of m knowled e and belief. I certify that I know or have satisfactory evidence ~ '{) \ (' Q S'::h, S\~~ signed this instrument and acknowledged it to be his/h /their free and voluntary act for the\ uses and purposes mentioned in the instrument. of Owner/Representative) Notary Public 1n and for the State of Washington (Signature of Owner/Representative) My appointment expires: . . * TALBOT HIGHLANDS LEGAL DESCRIPTION TITLE PER ORDER NO. 207151497 ISSUED BY STEWART TITLE, DATED APRIL 2, 2007. LOT 5, BLOCK 4, AKER'S FARMS NO. 5, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 40 OF PLATS, PAGE 27, RECORDS OF KING COUNTY, WASHINGTON. * TITLE PER ORDER NO. 207151488 ISSUED BY STEWART TITLE, DATED APRIL 12, 2007. LOT 6, BLOCK 4, AKER'S FARMS NO. 5, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 40 OF PLATS, PAGE 27, RECORDS OF KING COUNTY, WASHINGTON. .. Pre-application meeting for the TALBOT HEIGHTS PLAT PRE 07-105 City of Renton Development Services Division January 3, 2008 Contact information Planner: Andrea Petzel ( 425) 4JC:-77:7D Public Works Plan Reviewer: ''1ike :)msCJn (425) 430-7307 Fire Department Reviewer: Davie p3·gas, (425) 430-7023 Building Department Reviewe·· Cr·a o Gurne/I, ( 425) 430-7290 _ pU\NN\NC OEV~~~f-NJENTON vll' .t>.PI< 11 wo~ RECE.\\lt.O Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening; When you have the project ready for submittal, have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are bascrl r11 I I·: codes arid policies ir, effect ct the time of 1-e\1 iew. The applicant i.s r.aut1011ec.l t·1<i: /11(· dcv~lopment regulations c:ire amendecl at ticnes, and the proposal will be fw ·n \ r, •,:rewed under the regulations in effect at tile tirnc of formal project submit:.li. ,formation contained in this summary is .subJect to mod1ficat1on and/or co1·1u1n r_:r c .-by orflual decision-makers (e.g.1 Hearing l~xaminer, Zoning /\dministrotor 1 PL1i_',l1r_ Vv'"· ks .L\dmin1st1·ato1·, and City Council). DATL TO: FIRE DEPART1\1ENT lVIEMORANDUJ\1 J 2/3 l /(I' FROM SUBJECT: Andrea Pc1;ccL ,\ssistant Planner David Par.~c'< .i\ssistant Fire Marshal PRE-APT'n7-I 115 Talbot II eights Plat Review of"tlit plans and material suhn,illcil ,·c,garding the Talbot Heights Plat. has clisclosecl that the following Fire C '()de rcqui:crncnts shall need to be met for this plat. The rire Code rcquirerncnls are as /,1llc111·11: 1. FIR!:: FLOW Structures UJI 11·, .,(1(111 :,quarc feet shall require a fire flow of l 000 gallom; per minute for 2 hows .~trucll'res in excess of 3600 square feet shall meer a fire flow of' I 500 gallons per 1'11:1111c or comply with the fire flow requirements set forth in Tahlc B ··· Appc11rl1\ H ,,: the 2(106 Tnternational Fire code. 2. Ii Of REQUIRED HYDR1\l\l S ;\:; 1n accordance with Renton Fire Department standards. One \l J llydrant sh:!11 he rcqlllrecl for strncturcs up to 360(1 square feet and that require a minimum ]'ire l· ]1111 of 1000 gallons per minute. The mm1ber is also subject to meeting instcllat11111 ,;1;ic111g requirements that are in accordance wjtJ1 sound engineering prac11cc~ .~lrnclures over 3600 square feet and having a fire flow reqmrement of 15(1(1 gali,111! per minute or more shall require (2) Hydrants. Tl:e number of hvC:r:1111•, In, structures over 3600 square feel shall also l,e hased on spacing, which siial1 iw ,r accordance with sound engineering practices. 3. HYDRA.NT SPACING: A) Spacing shall be no grcmcr 1.lrn11 50(1 feel aparl. BJ Hydrants shall be no g,calc1 tli:,11 300 feet to the rear o/'any slructure. CJ Primary Hydrants sh;il] nut i,c-/realer than 150 feel to the structure. 4. FTRE APJlARATt:S ACCF';S .AJ The mminrnm Fire /,p;1:,::,n,, iloacl Access shall be no less than 20 feet wide. Review of the 1,i1111s clis,·ioses road widths to be well in excess 01·20 feet wide. BI fire Apparatus ha,·in;• :111 ;,,c-c:,·s,, width of 2(1 lo 2(1 feet wide shall require Fire Lme signage. C,1111;,c: t\i,: Fire Marshal ·s office for specific fire Lane signag:c requiren1e11t:-i F:rT l:11iL· :.;1gnage shal1 he posted on the san1c side in which the hydrants ar, luc:11ccl This most ilkclv shall 1101 he an issue. CJ Re\'iew of the plans d1:;c]c1sc· '.bl there 1s nn structure 011 this plat that exceeds 15ll fee1 off '.1c 111;:,1, rc,acl anrl therefore a fire apparatus turn around shall not be rcqurrccl Addressee N,1111c Page 2 of'2 Date of" Mcmu 1-lerr.: 5. FfRE MfT!GATION FEES: Fire mitigation fees shall be $488.00 per unit and shall be paid prior to Final Plat recording. Credit shall be given for the stmctures that arc to be removed. Any questions or concerns regarding Fire pre-application review comments may be directed lo Fire Marshal Dave Pargas at 425-430-7023 i:\city rnemos\07 pre app memos\pre~app07~ I 05 talbot heights plat.doc DATE: TO: FROM: SllBJECT: PL\ ~NIN G/BUJLDIN GI PliBLIC \VORKS DEPARTJVTENT l\1El\10R<\NDt:lVJ .I anuan 2. 2(108 Andre,, PeL1,eJ Mike Dotso,, PrcAppliration Rr, icn ( ornments PREAPP No. 07-J 05 Talhot Heights Plat I (1k11,, ](1(i'1 ' Ave SE (Benson Anne\ Area) f r,,on 01\ PRELIMINARY RE\'J[\\ C0~1~'1LNT'( o~·r 1TNED Ti\ TTT rs REPORT: The following comments on development and prrrnittmg i~~11C's arr based on the pre-application submitrnls made to the Cit) of Renton b~· the applicant. The applicant i.~ c.iutioneli that information contained in this surnmar_, may be subject to modification and/or concurrence by official deci'sio!! nn1ku-s (e.g. Hearin~ Examiner. Boards of Adjustment. Board of Pul.liie \\'orks arid Cit~ Council). Rr,·ie" comment~ ma, a]~(J need to he revised hased on site planning and ot!trr design j changes requirerl h~· thP City or made hy th~--~~plicant. We ha1-c pcrfonncd a prc-applicat,on re, ic11· ,)i the inforn1ation supplied for the subject proposed cleYclopmcnt. The folln\\·i11g utilit,· anu tra1;,1wF:1tion infonnation was detenmned: These comments conce111 the prniect rcquircrncr,h as if the proper:, has alreaclv annexed into the Cit\' of RentoE The King Countv pen nib\\ ill be \ested prior to tl1e final Annexation date (anticipated in March 200S ). WATER and SANITARY SEWER This prope1ty is withrn the Soos C rLci. \\ :•.tcr and Sewer Distric:. Scrl'icc area. Please contact them for inlnm1atio11 concc1111i1_c ,,.,.,-,ce \'enfication of water a\'ailabilitv will be required at time of Buiidrng penni1. SURFACE WATER J. This prnject reqrnres a drainage t1r:ahsi,. ?11d report in accordance with the 2005 King County Surface Water Design J\1;11111:1] : 1:cswnM I core requiremems: with Level 2 t.consen·ation J nm" control S\·stem DeYelopmenl charges will he· di:,. !"' the IIC\\ 1rnpcn·iuus area being developed. The rate 1s S 1 .(11 ~ r;n per nc, .. si ""le fa11 i: h 'T'" dent ial prop en,. TRA.NSPORTATION J. Citv ol'Renton code requires i11stall,111<111 «f lull frontc1ge improvec1ents: which include curb, gutter. and sidewalk I and street li"htinc !-",. pl111s greater than 4-lots or commercial propcn:v rJ c,·cJ opm Cl! t I. GENJi'.RAI, COMMENTS I. A Pcrmil application will be reqLtired if there are any proposed public utilities, drainage or street improvements. Any plans associated with these improvements are required to be prnparcd by a licensed Civil Engineer. 2. The applicant is responsible for securing any private utility easements. 11· there arc any questions concerning the above comments, please contact Mike Dotson at X- 7304. [:\Plan Revicw\plan Review· 2007\Talbot Heights Pre app.doc DATE TO: FROM: SllBJECT: General CITY OF RENTON Pia nn in g/B u i I cling/Public VI'' 01·ks M F: i\l O H A N D U JVI January 3, 2008 Pre-Applrcatron File No. !'I( 1-:. 07-10' Andrea Pelzel, Planner ( 42:i I 01:il!-7270 Talbot Heights Preliminan Plai ------------- We have completed a prelrminary review of the pre-q1plicat1on for the above-referenced development proposal. Thef(JI!owing comments on dei-c!o,11mr'nr und permitting issues are hased 011 the pre- application submirrals made ra !he Citr o/Rrnroo hr !he applicant and the codes in effecr on the date of re,•iew The applicant is cautioned that mfor:nalrnn contained m tlm summary may be subject to modification and/or concurrence by official di__T1s1rnH11akers (e.g .. Hearing Examiner, Zoning Administrator, Development Services Directo:·. 1'11hl1c Works Administrator. and Crty Council). Review comments may also need to be revised based on silc planning_ and other design changes required by City staff or made by the applicant. The appl1ca111 :s e11conraged to review all applicable sections of the Renton Municipal Code. The Developme111 Rc:gula!11ms are available for purchase for $50.00 plus tax, from the Finance D1v1s1on on the first tloor otTi1\" Tl"ll or on the City's website ww\\_._i:c:_l_l_(onv,,1.gov. Project Proposal The subject property is zoned Residentral-8 (R-8i. ecncl consists of two lots located at 16808 and 16816 106'" Avenue SE. The sum of the two propcn,c," op,1rnximately 1.93 acres, and the proposal is to subdivide for 12 lots and one detention tract. Proposed access to the site is througb a hammerhead turnaround (potentially a new public street that rlead-e,1ds north and south until future development occurs. The existing houses and accessory :::trnl'.llirt·.c-, would be removed. Development Standards Zomng/Density Requirements-The subject p1t1pcr11· :.s located withm the R-8 zoning designation. A mimmum density of 4.0 du/ac to a maxirnun, or, Ci tl11 1ac is allowed in tbe R-8 zone. Renton Municipal Code (RMC) requ,res a plat to meet net density rc,;111rernents, which is a calculation of the number of housing units and/or lots that would be allowed 0:1 a l"uµerty after critical areas. public rights-of-way, 3nd legally recorded private access easements :11T s11htracted from the gross area (gross area minus streets and critical areas nmltrplied by allowable hous'1cg un:is per acre). A Her subtracting right-ni~way dedrcatron ( esl!!natec! 21.060 SF), density would be 8.27 du/ac, which exceeds the maximum density in the R-8 zo,w llm1-cver, it is possible !bat pending a street modification request, streel width would be reduced to 42 feel. alilllli:gh the hammerhead turnaronnd would most likely be extended through lots 4 and 8 to provide Cor li1l11rc rnnnectivity. Tbe applicant will need to redesign the lots and recalculate density to achieve th,· rcqui1cn:c11t of4.0-8.0 du/ac. M_mllJ]Ll]_11 Lot Size. Width and Depth The <em11rn11,1 l"l size prnrnltcd in the R-R ,Es:oo:;;-;;) for lots greater than 1 acre m size and 5.000 sq. ft. for lot:--. : ;iu c or less in size. A n1i111mum 101 width Zt" 50' for interior lots and 60' for corner lots. as well a, a 111111111111111 lot depth of65', is also requrred. The total area or the proposed subdIYision is greater than I acre. S<> m1111rnum lot srze rs 4,500 sq. ft. All lots on the proposed plat plan meet or exceed the mmin,um int s1oc. Lots 3, 6 and 7 are considered corner lots and must be 60 feet wide. All other lots appear lo ,reel !nl width and depth requirements. Talbot Heights Preliminary Plat Pre Januury 3, 2008 Page 2 uf"4 ication Meeting j)uilchng St,1ndards -The R-8 zone allows a maximum building coverage of35% of the lot area or 2,500 sq. Ct. whichever is greater. Building height is restricted to 30' and 2-stories. Any detached accessory structure must be below a height of 15' and one-story. The gross floor area musl be less than thal of the primary structure. Accessory structures are also incluclecl in building lot coverage calcctlations. Detached accessory slruclurcs (garages, sheds, etc.) are permitted at a maximum number of two per lot at 720 sq. tl. each, or one per lol al l ,UUO sq. ti. in size. Scili.sL<J<2 -· Setbacks arc the minimum required distance between the building footprint ancl the property line or private access casement. The required setbacks 111 the R-8 zone are 15' in front for the primary slructmc; 20' lll li-0111 for lhe attached garage: 20' in the rear; 5' for interior side yards; 15' for side yards along streets (including access casements) for the primary structure; and, 20' for side yards along streets (including access ease!nent:,) for attached garages. The rront yard for lots I, 2, and 3 would be lOG'" Ave. SE. The fronl yards for the rest of the lots would be racmg each other acrnss the internal public strccl. Access/Parking -The applicant has proposed a 50 '-wide public street. However, it is likely a 42 '-wide public street (that would require a street modification) would approved by the Development Services Director. For two tiers of lots the City would require access by an alley. 11,e applicant must either provide an cli/ey or demonstrate that alleys are, not feasible for/,~~ tiers of lots. . 1 .. , ·-o, . ..,.M'!,i.,de, ~ J/ev au,ar, 1s .~ -/2u1Z/R/ ·;:;) A). s/ru:r cMJ1;U,UV1t1 Driveway Grades: The maxiifium driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Planning/Building/Public Works Administrator is required. it,/tui ,,Jt-.-t1.l/w Landscaping -1 Landscaping is required along the frontage of all new plats, along internal streets, and the stormwater detention pond. All non-arterial street frontages require a 5-foot landscape strip in the right-ot~way, where possible and on the lots themselves where there is not enough space for the full strip in the right-of- way. Landscaping must be installed prior to occupancy. In addition to the 5' landscape sn-ip requirement, the tree requirement for short plats is al least two trees of a City approved species with a minimum caliper of I Y," in the front yard or planting strip on every lot. The trees musl be planted prior to building occupancy. Conceptual Landscape Plan, showing the two trees per lot and the plantings in the 5-foot landscape strip, as defined in RMC 4-8-l20D must be scibmitted at the time of preliminary plat application. A Detailed Landscape Plan will be required at submittal for final plat review. The slormwater detention tract must also be landscaped. The location of the tract, along I 06"' Street, is nol ideal as ii docs nol blend with the character of the surrounding neighborhood, and fence height is restricted. Ideally, detention tracts would be located internal to the plat. Fences Permitted fence height is 48" in the front yard and side yards along a street, and 72" in the rear yard and interior side yards. Fences cannot exceed 42" in height in the clear vision area of comer lots. Please see enclosed handout on fences for specific details. If the applicant intends to include a fence as part of the landscaping, please submit conceptual fence details along with the landscape plan. The required landscaping must be outside of the fence. Critical Areas It is possible that this site may contain critical areas (wetlands, slopes, etc.). If so, that amount of area would be deducted from the gross buildable area when calculating for density. Critical areas are required to be placed in a Native Growth Protection Easement (NGPE). Jamwry -~. 2UUS Pugc3of4 -11/._ Environmental Review: Environmental(.~]·!' . .\ 1 l<c·,·iew would be required for the proJecL ,\\rcvinv is required for projects nine Jots m .t:.rc.-1<,cr. or un silcs that contam critical areas. Significant Tree Retention SEPA A tree inventory and a tree retention plan shall he 111ovided with the fonnal land use application. The tree retention plan must show preservation of al i c;:ist ~H)IJ, ,1 of significant trees l those with a minimum diameter of /,-inches when measured four and a ha! r kc·t ahm·c ~o·ade]. and rndicate how proposed buildmg footprints will be siled to accommodate pn:.r..:lTY:ll10:'. or s1gnif1cant trees thzit will be retained. ··.Sr,2.~1·1..,L -f~11c,·11.c• ci~tr;ni,.L) iCi"'!--lt1.1Lt,O;\...' Permit Requirements J 1 The prn1ect would require Preliminary Plat rn·ic,, a11cl Environmental (SEPAJ Review. Wrth concurrent review of these applications. the process wouirl tak,· a11 estimated time frame of 12 weeks to the completion of the public hearing appeal perrocl. ;\lier the required notification period, the Environmental Review Committee would issue a Threshold I ktcrn,1 nation for the project. When the required two-week appeal period is completed, the projcr.:t would go hei()r·e the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The lkarng Examiner·s recommendation would be subJect to a two-week appeal per10d. The preliminary plat rs i,,rwarded to the City Council for approval approximately 4 weeks after the completion ol the I !caring Examrner appeal period. The apphcatron fee would he $2,000 for the i'll'l11:1Jnciry Plat and!/, of full fee for SEPA Review (Environmental Checklist) which is dependrnt on proJcct value: less than $100,000 is $200 (1/2 of $400.00 full fee) and project value over $100,000 1, a $500.00 fee (1/2 of$1000,00 full fee). The cost for Final Plat is $1,000.00. The applicant will be rcqurrcd to install a puhl re 111 !,1rwation sign on the property. Detailed infomrntion regardmg the land use application submittal rcqu1rcrnC11ts is provided in the attached handouts. Once Prelrmmary Plat approval is obtained. the apjllicall'. 11111st complete the required improvements and dedicatrons, as well as satis!'v any conditions of' tile llrcl ,mi nary approval before submitting for Final Plat renew. The F111al Plat process also requires C'1tv r m11H·il approval. Once final approval is recen,ed, the plat may be recorded. The newly created lot,; mec, m h he sole a/ier the plat has been recorded. Fees Once Ifie short plat application nwtcria!., urc complete, the applicam is strung~l' encouraged ru have one copy of tlic np;;//('(1t1:m materials pre-screened at the c1i floor _Ji~ont co_u!!__!_~,,. prior to submitting the ( ·ompleic UJJE._licc!!_i!!.!..!_p_~_c!u_1"g._e_. ________ __J In addrtion to the fees for rc,·iew of the land-use, construction and hurldmg pcnnits, the fees would be reqmred prror t11 the recording ofthe plat Crcdri :n:r,· be grven for the existing house. • A Transportation Mitigation Fee based on P<.O() per each new average daily trip attributable to the project; and. • A fire Mitigation Fee based on $48S.1Jrl per n,'11 smgle-fomily residence. ~ , • Parks Mitigatron Fee bas,e~ m_7 $530.7(, pc, m;w single family residence; , ( (,, U'.~. er-rAJ;e_eJ F1.vlil. fl.I/[ f'c€ =-/1Ml 4-ti,\fc, ,/vi It/ rf &ilJ/!.( ki A handout listrng all of the City s Development l'l'ict:cd fees 111 attached for your review. Expiration Upon prehrnimiry approval, the plat approval 1:-:-; Yai 1d fi.11 five years \Vith c.1 possible one-year extension if requested in writ111g pnor to the expiration. ConsistenC)' with the Comprehensive Plan The cxrstrng development rs located within the Rc,"kn:i;i] Single Family (RSFJ Comprehensive Plan Land Use designation. The following proposed pn:,c1c, are appl1cahle to the proposal: Talbot I IL'i_ghts Preliminary Pint Pre- January J, 2008 Pagc4l)l'4 L<!JH! Use El~111en\ ication Meeting Objccli\'c LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new n-.:sicknti,1 I plats resulting in quality neighborhoods that I. Arc planned at urban densities and implcmcnl Growth Management targets, 2. Promote expansion and use of public transportation; and 3. Make mon: efficit=nt use of urban services and infrastructure. Policy l~lJ-149. Lot size should exclude private sidcwnlks) easements, private road, and driveway easements, L'Xci..:pl nlky casements. Policy I. U-150. Required setbai..:ks should exclude public or private legal access areas, established through or to a lol, and purking areas. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficti:nt to allow privatt' opcn .space, landscaping to provide butfors/privacy without i..::xtensive fencing, and sufficit:nl ctrea for 1nainlcnance activities. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. Conrn1tmity Dr.:sig:n Element Policy CD-16. During land division, all lots should front streets or parks. Discourage single tier lots with rear yards backing onto a street. Where single-tier plat is the only viable alternative due to land configuration, significant environmental constraints, or location on a principal arterial, additional design features such as larger setbacks, additional landscuping or review of fencing should be required. a. E v,tluation of land configuration should consicler \VheLhcr a different layout of streets or provision of alleys is physically possible and could eliminate the need for a single-tier plat. b. Evaluation of environmental constraints should consider whether the location and extent of critical areas prevents a standard plat design. c. Review of fencing should ensure that the development does not "turn its back>' to public areas. Policy CD-17. Development should be designed (e.g. site layout, building orientation, setbacks, landscape areas and open space, parking, and outdoor activity areas) to result in a high quality development as a primary goal, rather than to maximize density as a first consideration. Policy CD-18. Projects should only be approved at the upper end of density ranges when the following criteria are fully addressed in project level submission. a. Trees are retained, relocated, or planted to create sufficient vegetative cover to provide a landscape amenity, shad, and l1igh-quality w;.llking environmellt rn an urban context. b. Lot size/configuration and lot coverage is sufficient to provide private recreation/outdoor space for each resulting lot. c. Structures can be sited so that entry, window, and door locations create and maintain privacy on adjoining yards and buildings. Architeclura[ and landscape design should: • Prevent window irnd door openings looking directly into another stmcture, • Prevent over-reliance on fencing, or • Prevent projects of building elements into required setbacks in a pattern that reduces provision of light, visual separation, and/or require variances or modification of standards. Policy CD-19. During development, significant trees, either individually"or in stands, should be preserved, replaced, or as a last option, relocated. Policy CD-21. Development should have buildings oriented toward the street or a common area rather than toward parking lots. Policy CD-26. Streets, sidewalks, and pedestrian or bike patios should be arranged as an interconnecting network. Dead-end streets and cul-de-sacs should be discouraged. A grid or "flexible grid" pattern of streets and pathways, with a hierarchy of widths and conesponding traffic volumes should be used. Policy CD-27. New streets should be designed to provide convenient access and a choice of routes between homes and parks, schools, shopping, and other community destinations. Policy CD-45. Existing mature vegetation and distinctive trees should be retained and protected in developments. Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights- of-way, stonnwater detention ponds, and all common areas. Policy CD-56. Surface water retent1on/detention ponds should be landscaped appropriately for the location of the facility. Policy CD-62. Landscaped parking strips should be considered for use as a safety buffer between pedesu·ians and moving vehicles along arterials and collector streets. 0,/12/2008 ·' \>/ED 11, 31 Grading Plan, Conceptual , FAX 4254307231 Citr o:f Renton DEV svcs DEVELOPMENT SERVICES DMSION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS •m• ::.\:_~J11111&,111FI~1t1,i11?bZt1t~IfJr§i~· ~1A~~~iJ?%·,,. tl*l;iJJtt~~~A.~f~ii~?&tfll+:fftr±~~~ Habitat Data Report , Landscape Plan, Conceptual, Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section PROJECT NAME: ·z;i: bd-· tf!~. 0ub 2. Public Works Plan Review Section 3. Building Section DATE: _...i.;12';:c:_"".L-/·~"-"//u"-l!.1!=.ICJ!...Jvr-={}-=-8- 4. Development Planning Section Q;\WEB\PWlOEVSERV\Forms\PJannil'lg\wa,iverorsubmlltalreqs_,.9-06.xls 09106 03/12/2008 WED 11, 33 .. FAX 4254307231 City of Renton DEV svcs DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Wireless: Applicant Agreement Statement 2 ANO, Inventory of Existing Sites 2 ,..o, Lease Agreement, Draft >AND, Map of Existing Site Conditions >AND 3 Map of View Area 2 AND , Photosimulations ,ANo, li,l]OOl/001 This requirement may be waive'd bye 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section PROJECT NAME: _·]'--'-'r 1:..JL' -~-"-'-}----'-'-'fffi;C.....::~-'--J-R.:__rct"-t __ DATE: --"=[2=.:..!V/1...!../.!!.{,l/4~(=/;J=C-'--fi'------ 4. Development Planning Secti_on Q:\WE B\PVil\OEVS ERV\Farms\Planning\waiverofsubmittal reqs ~ 9-0B_xls 09106 DENSITY WORKSHEET APR t 2 L008 RECl:J\/ED Talbot Highlands City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone 425-430-7200 Fax 425-430-7231 1. Gross area of property: 1. _84,284_ square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: 17,078 square feet ____ square feet ____ square feet 2. _17,078_ square feet 3. _67,206_ square feet 4. 1.54 acres 5. __ 12 units/lots 6. __ 7.79_ = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. X:\Projec!s\2007 Pwjects\07764 Talbot ] !eights Piaf l·<11rn~\077rd 1cntondensity.doc T~EE RETnEnNTl~N WORKSHEET DEVELOPMENT PLANN/1 CITY OF RENTON APR 2 2 2008 RF=~ 'j 1. Total numher of trees over 6" in diameter' 1111 :1:1J1ecl site· 1 2 Deductions Certain trees ore exclwbl :1nrc1 11,r, retention calculation Troes that are dead, diseased. ··,r d,11 :1us' Trees in proposed pub!rc slree[c; Trees in proposed private access c:1scc:111•111s/tracts Trees in critical areas 3 and huih,r•; Total number of excluded trees: 3. Subtract line 2 from line 1 2. 3. trees 0 trees _ 2-_3 __ t:res ___ (). _ trees ____ Q__ trees "'? trees ,_ ;_") ------ -=ic;, trees ----- 4 Next, to determine the number of trees rl1al •mist :ie retained4. 0 3 in zones RC. R-1, R-4. oc R-8 multiply line 3 by 8. 1 in all other res1derl1c=il zones 0 05 in ad commercia: and indL1str1al wn::; 4. .a 0"7 L.:J --- 5. List the numbec of 6" or larger trees trH you a"e ;iroposings to retain4: 5. 6. Subtract line 5 from line 4 for trees to be replaced: 6. \S B trees trees trees 7. Multiply line 6 by 12'' for number of required replacement inches 7. C/0 __ inches 8. Proposed size of trees to meet additional planting requirement: (M1n:;n:,m 2" caliper lrees required) 8 9. Divide line 7 by line 8 for number of replacement treesG: (if rc:mai·1dcr 1s .5 or qrer1\P.r, f(hmd 11p \r:, l11e 'F~x1 '.':·,--.:-: ·,,1111:n; inches per tree 9. ____ ':tb __ trees · Measured a, chest 1e1gllt 1 Dea~. rfaeased or ca.1gerous 1rees musl be cert'.-, rl ,1c; -ci ··,-!,·: -7orcstc'", ~cqis:c1cd lr1ndsuipP mcl11t:oct, or cerlilied arborisr, rmc'. approved by the Ciiy. J C-r1lical .l'sieas. such as wetlanr!s. strec1rns. flocdr, -11,F-Y: 1 1·r. 1.-,1·1, .. J slopes. arc ,jrfl:1ed in Section ~-J--050 of the Renton M'.1rii:-::111nl Code J"\1_.1C) : Cmrnt only lliose trees lo bf: retnineli ou'.side o'." ' · .-1·,,.1, 1--1 !·,uffers ' Tlir C :y :11c1y rcriLwe mo-:11f1ca:1::ir1 o'. thr tree rri.,::-,, ,, r·, "1!1 i•' ,,,1•,11re rctenlion of the ,,i:,ximum numbrr n/ t1ri:os pw RMC 4 4-13CH7ci ' l:ic1cs of stre?rt l'f'.f-:':i. 1nd1,,'., (lf 1H--:<-;:--, c1dd!"(1 tr1 n 11 -1,,; · :i11;·1r··!·-:m:1 11-:l1rs o1 trees rPt21ne::J on S118 that arc less than C tut aw (F8il\,;,-thun 2' Crlll ::ir! llSf'd ifJ 1nr.1:t th1c IWP rr.1,k, 'li''ii" · ··1 :;· '''IP.;'l z Gl €) DUNCANSON (,r)111pu11y, inc. MEMORANDUM To: City of Renton Development Services Division From: Harold Duncanson Date: 4/2/08 Subject: Talbot Highlands Preliminary Plat Project Narrative DCI 07764 The Talbot Highlands Preliminary Plat is a proposed 12-lot subdivision located at 16808 1061h Avenue SE on 1.93 acres. The project includes tax parcels 008700-0240 and 008700-0245. This project will require Clearing/Grading, Building, Right-of-Way and Department of Ecology Construction Stonnwater permits. The project is located in the R-8 zone. The existing site includes a two single-family homes, sheds, and gravel driveways. The remainder of the site is pasture with several clusters of trees. The overall elevation change within the site is about 15 feet, sloping down from the NE to the SW portion of the site. The slope throughout the majority of the site is about 4 percent or Jess and ranges up to 13 percent at the NE comer of the site. No special features exist onsite (i.e. water bodies, steep slopes). A geotechnical report done by Earth Consulting, Inc. found that the site generally consists of several feet of loose silty sand over dense glacial till. The existing site runoff sheet flows generally southwest into the ditch along 106th Avenue Southeast. The developed site flows will maintain this natural discharge location. The developed site will include frontage improvements consisting of shoulder widening and sidewalks along with a new public road extending into the site from I 06th Avenue Southeast. Other plat improvements will include internal sidewalks, utilities, and a combined detention/wet vault. All existing structures will be removed and 12 new single-family residences are anticipated, ranging between 4,500 and 5,700 square feet. This project will result in a net density of7.79 dwelling units per acre. Total estimated construction cost for this project is $500,000 and the estimated fair market value of the proposed project is $1,200,000. It is estimated that about 1,500 cubic yards of soil will be excavated as a result of this project. 145 SW 155th Street S11ifr !()J Seattle, irasbington 98166 Phone 206.244.4141 h1.\· JOfr.!-1-i. '"155 Wf'b wwwduncansonco.com C VIL ENGINEERING Page I of2 " z z z ~ ~ 0 z ~ . .... . ~ .... Approximately 84 existing trees averaging 15" in diameter will be removed. The existing trees consist of evergreen and deciduous trees. The residential access road, sidewalks and Drainage Tract will be dedicated to the City. The applicant is requesting three modifications for the right-of-way width, alley requirement and park mitigation al temati ve. Please let me know if you have any questions. Page 2 of2 DUNCANSON MEMORANDUM To: Mike Dotson From: Harold Duncanson Date: 3/ 13/08 Subject: Talbot Heights Preliminary Plat Traffic Summary DC/07764 The Talbot Heights Preliminary Plat is a proposed 12-lot subdivision located at 16808 106'h Avenue SE. The site is comprised of two existing lots, each with an occupied single-family residence. The project will result in 10 new single-family building lots. Based on the !TE Trip Generation manual, the future homes will generate approximately 8 AM peak hour trips, IO PM peak hour trips and 96 daily trips. Note that there is proposed short plat immediately west of this site, across 1061h Avenue SE. Even considering the two projects together, the anticipated traffic is well below Renton's policy threshold for a full traffic impact analysis. Please call if you have any questions. 115 SW 155tb Strl'd S11ite lfJ.l Seattle, Washi11gto11 98166 Pf.writ' .!06.244.4141 · Fox .l1J6.! 11. 1·155 · Web wuiw.duncansonco.com CIVIi. ENGINEERING Page 1 of 1 0 z z z ~ ~ D z ~ ~ C ~ < m ~ z Cl DUNCANSON MEMORANDUM To: City of Renton Development Services Division From: Harold Duncanson Date: 4/2/08 Subject: Talbot Highlands Preliminary Plat Modification Request and Justification DCI 07764 The Talbot Highlands Preliminary Plat is a proposed 12-Iot subdivision located at 16808 106 1h A venue SE in the R-8 zone. On behalf of the applicant of Talbot Highlands, we are requesting a modification from the City of Renton's Development Regulations for right- of-way width, alley requirement and park mitigation alternative. A right-of-way reduction from the standard 50-feet (RMC 4-6-060-F) to 42-feet is being requested in order to meet the City of Renton's lot dimension requirements for the R-8 zone. A right-of-way reduction to 42-fcct would be wide enough for the standard residential access road and sidewalk widths while creating more attractive building lots. The City of Renton' s alley requirement (RMC 4-6-060-H) is unwarranted for this 12-lot project. An alley would eliminate backyard area while creating unnecessary impervious surface. Given the high-density zone and small size of the project, it is not practical to create a more comprehensive street and alley system. The residential access road will provide suitable access to all lots. Its is our professional engineering opinion that the residential access road will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements and will not create adverse impacts to other properties in the vicinity. The applicant requests a park mitigation alternative for this project per City of Renton Parks Mitigation Resolution No. 3082. The applicant will provide onsite recreational facilities located in the Drainage Tract that will be dedicated to the City. These facilities will help satisfy a portion of the neighborhood and community park needs. The project will provide approximate! y 7,216 square feet of recreation space for the new residences and surrounding community. The recreation space shall consist of open space with lawn, picnic tables, benches, landscaping and recreational equipment for children. Please call if you have any questions. 145 SW 155th S!reet .'-.;11/te W.! Seattle, WashinJ?tori !)8166 Phone 206.244.4141 h:u 20(J . .!.·-l·I.-H55 Web u_,·u;u·.duncansonco.com CIVIL ENGINEERING (') z z z ~ ~ 0 z ~ a DUNCANSON (.un1j}(lll_)I, Inc MEMORANDUM To: City of Renton Development Services Division From: Harold Duncanson Date: 4/2/08 Subject: Talbot Highlands Preliminary Plat Construction Mitigation Description T pLANNiNG uEVE(5i~~itt.ENTOM A?R 2 7. 2008 RECE\\/EU DC/ 07764 The Talbot Highlands Preliminary Plat is a proposed 12-lot subdivision located at 16808 106tl' Avenue SE. The Talbot Heights Plat estimated construction start date is September 2008 and estimated completion date is September 2009. Renton Municipal Code shall determine the construction hours and days of operation. The proposed hauling/transportation routes shall be from the East Valley Road/SW 41" St. exit via Highway 167 and then continue east to the site. Work in the right-of-way will be required for utility connections/installation, shoulder widening and sidewalk installation. Traffic control is anticipated for sewer construction in 106 1 h Avenue SE. Signage and appropriate flaggers will be employed to route traffic around active work areas where lane closures are necessary. Temporary lane closures may be needed for utility connections. This street is lightly traveled. This work is not expected to cause any congestion problems or preclude access by emergency vehicles. No detours are anticipated, but alternative routes are available. It is anticipated that all other plat improvements can be completed without traffic control. Please let me know if you have any questions. 145 SW li5th Street S11ite /().2 Seattle, "\Fashington 98166 Phone 206.211.1141 r(/x lO(i . .! 1 i. i 155 Web www.du.11ca11sonco.com CIVIi ENGINEERING () z z z ~ ~ Altmann Oliver r\ssociates, LLC i'l l i·. l ''" ,, , ,. \\ \ '·"'' I April 7, 2008 Harold Duncanson Duncanson Company Inc. 145 SW 1551h Street, Suite 102 Seattle, WA 98166 1 L'll'il't: t) 'r\G"c \\I 'c. \., j ,1,1, 1 AOA J·.1n i1 ( 1lll1H·1H.il Pl.11111i11~ (\.: I .,llld"( ·111(' \1 l ! I itc< 1 l!H' AOA-3541 SUBJECT: Wetland Reconnaissance for Talbot Heights, Renton, WA Parcels 008700-0240 and -0245 Dear Harold: On June 13, 2007 I conducted a wetland and stream reconnaissance on the subject property utilizing the methodology outlined in the 1997 Washington State Wetlands Identification and Delineation Manual. No jurisdictional wetlands or streams were delineated on the site during the site visit. In addition, with the exception of the delineated wetland on the proposed Ragle Short Plat located on the west side of 106th Ave. SE (Parcel 008700-0181), no wetlands or streams were observed within 100 feet of the subject property. Parcel 008700-0240 The western portion of this lot was developed with an existing single-family residence and associated garden and lawn. The eastern portion of the lot consisted of a mostly deciduous upland forest that included big-leaf maple (Acer macrophyllum), hazelnut (Cory/us cornuta), bitter cherry (Prunus emarginata), vine maple (Acercircinatum), Indian plum (Oemleria cerasiformis), tall Oregongrape (Mahonia aquifolium), and sword fern (Polystichum munitum). Borings taken throughout the lot revealed non-hydric soils and there was no evidence of prolonged soil saturation or ponding. There is a roadside ditch adjacent 1061" Ave. SE that drains south. This ditch continues along the west side of the lot to the north (-0235) before turning east along the northern portion of the off-site lot. Although the origin of the drainage is uncertain, there was no channel located further off-site to the northeast in the vicinity of the offices. Therefore, based on the available information, the drainage appears Harold Duncanson April 7, 2008 Page 2 to be a ditch that was cut through uplands to convey artificially collected runoff and should not be regulated as a stream. Parcel008700-0245 This lot was also developed with a single-family residence in the western portion of the site. The remainder of the property consisted primarily of a mowed lawn with an associated barn in the south-central portion of the parcel. The roadside ditch adjacent 1061h Ave SE continues to drain south (see above). A small unmowed area was located in the northeast corner of the lot. Vegetation within this area included several black cottonwood (Populus trichocarpa) trees and one Oregon ash (Fraxinus latifolia) tree. Understory vegetation consisted of a mix of both hydrophytic and more mesic species and included multiflora rose (Rosa multif/ora), Himalayan blackberry (Rubus discolor), spirea (Spiraea doug/asi1), and big-leaf maple saplings. Borings within this area taken during the June site visit revealed dry, disturbed, and primarily higher chroma (i.e., >2) non-hydric soils with small marginally hydric inclusions. The area in the northeast corner of the lot was not delineated as a wetland during the field investigation due to the lack of clear hydric soils at the time of the site visit. However, since the area is isolated and was estimated at about 1,500 s.f. in size, even if it were determined to be a wetland it would likely meet the criteria for a Category 3 wetland according to the City of Renton classification system and would be exempt from the provisions of the City's Critical Area Regulations (RMC 4-3- 050M1 ). If you have any questions regarding the wetland reconnaissance, please give me a call. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist 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: 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. A. BACKGROUND 1. Name of proposed project, if applicable Talbot Highlands 2. Name of applicant: R.W. Puget Sounding Holdings, LLC 3. Address and phone number of applicant and contact person: Russ Hibbard (Applicant) Harold Duncanson (Contact person) R.W. Puget Sound Holdings, LLC Duncanson Company, Inc 2011 S 341•1 Pl 145 SW 1551" St, Suite102 Federal Way, WA 98003 Seattle, WA 98166 253-835-1802 206-244-4141 4. Date checklist prepared: April 2, 2008 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): 2008: Approval and site improvements 2009: Residential construction 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Yes, a 3-lot short plat across the street on parcel 008700-0181. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Drainage and geotechnical report 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. Preliminary and final approvals. Right-of-way, clearing/grading and building permits. NPDES WSDOE Stormwater General Permit. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The site will be developed into 12-single family lots averaging between 4,500 and 5,500 square feet. The site consists of two parcels, which have an area of 84,284 square feet (1.93 acres). Three lots will be accessed from 106th Ave SE and all others will be accessed from a new public road extending from 106'" Ave SE. Developed site runoff will be controlled by a detention vault located in Tract A (SW corner of site). 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. Site addresses: 16808 & 16816 106111 Ave SE Renton, WA 98055 SW 1/4 of Section 29, Township 23 North, Range 5 East, W.M. See the preliminary plat plan (PP1) for legal description, site plan, vicinity map and topographic map. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other _____ _ Flat b. What is the steepest slope on the site (approximate percent slope?) The overall elevation change within the site is on the order of 15 feet, sloping down from the NE to the SW portion of the site. The gradient throughout the majority of the site is in the range of 4 percent or less and ranges up to 13 percent at the NE corner of the site. 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. The Geotechnical Study performed by Earth Consulting, Inc dated 10/29/07 found that the site generally consists of several feet of loose silty sand over dense glacial till. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Approximately 1,500 cubic yards (cut) of grading is anticipated for the access road and sidewalks. Grading quantities on the lots will be balanced onsite. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Minor erosion will occur due to construction activities. Implementation of 1990 KCSWDM TESC measures will be used onsite during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Building lots will have a maximum of 50% impervious on lots less than 5,000 square feet. For lots 5,000 square feet or greater, 50% maximum impervious or 2,500 square feet, whichever is greater. 3 h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 1990 KCSWDM TESC measures will be used (filter fence, catch basin protection, construction entrance, etc ... ). 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. Some dust may occur during construction. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. None c. Proposed measures to reduce or control emissions or other impacts to air, if any: Sprinkling of exposed surfaces with water during dry periods. 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 fiows into. No 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Not applicable 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. Not applicable 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100-year flood plain? If so, note location on the site plan. No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No 4 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. Not applicable 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. Site runoff shall be collected by an onsite drainage system and directed into a detention vault located in the Drainage Tract. The detention vault shall outlet into the existing ditch at the point of natural discharge (SW corner of site). 2) Could waste material enter ground or surface waters? If so, generally describe. No d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Onsite flow control and water quality will be required for the developed site per the 1990 KCSWDM as adopted by the City of Renton using KCRTS Level 2 Flow Control (1998 KCSWDM) standard. 4. PLANTS a. Check or circle types of vegetation found on the site: _x_ deciduous tree: alder, maple, aspen, other _x_ evergreen tree: fir, cedar, pine, other _x_ shrubs _x_ grass _x_ 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? Deciduous trees, evergreen trees and shrubs shall be removed. A total of 84 existing trees will be removed. The developed site will meet Renton's tree retention requirements. c. List threatened or endangered species known to be on or near the site. None d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Street trees, shrubs and lawn will be planted along with tree retention. 5 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other_ Crow, robins ___ _ Mammals: deer, bear, elk, beaver, other __ Small mammals __ Fish: bass, salmon, trout, herring, shellfish, other-------- b. List any threatened or endangered species known to be on or near the site. None c. Is the site part of a migration route? If so, explain No d. Proposed measures to preserve or enhance wildlife, if any: Tree retention and landscaping. 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. Electricity and natural gas shall be used. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Conformance with Washington Energy Code. 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. No 1) Describe special emergency services that might be required. None 2) Proposed measures to reduce or control environmental health hazards, if any: None b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Vehicle noise from 106'" Ave SE and the new public access road into the site. 6 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. Noise from construction equipment shall occur during the site improvement and building phase. Long-term noise shall be minor from residential traffic. 3) Proposed measures to reduce or control noise impacts, if any: Construction hours shall be limited by city code. Home insulation shall provide noise attenuation. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The existing site consists of two single-family residences. The site is bordered to the north, east, and south by single-family developments. Bordered to the west by 106'" Ave SE (sub-collector). b. Has the site been used for agriculture? If so, describe. Historic use of the site is not known. c. Describe any structures on the site. Two single-family residences in the front (west) of the site and a couple sheds near the back (east) of the site. d. Will any structures be demolished? If so, what? All existing structures shall be removed. e. What is the current zoning classification of the site? R-8 f. What is the current comprehensive plan designation of the site? Residential Single Family (RSF) g. If applicable, what is the current shoreline master program designation of the site? Not applicable h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i. Approximately how many people would reside or work in the completed project? Around 36 people (3 per residence). j. Approximately how many people would the completed project displace? Around 6 (3 per residence) k. Proposed measures to avoid or reduce displacement impacts, if any: Project provides additional owner occupied housing opportunities. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project will create 12 single-family residences. The project will be compatible with other recently developed projects in the vicinity. The project complies with the zoning designation. 7 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 12 middle income residences will be provided as a result of this project. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. 2 middle income residences will be replaced. c. Proposed measures to reduce or control housing impacts, if any: Project provides a net increase in housing. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. The tallest structure would not exceed 35-feet (maximum allowed by zoning) and the exterior building material may be wood, composite or vinyl siding with some stone or brick trim. b. What views in the immediate vicinity would be altered or obstructed? None c. Proposed measures to reduce or control aesthetic impacts, if any: Landscaping and quality design will control the aesthetic impacts. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? There will be light from residences during the morning and evening. b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None d. Proposed measures to reduce or control light and glare impacts, if any: None 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Thomas Teasdale Park along Benson Drive South is located a half-mile away from the site. b. Would the proposed project displace any existing recreational uses? If so, describe. No 8 c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The project will create approximately 7,200 square feet of recreational space in the Drainage Tract (drainage components shall be underground). The applicant will ask the city that the park fees be waived, since park space is being provided onsite. 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. None c. Proposed measures to reduce or control impacts, if any: None 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The lots facing 1061h Ave SE will be accessed from 106'" Ave SE. The remaining lots shall be accessed from the new public access road extending from 106th Ave SE. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The closest bus stop is located near the intersection of South Puget Drive and Benson Road South. The bus stop is approximately 0.8 miles north of the site. c. How many parking spaces would the completed project have? How many would the project eliminate? Each lot shall provide 2 parking spaces (24 total). 4 existing parking spaces from the two existing residences will be replaced. 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? A public access road from 1061h Ave SE will be constructed to serve the interior lots of the site. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The project should create 10 new PM peak hour trips and 96 new one-way daily trips. 9 I g. Proposed measures to reduce or control transportation impacts, if any: Internal road, frontage improvements and traffic mitigation fees will help offset the impacts. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes, project will need public services such as schools, fire, and police protection. b. Proposed measures to reduce or control direct impacts on public services, if any. 16. UTILITIES Increased tax revenue and fire mitigation fees will help control impacts on public services. a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. Electricity, natural gas, water and telephone. Sewer main extension up 106'" Ave SE. 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. C. SIGNATURE Water and Sewer: Soos Creek Water & Sewer District, Fire: KCFD #40, Electricity and Natural Gas: Puget Sound Energy, Phone: Qwest, School: Renton School District #403. 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: 1&,,1/;IJ.~ Name Printed: i-lfltlou:I 11. Dur(CA,/So,.J Date: 10 APR 2 2 2008 RECEIVEL PLAT NAME RESERVATION CERTIFICATE TO: RUSS HIBBARD 2C'.1 S 341ST PLACE FEDi:RAL WAY, WA 98003 PLAT RESERVATION EFFECTIVE DATE: Marer c" 2JJE The prat name TALBOT HiGHLANDS has bee,, rese·\'e:J 'T fu:ure Jse by R.W. PUGE-:-SOUND HOLDINGS. LLC i cert:fy tnat I have checked the records o" previous!y 1ssJed ard reserved plat names The requested name has not been previoJsly used 1n Kng County nor is it current\. ·ese·,ec oy any oarty. This reservc.t1on will expire March 25 2C09 01e yes~ "'CiT t::::,02y. 1: may be renewed one year at a titne If tne pla: has not bee1 reco:oed or the reservation renewed by th2 cJcvs ca:2 i: will be deleted. /11 /:;' I ~..., I 2 ,. ~. l' "/ ' , ' '< /I .-I, -/ / / / ::/c,1 ,i-,_,! c~~ ~~?(~ cor-d ""'- ( Le_ f u '-1 Cle,,_ J}_u.), 'Jc) ' 41; 'WO? 8: 3l, 2B ,\M PAGE Fax Server --stewart '--titlo -commorclal division ··u . • w . '. V .: ... ' .. , 1 BOC-0 lntemat,onai Blvo So~\~~~m-; ;01_,,r.,,.,1 , SeaTac. WA 98188 RENT;;).(, 20'3-770-8700 • 888-896·1i'lSD . E-Fax Nw11tx,r: 206-770-6S':19'' 2 2 2008 RECEtVEr; 1111~ Officer: Rob art B. Jockson Prone ;206/ i70-8960 20S-902-9344 E-m~il; rjackson@stewart.com 1 ,,11.: Orriccr: Don Peters ~no1•J. (2G6l 770-as:a E-mail: dpe:ers@stewart.com F·:"I< 205-302-93!,l ·, .. .,, Stowart Clos or will bo: Elaine Ncrd;aard - Htlcrcncc: SHARP/RW PUGET SOUND HOLD,NGS, LLC SCHEDULE A Effoctlve Date: April 12. 2007 at 8:00 a.rn. 2 Policy Or Policies To Bo Issued: X) ALTA OWNER'S POLICY, (10117/92) , X) STANDARD ( ) EXTENDED ~;HORT TSRM RATE Order Number: 207151488 Escrow Number: 207151488 Amount: $595,000.00 Prornlum: 51,304.00 Tax: $116.06 Total: 51,420.06 Proposed Insured: : ,r.H'ANY RW PUGET SOUND HOLDI\JGS. LLC, A WASHINGTON LIMITED LIABILITY . X) ALTA EXTENDED LOAN POLICY. (1:Ji'. 7i92 or 10/21100) Amount: TO 9:: DETERMINED 31),\UL TANEOUS ISSUE RA TE Premium: Tax: Total: P, ;.posed Insured: TO BE DETERMINE) .. Tho ostato or intorost In the land described or referred to In thls Commitmont and covered horoin is: 1 [(: SIMPLE ESTATE J Title to s~ld estate or Interest in said land is at the effective date horeof vested in: .MJICE M. SHARP, AS A SEPARATE ::STATF ', The land referred to in this commitment is described in !:)'.hiblt "A". S 0.00 Creer Number: 207151488 4/ 2007 9:3G::c>6 IIM P11GE 4r"5 fax Server EXHIBIT "A" LOT 6,. BLOCK 4, AKER'S FARMS NO. 5. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 40 OF PLATS, PAGE(S) 27. RECORDS OF KING COUNTY. WASHINGTON ~,, ',.·,1.rt Fax 4/ 2007 9:3G:?fi AM PAGE 5r~5 Fax Server SCHEDULE B • SECTION 1 THE FOLLOWING ARE THE REQUIR:::MENTS TO BE COMPLIED VVITH: ITEM (A) PAYMENT TO OR FOR 1 Hl: ACCOUNT OF THE GRAN TORS OR MORTGAGORS OF THE FULL CONSIDERATION FOR THE ESTATE OR INTEREST TO BE INSURED. ITEM (8) PROPER INSTRUMENT(S) CREATING THE ESTATE OR INTEREST TO BE INSURED MUST BE EXECU,EJ AND DULY FILED FOR RECORD NOTE: EFFECTIVE JANUARY 1. 1997. AND PURSUA~JT TO AMENDMENT Of' vVASHlt-lGTON STATE ST,,TU"."ES RELATING TO STANDARDIZATION OF RECORDED DOCUMENTS. THE FOLLOWING FORMAT AND CONTENT REQUIREMENTS MUST £3:: 1,iET. FAILURE TO COMPLY MAY RESULT IN REJECTION OF THE DOCJMENT BY nJE RECORDER. FORrAAT: MARGINS TO BE 3" ON TOP OF FIRST PAGE, i" ON SIDES AND BOTTOM, 1" ON TOP. SIDES AND BOTTOM OF EACH SUCCEEDING PAGE. FONT SIZE OF S POINTS OR LAHGER ANC PAPER SIZE OF NO MORE THAN 8 }(," BY '.4', NO ATIACHMENTS ON PAGES S;JCH AS STAPLED OR TAPED NOTARY SEALS, PRESSURE SEALS MUST BE Sl,'.UDGED. INFORWATION WHICH MUST APPEAH ON I HE FIRST PAGE: TITLE OR TITLES OF DOCUME:NT IF ASSIGNMENT OR RECONVEYANCE REFERENCE TO AUDITORS Fl~:: NUMBER OR SUBJECT DEED OF TRUST. NAM ES OF GRANTOR(S) AMD GRANTEE($) WITH REFERENCE TO ADDITiONAL NAMES ON FOLLOWING PAGE(SI. t" ANY ABBREVIATED LEGAL DESCRIP,ION (LOT, l:lLOCK, PLAT NAME OR SECTION, TOWNSHIP, RANGE AND QU/\fnER QUARTER SECTION FOR UNPLATTED). ASSESSOR'S TAX PARCEL MU'v\BER(S) RETURN ADDRESS WHICH r,lAY ,\PPEAR IN THE UPPER LEFT HAND 3' TOP MARGIN Orce: Number. 207151468 41: 'W07 8:36:26 ,\M PAGE 6/0'l5 Fax Server SCHEDULE B • SECTION 2 GENERAL EXCEPTIONS frlE POLICY OR POLICIES TO BF' ISSUED ',NILL CONTAlN EXCEPTIONS TO THE FOLLOWING Ur>lLESS THE SAME ARc: :.JISl'OSED OF TO 1 HE SATISFACTION OF THE COMPANY. A TAXES OR ASSESSMENTS WHICH ,\RE >JOT SHOVI/N AS EXISTING LIENS BY THE RECORDS OF ANY TAXING AUTHOF<ITY THAT LEVIES "'.'AXES OR ASSESSMENTS ON REAL PROPERTY OR BY TH:: PUBLIC RECORDS. fl ANY FACTS. RIGHTS, INTEREST. CR CLAIMS WHICH ARE NOT SHOWN BY THE PUL>LIC RECORDS BUT'MllCH COUcD GE ASCERTAINED BY AN INSPECTION OF SAID LAND OR BY MAKING INQUIRY OF PERSONS lN POSSESSION THEREOF. C. EASEMENTS, CLAIMS OF EASEt,1E'IT OR ENCUMBRANCES WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS D. DISCREPANCIES, CONFLICTS IN l3CJU;-.;D/,RY LINES, SHORTAGE IN AREA, ENCROACrlMENTS, OR ANY OTHER FACTS WHICH A CORRECT SURVEY WOULD DISCLOSE. AND WHICH ARE NOT SH01NN BY PUBLIC RECORDS. E. (A) UNPAT::.NTED MINING CLAIMS. (:3) RESERVATICNS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZl~JG THE ISSUANCE THEREOF; (C) WATER RIGHTS, Cl.AIMS OR TITLE TO WATER; WHETHER OR NOT THE MATTERS EXCEPTED UNDER (A), (B) OR (CJ ARE ShOWN BY THE PUBLIC RECORDS. (D) INDIAN TRIBAL CODES OR REGULATIONS, INDIAN TREATY OR ABORIGINAL RIGHTS. INCLUDING EASEMENTS OH EQUITABLE SERVITUD:S. F. ANY LIEN, OR RIGHT TO A ll::'l, FOR SERViCES, LABOR OR MATERIAL THERETOFORE OR HEREAFTER l'URNISH!:U, IMPOSED BY LAW AND NOT SHOWN BY THE PUBLIC RECORCS G. ANY SERVICE. INSTALLATION. CONNECTION. MAINTENANCE. CONSTRUCTION, TAP OR REIMBURSEMENT CHARGES/COSTS FOR SEV,JER, WATER, GARBAGE OR ELECTRICITY. H. DEFECTS, LIENS, ENCUMBRANCES. ADVERSE CLAIMS OR OTHER MATTERS, IF ANY, CREATED, FIRST APPEARING IN ThE PUBLIC RECORCS OR ATTACHING SUBSEQUENT TO THE EFFECTIVE CATE HEREOF BUT PRIOR TO THE DATE THE PROPOSED INSURED ACQUIRES OF RECORD FOR VALUE THE ESTATE OR INTEREST OR MORTGAGES THEHEON COVERED BY THIS COMMITMENT. END OF G(NCRAL E)(CEPTIONS '.19e 3 C:de, Number: 207151488 4/: 'l007 9: 36: 2G AM PAGE 7 /"'>5 Fax Servor SCHEDULE B -SECTION 2 CONTINUED SPECIAL EXCEPTIONS 1. LIEN OF THE REAL ESTATE EXCISF S/,:__[s "iAX /\ND SURCHARGE UPON ANY SALE OF SAID PREMISES. lF UNPAID AS OF THE DATE HCREIN, THE EXCISE TAX R,\TE FOR UNINCORPORATED KING COUNTY IS 1.78% 2. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30m. THE SECOND HALF BECOMES DELINCUENT AFTER OCTOBER 31 sr. YEAR 2007 AMOUNT BILLED: $2.5, 3.?6 AMOUNT PAID: Sl.256.88 AMOUNT DUE: S1 256.68 PLUS INTEREST AND PENALTY. LEVY CODE: TAX ACCOUNT NO.; ASSESSED VALUATION: LAND: IMPROVEMENTS: IF DE:.INOUENT ..:25J 00Bi00-J2'-5-01 S15G.OCO 00 S 42.00000 NOTE: KING COUNTY TREASUIU::I< !:GC 4lli AVENUE. s™ FLOOR ADMIN. BLOG., SEATILE, WA 98104 (206) 296-7300 WEB ADDRESS: http:IIWebapp.nctrckc ,iov/KCTa~infol. 3. FACILITY CHARGES. IF ANY, INCLCDING BUT NOT LIMITED 'iO HOOK-UP. OR CONNECTION CHARGES AND LATECO:.;ER CHARGES FOR WATER OR SEWER FACILlT!ES OF SOOS CREEK WA";"ER AND SEWER DISTRICT AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 20001114000732. t.. DEED OF TRUST AND THE TERMS AI\D CONDITIONS THEREOF; GRANTOR J/\N,CE rvi SHARP. AN UNMARRIED PERSON TRUSTEE: PRLAP, INC BENEFICIARY: SANK OF AM ERIC,>., NA AMOUNT: $51,000.'.lO DATED: MtW, 2003 RECORDED: MAY IS. 2003 RECORDING NO.: 200JD5~9000201 Order Numt>e/; 207151466 ~->t,/ ..... ,\rt f'ax 4/ 2001 9:36."G AM PAGE sr--·-Fax Sorver 5 DEEC OF TRUST AND THE TERM::i ANO COt,,;DITIONS TriEREOF: GRANTOR JAI-.IC[ M SHARP. AN UNMARRIED INDIVIDUAL TRUSTEE: REGIONAL TRUSTEE SERVICES CORPORATION 3ENEFICIARY: BOEING EiJPLOYEES· CREDIT UNION AMOU:--JT. $150.000.CC DATED: FEBRUAKY 2S, 2007 RECORDED: MARCti : 4, 2007 RECORDING NO.: 20:)7Q31~UU1878 NOTE. THIS DEED OF TRUST CONTAINS LINE OF CREDIT PRIVILEGES. IF THE CURRENT BALANCE OWING ON SAID OBLJGATION IS TO BE PAID IN FULL IN THE FORTHCOMING TRANSACTION. CONFIRMATION SHOULD BE MADE TrAT THE BENEFICIARY WlLL ISSUE A PROPER REQUEST FOR FULL RECONVF.YANCE. 6. UNRECORDED LEASEHOLDS AND RIGII-S OF TENAt-;TS, IF ANY. 7. EVIDENCE OF THE AUTHORITY OF THE INDIVIDUAL($) TO EXECUTE THE FORT!-lCOMING DOCUMENT FOH HW l'UGET SOUND HOLDINGS, LLC, A WASHINGTON LlMITED LIABILITY COl,\PANY. COPIES OF THE CURRENT OPERATING AGREEMENT SHOULlJ BE SU9MITIED PRIOR TO CLOSING. 8. RESERVATIONS AND EXCEPTIONS. H..JCLUDING THE TERMS AND CONDITIONS THEREOF: RESERVING: RESERVFD BY: RECORDED: RECORDING NO.: MINERALS r,orn-t,'iESTERN IMPROVEMENT COMPANY. A Dl::Li•.WAl,c CORPORATION VIAY 5. i944 33f5?--15 9, RESTRICTIONS, CONDITIONS. OED:Cf,TIONS, NOTES. EASEMENTS AND PROVISIONS DELINEATED AND/OR 'JESCHl3ED ON THE PLAT RECORDED IN VOLUME 40 OF PLATS AT PAGE(S\ 2, l'l KING COUNTY, WASHINGTON. 10. THE COMPANY REQUIRES EXECUT:ON Of 1HE ENCLOSED COMMERCIAL AFFIDAVIT PRIOR TO CLOSING REGARDING UNRECORDED LEASEHOLDS, MECHANICS LIEN RIGHTS, PARTIES 1r, POSSESSION AND SURVEY MATIERS. FURTHER REQUIREMENTS, IF ANY. 'i\'ILL FOLLOW BY SUPPLEMENT/IL REPORT UPON REVIEW OF THE SAME. END OF SCHEDULE 13 Order Nurr.~cr: 207151488 4/ '2007 9: :J(; <,G AM PAGE sr--Fax Server NOTES: NOTE A: IN ORDER TO ASSURE TIMELY RECORDING ALL RECORDING PACKAGES SHOULD BE SENT TO: STEWARf Tl-LE 18000 INTERNATIONAL BLVD., SUITE 510 SEATAC, WASHINGTON 9B'.88 ATTN: RECORDER NOTE 8: THE DESCRIPTION CAN BE ABBREVIATED AS SUGGESTED BELOW IF NECESSARY TO MEET STANDARDIZATION REQUIREMENTS. THE FULL TEXT OF THE DESCRIPTION MUST APPEAR IN THE GOCUMENT(S) TO BE INSURED. l T. 6. BLK. 4. AKER'S FARMS NO. 5 NOTE C: THE SITUS ADDRESS OF T-lE PROPERTY HEREIN DESGRl3::D IS: 168 • G 1 06TH AVENUE SOUTHEAST RE\iTON, WASHINGTON 98055 NOTED: ACCORDING TO THE A:,PLICATION FOR TITLE INSURANCE. TITLE IS TO VEST IN RW PUGET SOUND HOLDlr~GS LLC, A WASHINGTON LIMITED LIABILITY COMPANY EXAMINATION OF THE F,l'CORDS DISCLOSES NO MATTERS PENDING AGAINST SAID PARTY(IES). PS -'age 6 Order Numoer; 207151466 4/ 2007 U:3l:i:2G AH PAGE 10/"'C Copies to. KELLER ~'ilLUAMS REAL TY FEDERAL \"-iAY19S::1 33530 1ST WAY SOUTH# 100 FEDERAL WA'Y, WA 98003 ATIENTION·. ROBERT ELHARO STEWART TITLE/FEDERAL WAY 33400 9TH AVENUE SOUTH, SUITE 20:J FEDERAL WAY, WA 98003 ATTENTION: ELAINE NORDGMRO r :qe 7 Fax Server Order Number. 2071514SB 4/' ··u··· .. ,..,. ~ w ;; -. -• ,Q tt ... ~~ 2007 9:3G:?.G AM --stewart ·-title Fax Server ORDER NO:. 207151468 N -., ,,,,1ch is provided wi:hout charge forinformatior. 1: :s rot ,n:c,ded to show all matters related to the property ,n, ci :;. but not limited :o area, dimensions. encrcacl·ments er local ions of boundaries. It's r.ct a part of, nor does ,: ,-1,r I the cornmitm~nt o, policy to which it Is att.icli;_,:, fr.,, :ompony assumes NO LIABILITY for any matter • · , , : ,~ tn•s s~etcli Refercr.ce should be mad~ to an 2:curate su,vey for further in!o:mation . .f • $ i ;; ..... ~ • on "' ' = :..• -< :i: • '~ "*.'• Jt ! ri • <'• ' ' QI }> •• • rm • ___ !l:!J!..._. ___ ..., . r ... ,~ .. •.ED--·~ < ---- m ,G Ol:1700., (,1 ' . 1u•11f&- m ~ .. Ill LCt'J r ,1,a. •. ll'*'I" Ci.'lf ""' ',..,~ ellll * I ' $ ' ... I <!r' HOW ,,.,. ~· C m Oil i:~ UM If I -4 .... • ·~ :r .... ,.. ' I •• }· ~..-1114 Ir < ,.. ;J '11 ' (,? ~! rt ... I m ' ~· I ,1ni1 ~ ' .. ,-.,.. . ., -..11r I ,. .... .,,, I" 1: ff .,., ~,; .. ' • ·"' .4 <I,~ • w,11 ,. ,.. IIH!ll ~•J;l JI I ... ... , . '"'' .. ::,& = .. ~ ·-·--~ ····---------------- 4/: ZOO? 9:36 ,'b AM PAGE 12/0"5 COMMITMENT FOR TITLE \NSURANCE ISSUED BY r-Stewart '----title guaranty company Fax server STEWARl IHLE GUARANTY CCMPANY. A -:-exas Corporation, herein called the Company, 'er a valuable cor,sideration, hereby comrr.1ts to ,ssuc its policy or po!,cios of title insurnnce, as dentified in Schedule A. in favor of the pcoposec Insured naired ,n Schedule A, as owner or nortgagee of the estate or interest covered i1e1et1y n !ne land described or referred to in Schedule ,, upon payment of the premiums and :h:icges therefore, all subject to the provisions of Scnedules A nnc Band to the Conditions ,me StipJlations ,ereof. This Commitment shall be effe=tive only ,·1hcn lhe identit;• ol the proposed Insured and the ,mount of the policy or policies ecmmi:ted tee have been inserted in Schedule A hereof by the Company, either at the time of U,e issuance of ,~is Commitment or by subsequent endorsement. This Commitment is preliminary to lhe ,ssuance of such policy or policies of title insurance and ,311 liability and obligations hereunder shall ce3se and terminate six months after the effective date t1eroof or when the policy or policies ccm:-r.1:ted fo: shall issue, whichever first occurs, provided tnal the failure to issue such policy or policies ,snot the fault of the Compony. IN WITNESS l/>,1~EREOF, Stewart Title Gciarwny Company has caused its corporate 11ame and 1, •,cal to be hereumo affixed by its duly autho11wa officers on the date sl10wn on Schedule A. ,-stewarf ------,til·f~ qt..dT(iflly C01!0liny ~%d .. J$t1KJ ' STEWART TITLE SEATAC, WASHINGTON ,:,ty. S!al& L I !i 1/: 'l007 9: 36. :-!G AM Fax server CONDrTIOi\S ,\ND s~IFULATIONS 1. The term mortgage, when used herein, snail include deed of trust, trust deed, er other security instrument. 2. If the proposed Insured has or aqu'rcs actual k'1owledge cf any defect, lien. oncumbron~e, adverse claim or oth,·,, :ra:rer affectir.g the estate or interest or mortgage thereon covered by this Commitment ctr,er :h;.rn those shown in Schedule 8 hereof . .ind shall fail to disclose such knuwlecge to t11c Company in writing, the Company shall ba relieved from liability for any loss or dw:a,e resulting from any act of reliance hereon lo the extent the Company is prejudiced oy failure to so disclose such knowledge. If the prop0sed insured shall disclose st.c~ ~no·,ilcdgc to the Company, or ii the Company otherwise acquires actual knowledge ct any sucl1 defect, l,en, encumbrance, adverse claim or olhor matter, the Compan,• at ts op:ion may amend Schedule B of this Commitment accordir.g:y, but such amendment sl,aii not relieve the Company from liability previously incurred pursuant to paragraph 3 cf ttiest Conditions and Stipulat'ons. 3. Liabil,ty of :he Company under this Commitment shall be only to the named proposed Ir.sured and such parties included under the cef1nit:on of lnstired in the form of policy or policies committed for any only ior ar;t""'' !nss incurred in reliance r1ereon in undertaking in good faith (a) to comply with tb" req.iircments hereof, or (b) to eliminate exceptlons showri in Schedu:e 8, or (c) to acquire or cre.ite the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability E:xceed the amount stated in Schedule A for the policy or eOlic,es cornm1tted for and such liability Is subject to the insuring pcovisions, the Cond1t1ons ana Stipulations, and the Exclusions from Coverage of tile form of policy or policies comm,ttecl for in favor of the proposed lnsu:cd which are hereby incorporated by relere:1ce and are made a pa'1 of this Commitment except as expressl1• modified herein. 4. Any act,on or actions or rights o' ac:,c~ tciat the proposed Insured may have or may bring against the Company arising out cf tt:·~ s'.atus of the title lo the estate or interest or the status of the mortgage thereo,: cov,~r,,,1 hy tnis Commitment must be based on and are subject to tl1e provisions of tnis Comrn,:n:e,;I. rstewart: ·--title ,:iuaranty company ;,11 not;ces reql!ired to be given the Ccmpany .ind any statement in writing required to be furnished :se Company shal be addressed to it at P.C f,~x 2029, -iaustan, Texas 7i252. L----------~~~"··-----.i · ,s1, ~.1rt fax 4/? '.007 8:36:26 AM PAGE 14/ 0:''' fax servor Stewart Title Guaranty Company, Stewart Title Insurance Company, Stewart Tltlo Insurance Company of Oregon, National Land Tille Insurance Company, Arkansas Title lnsuranco Company, Charter Land Title Insurance Company. Privacy Policy Notice PURPOSE OF THIS NOTICE Tille V of the Gramm-Leach-Bliley Act (GLBA) generally vohibits an, financial institution, directly or through its affiliates, from sharmg norpubl1c personal information about you \•1ilh a nonaffiliated third party unless the institur,on provides you with a notice of its privacy policies and practices, such as the type of hformm1on tnal 1l collects about you and the categories of persons or entities to whom it may be disclosed. In compl,ance witn the GLBA. we are providing you w,th this document, which notdies you of the privacy pOiicies and practices of Stewart Title Guaranty Company, Stewart Title hu;urance Company, Stewart TiUo Insurance Company of Oregon, National Land Title Insurance Company, Arkansas Title Insurance Company, Charter Land Title Insurance Company. We may collect nonpublic personal inlorn1.,11c.,11 a:iout you from the following sources: • Information we receive from you, such as er, applications or other :orms. • lnforn1alion about your transactions W:': scc::Jre f:o,n our files, or from our affiliates or others. • loformaticn we receive from a consumer cepor.ing agenc,. • lnformatio:i that we receive from others involved in your transaction. such as the real estate agent or lender. · Unless i: is specifically staled other\';ise in an amended Privacy Policy Notice, no additional nonpublic personal information wi:1 ae colll'ctec about ,ou. We may disclose any of the above infocr:ialion that we collect about our customers or former customers to our affiliates or to nonatflliated th,rd parties as permitted by law. We also ma, disclose this information about our customers or former c..istomers to the following :yi;es or nonaffiliate<J compar,es t11c1t perform marketing seP1ices on our behalf or with whom we have joint marketing agre'"rnents: • Financial service providers such as companies engaged in banking. consumer finance, securities and insurance. • Non-financial companies such .as envtlope stufrers and other tulfillment service providers. WE DO NOT DISCLOSE ANY MONPUElLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITIED BY U.W. We restrict access to nonpublic persona 1nforrnotion about you to those employees who need to know u,at information in orc;;r tc prov:c:a proowcts or services to you, We maintain physical. electronic, and procedur.:.I safeguaras that comply with federal regulations to guard ~our nonpublic personal Information MAILBOX REQUIREMENTS NOTICE FOR ALL NEW PLATS AND SHORT PLATS City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 The Post Office wants to be involved in helping you locate your mailboxes before construction begins. Please call 1-800-275-8777 for the location of the Post Office that will service your plat. Then, take a copy of your plat map along with this form to the specified Post Office for their sign-off. Please submit the signed form along with your application. Property Location: 16808 and 16816 106th Avenue SE Renton, WA 98055 (Talbot Heights Plat) Owner's Name: Margaret Veberes and Janice Sharp Phone Number: ______ _ Land Use Application Number: f'F-i?', D 1 -,t>S ..•. ~----::.,... Post Office Approval: · · l'r ··... Date: 3-( 8: -0 8: 0 ;-2 ~~\<. Rf Ct.<' :~ _,i Q:lweb/pw/devserv/forms/planning/mailbox.doc 12/02/04 -· I I I I I I I I I W' I ;1 z I ~ ·. <( I ~ "' I 0 .~ I I I I I . / I I / I I I I I I . &_-+-i :.,.J 30' 30' I I ~ I I I I I I I X:\D¥<;i-maat•\ci77B-1\0771,4!,I00.""'9 SN 1/4 OF SECTION 29, TOWNSHIP 23 NORTH, RANGE 5 EAST, WM. ~ "' I I. I '/\. fil " · 1· 4,~.oo s1:; 2 4,582 SF lfil N8817'DXU9J.M " 4 5,672 SF " : I I ·. s.·. 4,862 Sf : t,i j-: ,i:. I I . I I I I " 1. -· ~/ " I ~ 8J I 93 <; I e / R15' / 3 4,950 SF .~ --. ~ --___:-- " £ r, ,_ i Tl I 6 5,503 SF ---: I --'-I ---2L -=r-=-=·~s, ROW " '" ' . {,'; --J 17,078 SF . ·•'° . l I I I .,.--·-:: \ / ' ' ' 8) R!S' .. \ TRACT A 7,2'tEi SF ... ~ ---------;,¥" / ", \ I /J 7 • 1 I 5,717 sr:: / I~ 5 ' LANDSCAPE /'··t·.,,·· ESMT, T'i'P ~ .,,. N8816'52"W 299.83' SITE BENCHM,6.RK REBAR &: CAP "DCI CONTROL" ELEV.-417.JB' -~ I I I ''B. fil -:-\r:, PRELIMINARY PLAT OF TALBOT HEIGHTS . /;·1 I I / I I I I,., •, "'1- . : f ') I I: I ~ " 8 5,656 Sf " 9 4,591 SJ " G 1 1 I o 0 : ,5J?s,~·. "" / •, . a I N I • • b I : ... ~ I y ~ '· J ', • 2:: I'. i -. ,:, 82 I l~i ., I ! I I / I I I I I /,: ., n 4,591 SF :s " 12 4,68J SF "' i ' - <rRAPHIC SCALE . . IL'lfCCT) 1 -~ 20 tt i • ~ LEGEND EX. STORMDRAIN EX. SEWER EX WATER EX. CHAINUNK FENCE DC WOOO FENCE EX. S(WER MANHOLE EX. CLE"NOUT EX. CATO, BA~N EX. STOR~ MANHOLE EX UTIL-TY POLE W/ANCHOR EX. MAILBOX EX. GAS MEITR EX. GAS VAL VE [)(. POWER POLE EX. WATER VALVE EX. WATER METER EX. FIRE H\"DRArH SV. MONUMENT EX. SIGN 1761}; ST ~I VICINnY MAP NOT TO SCALE CQNTACT INFORMATION APPLICNH: ENCINEER/SURv!:YOR: R.W. PUGET SOUND H[iDJNGS, LLC 2011 soun; 3,j.1ST PLACE FEDERAL WAY, W!, 9800J CONTACT: RUSS HIBBARD 25.3-835-1802 DUNCANSON COIJPANY. INC 145 SOUTH\11£ST 155TH STREET, #102 SEATTLE. WA 98166 CONTACT: HAROLD DUNCANSON 206-244--'1141 SITE N'ORMATION SITE' LOCATION: TAJ< LOTS· SITF AREA- Z0~11'G· PRC POSED UNITS: 16808 & 16816 106TH AVENUE SE RENTON, WA 98055 008700-0240 &: -0245 84,284 SF {1 93 AC) a-a " UTILITY INFORMA TIOf,,/ WATER: SE'tER: flRf.: SCl-!OOL: ELECTRICITY: GA~: PH~[: CAl!LE: SOOS CREEK WAlER DISTRICT SOOS CREEK SEWER DISTRICT KING COUNTY FIRE DISTRICT NO. 40 RENTON Sa-tOOL DISTRICT NO. 40J PUGET SOUND ENERGY PUGET SOUND ENERGY QWEST COMCAST LE-GAL DESCRIPTION -----------• illl.t. t'LI( UKULt.: NO. 207151497 ISSUED BY STEWART TITLE, [JATED APRIL 2, 2007. LOT 5, BLOCK 4, AKER'S FARIJS NO. 5, ACCORDING TO Tl-IE f>LAT THEREOF RECORDED IN VOLUME 40 OF PLATS, PAGE 27, RECORDS OF KING COUNTY, WASHINGTON • • TITLE f>ER ORDER NO. 207151488 ISSUED BY STI:WART TITLE, ['AT£0 APRIL 12, 2007. LOT 6, BLOCK 4. AKER'S FARMS NO. 5, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 40 Of" PLATS, PAGE 27, RECORDS Of KING COUNTY, WASHINGTON. SHEET INDEX PP1 f>RELIMINARY PLAT f>P2 ROAD, GRoi.OING, DRAINAGE &: UTILITY PLAN PPJ TREE INVENTORY & LANDSCAPE PLAN " BENCHMARK IS: RENT1915 COPPER PLUG IN CONCRETI: F1LLEI) PIPE IN WSOOT CASE AT THE SACK Of CURB ON Tl-"IE W[ST SID( OF SR515 GENERALLY ACROSS FROM Tl-"IE INTERSECTION llolTH OLD BENSON ROAD. ELEV.= 380.86 FEET CAl/TlONI UNDERGROUND UTILITIES EXIST IN THE AREA ANO UTILln' INFORIJATION SH0'-1,t,1 I.IAY 8E INCOMPLETI:. STAT£ LAW REQUIRES THAT CONffiACTCIR CCNTACT THE ONE-CALL UTIUn' LOCATI: SERVICE AT LEAST 48 HOURS BEFORE STARTING ANY CONSTRUCTION. 1-800-424--5555 e DUNCANSON ("ompa.,_,.,,,,,. 1,5 SIi' /55t~Stcr<O. Sou, !V! s,,,,,1 ... w"-,1r''W<'"Y~111<1 f'"""'" ;cw;,,, ,i,1 F,u ll!61,,u.<J 0 zu :::)_J g_J_ ~~ ~g ~~ Ul z 0 cii > w It > m I " 0 - ci z ....... - j a.. ~ C, w I b ID _J j:! "' ~~ ii ti; ~ ;ii; ;= en ;l ga: « ~ ~ ~ >-a: ~ IE DRAWN: KCF DCI NO: 07764 DATE, 3/14/08 ~ w _,_ PP1 OF 3 SHEETS 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 --~H~a~r~o~ld~D~u~n~c~a~n~s~o~n~-~----------------' being first duly sworn on oath, deposes and says: w~hlni!) ,~ 1. On the 2nd day of April , 20 08 , 1.iAelalled information sign(s) and plastic flyer box on the property 168xx 106th Ave SE Renton, WA 98055 for the following project: Talbot Highlands Plat Project name R.W. Puget Sound Holdings, LLC Owner Name one 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 requirements of Chapter 7 Title 4 of Renton Municipal Code. --./-i-"-1(,(AL._.l;".l~~'--'=~- lnstaller Signature . -ivJ -'1 • J 08 SUBSCRIBED AND SWORN to before me this_? __ day of _r~1p_v_1 ___ ,, 20_. UC in and for the ate of Washington, residing at f2.Mth,n, W 4 My commission expires on O 5 fi-3 / D'l G:\Fonns\Planning\pubsign.doc 08/31/04 -':>'. .:' ,_,. ,_ . . .' ' .. -··' 28!-' _'':}~':! ,, ',,,~ :':1: _ .. <.'9fJ/ 3;,_•/:., '•_'.•_'.;., . ~.: .. :._· -, .,_:::':•., _,,.: ~ .·~· ':• ;,; j •.'·I•:' . ': 1: .:·;:: !6fi'i:_• .,.:,· __ '.' !66J,; .'t:C:.,J .,_:,~,:., :"I' 16816 .,,,,." Renton •,·:-., _.: )•1,j •,:.-·,,i e !68:H ···.-·-··· . ' &= 1?::ND ~T 0 c:=========:::JH7tt DUNCANSON COMPANY, INC. --···-· .. ---··--· Civil Engineering · Swi.'C)'IDg · Land Planning J.15 SW I 55th St, Suue /01 Seaule, Washingto,, 98161i Ph<me 106.144.4141 Fax 206.144.4./55 Neighborhood Detail Map Site@ 16808 & 16816 106th Ave SE Renton, WA 98055 Scale: As. specified Drawn: KCF Job No: 07764 Printed: 04-22-2008 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land U sc Actions RECEIPT Permit#: LUAOS-041 Receipt Number: R0802024 Total Payment: 04/22/2008 02:24 PM 2,500.00 Payee: GREATER PUGET SOUND HOLDINGS Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Check Description Payment 1037 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, Hobbyk, Fence 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.l Postage 5998 000.231.70.00.0000 Tax Amount 2,500.00 Amount 500.00 2,000.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Remai':}ing Balance Due: $0.00