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Home My WebLink AboutLUA-08-042_Report 1' PARTIES OF RECORD RAGLE SHORT PLAT LUA08-042, SHPL-A, ECF, V-A, V-A, V-A Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street ste: #102 Seattle, WA 98166 tel: (206) 244-4141 eml: kevinf@duncansonco.com ( contact) David Christianson 16815 106th Ave SE Renton, WA 98055 (party of record) Updated: 08/06/08 Russ Hibbard R.W. Puget Sound Holdings, LLC 2011 S 341st Place Federal Way, WA 98003 tel: (253) 835-1802 (applicant) Robert & Marilyn Ragle 16805 106th Avenue SE Renton, WA 98055 (owner) (Page 1 of 1) I l r· j, liJI.Al'Hll' St A Lr. -~"'!"w-, SW 1/4 OF SECTION 29, TOWNSHIP 23 NORTH, RANGE: 5 EAST W.M RAGLE SHORT PLAT LEGEND __ ·----------,r-... ~~"'1---- 1 l ·1-1~ -, I I I ' I . I J ;Ii -. '' i "• '·-. ..._ :r, I I [ ___ ,. ~ [v,11-_11_ANll N(1fC· i~~':. ·: ~.:·.;;.':;· :~,-,,·"~' 2 ,1 -I I I ------.._ __I ', ·--···ti/ ·-., 1 '· W LANDA.I ' '< .. __ . _ .. '. ,., ! ~-·--· ... ~ ..... _I N.s,, • ._, .. , .,,._,, ! 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' u ,}' 0 ., -~ -~-3;~·1 ·; 15111 ~----= ... -.--4~ .. ~~-~ .•. ~(..._~.,.,~~ •·. 0 ····~·-· r < " • ·· ... ~. ;I ~I ,' ?i 0 "' ., •1 • c . " ~ 0 ~ . 0 z < , • ' 0 r ~ ~ z 0 w ~ , w ~ ' w • s ~ , • ~. "• ,. s• si:--: 0 ::< ~:;.~~O<T .... II N ,-~,·,, 11£' ~lm~-····r··.·-. + ·> 1-·7 'C'.'~t'\i--- .'f'/";1,'-:"J><c<'-.,---: N I ~ I ;;;j ~ ', "' -·1 '" I ~ .l ..... ~ G ~ ~1 . I I f r. ·.. ·, ; i;j ,,, '° 1:i ... ~-++---"-+--,"----,--·,-· ··=,.;c·-r••~I·~·-1 <., ,.. S/•42"4,o"W ,:. .. 47 ,~,. ... -, 1111' 7.,;;3 .·.f ·>.· .. a:i" -~ •• ' ' . ~ , .. .,,.,..,,, w ~ J ::~ t'\I :t "' ~\~·; °' :1 - a • z ; ~ • I~ ti! V I~ I• "' o< -"• ~> . •r• z~:J. x=o-: ,uo i"'< ' . ~i~[ 1-Wol !ct:11.1 ~'~ !:~! ~~~I "'11.o' <>0.....,1 >< I :!l~!! ~:,~ ,oz ...i!!2 ,I Ssit ~I~ gl; vilf:: 2~ 81~ ,1. wl:i jl~ <• :--!~ ~: ' ..J ill "I fi~ ~!~ ~I~ Oj~ Denis Law Mayor December 31, 2012 Robert & Marilyn Ragle 16805 106th Ave SE Renton, WA 98055 Department of Community and Economic Development C. E. "Chi p"Vi ncent, Administrator SUBJECT: Request for Extension of Project's Period of Validity Ragle Short Plat/ City of Renton File \.UA08-04Z Dear Mr. & Mrs. Ragle: This letter is sent in response to your request for an extension of the above referenced project's approved period of validity. Under Ordinance No. 5452 (RMC 4-l-080F) authorization has been given to the Planning Director to approve a two-year extension beyond the standard extensions possible under the Code for any land use or subdivision project that was valid on or after April 1, 2009. Our records indicate that this project originally expired on November 20, 2010. Per your request a two-year extension under Ordinance No. 5452 was granted allowing you to record the project by November 20, 2012. This extension was a one-time only extension and since the project was not recorded by the November 20, 2012 deadline it has become null and void. You will be required to apply for a new short plat application in order to subdivide your property. You may call Rocale Timmons at (425) 430-7219 if you have any further questions. s. in.cerely, . r j ~~·--~ -&h·· n-fvw r aiY C.E. "Chip" Vincent I -CED Administrator/Planning Director cc: City of Renton File No. LUADB-042 Jennifer Henning, Current Planning Manager Kayren Kittrick, Plan Reviewer Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov 16805 106th Ave. S. E. Renton, WA 98055 November 20, 2012 City of Renton Attn: Rocale Timmons Re: LUA08-042 / Ragle Short Plat • We, the owners of property in above referenced short plat, request a one-year extension. Denislaw C"ty f _ _:May=-or -----~1~~nw11 December 29, 2010 Harold M. Duncanson Duncanson Company, Inc. 145 SW 155th Street #102 Seattle, WA 98166 Department of Community and Economic Development Alex Pietsch, Administrator SUBJECT: Request for Extension of Project's Period of Validity Ragle Short Plat / City of Renton File LUAOS-042 Dear Mr. Duncanson: This letter is sent in response to your request for an extension of the above referenced project's approved period of validity. Under Ordinance No. 5452 (RMC 4-1-0SOF) authorization has been given to the Planning Director to approve a two-year extension beyond the standard extensions possible under the Code for any land use or subdivision project that was valid on or after April 1, 2009. Our records indicate that this project expired on November 20, 2010. We understand that you are still working to complete this project and will require additional time. Therefore, your request for the two-year extension under Ordinance No. 5452 is hereby granted. You now have two years from the date of expiration -November 20, 2012 to record this project. ________ You _ _sbould_be aware_tbis_is_a 011.ed:imeonly extensioo_;md_iLthe_prnjecLis_not recmded_b:y_tbe__ ___ _ new expiration date it will become null and void and you will need to resubmit all application materials. I hope this extension meets your needs and that your project can be completed. You may call Laureen Nicolay at (425) 430-7294 if you have any further questions. Sincerely, \;, \ -t.,--,~~J{: r O ( 1 / ft,/ C.E. "Chip" Vincent Planning Director ft _( . --·-~ .... •' ./ \ ,._,. cc: City of Renton File No. LUAOB-042 Jennifer Henning, Current Planning Manager Kayren Kittrick, Plan Reviewer Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov ~ C ~ < m ~ z Cl a DUNCANSON Com/HfJI_J~ inc. November 15, 2010 Chip Vincent Department of Community and Economic Development 1055 South Grady Way Renton, WA 98057 Subject: Mr. Vincent: Ragle Short Plat (LUA08-042) Short Plat Extension DC/ 0780./ On behalf of our client, Russ Hibbard, we would like to request a two (2)-year extension for the Ragle Short Plat per Ordinance No. 5452. The original short plat expiration date is November 20, 2010. Please let me know if you have any questions. Sincerely, Duncanson Company, Inc. 1/J!l!(L__ Harold M. Duncanson, P.E. President 145 SW 155th Street Sui/(' /().! Seattle, W'asbington 98166 Phone 206244.414/ · Fax .l06.J.11.-1155 · l.n!b u;u:wduncansonco.com CIVIL ENGINEERING Cl z -z z < ~ ~ 0 z < Project Condition RAGLE SHORT CONDITIONS OF APPROVAL LUA 08-042 Source of When Compliance is Party Condition Required Responsible Submit a revised detailed landscape plan; depicting a 5-foot Admin Prior to Short Plat Applicant/ landscaped strip on all lots along with the location, size, spacing and Recording Builder names of existing and proposed shrubs and trees. The revised landscape plan shall be submitted to and approved by the Planning Division project manager. A note shall be placed on the face of the short plat requiring that the Admin Prior to Short Plat Applicant/ front yard for all proposed lots face east toward 106t1 Avenue SE. The Recording Builder rear yard for each of the lots is required to be opposite the front yard. The applicant shall obtain and submit a Certificate of Water and Sewer Admin Prior to engineering Applicant/ Availability, from the Soos Creek Water and Sewer District plan approval Builder Submit a Temporary Erosion and Sedimentation Control Plan (TESCP) ERC Prior to utility Applicant/ construction permits Builder designed pursucrnl to the State Dep;:irtmenl of Ecology's Erosion ;ind rind durinr, utility and Sediment Control Requirements, outlined 1n Volume II of the 2001 mad construction Stormwater M<Jn;igernent Manual. The plan rnusl be submitted to ;:ind ~yprnved by the Development Services Division Plan .Revievv stilff. - The applicant shall comply with the recommendations, to remove ERC Prior to ~hort plat Applicant/ debris and cut back vegetation for the catch basin located at the recording Builder intersection of 105th Ave SE and SE 172nd Street, found in the drainage report prepared by Duncanson Company, Inc; The applicant shall retain the 3 deciduous trees located at the ERC Prior to engineering Applicant/ northern edge of the Native Growth Protection Easement on Lot L plan approval Builder The applicant shall submit a revised tree retention plan, noting the 3 additional trees to be retained, to the Current Planning Project Manager The applicant shall pay a Traffic Mitigation fee in the amount of $75 ERC Prior to short plat Applicant/ for each new net daily trip prior to the recording of the final short plat. recording Builder It is anticipated that the proposed project would result in the payment of $1,435.50 ($75.00 x 9.57 trips x 2 new lots= $1,435.50). The applicant shall pay a fire Mitigation fee based on $488.00 per new ERC Prior to short plat Applicant/ single family lot prior to the recording of the final plat. The fee is recording Builder estimated at $976.00 ($488 x 2 new lots= $976.00). Establish and record a permanent and irrevocable easement on the Admin Prior to short plat Applicant/ property title of the parcel containing the critical area and its buffer. recording Builder Compliance Notes Signature/Date • > ·- Ragle Short Plat Conditions of Approval Page 2 of3 The protective easement shall be held by the current and future property owner, shall run with the land, and shall prohibit development, alteration, or disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project which has received prior written approval from the City, and from any other agency with jurisdiction over such activity A covenant shall be placed on the easement restricting its separate sale. Each abutting lot owner shall have an undivided interest in the easement. The location of the outer extent of the critical area and its buffer are not to be disturbed pursuant to the short plat and shall be marked with barriers easily visible in the field to prevent unnecessary disturbance by individuals and equipment. The common boundary between a native growth protection easement and the abutting land must be permanently identified. This identification shall include permanent wood split rail fence and wood or metal signs on treated or metal posts. Sign locations and size specifications along with fence elevations shall be submitted to and approved by the Current Planning Project Manager. The following note shall appear on the face of the short plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action abutting or including a native growth protection easement [tract] are responsible for maintenance and protection of the easement [tract]. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." Protection measures, per RMC 4-4-130.H.8 shall apply for all trees that are to be retained in areas subject to construction. A maintenance surety device as required by the City of Renton code is required to guarantee satisfactory performance of the mitigation plan for a minimum of five years Haul hours are limited from 8:30 am to 3:30 pm Monday through Friday Admin Admin Admin Admin Code Code Code Prior to short plat recording Prior to engineering plan approval Prior to short plat recording Prior to short plat recording During Project Construction Prior to the recording of the plat During Project Construction Applicant/ Builder Applicant/ Builder Builder Applicant/ Builder Applicant/ Builder Applicant/ Builder Applicant/ Builder Builder > • ... , Ragle Short Plat Conditions of Approval Page 3 of 3 Within 30 days of completion of grading work the applicant shall hydroseed or plant appropriate vegetation. Construction hours are from 7:00 am to 8:00 pm Monday through Friday and 9:00 am to 8:00 pm on Saturday and no work is allowed on Sundays. cc: C'ily of Rc:n1on File LlJ/\ OS-042 Jennifer Henning, Current Pl,mning tvlanagcr Mike Dotson, Plan Rcvicwcr Code During Project Contractor/ Construction Builder Code During Project Contractor/ Construction Builder \ Denis Law Mayor August 24, 2010 Russ Hibbard R.W. Puget Sound Holdings, LLC 2011 S 341st Place Federal Way, WA 98003 r t __. Department of Community and Economic Development Alex Pietsch, Administrator SUBJECT: Expiration period for Ragle Short Plat City of Renton File LUAOB-042 Dear Mr. Hibbard: The City of Renton Planning Division approved the above referenced application on November 20, 2008. This approval is ordinarily good for two {2) year(s). Pursuant to RMC 4-7-050M of the Renton Municipal Code, you may upon written request, prior to the expiration of the project, receive a single one (1)-year extension from the Planning Division. In addition to the above one (1)-year extension, the City Council under Ordinance No. 5452 (enclosed), has made a provision for an extension of the period ofvolidity on land use and subdivision approvals. Therefore, certain land use and/or subdivision approvals expiring after April 1, 2009, upon written request may receive an additional one-time two (2)-year extension beyond the standard expiration date listed in RMC 4-8 and RMC 4-9. Our records indicate that the above referenced application will expire on November 20, 2010. This letter is to inform you that you may submit a written request for the standard extension or request the additional two (2)-year extension allowed pursuant to Ordinance No. 5452. Please be aware that this extension does not apply to temporary use permits, building permits, or public works permits. This Ordinance shall automatically expire on December 31, 2010, and shall be removed from the code at that time unless another ordinance is passed extending this date. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Russ Hibbard August 24, 2010 Page 2 of 2 If you have any further questions, please feel free to contact Laureen Nicolay at (425) 430-7294. Sincerely, ~-e~~ ~C. E. "Chip" Vincent Planning Director Enclosure: Copy of Ordinance #5452 cc: City of Renton File No. LUAOS-042 Kevin Flynn, Duncanson Company, Inc. Robert & Marilyn Ragle, Owner Jennifer Henning, Current Planning Manager Kayren Kittrick, Development Engineering Supervisor CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: December 19, 2008 To: City Clerk's Office From: Stacy Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office ... ~ .. -- . Project Name: Ragle Short Plat , LUA (file) Number: LUA-08-042, ECF, SHPL-A, V-A, V-A, V-A l Cross-References: l AKA's: l Project Manager: Rocale Timmons . Acceptance Date: May 5, 2008 Applicant: Russ Hibbard Owner: Robert & Marilyn Ragle . Contact: Kevin Flynn, Duncanson Company, Inc . i PIO Number: 0087000181 ' ( ERC Decision Date: November 10, 2008 ! ERC Appeal Date: December 1, 2008 l [ Administrative Decision: Variances Denied: 5/28/08 I Short Plat approved: 11/20/08 l Appeal Period Ends: Variances: 6/11/08 I Short Plat: 12/4/08 ' ' · Public Hearing Date: · Date Appealed to HEX: ; By Whom: ' HEX Decision: Date: ! Date Appealed to Council: / By Whom: j Council Decision: Date: l Mylar Recording Number: ' / Project Description: The applicant Is requesting Short Plat approval and Environmental (SEPA) Review for the : subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of single family residences. 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 6,325 square feet in area to 7,028 square feet. Access would be via a new 20-foot private street ! extending from 106th Ave SE. The applicant has requested three variances to reduce the lot width for each of the three lots I to less than the lot width minimum. A 2,144 square foot Class 3 wetland is present In the southwest corner of the site. There are no proposed impacts to the wetland, however, the applicant Is requesting that the wetland be exempt from critical area reaulations reaulations as an unrenulated wetland. Location: 168XX 106th Avenue SE Comments: ! ! !; , 106TH AV[NUl ::,I '! ,,, .,, Is j ,e;,'(IJ '~~ r > ~~R; ~:;} m ! .:r1 -~r "",i: 1,, !:!I €f. ~1 ~~ " ~"' ,z "• 2 ::e:11s~aJ i~ t;J~ ,(! i£ ~~ti,.~ ·w ''! X ~-; fil ;;-.; f;;!~c; ~r ~ pi rn tF ~i I~ , tH ' 3-< :I:>--~ ,. ,.!!' ~ 'iii1 •,, j I ~ r !~, ~ ! ~ I l': l/ ' -I , I ; ' . I . ---1 ~ , ' • (\ i ' ~ ' ! • ! t ,:; :e -~, 1 r. ' ' i I i ~ 1cn !~ ( z i 0 I i~ z s i ~~ -"£~ ~~ ~ ' ' i ,. ' I • p ' ' 1 ' • ~ , ' ' ' ' ' l : 1r ,m @ I" RW. PUGET SOUND HOLDINGS. u.c 20t1 S. 341ST PLACE FEDERAL WAY WA 980J3 } oQ "-.l C> () a ~ ~ --. ~ m ~ f " "' ~ ~ m 8 ! " i:1 r? if\ 0·13 ra m" ~, "\) o~ :n ~ ~ -,z .,,o \'J i;: .~ \ .., ~ ~ ~ m ~ .~ " a: qryplatmailing 08/07/2008 ' 1 ·-·--________ 16807J __ 1 1106THAVE SE 2 ........ ________ 16809j _ 106TH AVE SE 3 168111 106THAVESE RAGLE SHORT PLAT ---··-····--·-----·-··-- RAGLE SHORT PLAT . ··---··--·-·--·-···········-- RAGLE SHORT PLAT Page 1 STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on, November 15, 2008. The full amount of the fee charged for said foregoing publication is the sum of $94.50, . ,(z1;;?(4,, .A?~ v I'.;mda M. Mills Legal Advertising Representative, Renton Reporter Subscribt1d and sworn tQ...me this 17th day of November, 2008. ,,,\\\\\111 111 ......... , ,, ~ $ ,..( QALSt; 111 ~ ~~ p-eu-14:Y_..-. ~ ,._0",'';.a"i'i't~1;J,,,? 11 ~ K th Dalseg ot'ltry Public fo~e State of Washington, Residi~ ~ 4"'"' ~"'1>-'-l>.-.\ ~ in Covington, Washington ~ t~ :f _ "% ~ ~ ,.. ,,.Q • .,,. -.;I' P. 0. Number: ~ ?" -~ go:::. ,;. "i ,.u•"' ,".ff c,'-::: '/ ·" '\ n, .. $ = I u_;,. '11 10-\" ,,' ;f, -1,, "1,-. h11""''''''''""'!,~ .:" 1111 l, OF -.NI'-~ ''1 ,,, '""'"'''' NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE RENTON, WASHINGTON The Environmental Review Comntittee has issued a Determination of Non- Significance-Mitigated for the following project under the authority of the Renton Municipal Code. Ragle Short Plat LUAOS-042. SHPL-A. ECF Location: 168XX Block of 106th Ave. Applicant proJ,Xtses to subdivide a 0.45 acre site into .1i lot~. Density is eslimatcd at 7.3 dulac. Acces'.-. would be via a new 20-foot pri\·atc alley extending from 106th Ave SE. An unregulated 2,144 square foot Class 3 wetland is present in the southwest corner of the site. Site is zoned R-8. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December I, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, I 055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional infonnacion regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Published in the Renton Reporter on November 15, 2008. #146765. December 8, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street #102 Seattle, WA 98166 SUBJECT: Ragle Short Plat LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A Dear Mr. Flynn: This letter is to inform you that the appeal period ended December 1, 2008 for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated and December 4, 2008 for the Administrative Short Plat approval for the above-referenced project. No appeals were filed on the ERC determination or the Administrative Short Plat approval therefore, these decisions are final and application for the appropriately required permits may proceed as well as the next step of the shoti plat process. The encolosed handout titled, "Short Plat Recording," provides detailed information for this process. The applicant must comply with all ERC Mitigation Measures outlined in the ERC Report dated November 10, 2008. Also, all advisory notes and conditions of approval must be satisfied before the short plat can be recorded. If you have any questions, please feel free to contact me at (425) 430-7219. For questions regarding the recording process for the short plat, as well as for submitting revised plans, you may contact Carrie Olson at ( 425) 430-7235. Sincerely, ~~ e Timmons Enclosure(s) cc: Robert & Marilyn Ragle/ Owner(s) Russ Hibbard / Applicant David Christianson/ Party(ies) of Record -------1-0-55-So_u_th_G_ra_d,-·-W_a_y ___ R_e_nt-or-,,-V.- 1 -as-h-in_g_to_n_9_8_0_57 _______ ~ @ This paper cont,11ns 5U'% recycled 1r:c1teriaL 30°/o post consumer AIIEAO OF THE CURVE SHORT PLAT REPORT& DECISION City of Renton Department of Community & Economic Development ADMINISTRATIVE SHORT PLAT REPOR A. SUMMARY AND PURPOSE OF REQUEST E /I t'ir ------------------ REPORT DATE: November 18, 2008 ---------------- Project lVmne: Owner: Applicant: Contact: File Number: Project Manager: Project Summarv: Project Location: Shpl-A Report OH-042 Ragle Short Plat Robert & Marilyn Ragle. 16805 I 06th Avenue SE, Renton, 'N.Ar-1#1/)55 Russ Hibbard, R.W. Puµct Sound Holdings, LLC, 2011 S 341st Place Federal Way, \VA '!S00.1 Kevin Flynn, Du11cansc>11 Company, Inc,, 145 SW 155th Street ste: #102 Seattle, WA 98166 LUAOS-042, ECF, SHPL-A. V-;\, V-;\, V-;\ Rocale Tirmnons. Associc1tc Planner The applicant is requesting Administrative Short Plat approval for an existing 19,688 square foot parcel into 3 lots for the future constrnction of sing!~)mily residences. The applicant also applied for /three variances to allow for a reduced lot width for all proposed lots. The variances were denied and the applicant submitted a revised shurt plat plan with all lots meeting the lot width requirements of the zone. The project site is located within the Residential -8 (R-8) dwelling units per acre zoning Lksignation. The proposed lots would range in size from 5,191 square feet in area lo 8,640 square feet. Access would be via a new 20-foot wide private alley extending from l 06th Ave SE. A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. There are no proposed impacts to the wet laud, lwwcvcr, the a ant · · , uesting that the wetland be exempt from critical arc~1 regulations egulatio ~ s an unregulated wetland. l 68XX Block of 106th ;\, c (Parcel #0087000181) SHORT PLAT REPORT& DECISION A. REPORT DATE: Project 1\/ame: Owner: Applicant_· Contact: File lv'umher: Prqjecl l'vfanager: Project Summa,:v: Project Location: Shpl-A Report 08-042 City of Renton Department of Community & Economic Development ADMINISTRATIVE SHORT PLAT REPORT & DECISION SUMMARY AND PURPOSE OF REQUEST ---------------------~ November 20, 200~ Ragle Short Plat Robert & Marilyn Ragle_ 16805 106th Avenue SE, Renton, WA 98055 Russ Hibbard, R. W. Puget Sound Holdings, LLC, 2011 S 341 st Place Federal Way, WA 9801)3 Kevin Flynn, Dunccnsnn Company, Inc_, 145 SW 155th Street ste: #I 02 Seattle, WA 981 M LUA08-042, ECL SI ll'L-;\, V-A, V-A, V-A Rocale Timmons, i\ssuci,1tc Planner The applicant is n.:quL'sting A.dministrative Short Plat approval for an existing 19,688 square foot parcel into 3 lots for the future construction oC single-family residences_ The prnp<1sal for three lots would arrive at a density of 6.25 dwelling units per net acre (du ac). The applicant also applied for three variances to allow for a reduced lot width J,,r ,ill proposed lots. The variances were denied and the applicant submitted ~1 n:\·iscd short plat plan with all lots rneeting the lot width requirements of the 1rn1e. The project site is located within the Residential -8 (R- 8) dwelling unit~ per :1ctT' ;:oning designation. The proposed lots \vould range in size from 5,191 square feel in area to 8,640 square feet. Access would be via a new 20-foot wide pri,atc alley e.,tcnding from 106th Ave SE. A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. There are no proposed impact., tu 1l1c \\ctland, however, the applicant is requesting that the wetland be exempt from critical area regulations as an unregulated \vctland. Cit_r (/Ren/on Department (?/Co ,11nitr & Eco11umic I k\'Cl(l;m1enl RAGLE SHORT PLAT A(. f!istratire Short Plat Rcpon & Decision UJA/J8-042, ECF, SH PL-A, V-A. V-A, l"CA Report of November 20, 1008 Exhibit 1: Zoning and Neighborhoud Detail Map Exhibit 2: Short Plat Plan Exhibit 3: Conceptual Landscape !'Ian :1 C. GENERAL INFORMATION: I. Owner(s) of Record: Robert & Marilyn Ragle 16805 I 06th Avenue SE Renton, WA 98055 2. Zoning Designation: Residential -du /ac (R-8) 3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF) 4. Existing Site Use: Vacant 5. Neighborhood Characteristics: 1Vorth: t:asr: Sou/I,: West: Single Family Residcwiul (R-r\' zone) Single Familv Residc1111al /1/-8 zone) Single Fami(v Residt1 111iul (R-8 zone) Single Fami~v Residcnlial (R-S =one) Page 2 of 11 6. Access: Access to all lots \VOuld be gained via a 20-foot \vidc private alley: extended from 106'" Ave SE. 7. Site Area: l 9,688 square feet (0.45 ac) D. HISTORICAUBACKGROUND: Action Land Use Fik ~o. Ordinance No. Comprchensi vc Plan NIA 4924 Zoning NIA 5099 Annexc1tion NIA 5327 E. PUBLIC SERVICES: 1. Utilities a. Water: The property is within the Soos Creek Water District. b. Sewe_r: The property is within the Soos Creek Sewer District. 12/5/2001 l l/l/2004 3/1/2008 c. Surface/Storm Wa_ter: There exist storm \V<llcr conveyance systems within 106th Ave SE. 2. Streets: There is currently a partially pawd and improved public right-of-way along the frontage of the site. 3. Fire Protection: City of Renton Fire Department ~:4PPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: l. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent or Zoning Districts b. Section 4-2-070: Zoning Use Table Shpl-A Report 08-04] Cit_r uf Renton Depart men/ oj'C( , .. ,unity & Fco11omi1 J>c,-dopm('/1t RAGLE SHORT PLAT Ac, .. 1istrati1·e ,)'hort Plat Report & Decision LUAOS-042, ECF, SI!PL-A, V-A, V-A, V-A Report of November 20, 2008 c. Section 4-2-110: Residential De,cloprnc11t Standards 2. Chapter 4 Property Development Standards a. Section 4-4-030: Development Ciuidcliucs ,11Kl Regulations 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures 1,,r Short Subdivisions Page 3 of I I b. Section 4-7-120: Compatibility with F,isting Land Use and Plan -General Requirements and Minimum Standards c. Section 4-7-150: Streets -Genernl Rcq uirc111ents and Minimum Standards d. Section 4-7-170: Residential Lots -( ;c11crc1! Requirements and Minimum Standards 5. Chapter 9 Procedures and Review Criteria 6. Chapter 11 Definitions :1 G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: I. Land Use Element: 2. Community Design Element: II H. DEPARTMENT ANALYSIS: 1. Project Description/Background The applicant, Russ Ilibbard, has requeslL'd cnvininmental revievv' and preliminary short plat approval for a 3 lot short plat on a 0.45-acrc (19,688 SI·) parcel: zuned Residential-8 (R-8) dwelling units per acre. The property is located on the west side of 106"' ;\ vc SE approximately 900 feet south of the intersection of Benson Road Sand 106'" Avenue SE. The site rs currently vacant. The proposal for three lots would arrive at a density or 6.25 dwelling units per nel acre (dwac). Proposed lot sizes arc as follows: Lot I: 5,857 square feet Lot 2: 5,191 square feet Lot 3: 8,640 square feet (6,4% net square feet) A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. The applicant submitted a wetland delineation report by Berger/ Abarn Fnginccrs (dated May 5, 2006). The applicant is requesting that the wetland be exempt from critical area regulations as an unreb'l.liated wetland. There arc no proposed impacts to the wetland, however, the buffer to the north of the wetland would be eliminated in order to provide a building pad for Lot 3. Proposed access to all lots would be gained via a 20-foot wide private alley; extended from 106"' Avenue SE. The topography of the site is relatively flat sloping from the northwest to the southeast portion of the site; slopes range from 5 to IO percent. The site is vegetated primarily with shrubs, groundcover and 17 protected trees (all deciduous) of which nine are proposed for removal. There is currently a partially paved and improved public right-of-way along the frontage uC the site. 2. Environmental Review Short plats are exempt from Environmental (SEPA) Review, unless critical areas are present or the project exceeds an exemption level contained in WAC 197-11-800 Categorical Exemptions. A Category 3 wetland is located on the site, therefore Environmental Review was required. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended) on November 10, 2008 the Environmental Review Committee (ERC) issued a Determination of Non-Significance -Mitigated Shpl-A Report 011-04] JI Ciri: of Renton Deporrmenr of"Con. _tnir_v & Econm111( /)n·c'iu/l!!IOII RAGLE SHORT PLAT .,/dn, .. strath·e Short Plat Report & Decision LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A Report ofN0Ycrnhcr 20, 2008 Page 4 of 11 (DNS-M) for the project. The DNS-\1 included five mitigation measures. A 14-day appeal period commenced on >iovember I 7, 2008 and 11 i 11 end on December l, 2008. 3. Compliance with ERC Conditions Based on an analysis of probable impacts t'r()]n the proposal. the Environmental Review Committee (f'RC) issued the following mi ti gal ion measures with the Detennination of Non-Significance Mitigated: l. The applicant will be required to submit a I cmporary Erosion and Sedimentation Control Plan (TE SCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 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 permits and during utility and road construction. 2. The applicant shall comply with the rccom111cndations, 10 remove debris and cut back vegetation for the catch basin located at the intersection or I 05 11 ' Avenue SE and SE 172"d Street, found in the drainage repmi prepared by Duncans@ Company. Inc; prior to short plat recording. 3. The applicant shall retain the three deciduous trees located at the notihern edge of the Native Growth Protection f'asement on Lot l. The ,1ppliec1nt shall submit a revised tree retention plan, noting the three additional trees to be retained. tu 1hc Current Planning Project Manager prior to the approval of any utility construction permits. 4. The applicant shall pay a Trame Mi1igc11 ion 1-ce in the amount of $75 for each new net daily trip prior to the recording of the final slwn plal. It is anticipated that the proposed project would result in the payment ofSl.435.50 ($75.00 x '! ,7 trips x 2 new lots~ SI ,435.50). 5. The applicant shall pay a fire Miti~,1tirn1 Fee: based on S488.00 per new single-family lot prior to the recording of the final plat. The fee is cs1im,1ted at S976.00 ($488 x 2 new lots~ S976.00). 4. Staff Review Comments Representatives from various city dcpart1nc11ts have reviewed the application materials to identit)', and address issues raised by the proposed dcwlopmcnt. These comments are contained in the official file, and the essence of the conunents has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end or this report. 5. Consistency with Short Plat Criteria Approval of a short plat is based up,111 sc, era! factors. The following shmi plat criteria have been established to assist decision-makers in the re, ic11 of the plat: a) Compliance Jt•ith the Comprehe11sh•e Des(t.:nation The site is dcsig,rntcd Residential Single hnnily (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. 11 1s inl\.'nded that larger subdivision, infill development, and rehabilitation of existing housing be carefully de.signed to enhance and improve the quality of single- family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Conununity Design Element policies: Policy LU-147. Net development de11.,it1es s/wuldfa/1 within a range o/'4.0 to 8.0 dwelling units per acre in Residential Single Family Neighhorhoods. Policy Objective met D Not Met Policy LU-148. A minimum lot si~e of 5.00!! square.feet should be allowed on in 0fil/ parcels of'less than one acre (43,560 sq. fi.) in single0 /11111ilv designarions. Allow a reduction on lot size to 4,500 square ff!et on parcels greater the/JI one acre to create an incentive fnr aggregation of land. The Shpl-A Report 08-042 City cfRenton Department <?(Co., unity & Lconn111ic J)c1·clojimen/ RAGLE SI/ORT PLAT Rt:port of November 20, 2008 Ali 1istrn1in: Short I'/(lf Repor! & Deci.\ion Ll!AOS-042, ECF, SHPL-A, ~c.1, V-A, V-A Page 5 of 11 minimum lot si::e i., not inrended lo .,er 1/1c standurd f(Jr density in the designation, hut to provide .flexihilifv in subdivision/plat desi_en and_f(1cilitate dcFelopnzent within the a!loH·ed density range. Policy Objective Met D Not Met Policy LU-152. Single,fi1mi!v lot sice. lot wi,l!h, setbacks, and impen•ious s11r/i1ce slum/cl he sr(f/icienL lo al!ow private open SJ)(tCi'. landscaping to pro1 1ide bLdfCrs/iJrivacJ' without extensive ji:ncing, and St!fficient area.fhr mai11tcm.111cc activities. Policy Objective Met D Not Met Policy LU-154. Interpret develo1,111rn1 standards to support new plats and infill pnjed designs incorporating street locations, lo! c:oH/lgurotions. and hui!ding enl'elopes that address privacy and qua/i(v qffife.f(Jr existing residem.,. Policy Objective Met D :\Jot Met Policy CD-12. lnfi/1 de1•e/opn1rnt. dc/i11cd as nrn short plats of nine or fewer lots, should he encouraged in order to add variety. l!/JCfuted housing stock, and new vita!izv to neighborhoods. Policy Objective Met D >iot Met b) Compliance u4th the Underlying Zoning Designation The subject site is designated R-8 on the City ol' Renton Zoning Map. The proposed development would alknv for the future construction of four I1C\\' :-,i11gle-family dwelling units. Density: The nllov,.:cd density rnugc i11 the R-8 zone is a minimum of 4.0 to a maximum of 8,0 dwelling units per acre. The area cif the private alley is not deducted from the gross square footage of the site therefore the net square r, >otagc ,,r the proposed development would be 19,688 square feet (0.45 net acres). The three lots pruposal would arrive at a net density of 6.25 dwelling units rer acre (3 units; 0.45 acres= 6.25 du/ac). 11·hich foils within the permitted density range for the R-8 zone. Lot Dimensi_Ql)~ The minimum 101 si/c permitted in the R-8 zone is 5,000 square feet for parcels less than l acn: in area. A minin1um lnt \\·idth of 50 feet is required for interior lots and 60 feet tOr corner lots. Lot depth is required to be a minimum of 65 feet. As demonstrated in the table below, all lots meet the requirements for m1111mum lot size, depth, and width. Lot Size Width Depth 5,000 SF minimum 50 feet required 65 feet required ----- Lot 1 -5)~57 SF 116.48 feet 66.50 feet Lot 2 (Corner) 5,191 SF 70.55 feet 73_58 feet Lot 3 S.640 s1: (6,496 net 70_00 feet 73_57 feet SI ) Setbacks: The required setbacks in the R-S 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 yar<l along a street is 15 feet for the primary structure and 20 kct l,,r an attached garage; and the rear yard is 20 feet. The proposed lots are oriented to such that the front yards of all of the lots would face east towards 106'" Avenue SE. The proposed lots appe,ir to contain adequate area to provide all the required setback areas. Compliance with building setback requirements would be reviewed at the time of building pem1it review, Building Standards: The R-8 zone permits one residential structure per lot. Each of the proposed lots would support the constructilln o t' one detached unit. Accessory structures are pennitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Building height in the R-8 zone is limited to 2 stories and 30 feet for primary structures and 15 feet for detached accessory structures_ The allowed building lot coverage for lots over 5,000 SF in size Shpl-A Report 08-042 Ciry (?f'Renron LJcpartmC'nl of' Co .. ,,wni!_r & f:co110111 it· I hTi'in;m1ent RAGLE SHORT PLAT Report of November 20. 2008 A( 1istratirC' Sliorl Plat Report & Dcd\ion LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A Page 6 of 11 in the R-8 zone is 35 percent or 2.5l)0 SF, whichever is greater. The lot coverage requirements for the proposed lots would be verified <it the time of building pem1it review. c) Community As.,ets The site is vegetated primarily with shrubs. groundcovcr and 17 protected trees (all deciduous) of which nine are proposed for removal. Exi~ting: \"Cgetation includes; alder, maple and plum trees. Renton Municipal Code requires that 30 % of the trees on site be retained. Of the 17 trees on site there are 9 trees in the proposed private alley or within the proposed Native Growth Protection Easement; these trees will be excluded from the retention rate. or the 6 trees remaining, 2 trees are required to be retained at the 30~,o retention rate. A tree inventory :submitted by the applicant indicates no trees outside of the Native Growth Protection Easement are proposed liir retention. RMC 4-4-130.H. 7 allows the reviewing official to require modification of the tree retention plan to ensure the retention of the maximum number of trees. To ensure the maximum number of trees 8rc n.:-rained, staff recommended a mitigation measure, as part of the SEPA review. that the applicant retain 3 deciduous trees located at the northern edge of the proposed Native Growth Protection Easement t>ll Lot I; as depicted on Exhibit 4. The applicant will he required to comply with protection measures for retained trees as set fmih in RMC 4-4-l 30H8. The City's landst:aping regulations require the installation of landscaping \Vithin the public right-of-way. The minimum amount of landscaping required for sites abutting a non-arterial public street is 5 feet, provided that if there is additional LHH_k, doped right-of-way in excess of 5 feet, this shall also be landscaped. A detcnnination has heen m~1dc th~1t ifno additional area is available \Vithin the public right- of-way due to required improvements. the 5-lciot landscaped strip may be located within private property abutting the public right-of-way. The Lindscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropric1tcly. ln addition, the applicant will be required to plant two ornamental trees, a minimum caliper of 1-1 2 inches (deciduous) or 6 -S feet in height (conifer), within the 15-foot front yard setback area for the prnpnsed 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 two street lrces in the front yards of each lnt; however the names of the proposed trees were not provided. In addition to the absence or names: a 5-foot landscape strip ,vas not depicted ,vithin the front yards of the lots. The submitted conccplual landscape plan does not comply with the City's landscaping requirements. due to the omission or the 5-foot landscape strip and names of proposed trees. As a condition of approval the applicant shall submit a rcvistxl detailed landscape plan; depicting a 5-foot landscaped strip on all lots along \.Vitli the !t1cation, size, spacing and names of existing and proposed shrubs and trees. The revised landscape plan shall be submitted to and approved by the Planning Division project manager prior to sh01i plat recording. d) Compliance with Subdivision Reg11/utio11s Streets: No new public streets would be created as part of the proposed short plat. There is currently a patiially pmnl and improved public right-of~way along the frontage of l 06 1 " Avenue SE. The proposed short plat is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommended a mitigation measure as part of the SEPA review, requiring a Transpo11atitltl \'litigation Fee based on $75.00 per net new average daily trip attributed to the project. One new lot (credit given for the existing lot) is expected to generate approximately 9.57 new average weekday trips. The fee for the proposed short plat is estimated at Sl,435.00 ($75.00 x 9.57 llips x 2 new ksts ~ $1,435.00) and is payable prior to the recording of the short plat. All wire utilities shall be installed underground per the City of Renton UnderGrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the short plat. Shp/-A Report 08-042 Cir_,· r?fRen!on Department of C<1 .... mnity & Fcol/(Ji11ic· l\Tc/orment RAGLE SHORT PLAT Report of November 20. 2008 A( .,1istratil·e Short Plat Report & Decision LVAOS-042. ECF, SI/PL-A, V-A, V-A, V-A Page 7 of 11 Rlocks: No new blocks will be created'" p;irt of the proposed short plat. Lots: The shape, orientation, and ,11T,lll)!Ct11ent of the proposed lots comply with the requirements of the Subdivision Regulations and the dev clnpment standards of the R-8 zone and allows for reasonable infill of developable Lind .. •\II three lots are rectangular in shape. Access to all lots would be gained via a 20-foot wide private alley; extended from 106'" Avenue SE. In order to maintain the pattern of surrounding development staff recommends the follo\ving condition of approval: a note shall be placed on the foce of the short plat requiring that the front yard for all proposed lots face east toward 106'1 ' :\\enue SE. The rear yard for each of the lots is required to be opposite the front yard. All three l01s meet the requirements for minimum lot size, depth, and width as demonstrated in the table on page 5 or this report. All three lots appear to have sufficient building area for the development of detached single-family residences. e) Reasonableness of Proposed Boundaries Access: Access to cill lots would he g,iincd via a 20-foot wide private alley; extended from 1061h Avenue SE. Topography: The overall dcvatiun change \Vithin the site is approximately 10 feet, sloping dmvn from the northwest to the southe,,st pmlwn of the site. The slope throughout the majority of the site is about 5 percent or less and range:--up !ti IO percent at the southenst con1er of the site. Due to the potential for erosion that could ()CCllr during construction activities, staff recommended a mitigation measure as part of the SJ::!' A review. t lt;it crnsion control be required to comply with the Depaltment or Ecology's Erosion and Sediment C'"ntrol Requirements as outlined in Volume II of the 2001 edition of the Ston1nvater Managc1nLnt !Vlcrnual. Relationship to Existing Uses: The properties surrounding the subject site are single-family residences. The surrounding prnpcr1ic-.; arc dcsignated R-8 on the City"s zoning nrnp. The proposal is similm to existing development patterns in the area and is consistent \Vith the Comprehensive Plan and Zoning Code, ,vhich encourng:L: rc:-sidcnti.:ll infill development. f) Availability and Impact 011 Public Senfres (Timeliness) Police and Fire: Police and Fire Prc,·cntion 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. ;\ Fire [\litigation Fee, based on $488.00 per new single-family lot ,vith credit given for the existing :-singk-!~1111ily residence, was recornn1endcd as part of the SEPA revie\v, in order to mitigate the proposal'-.; potential impacts to City emergency services. The fee is estimated at $976.00 ($488.00 x 2 nc,, lots ~ $976.00) and is payable prior to the recording of the short plat. Street addresses shall be, 1siblc l1\1m a public street. Schools: According to the Drail l.nvm1nmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City or Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would result in 0.88 additional students (0.44 X 2 new lots ~ 0.88) to the local schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal al the following schools: Cascade Elementary, Nelsen Middle School and Lindbergh High School. Storm \Vater: Currently nmoff sheet flows to the southwest of the site into the on-site wetland. During heavy rainfall periods, the wet land outlets towards the southwest comer of the site and sheet flows south along the property line and eventually flows southwest to the public drainage system along Benson Drive S. The project site is located within the Duwamish -Green River basin. Developed flows will maintain this natural drainage location. The applicant submitted a drainage report prepared by Duncanson Company, Inc. dated April I, 2008. The report states that the propnsed project's peak JOO-year event runoff would not exceed the existing runoff by more than 0.5 els. therefore detention is not required. Water quality is also not Shpt-A Report 08-042 Citr of Renton Deportment of'Co,, 1m1i(r & Economic /k\'('/rJ/J!JH-'11! RAGLE SHORT PLAT Report of Nm·ember 20. 2008 A<,,,.,.1istrarin' Short Plar Report & Dl!cision Ll'A.08-042, ECF, SHPL-A, VCA, V-A, V-A Page 8 of 11 required for this project because the pn>posal will produce less than 5,000 square feet of new impervious area subject to vehicular trarlic. The drainage report included recommendations based on the examination of the downstrc,1111 11,m· path. In order to limit impacts to the project site and neighboring properties, that could occur due to the clogging of catch basins dovn1stream; staff recommended a mitigation measure. ,is part of the SEPA review, requiring the project comply with the recommendations, to remove debris ~md cut back vegetation for the catch basin located at the intersection of 105 11 ' Avenue SE and SL 172"·' Street, found in the drainage report prepared by Duncanson Company, Inc prior to short plat rCL'.Ording. J\ temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. This includes installing a slit fence along the perimeter of the site that is to be disturbed. The silt fence shall be in place bcf,,rc clearing and grading is initiated. This will be required during the construction of both off-site cmd on-site i1nprovements as well as building construction. Sewer & Water: The site is ser,cd by the Suos Creek Water and Sewer District. J\ Certificate of Water and Sewer Availability from the Sons Creek \.Yater and Sewer District \Vas not submitted \Vith the application. Staff recommends as a Cllndition of approval that the applicanl obtain a Certificate of Water and Sewer Availability i'n,111 the Soos Creek Water and Sewer District prior to the approval of any utility construction permits. All plats are required by City Cock tu pre" idc a fire hydrant with a minimum fire flow requirement of' 1,000 GPM within 300 feet of"11y pn>puscd single-family structure, If the proposed single-family structures exceed 3,600 square fret. the minimum fire tlo\v increases to L500 CJPM and requires two hydrants within 300 feet of the strnctur,-. Any existing hydrants to be counted tuwards the fire flow requirements shall be field verified_ The applicant will show the location and di:-.ta11cc of all existing fire hydrants \Vi thin 300 feet of the site. Existing and new hydrants will be required tu be retrofitted with Storz "quick disconnect'' fittings, if not already in place. Ii /. FINDINGS: Having reviewed the written record in the 1m1tteL the City now enters the following: L Applicatio11,' The applicant's short plat application complies with the requirements for infonnation for short plat review. The applicant's short ph1t pbn and other project drawings arc contained within the official land use file. 2. Compreheusive Plan: The subject proposal is consistent with the Comprehensive Plan designations of the Residential Single Family (RSF) land use designation. 3. Zoning: The proposal as presented complies with the zoning requirements and development standards of the R-8 zoning designation, provided all ad,isory notes and conditions of approval are complied with. 4. Subdivision Regulations: The proposal complies with the requirements established by the City's Subdivision Regulations provided all ach isury notes and conditions arc complied with, 5. Existing Land Uses: The short plat is consistent with development and uses surrounding the subject site, including: North: Residential Single Family (zuned R-8); East: Residential Single Family (zoned R-8); South: Residential Single Family (zoned R-8): and West: Residential Single Family (zoned R-8). 6. System Development Charges: Water Development Charges and a Sewer System Development Charges, at the current applicable rates, will be required for each new single-family residence as part of the construction permit. 7. Public Utilities: The applicant will be required to install individual sewer and water stubs to serve the new lots. Shpl-A Report 08-042 Cit_1· of Renlun Dl!partment uf Con ni~v & Eco110111ic IJtT('lo.1)menf RAGLH SHORT PLAT Report of'Novcmbtr 20, 2008 Adr ... ,_srratin: Short Flw Report & Decision LUAOS-042, Ecr; SIIPL-A, V-/1, V-A, JCA Page 9 of l l l. The suhject site is located in the Residential Single Family comprehensive plan design[ltion and complies with the goals and policies established with this designation. 2. The subject site is localed in the R-o zoning designation ancl complies with the zoning and development standards established with thi.s designation provided the applicant complies with City Code and conditions of approval. 3. The proposed three lol short plat complies with the subdivision regulations as established by City Code and state law provided all adYi~nry nok~ and conditions are complied \:vith. 4. The proposed three lot short plat complies with the street standards as established by City Code, provided lhe project complies with all advisory notes and conditions of approval contained herein. ~ECIS/ON: The Ragle Short Plat, File No. LUA08-0-\::'. Slll'L-,\. ECF, Y-A, Y-A is approved subject to the following conditions: 1. The applicant shall submit a revised dciailcd landscape plm1: depicting a 5-foot landscaped strip on all lot:s along with the location, size, sracing and mnnes of existing and proposed shrubs and trees. The revised landscape plan shall be submitted to ,rnd approved by the Planning Division project manager prior to short plat recording. 2. A note shall be placed on the fact: of the short pint requiring that the front yard for all proposed lots face cast toward 106'h Avenue SE. The m1r yard 1,,r each of the lots is required to be opposite the front yard. 3. The applicant shall obtain and submit a Certificate of Water and Sewer Availability, from the Soos Cret.:k Water and Sewer District, prior to the cipprm al oi' any utility construction pcnnits. DATE OF DECISION ON LAND USE ACTIO'\': SIGNATURE: C.E. Vincent, Planning Director ~' \ I "Lo/ o'){ Deci';t;;;li;Jt~ TRA/VSA1ITTt.D this 20'11 day of November, 2008 tu the On'!lc1 ,,.-lpplicant/Contact: Contact: Kevin Flynn Duncm1son Company, Inc. 145 SW 155th Street ste: # [ 02 Seattle, \VA 9816(1 Applinml: Russ Hibburd R. \\/. Puget Sound I \oldings, LLC 20\l S34IstP1ace Federal Way, WA 98003 Owner: Robc11 & Marilyn Ragle 16805 106th !\venue SE Renton, 'A/A 98055 7R.A/'lSA1.IlTED this 201h day of'lVorember, 2008 to the Pur!_r rfe.<i) ofRecord: David Christianson 16815 106th Ave SE Renton, WA 98055 Shpl-A Reporr 08-042 City c?f'Renro11 Department qf"l( 111nily & EcomJ111ic /)e\\'l°li;m1cnt RAGLE SHORT PLAT Report of November 20. 2008 TR.,1.i\'~\Af/TTF.D this J(l'1 day of .i\/01·e1nher. 2008 lo rlre /0/!01', ing: Lany A1eckling, Building Official Fire Afarshal N<!il Watl.'i', Den:lopmenr Senice.~ Uirecwr JennijC!r I lenning, Planning i\Ianager Kayren Kittrick. Derelopment ,)'e1Ticcs Jan Conklin, De1·dopment Sen·iccs Carrie Olson, Derclo;micnt Serrices Renton Reporrer Land Use Action Appeals & Request for Reconsideration Al nistratire Shor! Plat Report & Decision U!AOS-042, ECF. S/lPL-A, V-A, V~A, V-A Page IO of 11 The administrative land use decision will become 1111,il if the decision is not appealed within 14days of the effective date of decision. RECONSIDERATION: Within 14 days of the cffccti, c date of decision, any party may request that a decision on a short plat be reopened by the Administrator (llceision-maker). The Administrator (Decision-maker) may modify his decision if material evidence not rcadi I y discovcrnble prior to the original decision is found or if he finds there \VHS misrepresentation of fact. Atkr rL'\·ic\\' ni' the reconsideration request, if the Administrator (Decision-maker) finds sufficient evidence to ,1mcnd the original decision, there \Vill be no further extension of the appeal period. Any person wishing to take runhcr action must file a fonnal appeal within the 14-day appeal timeframc. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or hefore 5:00 PM on Decemhn 4, 2008. An appeal of the decision must be filed within the 14-day appeal period (RC\V 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner arc governed by City of Renton Municipal Code Section 4-8-1 I II 1\dditillnal infonm,tion regarding the appeal process may be obtained from the Renton City Clerk's office. Rcnton City Hall~ 7th Floor. (425) 430-6510. Appeals must be filed in writing, together with the required $75 1)0 application fee to: llearing Examiner, City of Renton, 1055 South Grady Way. Renton, WA 98057. EXPIRATION DATE: The short plat apprO\al will expire two (2) years from the date ofdeeision. An extension may be requested pursuant to RMC 4-7-070.1\1. Shpl-A Report 08-042 City of Renton Deportment of Co .... wni(r & Economi(' /)(T1·/o;)mc!1! RAC,TE SHORT PLAT A(. nisrrati1·c Short I'lat Report & Decision LUA08-042, ECF, SH PL-A, V-A, V-A, V-A Report of November 20. 2008 Page l 1 of l l -------·-------------- ADVISORY NOTES TO APPLICANT The following notes are supplemental information 11ro\·ickd in conJunction with thC' administrative land use action. Because r/1(:se 11otn are prm·ided as informotion 011/_r. 1/ic_r urc not su/y'ect to the appeal prou.:ss_fr1r the land use actions. Planning: l. 'l\vo ornamental trees. a minimum caliper ()f 1-1 2 inches (deciduous) or 6 -8 feet in height (conifer), shall be plamed or retained \Vitbin the 15-foot front yard .s;l·IhcKk area for the proposed lots. 2. RMC section 4-4-030.C.2 limits haul hour...:. lwt\\lTn ~:30 am to 3:30 pm, Monday through Friday unless othenvise approved by the Development Services Di\·isiun. Th1..' Development Services Division reserves the right to rescind the approved extended haul hours at any time i r cPmplaints are received. 3. The applicant \:vill be required to comply with prutectiun measures for retained trees as set fotih in RMC 4-4- l30H8. Property __services: l. See attached. A fire hydrant with l ,000 GPM fire How i~ rcquirL·d \\·ithin 300 feet of all nev,' single-family structures. If the building square footage exceeds 3,600 sq. h. in arec1 ( including garage), the minimum fire flow increases to 1,500 GPM and requires l\vo hydrants \Vithin 300 !cct ('it"thc structures. The applicant should note lhat the fire tlmv available to the site is 1,000 GPM, thcrcforL' th• rc~idcnces over 3,600 SF in area can be permitted on the subject site due to the limited fire flmv available. 2. All building addresses shall be visible from. ,1r p(1:-;tcd at, the public street. 3. Existing hydrants counted as fire protecti(m \\'ill he required to be retrofitted with a 5'' disconnect Storz fitting. 4. fire department access roadways require ,1 minimum 20-foot wide paved roadv,:ay. Fire department turnarounds are required for roads over 150-foot in lc11gtl1 Plan Revie,v -Sev,:er: l. This property is ,:vi thin the Soos Creek Sc\\ nr Di'>trict Service area. 2. Separate sewer stubs arc required for ench rK\\ Int prinr to recording of the short plat. Sanitary snver extension is required. Minimum slope fi:1r side se\vers '>ha] [ lw 2" o. Dual side sewers are nol alhnvcd. Plan Review -\Valer: l. All plats shall provide a serarate \Vater st::r\·i1.Y lo 1..·,1eh building lot prior to recording of plat. 2. This properly is \Vithin the Soos Creek Wc1tn Distri\..'l Service area. 3. In accordance with the Fire Department rcquircrncnr:-. {prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-li1111ily structure is required. Additional fire flow and hydrants are required if the lOlal square footage of the tll'\\ singk-fomily structures are greater than 3600 square feet. Plan Review Surface \Vatcr: 1. The Surface Water System Development Clrnq-'.l'S {SDC) are $1.012 per ne\v lot. These arc payable at the time the utility construction permit is issued. Plan Review-Street/Transportation~ 1. All new electrical, phone and cable servicl':-; :rnd lines must be undergrounded. l"he construction of these franchise utilities must be insrccted and approved by a City uf Renton public works inspector prior to recording the plat. 2. Street improvements including, but not limited 10 pa\·mg, side\valks. curb and gutter, storm drain, landscape, streetlights and street signs will be required cilong the frontage of the parcel and on the interior streets. 3. Traffic mitigation fees of$75 per additional g1..'ncrc1kd trip shall be assessed per single family home at a rate of9.57 trips. Miscellaneous: 1. Separate pennits and fees for side se\ver connect inns, \Vater meters, and storm drainage connections are required. 2. Applicant shall be responsible for securing all m·cc:ssary easements for utilities. 3. Proposed nev,r rockeries or retaining walls to lw nmstructed thm are greater than four feet in height (from bottom of footing lo top of wall) \:vill be require a separak building permit for structural review. ;\ geotechnical report is required with the subrnittaL 4. All wire utilities shall he installed underground pn thi.: City of Renton Undcrgrounding Ordinance. If three or more poles arc required to be moved by the de, elopmelll (.ksign, all existing overhead utilities shall be placed underground. Shpl-A Report 08-042 R-B R-8 R-8 R-10 R-8 EXHIBIT 1 ZONING P\\' TECHNICAL SERVICES 07/15/08 G4 -20 T23N RSE W 1/2 RM-F 14 -32 T23N RSE W 1/2 0 200 400 ~ I Feet 1:4,800 R-8 R-14 CA CA R-S R-8 R-14 R-10 ' ': ""~" i~ "f-'------, R-14 CA SE 17<.ilh St . ! CA & H4 29 T23N RSE W 1/2 5329 N t ~NING MAP BOCit< ' ., /4VV 93 455 i l ~~86 .. -5-, _J 4589 L6_ >i--___ 4Bt·~',7J··,,, ' B3 B4,C l_ ' 30 T24N R5E ;(!3 T24N R5~ 28 T24N-R5E 27T2'fN R5E · 26 T24N ksE 92 81 I 82 ·-·--"--irl=-:c--::-"~--r-----.~:::+::::___---J.j 81 I 94W 455W )457 : 458 460 _4§:tJ 26 T24N R4E ~ 25 T24N R4E C1 C2 , C3J1. C4'--, C5_ C6 -c7 35 T24N R4E 36 T24N R4E 31 T24N RsE\ · \. _--3~ i24N RsE -· -., .. 3~N 'R_p£-.~---34 r,,___ :--·-35 lf24N RSE I 306 . 1307 '="·"~~8 )09 368'-;-' 800 801 D.1 · ·\1)21 D3 \\D4 ·-05___ D61 D7 r. -· ·-n. 1)'"23NR4E _.-: 6T23NR5E 5T23~R5E 4T23NR5E 3T23NR5E ~/ 2T23NR5E :,2 T23N R4E 319 369 ... 805 -806 E4·\-ES -8 T23N R5E 9 T23N RSE . Eq/I~7 10 T23N RSE 11 T23N RSE 325' 328 F4 370 , 810 -8rt1 .,, F5 _fSS\-F7 4 T23N R4E \ J 3 T23N R4E 18'T23N RSE 17 T23N RSE 16 T23N RSE 1's T23N RSE 14 T23N R5E --· 1 ' 334 G1 3 T23N R4E \335 336 , 337 -.._ .. ,··' G2. G3 ',G4 24 T23f'il R4E 19 T23N RSE 20 T23N RSE 344 34!:ij 600 601 821 ' H1 ''H12 6 T23N R4E 25 T231l,1 R4E 602 . L l--820 '···- H 3 .. H4 ... H5 1 r,H6 j 30 T23N RSE , 29 T23N R5E 28 T23N F{SE ,-... _.l27 T23N RSE H7 If I I i 25 50 :~l1. - '351; __ --1-~9}> i 604 · 605 ! • 12 1:3 , 14 15 31 T23~ RSE j 32 T23N RSE · 33 T23N R$: 36 T23N R4E 607 J2 608 j c~i. 609 I"'"'"= 61 o J3-· l4 JS 22N R4E 1 T22N R4E 6 T22N RSE 5 T22N RSE 4 T22NR5E i!ESID_ENJJA_L_ MIXED USE CENTERS ~ (CV) Center Village ' I 825 · I I 16 34 T23N RSE 632 J6 3 T22N R5E ~ (RC) Resource Conservation ~ (R-1) Residential 1 du/ac [R-.:;:J (R-4) Residential 4 dutac ~ (R-8) Residential 8 dutac ~ (UC-N1) Urban Center -North 1 R {UC-N2) Urban Center -North 2 ~ (CD) Center Downtown [_:_M~j {RMH) Residential Manufactured Homes R-1,: I (R-10) Residential 10 dulac COMMERCIAL 26 T23N R5E 826 I~. I 17 35 T23N R5E 36 833 s ' 1 J7 ,1,,,, i2 T22N RSE :1 T2 INDUSTRIAL ~ (IL) Industrial -Light 0 (IM) Industrial -Medium QO (IH) Industrial -Heavy B (R-14) Residential 14 du/ac -----Reoton City Limits I RM-rl (RM-F) Residential Multi-Family l'<H I (RM-T) Residential Multi-FamilyTradit'tonal IRH-u ! (RM-U) Residential Multi-Family Urban Center l"C:JRJ (COR) Commerc1a!/Office/Residential 0 {CA) Commercial Arterial ~ (CO) Commercial Office 0 (CN) Commercial Ne·1ghborhood -----·-AdJacent Cit_v Limits KROLL PAGE PAGE# INDEX I ,. • 0 h; 80086'VMAVM1V"303a i \ i i m, l----~- 0 ;--.~-St-:-10_·~-:-: -• ON/108 8Dnd .M.8 1 I ,~-- ·:/·: __ _:_ __ .. :- SNOISl/l.=31::::l -.-.---------- / J. r ---- f ' EXHIBIT 2 l Vld l.l:IOHS J..l:!VN~ll38d 1 Vld 180HS alOV8 ' If I J ' ' ------------------------' I J ! i j ' j l . 00096 "vM A'<IM 1'vc:l03::1 30\fld l.SI.VC ·s um: :lll 'SONIQlOH- ONOOS BOnd "M8 g~ li i,: ' l_______~~~~i~~~ ,,.--,,, .,., _,n ,----;--- ""'""'-"-..,,: '!..£.._____,___!:2.'.,', (, SJH~_.c:,_csa""' ""' , ,11,31,...;;~, '3d ---~'''~'~' SNOIS1/\3t::i ~,zl {'.i I~ ' 1~ ' w ~ ~· iOi i~I 1 2 1 5, 10! ____;~ --'>---~ .\; --,~ -llli i~ ' f; " NVld 3dVOS0NV1 Qr.fl" Af::IO.l.N:W-ll .:::1::1:il '..un.tf'I '=fY1Nl'1'00 'ON!OVldO 1 v'ld lOOHS 310V8 : n ' ' ti g ,. ' ' , ':'~ ~~ ~~ ~ l: ,, ., :i ls [\~ ii =~ ;: ., w '• " ,. ~, ,, ,, 0 ,, ~-~:: ! .. ·,•! . M,!i Ji.Hg i 0 z !· ~ '! .., ,J_J w ~ ! ,;c; 16 EXHIBIT 3 . ' !, '! ,. ,. ~~ ii[ .,:,T ~ ~ ~ ~ -· " ~~ ~I " s~ " DATE: TO: FROM: SUBJECT: CITY OF RENTON PUBLIC WORKS MElvIORANDUM November 3, 2008 Rocale Timmons Sonja J. Fesser Jsfl5 Ragle Short Plat, LUA-08-042-SHPL Format and Legal Description Review Bob Mac Onie and I have reviewed the almvc referenced short plat submittal and have the following comments: Comments for the Applicant regarding _tl1c pre] i minarv short plat submittal: This is the second review of the preliminary short plat referenced above. The majority of comments noted in the first review (elated June 25. 2008) also apply to this review. Information needed for final short plat apprnv,11 includes the following: Note the City of Renton land use action number and land record number, LUA-08-042-SHPL and LND-20-0522, respectively, on the final .short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number Show two tics to the City of Renton Survey Control Network with published values. The geometry will be checked by the city when the tics have been provided. Note the Basis of Bearing on the subm11tal. Provide sufficient information to determine ho" the final short plat boundary was established. Include a statement of equipment and procedures used, per WAC 332-130-100. Note all lot lines as solid, not dashed. The common property line between Lots 2 and 3 is not identified -is the 20' easement in Lot 2 or J ,nt 3 '.1 Note the bearings for all interior boundary linc.s between the lots on the plat drawing. \H:\File Sys\LND -Land Subdivision & Surveying Reconl.~\LND-20 -Short Pbts\0522\RVl)8J 103.doc November 7, 2008 Page 2 Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Provide short plat and lot closure calculations. Indicate what has been, or is to be, set at the 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 (show plat name and lot number) or unplatted. Tax lot numbers are not needed. Nole all casements, covenants and agreements of record on the final submittal. The addresses for the short plat lots are as follows: Lot I is 16807 106'h Ave SE, Lot 2 is 16809 106'h Ave SE and Lot 3 is 16811 106"' Ave SE. Note said addresses on the final submittal. On the final short plat submittal, remove all references to trees, utilities facilities, topog lines and other items not directly impacting the ~uhdi\'isinn. These items are provided only for preliminary plat approval. The "LEGEND" for the short plat drawing shoulcl exclude references to utilities facilities and the symbols used to depict said facilities on the short plat drawing. Note research resources on the shmt plat submittal. The Citv of Renton Administrator, Department or Public Works is the only city official who signs this final short plat submittal. Provide appropriate approval blocks and signature lines as needed. A pertinent King County approval block is also needed. Provide signature lines as required. Include a declaration block on the drawing. titled "OWNER'S DECLARATION". All vested owner(s) or the subject plat need to sign the final short plat submittal (those who are vested at the time of plat recording). Include notary blocks as needed. Note the appropriate names of said owners under the signature Jim'.. Remove all references to density, zoning. huilding setbacks and comprehensive plan designations, on the final .suhmittal. Do not include the "CONTACT INFOR'.v!ATICJN", "UTILITY INFORMATION", "EARTHWORK ESTIMATES" and "SI !EET l:S:DEX" blocks on the final submittal. Note the "Native Growth Protection Easement" text (attached) on the shmt plat drawing. The "VICINITY MAP" needs a north arrow. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as pa11 of this subdivision, they can he r,·cordcd concurrently with the short plat. The sho1t H:\rile Sys\LND -Land Subdivision & Surveying RL'<.:(1rd<\L'\/I l-~U -Short Plats\0522\RVOS I 103.doc\cor November 7, 2008 Page 3 plat suhmittal and the associated document(s) are to be given to the Project Manager as a package. The short plat will be recorded first by King County. Reference the associated document(s) on the short plat submittal and provide spaces for the recording numbers thereof. The new 20' access easement is shown for the hcnefit of future owners of the proposed lots. Include the following word,juxtaposed to the subject easement: "PRN ATE". Since the new lots created via this sh011 plat are under common O\'d1ership at the time of recording, there can be no new easement until such time as ownership of the lots is conveyed to others, together with and/or subject to specific casement rights. Add the following Declaration of Covenant language on the face of the subject drawing, .ifthc previous paragraph applies: DEC LARA T!ON OF COVENANT The owners <~lthe land embraced 1rithi11 this short plat, in return for the benefit to accrue.from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the ne~v <!as('lllenls shown on this short plat to any and all future purchasers of the lots, or of any sulhli1·isions rhereo.f This covenant shall run with the land as shown on this shor! /J!ot. The private access and utilities easement requires a "New Private Easement for Ingress, Egress & Utilities Agreement." Sec the attachrncnl. Fee Review Comments: The Fee Review Sheet for this review of the, short plat is provided for your use and information. H :\Fik Sys\L:'.'JD -Land Subdivision & Surveying Hc--·\11·rl<\LNJ )-21} -Short PlaLs\0522\R V08 l 103 .doc\cor NATIVE GROWTH PROTECTION EASEMENT The Native Growth Protection Easement (NOPE) on this short plat identifies the required wetland buffer area for the wetlands on adjacent parcels. The creation of the Native Growth Protection Easement (NGPE) conveys to the public a beneficial interest in the land within the easement area. This interest shall be for the purpose of preserving native vegetation for the control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat. The Native Growth Protection Easement imposes upon all present and future owners and occupiers of the Easement area enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the easement area. The vegetation within the NOPE may not be cut, pruned, covered by fill, removed or damaged, without the expressed written permission from the City of Renton, The right of ently granted herein shall apply to the agents, representative and employees of the owners or subsequent owners of the underlying property. Title for both o(the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNERS OF LOTS SHALL HA VE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there i.r one Jot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNER OF I .OT SHALL HA VE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. ,\ :·,\ .. ;-1.:.1• '. , ... ·,r:1, VJ\ r,:-:, l" t:t: l'\t: \' !l'. ~-, !'11.._;, Ll/UO---'~---~-:__ ' ~ !~is fee review sup~rsedes a .~n.cels-fee review no. ----~ ~.ated 1 APPLICANT: 11:A<:il:-E, ~kM~IL.:'(bl / JoB ADDREss· I 1,:;;8,x'<' 10.-.,,q:1:::1 A'v= c,,1=" RECEIVED FROM: I :;.__ ;,:..:,:: :;:; , ~--.·:;:; .:.. I -·-··-·--· -------.. --• ' .. I I -NATURE OF WORK: . --·-· -'\ LNO No. eo -o;iee . ---___ ..., ___ -.. . ------""" .... _. _____ . ----. SUBJECT PROPERTY PARENT PIO No(s): To_;-· _ __________ _,, -... -,~ 101 . ·.· ,.,,,,, .. . ' A;ss1ls'!i~ilm . ii "' "' "' . { "' "' '" .... :< :,: DIS-I. PAR(F.1 NO.OF lk ., E)IS')?RfCl'S ~ "' .... •' ,;_--·' CJ) 0 No. No. METHOD OF ASSESSMENl UNITS AMOUNT 0SAO D LATECOMER D D D - 0SAO n LATECOMER D D D - 0SAD [] LATECOMER D ---- D D -- 0SAD D LATECOMER D D n - 0SAD D l.i\TECOMER D n D - JOINT USE AGREEMENT (METRO) n D D -- . S~STEMI'lEivii.toP!\'1ENT Cifi\RGES -\YATER _&.WASTEWATER . _/: . ' . .. . . \VAT ER a WASTEWATERa METER SIZF VVater Service Fee Amount Firv St>rvice Fee Amount1.,~ Wastewater fee Amount 5/8" X :Y/' $2,2.]h $292 $1,591 ------ 1" $.\.589 $729 $3,977 JV/' $11,179 $L458 $7,9'i4 2" $17,88(1 -$2,332 $12,726 r $35,711 $4,665 $25/152 4" $.o5,B9J $7,288 $39,768 6" $111,78(, $14,577 $79,537 -8" $178,857 $23,32.l $127,258 a Actual fee will be based on t<1tal of nf'w meters minus total ne,l1t ,if e~1·,li11g meters b Based upon the sw,' of the fire service (NOT detector bypass m,,tni C Unles.<-a sPparate 1m~c,erv1n· 1s provided, the System Development Cl1,ui--;e,,~) shall be based upon the size of the meter mstalled and a separctt!:-' foe service fee will not be chargC'd. y~YSI'll[j,! IJEvgdr!v\~NT C/:IARti/IlS. -SIJRFA:t1'/isww'l'E'R ,. -i <' \; . .-·: :·-"\'./ ·• ... · ... , . ..... . .· ' .·· --,, ..... --... -.. : ... , .-~ ",'" LAND USE TYPE NO. OF UNITS/ SQ. FTG. SOC fEE New Single Family Residential (SFR)'' $1,012/unit x .-::>. ,ti 8, o :av-. ,.,, ---- Addition of~ 500 ~f to existing SFRl.(1 1 $()_4():)/.s;q ft \Jf ]WI\-impervious area x All Other Uses, $0.40S/.,q ft (it" nt'',\ impervious area x " lncludPs mobile home dwelling.~ and manufactured homes fl Fee shall not bi> grealer than SI,012 y fpe shall not be less llun $1,012 0bt.oc2;r·) fft_,.J, (potA) e.j,s/oa .. jn_a~e of_Rcvie·wing A.utho_rity DatP • lt is the intent of tlus developnwnt fc<: ,malysis to put the dcvdopn,\1•,\·111•r Pn n,1tice, that the quoted fPPS may be applicable to the subject si!e upon dc\'cJopment of the property. All quoted (('CS dh' pntentr,il ,-li,nges that may be due and payable cit the time the construction permit is issuf'd tn install lhl' on-site and off-site 1mpni\vnwnt~ ;it'. underground utilities, stn:_;,pt impn.l\'ements, elc.) Triggering mechanisms for the SDC fees will be based on current City ord in.inces and determined by the applicable Utility Section. • The quott>d fee's do NOT include mspt>ction fees. side sewer permih, r/,,-, J-)('nmt fops, the cost of water meters, or traffic benefit fees. • If subject property is within d11 LID, it 1s the developt'r's responsibility t,1, lH_'\._k ,nth the Finance Dept. for p.ai<l/un-paid status. • :~~-a(~;~,,~=:~:,t the.so, tees arc sub1e,·t to change without notice hn,,i 0 hS-"'··dl l,c,basedm, r:OtCS in effect at hme of requnement to pay.J EFFECTIVE: January 14, 2008 P· \ Admuustrative \Forms\ Feel{cvu'\\" \ 200KFcl'H\c\·_d,x - ... N ro 0 :::. 0 00 ro " ~ ..i,.. ~ 3 o" ro ... : • ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE· MITIGATED {ONS-M) POSTED TO NOTlFY. \NTERb·:rs, f'":.P.'.::·.>NS OF AN ENVl!-i'.ONMENT !,1. ACT!0/\1 PROJECT NAME· R:>,ilc Shc,r<. P:a, PROJECT NUMBER LUAC8·0~2. lC/ SHPL,A. \/,A, J--A. \/.A LOCATION· fo8XX !3lud< o/ ·J,lG!C. A,enue DESCR!PTJON: Tne Jr;,liL;nt » ran•.,o,t;r,_g Short Plat approval arrrl Env.r,:«101<=:ntai (SE!'Ai Revic"' k>r !he subdi~isicn of an ~~ics,s,,g 19 %\I ~qu,i,~ fo<>t pa,c .. l int,;, J !t>IS for ih" lull!re ccmst1»c11011 of 3 single lamily ,,.sidcnce11 The ~rp/1<.,.,,1 ~ppi1eti fo, th,ee vs'.!«a"c"~ to allow for a redur.tion ;,. lat w,,Uh for ~n propt,sed lots. Th,;, ,>;,rianr.«,;; wert dc"is,-:1 ~nJ th~ ,1rpl,~ant submitte<l a re~isi!ll short pfa\ pion wilh all lot~ rncetir<9 lh<> lo! width requirnm,;lll~ o• tlw """" n,c p,oJ""t srt<1 i~ \l>catcc:I wi(t\!I'\ \he Rcsict<1-<'l>~I ~ (R,ei dwemng units pN .[lcre ~<'lling desig~~\irm. T1,e '""~'oscJ 1ots wo\lld ra11ge ill,;;,., from 6,31S sq,,~,c foe\ in a.,ea. lo 7,02a squae<i fo..t. I\Gcess would b~ 'J~"'"°" ,-;,.a"~" N,toot wid,; µri,.ate .llley .-xl~11dj,tg 1',;:,m 10&1h lwe Sf:: A 2,144 ~quare fool Class 3 wetlard rs o«,a•-r,1 '" :I,~ •,:>>llhwest ""'""" ol lhc s-ite. n,ern de<, rm prop.os"<l 1mpa,cts. to th~ W"tlan<J, however, tlw ,•Pf-'''~s"l<\t ,~ feQ"~st<ng \hat 1h,;. w,;\l~nd be <>'<,:t11pl lr~m c;nt,~al 31@<'1 regu)ariorts as arr un,e,1ulated wetland THE C!TY 01--' RENTON ENV!ROrs11·/f::Nl:,1_ ,x,c·,,1£.:.-" COMMITIEE (ERCi HAS DETERMINED <H,\l THE PROPOSED ACTION DOES ,,, .. -,~ 11~·_."( 31GNIFlCANf /1.01/E:RSE IMPAc; ms n-iE ENI/IP.ONMENT. Appeal.s o1 lr,e ,:,nvirormwntal det.,m110.,rt;"" .,,~01 ,,~ frleu ,n wming on or b..tore .5'.!ll! PM on Oec .. mher 1, 2,ioe App .. als mr.vs( h,:, hl<>d in wrilmg !og,.(h"' wie11 10e rn<J•Md ,tS.()(I ,1pplkation fee with: He~riug f:x~m;,,;;,, City ot Rento,,, 1P55 S0e1\h Gr~dy W~y, Rer,tor,, '!IA CJ3(,s7 Appeals fo th" l=xamirio., are govem,:d by City oi R~nton Municip.a! Coil" Sactior, 4~-11lL8. Ad<l!tronctl .. ,fctrt1dl1v•\ ,~·.1ar<llno th<:: SJ:,po.aJ pro.cess rnJy be ol;\,o;nPc! frorn tne A.er.ton Cit, C:le,~·s om~e. \425) 430.oi!i\Q lF THF EN'JIR.O!'JMENTA.l OETERl·,t1~sA•::it-J i.S t-.i-'PEALE:0, A PUBLIC HEARING Wi\.-l BE SET ANC All PARTIES NOT!F/EO t!'' FOR FURTHER H~FQRMAT!ON. P: .. .E:\3E co~,,ACT THE CITY OF RENTON, DEPARTMENT CF COMMIJN!TY & !cCO'·JCi,liL'. OE 1.lf:LOPMENT AT (425\ 430-72flG DO NOT REMOVE THIS NOTICE WITHOUT PROPER ALITHORfZATION Please include the project NUMBER when c:a!Hng for proper ma identification. CERTIFICATION p -~ I, 1) 0( a k / 1 rn n'l.l'vl f, hereby certify that :::> copies of the above document . . ·;, . J b h d .b d ,,\\\\\\l<·1 were posted by me m ~ conspicuous p aces or near y t e escn e property ~':.il·'N ;,() i1 11 I /. 'U..... ~~";.:-> ,'";.,°(""i? DATE: J /17 Dk SIGNED: £ =-.R_ ~<z; i: ;·-l'.J/o/,, .:/, -"'" •.;, < ~';-... -<1" ,:: ·,.,,·-:.: ~ . . ATTEST: Subscribed and sworn before me, a t\iotary Public, in and for the State of Washington residin{,in , , on the ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Ragle Short Plat PROJECT NUMBER: LUAOB-042, ECF, SHPL-A, V-A, V--A, V-A LOCATION: 16BXX Block of 106th Avenue DESCRIPTION: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of 3 single family residences. The applicant applied for three variances to allow for a reduction in lot width for all proposed lots. The variances were denied and the applicant submitted a revised short plat plan with all lots meeting the lot width requirements of the zone. 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 6,325 square feet in area to 7,028 square feet. Access would be gained via a riew 20-foot wide private alley extending from 106th Ave SE. A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. There are no proposed impacts to the wetland, however, the applicant is requesting that the wetland be exempt from critical area regulations as an unregulated wetland. THE CITY OF RENTON ENVIRONMENTAL REVIEVV COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT, Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 1, 2008. Appeals must be filed in writing together with the required S75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.8. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, A PUBLIC HEARING WILL BE SET AND ALL PARTIES NOTIFIED. CIT" OF RENTON November 13, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street ste: #102 Seattle, WA 98166 SUBJECT: Ragle Short Plat LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A Dear Mr. Flynn: Department of Community and Economic Development Alex Pietsch, Administrator This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 1, 2008. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, I 055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8- 110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at ( 425) 430-7219. For the Environmental Review Committee, ~;__ e Timmons ate Planner Enclosure cc: Robert & Marilyn Ragle I Owner(s) Russ Hibbard I Applicant ____ D_a_v_id_C_h_r_::-~-:-~-~-:-:-;,-:-:-:-:-)a_:-~-:-:-:-t~-n-.~-·-as_h_i,-,~-o-n-98_0_5_7------~ @ Th1spaperconl;oi111s ~;J·,,,, ,ecycled matenal. 30%postconsumer AHEAD OF THE CURVE CIT_ OF RENTON November 13, 2008 Washington State Department of Ecology Environmental Review Section PO Box47703 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 November 10, 2008: DETERMINATION OF NON-SIGNffICANCE -MITIGATED PROJECT NAME: Ragle Short Plat PROJECT LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A LOCATION: 168XX Block of106'h Avenue DESCRIPTION: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of 3 single family residences. The applicant applied for three variances to allow for a reduction in lot width for all proposed lots. The variances were denied and the applicant submitted a revised short plat plan with all lots meeting the lot width requirements of the zone. 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 6,325 square feet in area to 7,028 square feet. Access would be gained via a new 20-foot wide private alley extending from 106th Ave SE. A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. There are no proposed impacts to the wetland, however, the applicant is requesting that the wetland be exempt from critical area regulations as an unregulated wetland. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December I, 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 arc governed by City of Renton Municipal Code Section 4-8- 11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. 1055 South Grady Way-Renton, Washington 98057 @ This paper c,:,ntci,ns c,0°,0 recvc1e<1 material. 30% post consumer AHEAD OF THE CURVE Environmental Determination LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A Page 2 of2 Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at ( 425) 430-7219. For the Environmental Review Committee, ~ e Timmons c1ate 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 Stephanie Kramer, Office of Archaeology & Historic Preservation CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A Russ Hibbard, R.W. Puget Sound Holdings, LLC Ragle Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of 3 single family residences. The applicant applied for three variances to allow for a reduction in lot width for all proposed lots. The variances were denied and the applicant submitted a revised short plat plan with all lots meeting the lot width requirements of the zone. 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 6,325 square feet in area to 7,028 square feet. Access would be gained via a new 20-foot wide private alley extending from 106th Ave SE. A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. There are no proposed impacts to the wetland, however, the applicant is requesting that the wetland be exempt from critical area regulations as an unregulated wetland. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 168XX Block of 106th Avenue 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 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 permits and during utility and road construction. 2. The applicant shall comply with the recommendations, to remove debris and cut back vegetation for the catch basin located at the intersection of 105th Ave SE and SE 172°d Street, found in the drainage report prepared by Duncanson Company, Inc; prior to short plat recording. 3. The applicant shall retain the 3 deciduous trees located at the northern edge of the Native Growth Protection Easement on Lot 1. The applicant shall submit a revised tree retention plan, noting the 3 additional trees to be retained, to the Current Planning Project Manager prior to the approval of any utility construction permits. 4. 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 short plat. It is anticipated that the proposed project would result in the payment of $1,435.50 ($75.00 x 9.57 trips x 2 new lots= $1,435.50). 5. 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 $976.00 ($488 x 2 new lots = $976.00). ERC Mitigation Measures Page 1 of 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A Russ Hibbard, R.W. Puget Sound Holdings, LLC Ragle Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of 3 single family residences. The applicant applied for three variances to allow for a reduction in lot width for all proposed lots. The variances were denied and the applicant submitted a revised short plat plan with all lots meeting the lot width requirements of the zone. 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 6,325 square feet in area to 7,028 square feet. Access would be gained via a new 20-foot wide private alley extending from 106th Ave SE. A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. There are no proposed impacts to the wetland, however, the applicant is requesting that the wetland be exempt from critical area regulations as an unregulated wetland. LOCATION OF PROPOSAL: LEAD AGENCY: 168XX Block of 106th Avenue 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, they are not subject to the appeal process for environmental determinations. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty-(30) days of 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 of 2 Sanitary Sewer: 1. This property is within the Soos Creek Sewer District Service area. Surface Water: 1. 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 $75 per additional generated trip shall be assessed per single family home at a rate of 9.57 trips. 3. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles 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 of2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A APPLICANT: PROJECT NAME: Russ Hibbard, R.W. Puget Sound Holdings, LLC Ragle Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of 3 single family residences. The applicant applied for three variances to allow for a reduction in lot width for all proposed lots. The variances were denied and the applicant submitted a revised short plat plan with all lots meeting the lot width requirements of the zone. 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 6,325 square feet in area to 7,028 square feet. Access would be gained via a new 20-foot wide private alley extending from 106th Ave SE. A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. There are no proposed impacts to the wetland, however, the applicant is requesting that the wetland be exempt from critical area regulations as an unregulated wetland. LOCATION OF PROPOSAL: LEAD AGENCY: 168XX Block of 106th Avenue 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 December 1, 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: Community Services November 15, 2008 November 10, 2008 r/J/ilo~ ~~ ore T I. David Daniels, Administrator l//1n/0B D~te ' Fire & Emergency Services 1et c , dministrator Department of Community & Economic Development //fa~~ Date ,,/,j-= ~ ENVIRONMENT AL REVIEW COMMITTEE ' MEETING NOTICE November 10, 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, November 10, 2008 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Ragle Short Plat (Timmons) LUA08-042, ECF, SHPL-A, V-A, V-A, V-A (Variances Denied 5/28/08) Location: 168XX Block of 106th Avenue. The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of 3 single family residences. The applicant applied for three variances to allow for a reduction in lot width for all proposed lots. The variances were denied and the applicant submitted a revised short plat plan with all lots meeting the lot width requirements of the zone. 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 6,325 square feet In area to 7,028 square feet. Access would be gained via a new 20-foot wide private alley extending from 106th Ave SE. A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. There are no proposed impacts to the wetland, however, the applicant is requesting that the wetland be exempt from critical area regulations as an unregulated wetland. Brookefie/d Ill Short Plat (Reconsideration) (Wasser) LUA08-060, ECF, SHPL-H, LLA Location: 1055 Lyons Avenue NE, 1059 Nile Avenue NE, and 1062 Ilwaco Place NE. The applicant is requesting a Lot Line Adjustment, a Hearing Examiner Review and Approval of a 6-lot Short Plat, and Environmental (SEPA) Review of a 120,540 square foot site. The proposed lots would range in size from 8,395 square feet to 13,940 square feet. The proposed project encompasses a Category 2 Wetland and a Class 4 Stream. The proposed lot line adjustment and short plat are within the Residential -4 dwelling units per acre (R-4) zoning designation. Access to the proposed project would be via Ilwaco Place NE and Lot 15 of the Brookefield Plat which was reserved for ingress/egress for future development and is zoned Residential -8 dwelling units per acre (R-8) and two proposed internal streets. A modification of the City of Renton street standards has been requested to allow 26 foot wide public streets within the proposed project. (Reconsideration]: The original application materials submitted for LUAOS-060, LLA, SHPL-H, ECF, and the Brookefield Ill Short Plat project indicated that approximately 12,000 cubic yards of fill material would be needed for the project. Prior to the ERG threshold determination for the project, the applicant stated that the amount of fill needed would be 36,000 cubic yards. The current proposal is approximately 15,000 cubic yards. While the proposed amount of fill material has been reduced, staff believes that the Determination of Significance is still appropriate for this project. Additional analysis via an Environmental Impact Statement (EIS) and evaluation of a range of alternatives prior to determining appropriate mitigation measures is still recommended. ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE November 10, 2008 PAGE2 Chelan Creek PUD (Timmons) LUAOS-067, ECF, PP, PPUD, FPUD Location: 860 & 928 Chelan Avenue NE. The applicant is requesting approval for a Preliminary Planned Urban Development (PPUD), Final Planned Urban Development (FPUD), Preliminary Plat (PP), and Environmental (SEPA) Review. The proposal is for the subdivision of a 4.49 acre site into 16 lots and 2 access tracts. There are two existing residences and several outbuildings; of which two 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 3,930 square feet In area to 7,658 square feet. Access to the lots would be provided via extension of existing roads, Including: Chelan Ave NE, NE 9th Street, and Chelan Place NE. As part of the Planned Urban Development the applicant is requesting modifications from City of Renton street standards and the R-8 development standards. The site contains a Class 4 stream and a Category 2 wetland. The applicant proposes to average the SO-foot required wetland buffer, and in no case is the buffer proposed to be less than 25 feet. The applicant Is proposing to provide passive recreational areas and enhancement to the critical area buffers beyond what Is required by code. There are 44 protected trees onsite of which 9 are proposed to remain and the applicant Is proposing to replant a total of 32 new trees. Graffiti Control Ordinance (Henning) LUAOS-135, ECF Location: Citywide. The City of Renton requests Environmental (SEPA) Review of a proposed ordinance amending Tille IV (Police Regulations), regarding Graffiti Control. The ordinance would: Make unlawful the application of graffiti; make the possession of graffiti implements or paraphernalia unlawful; allow the court to order violators to make restitution to the victim; and allow for the use of public funds for graffiti removal. This proposed ordinance would assist Police and Code Compliance in reducing the incidences of graffiti and vandalism. 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 C. Vincent, CED Planning Director® L. Warren. City Attorney ® ERG REPORT ERC MEETING DATE: Project iVame: Ov..mcr: City of Renton Department of Community and Economic Development ENVIRONMENTAL REVIEW COMMITTEE REPORT November 10, 2008 Ragk Short Plat Robe11 & Marilyn Ragle. 16805 106th J\ venue SE, Renton, W J\ 98055 ----------------- Applicant: ('on tact.· File l'lwnher: Prc~ject }vfanager: Project 5Jwnmary: Prc~ject Location: S'ite Area: STAFF RECOMMENDATION: Russ Hibbard, R.W. Puget Sound Holdings, TLC, 2011 S 341st Place Federal Way, Wi\ 'JSOO:J ----- Kevin Flynn, Duttcilnson Cumpany, Inc .. 145 SW 155th Street ste: #I 02 Seattle, WA 981 (,(J LUAOS-042, Slll'I.-:\. ECF, V-i\, V-J\, V-J\ Roca le Ti1nrnon:·< AssociJtc Planner The applicant is rcqucstiug Short Plat approval and Environmental (SEPJ\) Review for the subdivisi,1n or an existing 19,688 square foot parcel into 3 lots for the luture construction of 3 single family residences. The applicant applied for three variances to allo\\ !'or a reduction in lot width for all proposed lots. The variances were denied and the applicant submitted a revised short plat plan with all lots meeting the lot\\ idth requirements of the zone. The project site is located within the Residential -8 (R-8) d\\'elling units per acre zoning designation. The proposed lots would range in size ti-0111 6,325 square feet in area lo 7,028 square feet. Access would be gained ,ia a new 20-foot wide private alley extending from 106th Ave SE. A 2,144 square foot Class 3 wetland is present in the southwest comer of the site. There are no propuscd impacts to the wetland, however, the applicant is requesting that the \\T1 l:md he exempt from critical area regulations as an unregulated wetland. 168XX Block of 11161 h .\ ,e (Parcel #0087000181) 19,688 square feet (U.45 ae) Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). ERC REPORT 08-042.doc City of'Renton Deportment o/"L nunily & Econmnic f),T()opment Plonning Division Report of November I 0. 2008 PART ONE: PROJECT DESCRIPTION/ BACKGROUND \'ironmental Rc>view Committc>e Report RAGLE SHORT PLAT LUAOB-042, SIIPL-A, ECF, V-A, V-A, V-A Page 2 of 6 The applicant, Russ Hibbard, has requested cnvirunmcntal review and preliminaiy short plat approval for a 3 lot short plat. The applicant is proposing to subdivide the 0.45-acrc (19,688 SF) parcel, zoned Rcsidcntial-8 (R-8) dwelling units per acre (duiac), into three lnh. The property is located on the west side of 106"' Ave SE approximately 900 feet south of the intersectt,)ll ,)r Benson Road South and 106'h Avenue SE. The site is cmTently vacant. The proposal for three lots would arrive at a density of 7.18 du/ac. There is ctmently a partially paved and improved public right-ol~way along the fronwgc <>i' tlic site. A 2,144 square foot Class 3 wetland is present in the southwest corner of the site. The applic,ml submitted a wetland delineation report by Altmann Oliver Associates, LLC (dated March 6, 2008). The ;ippltcant is requesting that the wetland be exempt from critical arearcgulations as an unregulated wetland. There ,,re nu proposed impacts to the wetland, however, the buffer to the north of the wetland would be eliminated in order to provide a larger building pad for proposed Lot 3. Proposed access to all lots would be gained via a 211-foot wide private alley; extended from I 06 1h Ave SE. The topography of the site is relatively flat sloplllg !'ro111 the northwest to the southeast portion of site; slopes range from 5 to IO percent. The site is vegetated primarily with shrubs, groundcover and 17 protected trees (all deciduous) of which six are proposed for rem,nal. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21 C.240, the fol Im, ing cm ironmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A, Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: lssnc a DNS-1\1 "ith a 14-day Appeal Period. B. Mitigation Measures I. The applicant will be required lo submit a I unporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Stale Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II o!'the 2001 Stonnwater Management Manual. The plan must be submitted to and approved by the I lcv cloprnent Services Division Plan Review staff prior to issuance of the utilit~y construction permits and during utility and road constn1ction. 2. The applicant shall comply with the recommendations, to remove debris and cut back vegetation for the catch basin located at the intersection or I 05"' Ave SE and SE 172"ct Street, found in the drainage repo1t prepared by Duncanson Crnnpany, Inc: prior to short plat recording. J, The applicant shall retain the 3 deciduous trees located at the northern edge of the Native Growth Protection Easement on Lot I. The 11ppl1ca111 shall submit a revised tree retention plan, noting the 3 additional trees to be retained, to the Current Planning Project Manager prior to the approval of any utility construction pennits. 4. The applicant shall pay a Traffic Mi1ig,11io11 Fee in the amount ofS75 for each new net daily trip prior to the recording of the final short phi. It is anticipated that the proposed project would result in the payment of$1,435.50 ($75.0IJ x 'J.57 trips x 2 new lots= $1,435.50). 5, The applicant shall pay a Fire Mitigatiun he based on $488.00 per new single family lot prior to the recording of the final plat. The fee is estimated at $976.00 ($488 x 2 new lots= $976.00). ERC REPORT Ol!-042.doc City u/Rr!ntun Department of"( Planning Di,·f.'>ion Report of November 10, 2008 1unity & Econo1111c /Je,·e/opment Aerial Photo Zoning Map Preliminary Shmi Plat Plan 1·ironml!ntal Redew Connnittcl! Report RAGLE SIIORT PLAT LUA 08-042, SH PL-A, ECF, V-A, V-A, V-A Page3of6 C. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Grading. Drainage, Utility. Tree Inventory and Landscape Plan Letter of Exemption -Unrcguh1tcd Wetland D. Environmental Impacts J'l1e Proposal H-'as circulated and revie1-ved hy u11·io11s Ci(v Departments and Divisions to determine rvhether the app!icanl has adequately ident{tled and w/d,-c.-.·sl'J environmental impacts anticipated to occur in COl?function with the proposed development. 5iflUf rc\'icvvers hare hlentified that the proposal is like~v to have thefiJ/lmving prohahle impacls: Encompasses 1. Earth Impacts: The overall elevation change w1thin the site is about 10 feet, sloping down from the northwest to the southeast portion of the site. The slope throughout the majority of the site is about 5 percent or less and ranges up to 10 percent at the southeast corner of the site. The applicant has stated that approximately 50 cubic yards of grading is anticipated. Cut a11d !'ill will be balanced on site. The site generally consists of several feet of loose silty sand over dense glacial till. Due to the potential for erosion to occur from the subject site, the applicant \\ill 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 Stormwatcr Management Manual. Mitigation Measures: 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 of the 2001 Stormwater Management Manual. The plan must be submitted to and approved by the Develnpmcnt Sct,ices Division Plan Review staff prior to issuance of the utility construction permits and during utilit::, and road construction. Nexus: SEPA Environmental Regulations; ( ,rcidin~. Excavation and Mining Regulations RMC 4-4-060 2. Water a. \Vetland, Streams, Lakes Impacts: A small 2,144 square foot \\ ct land is located on the southern portion of the site. The applicant submitted a wetland evaluat,on by Altmmm Oliver Associates, LLC (dated March 6, 2008) delineating and classifying the wctlciml "" the project site as an unregulated Category 3 wetland. The wetland consists ofa shallow. isolated topographic depression that has been disturbed through historic ditching, grading and filling actl\·ities. Altman Oliver Associates contends that due to the hydrological isolation of the wetlattd and its size it meets the criteria ofan exempt Category 3 wetland per RMC 4-3-050.M. l. The applicant is requesting that the wetland be exempt from critical area regulations as an unregulated wetland. There are no proposed impacts to the wetland, however, the buffer to the north of the wetland would he eliminated in order to provide a larger building pad for proposed Lot 3. The City had questions regarding the size of the wetland and its possible encroachment onto abutting properties. rhcrclc,re secondary review of the submitted wetland report prepared by Altmann Oliver Associates was required. A secondary study was submitted by the applicant, conducted by The Watershed Company (dated June 17, 2008), regarding the applicant's submitted analysis. The Watershed Compcitty concurred with the classification of the wetland and the delineation made by Altmam1 Oli\er Associates. The applicant is required to obtain a icllcr of exemption per RMC 4-3-050.C.4 prior to any development or alteration of the property. I 'xempt activities provided with a letter of exemption may intrnde into the critical area or required buffer subject to any listed conditions or requirements. ERC REPORT 08-042.doc Cit_\' ufR(!nfon Department of'Cr_ Planning Di1·ision Report of November l 0. 2008 unit_v & Ec."011n1nic Dn·cln;nnent ·ironmental Rel·int' Committee Report RAGLE SHORT PLAT UiAOS-042, SHPL-A, ECF, V-A, V-A, V-A Page 4 of 6 Exempt activities do not need to C()rnply with mitigation ratios, ,vetlands creation and restoration, or wetland enhancement, unless rcquirl'.d in L'Xcmption criteria. Slaff issued a letter of exemption subject to conditions under separate cover. Conditions associated with the exemption letter include the estahlishment of a Native Growth Protection Easement, signage and J'cncing. [\litigation l\ileasures: No further mitigati1_)11 recommended. Nexus: Not applicable b. Storm Water Impacts: C\mently runoff sheet flows lo the southwest of the site into the on-site wetland. During heavy rainfall periods. the wetland outlets towards the southwest comer of the site and sheet flows south along the property line and e,·ent ually I lows southwest lo the public drainage system along Benson Drive South. The project site is located within the Duwarnish -Green River basin. Developed flows will maintain this 1rnlural drainage location. The applicant submitted a drainage report prepared by Duncanson Company. Inc. dated April 1, 2008. The repm1 states that the proposed project's peak 100-year event runoff would not exceed the existing nmoffby more than 0.5 els, lhcrcJ,,,-c detention is not required. Water quality is also not required for this project because the proposal will produce less than 5,000 square feel of new impervious area subject to vehicular traffic. The dn1inagc r1...·po1i included recommendations based on the examination of the downstream flow path. In order to limit impacts to the project site and neighboring prope11ies. that could occur due to the clogging nf catch basins dmvnstream; staff recommends ns a mitigation mc..:asurc that the project comply with the rccon1111tmdations, to remove debris and cut back vegetation for the catch basin located at the intersect ion of 105 11 ' Ave SE and SE 172"'1 Street. found in the drainage report prepared by Duncanson ( 'nmpany, Inc prior to short plat recording. Mitigation Measures: The applicant sh'111 comply with the recommendations, to remove debris and cut back vegetation for the catch basin locC1tcd at the intersection of I 05 11 ' Ave SE and SE 1 72'"1 Street. found in the drainage report prcpatTd by Duncanson Company, lnc; prior to short plat recording. Nexus: SEPA Environmental Regul;ilirn1' 3. Vegetation Impacts: There are approximately 17 trees on the site. The southern portion of the site consists of mostly maple and other deciduous trees. The applic;m1 is proposing a Native Growth Protection Easement; beginning at the northern edge of the wetland extending to the south property line. No clearing will be conducted within the proposed casement. Renton Municipal Code requires that 30 % ol'the trees on site be retained. Oflhe 17 trees on site there are 9 trees in the proposed public right-of-way or within the proposed Native Growth Protection Easement; these trees will be excluded from the retention rate. Of'thc 6 trees remaining, 2 trees are required to be retained at the 30'Yo retention rate. A tree inventory subrnitlcd by the applicant indicates no trees outside of'the Native Growth Protection Easement arc proposed for retention. RMC 4-4-130.11.7 allows the reviewing official to require modification of the tree retention plan lo ensure the retention of the maximum number of trees. To ensure the maximmn number of trees are retZJincd. staff recommends as a rnitigation measure that the applicant retain 3 deciduous trees located al the northern edge of the Native Growth Protection Easement on Lot I; as depicted on Exhibit 4. The applicant will be required to submit a revised tree retention plan, noting the 3 additional trees to be retained, to the Current Planning Project Manager prior to the approval of any utility construction permits. With the retention of 3 additional trees, the proposal would result in the retention of 50 percent of the existing trees. All pervious areas of the subdivision are required to be landscaped, including front and side yards of residential lots. The Renton Municipal Code requires that two street trees be provided for each new residential lot, located in front of the primary structure. Consistent with RMC 4-10-1 lOA. the applicant would also be required to provide 5 feet ol' landsrnping along the frontages of 106 1 " Ave SE. ERC REPORT 08-042.doc Cit_r <d"Rcnton Department ofC nunir_,· & t:co1101//ic lhTeiopment Planning Dii'i.'>ion Report of November 10, 2008 Yironmenwl Re1·ie11· Commiuee Report RAGLESJ/0/ITPLAT Ll!.408-042. SJ/PL-A, F.CF, V-A, V-A, V-A Page 5 of6 The site clearing, loss of vegetated habiu1t. and subsequent provision of landscaping and street trees is typical for urbanizing areas, as the resulting subdi \·iduJ lnls arc not large enough to feasibly retain significant numbers of trees or other native vegetation \\·hilc accommodating the proposed residential development. The required landscaping and street trees will provide aesthetic appeal for the post-development neighborhood and adjacent street frontages. and buffer established nearby neighborhoods from the new development Mitigation Measures: The applicant shall rc·tain the 3 deciduous trees located at the northern edge of the Native Grov-/th Protc..:ction Easement on Ll1\ 1. The npplicant shall submit a revised tree retention plan, noting the 3 additional trees to be retained, to the Current Planning Project Manager prior to the approval of any utility construction permits. Nexus: SEPA Environmental Regulation,. Tree Retention and I.and Clearing Regulations 4. Transportation Impacts: Proposed access to all lots would be ~ained via a 20-foot wide access eastment; extended from 106'h Ave SE. lt is anticipated that the prnp,iscd prnjcct would result in impacts to the City's street system. In order to mitignte transportation impacts, s1 :1 ll recommends a condition of approval be placed on the project requiring a Transp011ation Mitigatiun Fee bc1sed on $75.00 per net new average daily trip attributed lo the project. T\vo nc,v lots (credit given for the existing residence) is expected to generate approxim.itely 9.57 new average weekday trips each. The fee l,,r the pr,1posed short plat is estimated at $1,435.50 ($75.00 x 9.57 trips x 2 new lots= Sl ,435.50) and is payable-prim to the recording of the final short plat. Mitigation Measures: The applicant shall J""' "Tr,dfic Mitigation Fee in the amount of $75 for each new net daily trip prior to the recording of the linal sh,1rt plat. It is anticipated that the proposed project would result in the payment 01'$1,435.50 ($75.011, 9.57 trips x 2 new lots= $1,435.50). Nexus: SEPA Environmental Regulations. Rcsolutirm 3100 5. Fire & Police In1pacts: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development; subject to the condition tlwt the applicant provides Code required improvements and fees. A fire Mitigation fee, based on S4KS.OO per new single-family lot with credit given for the existing single-family residence, is recommended in order ln mitigate the proposars potential impacts to City emergency services. The fee is estimated at $97(,.011 ($488.00 x 2 new lots= $976.00) and is payable prior to the recording of the short plat. Mitigation Measures: The applicant sl1'!11 pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording of the final plat. The kc is estimated at $976.00 ($488 x 2 new lots= $976.00). Nexus: fire Impact Fee Resolution 2895. Sl:l'A l'nvironmental Regulations E. Comments of Reviewing Departments The proposal has been circulated to City Dcp,irtmcnt and Division Reviewers. Where applicable, their comments have been incorporated into the text "r this report and/or "Advisory Notes to Applicant.'' v' Copies of all Review Comments arc contained in the Official File and may be attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determiuation must be filed in writing on or before 5:00 PM, December L 2008. Renton Municipal Code Section 4-8-110.B gc,verns 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 information regarding the appeal process may be obtained from the City Clerk· s ( H'fice, Renton City Hall -7th Floor, 1055 S. Grady Way, Renton WA 98057. ERC REPORT U8-04l.doc Ci1y </R.enton Department o/'C Planning Di,·ision Report of November l 0, 2008 nuniry & J:.:co11u1iiic /)erdopment AD VISOR Y NOTES TO APPLICANT 1·ironmcntal Rn·i<'H' Committee Rr!po1·t RAGLE SHORT PLAT L/!A0/1-042, SH PL-A, ECF, V-A, V-A, V-A Page 6 of6 The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided us i11for111ation only, they are not suf?jccl tu the appeal process for the land 11se actions. Planning: l. RMC section 4-4-030.C.2 limits haul hours bct\\L'l'll 1':JO a.m. to 3:30 p.m .. Monday through Friday unless othenvise approved by the Development Services Divisiun. [ iii: [k\·clopment Services Division reserves the right to rescind the approved extended haul hours at any time if cl1mpb111h arc received. 2. \Vithin thirty-(30) days of completing the grad111g: \\·ork: the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is gra<lcd l'r ckcircd nfvegetation. \Vhere no further constmction ,vork will occur. permanent landscaping shall be installed within tlll1l'ly-(90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King C1Ht11ty Smface \Vater Management Design Manual as adopted by the City of Renton may be proposed between the dates 1)f l'<ti\·cmber 1st and March 31st of each year. The Development Services Division's approval of this work is rcquir~·d prim to final inspection and approval of the permit. J. Commercial, multi-family. new single-family and other 1h1nresidential construction activities shall he restricted to the hours between seven o'clock (7:00) a.rn. and cighl n'c!~)ck (8:00) p.m., I\-1onday through Friday. \Vork on Saturdays shall be restricted to the hours bet\veen nine o·clnck (():()()) a.m. and eight o'clock (8:00) p.m. No work shall be pennitted on Sundays. \Vater: 1. This property is within the Soos Creek \Vater District Scn·icc area. 2. In accordance \Vith the Fire Department requirl'llll'Jtb ( prior lo recording the subdivision). at a minimum, one hydrant \Vi thin 300 feet of any proposed single-family struclurl' i~ required. Additional fire flO\v and hydrants are required if the total square footage of the nev.-' single-family ::-lructur\.'s arc greater than .3600 square feet. Sanitary Se.~~·~r.:. l. This prope11y is \'i'ithin the Soos Creek Sc\ver District ScrYice area. Surface \Vater: l. The Surface \Vater System Development Charg:1..'s (SDCJ are $1,012 per ne,:v lot. These are payable at the time the utility construction permit is issued. T ranspoti;;!tion: l. Street improvements including, but not limited [() pa\·ing. sidewalks, curb and gutter. storm drain, landscape, streetlights and street signs will be required along lh\..' rmutage of the parcel and on the interior streets. 2. Traffic mitigation fees of$75 per additional !;l'lllTakd trip shall be assessed per single family home at a rate of9.57 trips. 3. All \Vire utilities shall be installed undergroulld per thl· City of Renton Undergrounding Ordinance. If three or more poles are required to be moved to accommodatl' tlic dl'\·L'lnpment design, all existing overhead utilities shall be placed underground. Miscellaneous: 1. Constmction plan indicating haul route and hour:,;. c\in::,;iruction hours and a traffic control plan shall he submitted for approval prior to any permit being issued. 2. Any rockeries or retaining walls greater than -+ !"et'! in height to be built during construction of utilities requires a separate building permit. 3. Separate pennits and fees for side se\\.'er. dorne:-;tic watL'r meter, landscape inigation meter, and any backtlo\v devices will be required. ERC REPORT 08-042.doc Renton City Limits Parcels SCALE 1 : 1, 164 Renton -~~=-~~=-~ $IT~ -1 100 0 100 20 0 300 FEET EXHIBIT 1 htt p://ren to nnet.org /Ma pG uide/maps/Pa rce l.mwf A Mon day , Nove mber 0 3 , 2 00 8 12:12 PM R-8 SJ6tii Ct [ R-8 R-10 R-8 l ZONING PW TECHNICAL SER\,lCES 07/15/08 R-10 R-10 R-8 R-8 SE 1&6tt, SI R-8 RM-F EXHIBIT 2 0 200 400 ad I Feet 1:4,800 R-8 RM-F SE 1&4111 SI "'8 i R-8 E m ' < R-8 $29th $1 = ,la,. R-8 '67th S N \C R-8 --3 N w SE?1&1St z ::ti R-10 u, R-10 t'i R-8 t'i R-14 ... ;::i R-10 s. ~ CA CA N t . SE !7Gli'l St "' . ' CA 1 CA ~ H4 29 T23N RSE W 1/2 5329 ~NING MAP BOCIK I /'+VV 92 93 81 82 83 81 C1 C2 35 T24N R4E b6 T24N R4E . 306 307 01 2 T23N R4E ·_-6 T23N RSE o<T23N'R5E 4 T23N RSE 3 T23N RSE L_,.) 2 T23N RSE 319 369 . I E4·· .. E5 IST23N R5E 805 . . l 316 i ::E1 ~1 r:i3N R4E 806 . E61-·~· 7 I r 10 T23N R5E '-----... "f1 T2 N RSE 9 T23N RSE ' _3_1_1 . .E2 ~3 ~- 12T23N.R4E .. ii'.T23NR5E I 326 ·c:.:,27 328 370 810 8~1 .f_iz-/ ;r2-r·11Z3 F4 II F5 _frsrL1--F7 4 T23N R4E· _\ . .13 T23N R4E . 18 T23N R5E . 17 T23N R5E 16 r2JN R5E t 1°'s T23N RSE 14 T23N RSE \~35 336 ,, 337 ---1 371 · • I 8151. __ .--:i 816 1 325' 334 G2 ~ , G4 G5-IJG~--}-·-G7:;. 24 T23N R4E 19 T23*5E 20 T23N RSE 21 T23N RSE ~ I 22 T23~ R5E .. ' i 23 T23N R51t 2• G1 3 T23N R4E 344 821 E 345 , 600 601 602 :,_/! 820 ..... . ,,, : I H 1 · Ha :,;.-H3 1 H4 H5 r;:Ha P T23N R4E .is T23N R4E: 30 T23N RSE ! . 29 T23N RSE 28 T23N RSE ,. __ .. .J.27 T23N RSE H7 1 26 T23N R5E 125 50 i351! 603 I 604 ,'.;J:t_ _ J-12 __ 1 ____ t3 I 14 605 ! I 825 ' s,t:isN":'E 32 T23N RSE 15-/ 16 33 T23N Ri: · . 34 T23N RSE 36 T23N R4E 31 T23fJ RSE 607 •::~ 609 ! 610 632 U1 IJ2 ! 1 T22N R4E 608 I J3--j4='"= ,J6 I 3 T22N RSE J5 22N R4E RESIDENTIAL ~ {RC) Resource Conservabon ~ (R-1) Residential 1 du/ac ~ (R-4) Residential 4 du/ac ~ (R-8) Residential 8 du/ac 6 T22N R5E ~ (RMH) Residential Manufactured Homes ~ (R-10) Residential 10 du/ac 5 T22N RSE 4 T22N RSE MIXED USE CENTERS ~ (CV) Center Village luHil (UC-N1) Urban Center -North 1 lli[-:."mj (UC-N2) Urban Center -North 2 [£EJ (CD) Center Downtown COMMERCIAL 826 I 8 . ~ . r I 3€ 17 35 T23N R5E INDUSTR!A1_ c;J (IL) Industrial -Light ~ {IM) Industrial -Medium [!O (IH) Industrial -Heavy p~-__:;i] (R-14) Res·1dential 14 du/ac -----Renton City Limits j RH-•i (RM-F) Residential Multi-Family I RM-TI (RM-T) Residential Multi-Family Traditional I R~-u I {RM-U) Residential Mult~Family Urban Center ~ (COR) commercial/Dff1ce/Residential 0 (CA) Commercial Arterial CI§] (CO) Commercial Office ~ (CN) Commercial Neighborhood ------Adjac"nl Cilv Llmil~ KROLL PAGE PAGE# INDEX SECTITOWNl'!ANGE • ;1' ,_ (, ; ! ii I " l 11 ;I· l ---:ii ,, ' ' ' -.---,...r---- ·--------: ---- .; ,~--------- EXHIBIT 3 ' ' -' w , H ~ ;i; JI§ ----------------------------1 .• t;, 1.IBIHX3 "'" m I'(;\ ".I" "' 'Cf,, " C !,, 1;11 . t !it ~ -f t·~; ? J i f o l'il ~tu ; ~ ; i e ~ iii: 1 1 ! ~ (/1 B~iE <>j1!j 1i;:~ i';~;;~ 8~i;i~~I """'gl t,j~R-!~ ~"~§.:: ,~,;,,,,-I 1 ~f1:.:, I i;:ii I §~8~! '"''° .~ i~i~ I ~ !~]~ ,,,! '1 C) 1,!, ·, .i., a~ (d ~it~ ,o 11' q, t~i ,, ·, l, '! i ~ t ~ ;>,','<'" ;a~d ~;,;1, ~~ ~',:;:~~- id!,~ ,;': , .. -~ .-; ~J:.~ .~ "i;Q. ~"; §i.<,;Z ., . '(1! I !! I 1 ·i ffi Ji ! ~ ' I I ~ff>:~ HH'7 ru 1•ip1 L . ! - ' •. .,-~ 'i wo ,, " l' ,, ,; Ii l' l zo ,, i ,, ;;~ i ii - j, li I I, €~ l -~ ~ ~ ~ ; ~ i ~§ l, 1jf ~ i ' w I :~;a ,, l~«tl I' , 11';> ; . _ ,;, ... i I! ~ ;J RA OLE SHORT PLAT :: ""O ~, ! ,.. 8 1 It:~ '~i~ E a=!AONG, DRAINAGE, UTIUT'I', TREF. !l'JVENTOOY AND LANDSCAPE PLAN i, ; ~ If l2 ,P 'o' I ~•. "' I~ 10 I~ •r i:j .;i, l!c !··-- ~ {I 0 i ] ~ l!j l ! I f,/ --_J / ,, I I ;': . (~~~------~----. . !-~ ;;_ i"-1 .. ~-~ ' : ® ' i, . :p-- ' I • " t . I' , ·. •',·. ,,. J <r, ~-" " ' I ~~ ;._ t'I , ·I / -2'f -, i! • , . , ,, g: ~/ ---:-----·---~L-~ ~ ,.~, ~ ·1/J, ·.-.=-=--1.· ' j 1 ' I . ·· . • --: 1' -' : ; ' ,, O'--' : I ~N : J~ ~ '"el/ [/c, ' ' ' ' •• ,, -' t-!-~ --=.-=.-I JI ( 'c __ ----~_j£ 'I ' ~ _ C6_ ~ ~V~t '\~l:,~~--=-~~ --~ lef-a, ---·--1 -- ' _.,_ -~ ..L. ~ ';o \; i..,-:-- r:Ji~ --;f:-----, ~ : :@ '.~, 't t~ _:,, 3="°~~-- ~ :c § )> 18 C) -r., ---mO ------,~ ! il• lo N ;,., :c ~ , ... ' -i is ~r,.~ 1-0 li 1 ·,. c,!,,i Ir~ I . ,·. .c...-'i' . IJ>"' ·I m. ·. ·~.-. \ • ·· I".:..: 1-i ! -\ . . '~,, .' i, ,_,_ -~,---~~~->-·· : i~ ~I ~ < ,(;' -i··t ,1; ~, (),,1 o .'I " '/ / // /;-·~ ._ I L ~ ~\' .(~,~ JI, •' ''~1.1· o-·· !. -~-;! Xe __, . ;_ :.;;/I; :&lQ 0 N 0 •I 11;:t~ !. \\ ,t_i,., . f·1r: 0 '! , ~ X' I~' -~ . ,m' C6TH AVENUE SE :I::: . .. . _ I!= C '--~T-~ ' :~~r~~:-_:~c~= ~·· --..•..• '":-i 'O ~ r "~ '> ~= § ~~! ~ ~-i ~ ~· z __ 'i' ,. ' . ' Yi REVISIONS --._~?.'. ~~--Ja~~~ ;r~:~r,;~£-R.W. PUGET SOUND HOLDINGS, LLC r1!1~~1 -_;H ~ ~ ll-UJ ___ __j!l''ll '~ •e / I 2011 S. 341ST PLACE FEDERAL WAY WA, 98000 <.~y o CIT'--OF RENTON ~~·~I(~ Department of Community and Economic Development ~ ~ K Denis Law, Mayor Alex Pietsch, Administrator ~N~Q1;o-~~~~~~~~~~~~~~~~~~~~~~- November 12, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155"' Street #102 Seattle, WA 98166 SUBJECT: Dear Mr. Flynn, Letter of Exemption -Unregulated Wetland Ragle Short Plat (LlJAOS-042, SHPL-A, ECF, V-A, V-A, V-A) 168XX Block of 106th Ave (Parcel #0087000181) This Jetter is sent in response to your request made as part of the Ragle Short Plat (LUA08-042, SHPL-A, ECF, V-A, V-A, V-A), dated April 22, 2008, for a letter of exemption from critical area regulations for an on-site wetland. Snmmary of Request The applicant is requesting a Jetter of exemption from Critical Area regulations for an on-site wetland. The deregulation of the wetland would allow the applicant to eliminate the buffer to the north of the wetland in order to provide a larger building pad for proposed Lot 3. RMC 4-4-050.M. l .e.2 allows the Depattment Administrator to determine certain Category 3 wetlands as un-regulated wetlands, if the applicant demonstrates the following criteria are met: (a) The wetland formed on top of fill legally placed on a property; and (b) The wetland hydrology is solely provided by the compaction of the soil and fill material; and (c) The U.S. Army Corps of Engineers has determined that they will not take jurisdiction over the wetland. Background A small 2,144 square foot wetland is located on the southern portion of the site. The applicant submitted a wetland evaluation by Altmann Oliver Associates, LLC (dated March 6, 2008) delineating and classifying the wetland on the project site as an unregulated Category 3 wetland. The wetland consists of a shallow, isolated topographic depression that has been disturbed through historic ditching, grading and filling activities. Altman Oliver Associates contends that due to the hydrological isolation of the wetland and its size it meets the criteria of an exempt Category 3 wetland per RMC 4-3-050.M. l. The applicant is requesting that the wetland be exempt from critical area regulations as an unregulated wetland. There are no proposed impacts to the wetland, however, the buffer to the north of the wetland would be eliminated in order to provide a larger building pad for proposed I ,ot 3. The City had questions regarding the size of the wetland and its possible encroachment onto abutting properties, therefore secondary review of the submitted wetland report prepared by Altmann Oliver Associates was required. A secondary study was submitted by the applicant, conducted by The Watershed Company (dated EXHIBIT 5 _G_ra_d_y_W_a_y ___ R_e_n-to-n-.~-,-a-sh-in-g-to-n-98_0_5_7 _______ ~ @ This paper CO"'·· . .:i 11s 50 . ecyc, Ed matcnal. 30% post consumer AI-IEAD OF THE CCRVE June 17, 2008), regarding the applicant's submitted analysis. The Watershed Company concurred with the classification of the wetland and the delineation made by Altmann Oliver Associates. The applicant is required to obtain a letter of exemption per RMC 4-3-050.C.4 prior to any development or alteration of the propetty. Exempt activities provided with a letter of exemption may intrude into the critical area or required buffer subject to any listed conditions or requirements. Exempt activities do not need to comply with mitigation ratios, wetlands creation and restoration, or wetland enhancement, unless required in exemption criteria. The request for a letter of exemption was made as part of the application for a for a Short Plat (SHPL-A) and Environmental (SEPA) Review for the subdivision of a parcel into 3 lots. The 19,688 square foot parcel is zoned Residcntial-8 (R-8), and is located on the west side of 106th Ave SE approximately 900 feet south of the intersection of Benson Road South and I 06'h Avenue SE. Analysis per RMC 4-3-050.M.1.e.2 a) The wetland formed on top of fill legally placed on a property; and ./ Criteria Met rJ Not Met b) The wetland hydrology is solely provided by the compaction of the soil and fill material; and ./ Criteria Met r-: Not Met c) The U.S. Army Corps of Engineers has determined that they will not take jurisdiction over the wetland . ./ Criteria Met ·-, Not Met Decision: Based on staffs analysis, I have detem1mcd the proposed revisions are within the parameters defined by the Renton Municipal Code. Therefore, the Category 3 wetland on the subject site will be considered unregulated subject to the following conditions: I. The applicant shall establish and record a permanent and irrevocable easement on the property title of the parcel containing the critical area and its buffer prior to short plat recording. The protective easement shall be held by the current and future property owner, shall run with the land, and shall prohibit development, alteration, or disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project which has received prior written approval from the City, and from any other agency with jurisdiction over such activity. 2. A covenant shall be placed on the casement restricting its separate sale prior to short plat recording. Each abutting lot owner shall have an undivided interest in the easement. 3. The location of the outer extent of the critical area and its buffer are not to be disturbed pursuant to the short plat and shall be marked with barriers easily visible in the field to prevent unnecessary disturbance by individuals and equipment prior to the issuance of utility construction permits. 4. The common boundary between a native growth protection easement and the abutting land must be permanently identified. This identification shall include permanent wood split rail fence and wood or metal signs on treated or metal posts. Sign locations and size specifications along with fence elevations shall be submitted to and approved by the Current Planning Project Manager pnor to short plat recording. 5. The following note shall appear on the face of the short plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action abutting or including a native growth protection easement [tract] are responsible for maintenance and protection of the easement [tract]. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express ,nitten authorization of the City has been received." Appeal Process: Appeals of this administrative decision must be filed in writing on or before 5:00 p.m. November 26, 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 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Should you have any questions regarding this determination or the requirements discussed in this letter, please contact Rocale Timmons, Associate Planner, at (425) 430-7219. Sincerely, C.E. Vincent Planning Division Director cc: Jennifer Henning, Planning Manager Rocale Timmons, Associate Planner Owner Party of Records Yellow File r 0~:y o~, CIT'\ OF RENTON + ~ + Department of Community and ~ Economic Development ~ ~ ~ Denis Law, Mayor Alex Pietsch, Administrator ~N~o:;-~~~~~~~~~~~~~~~~~~~~~~ November 12, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street# 102 Seattle, WA 98166 SUBJECT: Dear Mr. Flynn, Letter of Exemption-Unregulated Wetland Ragle Short Plat (LUA08-042, SHPL-A, ECF, V-A, V-A, V-A) 168XX Block of 106th Ave (Parcel #0087000181) This letter is sent in response to your request made as part of the Ragle Short Plat (LUAOS-042, SHPL-A, ECF, V-A, V-A, V-A), dated April 22, 2008, for a letter of exemption from critical area regulations for an on-site wetland. Summary of Request The applicant is requesting a letter of exemption from Critical Area regulations for an on-site wetland. The deregulation of the wetland would allow the applicant to eliminate the buffer to the north of the wetland in order to provide a larger building pad for proposed Lot 3. RMC 4-4-050.M. J.e.2 allows the Department Administrator to determine certain Category 3 wetlands as un-regulated wetlands, if the applicant demonstrates the following criteria are met: (a) The wetland formed on top of fill legally placed on a property; and (b) The wetland hydrology is solely provided by the compaction of the soil and fill material; and (c) The U.S. Army Corps of Engineers has determined that they will not take jurisdiction over the wetland. Background A small 2,144 square foot wetland is located on the southern portion of the site. The applicant submitted a wetland evaluation by Altmann Oliver Associates, LLC (dated March 6, 2008) delineating and classifying the wetland on the project site as an unregulated Category 3 wetland. The wetland consists of a shallow, isolated topographic depression that has been disturbed through historic ditching, grading and filling activities. Altman Oliver Associates contends that due to the hydrological isolation of the wetland and its size it meets the criteria of an exempt Category 3 wetland per RMC 4-3-050.M.1. The applicant is requesting that the wetland be exempt from critical area regulations as an unregulated wetland. There are no proposed impacts to the wetland, however, the buffer to the north of the wetland would be eliminated in order to provide a larger building pad for proposed Lot 3. The City had questions regarding the size of the wetland and its possible encroachment onto abutting properties, therefore secondary review of the submitted wetland report prepared by Altmann Oliver Associates was required. A secondary study was submitted by the applicant, conducted by The Watershed Company (dated -------10_5_5_S_ou-th-G--ra-dy-W-ay--R-e-n-to_n_, 'w-,-.,-h-in-g-to_n_9_8_05_7 ______ ~ @ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE , June 17, 2008), regarding the applicant's submitted analysis. The Watershed Company concurred with the classification of the wetland and the delineation made by Altmanrt Oliver Associates. The applicant is required to obtain a letter of exemption per RMC 4-3-050.C.4 prior to any development or alteration of the property. Exempt activities provided with a letter of exemption may intrude into the critical area or required buffer subject to any listed conditions or requirements. Exempt activities do not need to comply with mitigation ratios, wetlands creation and restoration, or wetland enhancement, unless required in exemption criteria. The request for a letter of exemption was made as part of the application for a for a Short Plat (SHPL-A) and Environmental (SEPA) ReYiew for the subdivision of a parcel into 3 lots. The 19,688 square foot parcel is zoned Residential-8 (R-8), and is located on the west side of 106th Ave SE approximately 900 feet south of the intersection of Benson Road South and 106"' Avenue SE. Analvsis per RMC 4-3-050.M.1.e.2 a) The wetland formed on top of fill legally placed on a property; and v" Criteria Met := Not Met b) The wetland hydrology is solely provided by the compaction of the soil and fill material; and v" Criteria Met n Not Met c) The U.S. Army Corps of Engineers has determined that they will not take jurisdiction over the wetland. v" Criteria Met rJ Not Met Decision: Based on staffs analysis, I have determmed the proposed revisions are within the parameters defined by the Renton Municipal Code. Therefore, the Category 3 wetland on the subject site will be considered unregulated subject to the following conditions: I. The applicant shall establish and record a permanent and irrevocable easement on the property title of the parcel containmg the critical area and its buffer prior to short plat recording. The protective easement shall be held by the current and future property owner, shall run with the land, and shall prohibit development, alteration, or disturbance within the easement except for purposes of habitat enhancement as part of an enhancement project which has received prior written approval from the City, and from any other agency with jurisdiction over such activity. 2. A covenant shall be placed on the easement restricting its separate sale prior to short plat recording. Each abutting lot mrner shall have an undivided interest in the easement. 3. The location of the outer extent of the cntical area and its buffer are not to be disturbed pursuant to the short plat and shall be marked with barriers easily visible in the field to prevent unnecessary disturbance by individuals and equipment prior to the issuance of utility construction permits. 4. The common boundary between a native growth protection easement and the abutting land must be permanently identified. Tlus identification shall include permanent wood J split rail fence and wood or metal signs on treated or metal posts. Sign locations and size specifications along with fence elevations shall be submitted to and approved by the Current Planning Project Manager prior to short plat recording. 5. The following note shall appear on the face of the short plat and shall also be recorded as a covenant running with the land on the title of record for all affected lots on the title: "MAINTENANCE RESPONSIBILITY: All owners of lots created by or benefiting from this City action abutting or including a native growth protection easement [tract] are responsible for maintenance and protection of the easement [tract]. Maintenance includes ensuring that no alterations occur within the tract and that all vegetation remains undisturbed unless the express written authorization of the City has been received." Appeal Process: Appeals of this administrative decision must be filed in writing on or before 5:00 p.m. November 26, 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 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Should you have any questions regarding this determination or the requirements discussed in this letter, please contact Rocale Timmons, Associate Planner, at (425) 430-7219. Sincerely, I C<£.V~-- C.E. Vincent Planning Division Director cc: Jennifer Henning, Planning Manager Rocale Timmons, Associate Planner Owner Party of Records Yellow File DATE: TO: FROM: SUBJECT: CITY OF RENTON PUBLIC WORKS MEMORANDUM November 3, 2008 Rocale Timmons Sonja J. Fesser J5'25 Ragle Short Plat, LLA-08-042-SHPL Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant regarding the preliminary short plat submittal: This is the second review of the preliminary short plat referenced above. The majority of comments noted in the first review (dated June 2'i, 2008) also apply to this review. Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-08-042-SHPL and LND-20-0522, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number Show two ties to the City of Renton Survey Control Network with published values. The geometry will be checked by the city when the ties have been provided. Note the Basis of Bearing on the submittal. Provide sufficient information to determine how the final short plat boundary was established. Include a statement of equipment and procedure, used, per WAC 332-130-100. Note all lot lines as solid, not dashed. The co111mon property line between Lots 2 and 3 is not identified -is the 20' easement in Lot 2 or Lot :l'' Note the bearings for all interior boundary lines between the lots on the plat drawing. \H:\File Sys\LND -Land Subdivision & Surveying Kecords\LND-20-Short Plats\0522\RV08l l03.doc November 7, 2008 Page 2 Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Provide short plat and lot closure calculations. Indicate what has been, or is to be, set at the 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 arc platted (show plat name and lot number) or unplatted. Tax lot numbers are not needed. Note all easements, covenants and agreements of record on the final submittal. The addresses for the short plat lots arc as fol lows: Lot I is 16807 106'" Ave SE, Lot 2 is 16809 !06'" Ave SE and Lot 3 is 16811 106"' Ave SE. Note said addresses on the final submittal. On the final sho11 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. The "LEGEND" for the short plat drawing should exclude references to utilities facilities and the symbols used to depict said facilities on the short plat drawing. Note research resources on the short plat submittal. The City of Renton Administrator, Department of Public Works is the only city official who signs this final short plat submittal. Provide appropriate approval blocks and signature lines as needed. A pertinent King County approval block i, also needed. Provide signature lines as required. Include a declaration block on the drawing, titled "OWNER'S DECLARATION". All vested owner(s) of the subject plat need to sif'.n the final short plat submittal (those who are vested at the time of plat recording). Include notary blocks as needed. Note the appropriate names of said owners under the signature line. Remove all references to density, zoning. building setbacks and comprehensive plan designations, on the final submittal. Do not include the "CONTACT INFORMA TTON", "UTILITY INFORMATION", "EARTHWORK ES TIM A TES" and "SHEET 11\'DEX" blocks on the final submittal. Note the "Native Growth Protection Easement" text (attached) on the sho11 plat drawing. The "VICINITY MAP" needs a north arrow. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can k recorded concurrently with the short plat. The short H:\File Sys\Ll\D -Land Subdivision & Surveying l{s:..:unls\LND-.:!0-Shott Plats\0:522\RV081103.doc\cor November 7, 2008 Page 3 plat submittal and the associated documcnt(s) are to be given to the Project Manager as a package. The short plat will be recorded first by King County. Reference the associated document(s) on the short plat submittal and provide spaces for the recording numbers thereof. The new 20' access easement is shown for the hcnefit of future owners of the proposed lots. Include the following word, juxtaposed to the subject easement: "PRIVATE". Since the new lots created via this short plat are under common ownership at the time of recording, there can be no new easement until such time as ownership of the lots is conveyed to others, together with and/or suhject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, £[the previous paragraph applies: DECLARATION OF COVENANT· The owners of the land embraced \\··irhin this short plat, in return for the benefit to accrue from this subdivision, h_v signing /1ereon covenant and agree to convey the beneficial interest in the new eose111ent.1· shown on this short plat to any and all future purchasers of the lots, or of any .,uhdiFisions thereof This covenant shall run with the land as shown on this short plat. The private access and utilities easement requires a "New Private Easement for Ingress, Egress & Utilities Agreement." See the attachment. Fee Review Comments: The Fee Review Sheet for this review of thco short plat is provided for your use and information. H:\rile Sys\LND -Lan<l Subdivision & Surveying Rcrnnl.~\LNI J-~O -Short Plats\0522\RV08 I I 03.Joc\cor NATIVE GROWTH PROTECTION EASEMENT The Native Growth Protection Easement (NOPE) on this short plat identifies the required wetland buffer area for the wetlands on adjacent parcels. The creation of the Native Growth Protection Easement (NOPE) conveys to the public a beneficial interest in the land within the easement area. This interest shall be for the purpose of preserving native vegetation for the control of surface water and erosion, maintenance of slope stability, visual and aural buffering, and protection of plant and animal habitat. The Native Growth Protection Easement imposes upon all present and future owners and occupiers of the Easement area enforceable on behalf of the public by the City of Renton, to leave undisturbed all trees and other vegetation within the easement area. The vegetation within the NOPE may not be cut, pruned, covered by fill, removed or damaged, without the expressed written permission from the City of Renton. The right of entty granted herein shall apply to the agents, representative and employees of the owners or subsequent owners of the underlying property. Title for both of the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREA TED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNERS OF LOTS SHALL HA VE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNER OF I .OT SHALL HA VE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE or THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REP AIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. f ~C /.t>t•,, ·,:_..,lJ{v'iU-.~ Fn· REVfl:V. i'lil;. L.008-_--14_ Os=J This fee review supersed~s ancels fee review no. ___________ date, r::;;:;.,JCANT: l~Aq I B, :Et?!: E§1" ~ ht\A,,p I L'y'.bl '----"R=EC-=-'=-·1-'-VE:::,D:_F:.:R:::O:..cM_:::__,__ _________________ ~ I Jo" ADoRess· I 1.:;;~,<v lt".:lt::.::p:::! A'-l'F=: ,,,..,=-·-I -::... ' ,..;.-··· •..•.... ··---· . .,,. _, ·-"" --·-;:.:\ I I NATURE 01-' WORK: . -,..---. LNDNo. eo -o5~ ----., ..... "! ----___ __.. ___ -----,--... ., . .,,. -------.. ' ..... .., ... ___ ·---- SUBJECT PROPU<TY PARENT PID No(s): 00 -,~1 ' A:SSE8SMENT "' "' "' '" "' "' ·. f-< " :,: D1s·1. PAR(TI No.or ., f-< DISTRICTS 3:: w 0 ! CJ) No. No. METHOD Ol' ASSESSMENT UNJTS AMOUNT 0SAD D LATECOMER D D D - DSAD D LAIECOMER D D D - 0SAD D tATECOMER D D D -- 0SAD lJ LA TF.C:OMER lJ D D - 0SAD D LATECOMER 0 D D - JOINT USE AGRHMENT (METRO) 0 D D -- $-'l'STEM.OllVELQPMEN'r CHN,l.<iillS +W/\1)'1\R~-:WAJTEWATER . ' .. . · . '. . . WATER' WASTEWATER• METER SIZE Water Service Fee Amount fin' S(•rvice fee Amountbc Wastewater Fee Amount 5/8" X :Y/' $2,236 $292 $1,591 I" $5,589 $729 $3,977 ----1 '.l'.c'' $11,1~9 $1,458 $7,954 2" $17,886 $2,332 $12,726 J" $35,711 $4,665 $25,452 4" $55,893 $7,288 $39,768 6" $111,786 $14,577 $79,537 8" $178,S'i;-$23,323 $127,258 a Actual fee will be based on total of ne\-\' meters minus total c rL'dil (If L'.\1:-otmg meters b Based upon the size of the fire S('tVIU:' (NOT detector bypa.:-,:-, n1t_·kr) C Unless a separate fire servicf'" is provided, the Systf'm Dcvchipment Ch,irge(s) shall be based upon the size of the meter installed and a separat(' firl' service fee will not be charn:cd. svsTEM•P1ivq6r-~1J~l'i:i!ffl~~~sJ+~fk~W*'f'H.R . •' ,C.;f\o', i,'. ' ---. .· "·-LAND USE TYPE No. OF UNITS/ SQ. FTG. New Single Family Residential (SFR)" $1,012/unit x :::I. Addition of:>. 500 sf to existing SFR"f' $0.4ll."i/\q ft {If nt'w impervious area x All Otlwr Use~,. $O .. :lf6/..,q ti ot 1wvv impervious area x n lndudPs mobile home dwellings and manufactured homes fl fl'c shall not bt> greater than $1,012 y fee shall not be less than $1,012 1.-"'61.~~f • J -fft ~,.1, toou..J -~~--5/ 1 S /oa ignate of Rcviev·:ing Authority 1 Dafe • rt i.~ the intent of this development lee ,malys1s to put the devehipt•r/PwnL'l un 11ohce, that the quoted fees may be <1pphcable to the subJL'Ct sit., upon development of the property. Al[ quoted foes ,ire polt·nti,1! charges that may be due and payable <.1t the time the n1nstruction pl:'rmit is issued to inst;i!J the un-.site and off-site impro\·t·mt•nh (1 ,·. underground utilities, street improvements, etc) Triggering mE'chanisms for the SDC foes will be based on current City ordinances and determined by the applicable Utility Section. • The> quoted fees do NOT include inspection fees, side sewer pPrr111h, r/1,· i-~c'rrmt foes, the cost of Welter meters, or traffic benefit fees. • If subjcct property Ls within an LID, it 1.s the developer's respomihility t,1 ,-Jwck with the Finance Dept. for paid/un-paid status. • Pleast> note that tlwse fE-es are subject h1 change 1\"ithout notice l-in,11 k'-'-~ mll bt> based on rates in effect at time of requirement to puy per Ord inane~. EFFECTIVE: January 14, 2008 P: \ Administratrve \ Forms\ FceRevi.-'1\·\ 2008FccRvw.dcK . - SOC fEE -i) ,:1,0:av: ,,.,, .. N " 0 :":. 0 00 " '< " ..t,,. " :3 er " .. 0 C ~ < m -< z " a DUNCANSON C,mt/h11t)', Inc. TRANSMITTAL LETTER DATE: October 30, 2008 TO: Ms. Rocale Timmons FROM: RE: City of Renton Development Services Division 1055 South Grady Way Renton, WA 98055 Kevin Flynn Ragle Short Plat LUA08-042 THE FOLLOWING DOCUMENTS ARE ENCLOSED: Quantity Description 12 sets 24"x36" Conies of the Revised Preliminarv Short Plat (SP] & SP2) NOTES: DC! 07804 The plans have been revised per our conversation (lot lines and alley) this morning. Please contact me at 206-244-4141 or kevinf@duncansonco.com if you have any questions. Thanks. 145 S\.V !'5'Hh Sin'('/ Sui/(' 1()2 Seattle, Washington 98166 Phone 206.244.4141 f{{X .!O(i.J.i-1 .. /"155 lri.>fJ www.duncansonco.com CIVIL ENGINEERING <j z z z < ~ 0 z < Denis Law, Mayor October 22, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street #102 Seattle, WA 98166 SUBJECT: Ragle Short Plat CIT LUA #08-042 ECF, SHPL-A, V-A, V-A, V-A "Off Hold" Notice Dear Mr. Flynn: OF RENTON Department of Community and Economic Development Alex Pietsch, Administrator Thank you for submitting the additional materials requested in the on hold letter from the City (dated September 18, 2008). Your project has been taken off hold and the City will continue review of the Ragle Short Plat project. The Short Plat has been rescheduled to go before the Environmental Review Committee on November 10, 2008. If you have any questions, please contact me at (425) 430-7219. Sincerely, 1~~ Rocale Timmons Associate Planner cc: Robert & Marilyn Ragle / Owner( s) Russ Hibbard -R.W. Puget Sound Holdings, LLC / Applicant Party(ies) of Record 1055 South Grady Way -Renton_ V/ashington 98057 @ lb1s papercor,t:'<,r10 . .50": ,cc:,:,-~bJ material 30% postconsumr,r ,\Hl· .. \ll OF THE CURVE ~ C ~ < m ~ z Cl To: Rocale Timmons [1\\ (~ DUNCANSON MEMORANDUM City of Renton Development Services Division From: Harold Duncanson Date: I 0/2/08 Subject: Ragle Preliminary Short Plat DC/ 07804 This letter provides an explanation of how the Ragle Preliminary Short Plat has been revised. The project layout has been reconfigured in order to have the Native Growth Protection Area (N.G.P.A.) entirely on one lot and all lots facing 106th Avenue Southeast. The N.G.P.A. was not taken out of the density calculations because it is not a regulated critical area due to its size. However. it has been placed in a N.G.P.A. to ensure that it will be retained and not potentially filled-in by a future owner. The resulting density is 7 .18 dwelling units per acre. All lots meet the zoning requirements (width, length, and size) of the R-8 zone. Please call if you have any questions. 145 SW 155th ,\/i'l'r'/ \11il1' J//1 S,1uttlr!, lf'ashington ')816(i Plmnt' 206.244.4141 /'({.\" .lO(J.1, 1. 14'55 W'i.•b t1·u·u•.d11ncansonco.um1 CIVIL ENGINl:ERING Page I of I 0 z ~ Ragle Short Plat 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. -~19=6=8=8 __ 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: 0 square feet 1 471 square feet 0 square feet 2. 1 471 square feet 3. 18 217 square feet 4. 0.418 acres 5. 3 units/lots ----- 6. Divide line 5 by line 4 for net density: 6. __ 7~·~1=8 __ = dwelling units/acre NOTE: The non-regulated wetland (2,144 sf) onsite will remain undisturbed but the area was not deducted from the gross area because it is not a Critical Area. *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. I After Recording return to: CLEARING LIMIT COVENANT IN CONSIDERATION OF the approved City of Renton Grading and Filling permit for application No. LUA 08-042 relating to real property legally described as follows: THE EAST HALF OF LOT 6, BLOCK 3, AKER'S FARMS NO. 5, ACCORDING TO THE PLAT THEROF RECORDED IN VOLUME 40 OF PLATS, PAGE(S) 27, RECORDS OF KING COUNTY, WASHING TON. The undersigned as Grantor(s). declares that the above described property is hereby established as having a native growth protection area for the purpose of dispersing and treating stormwater flows and is subject to restrictions applying to vegetation removal in all designat<:d areas shown in Exhibit A, and hereby covenants and agrees as follows: 1) Any alterations to critical areas, their buffers and native growth protection areas shall be pursuant to applicable Renton Municipal Code. 2) The property within the nati vc growth protection area (shown in Exhibit A) shall be maintained in a forested condition, with the exception of open water and existing non-forested nati vc wetland plant communities. The following activities are allowed: a) Removal of noxious weeds and non-native vegetation using hand equipment provided that those areas are replanted with appropriate native vegetation. b) Removal of dangerous and di scascd trees. c) Passive recreation and related activities including trails, nature viewing, fishing, camping areas, and other similar activities that do not require permanent structures, provided that cleared areas and areas of compacted soil associated with these areas and facilities do not exceed eight percent of the native growth protection area. d) The native growth protection area may contain utilities and utility easements including flow control BMPs, but not including septic systems. e) Limited trimming and pruning of vegetation for the creation and maintenance of views per applicable Renton Municipal Code. Note that for all the above activities forested hydrologic conditions and soil stability shall be maintained. The City of Renton shall have a nonexclusive perpetual access easement on the Property in order to ingress and egress over the Property for the sole purposes of inspecting and monitoring the Property's native growth protection area. 2 This easement/restriction is binding upon the GRANTOR(s), its heirs, successors and assigns unless or until a new drainage or site plan is reviewed and approved by the City of Renton Community and Economic Development Department or its successor. R. W. Puget Sound Holdings, LLC STA TE OF WASHINGTON COUNTY OF KING CITY OF RENTON ) ) ) GRANTOR ss. On this date, personally appeared before me: ----------------------------, to me known to be the individual(s) described in and who executed the within and foregoing instrument and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein stated. Given under my hand and official seal this ____ day of __________ _ ,20_. Printed Name NOTARY PUBLIC in and for the State of Washington, residing at My Commission Expires: 3 . - EXHIBIT 'A' DRAWN: KCF DATE: 9/30/08 RAGLE SHORT PLAT SCALE: 1''-30' PROJECT: 07804 THOMAS GUIDE: PAGE 656, SECTION D6 SHEET: 1 of 1 168xx 106THAVENUE SOUTHEAST RENTON, WASHINGTON 98055 6. <D "' <ri " 1 5,025 <D "' 0 ;': .w SF ,\188'14 '06"W <D "' /5l ~, 0 0 0 "' -0 D co 14(108' 2 5,191 SF NET 3,720 SF 73.57' ~O' ACCESS & UTIUTY ESMT (1,471 SF) 73.5 WETLAND A .. 2,144 SF •. (~AO EXEMPT)_ 140.06' r \/88·14·21"w 140 0 6 · J NAT;VF GROWT --1 PROTECTION AREA (NGPA) EASEMENT LINE X: \Projects \2007 Projects \07804Ragl ePropcrt ySP\O 7804LDT\dwg \07804M 00 _dwg 8·· 0 " 0 z w (/) w =:) z w > <( I f--co 0 ~ (\'Y 0 CIT1 ::>F RENTON 0~"'~ + to~ + Department of Community and Economic Development '1, ~ 2: D,nis Law, Mayor Alex Pietsch, Administrator ~]\J't0')'------------------------- September 18, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street #102 Seattle, WA 98166 SUBJECT: Ragle Short Plat Dear Flynn: LUA #08-042 ECF, SHPL-A, V-A, V-A, V-A "On Hold" Notice The Planning Section of the City of Renton accepted the above master application for review on May 5, 2008. The project was placed on hold on May 28, 2008 and was reinstated for review on September 4, 2008. During our review, staff has determined that additional information is still necessary in order to proceed further. The following information will need to be submitted before October 9, 2008 so that we may continue the review of the above subject application: • The submittal of a revised Shott Plat plan is required that depicts the reconfiguration of the plat so that all lots are oriented towards 1061 h Avenue SE. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7219 if you have any questions. Sincerely, ~~ e Timmons A ciate Planner cc: Robert & Marilyn Ragle/ Owner(s) Russ Hibbard -R.W. Puget Sound Holdings, LLC /Applicant/ Owner(s) ~-" <"',!fl' -------I-0-55-So_u_th_G_ra_d_y_W_a_y ___ R_e-nt-o-n.-V-, 1 -as-h-in_gt_o_n_9_8_0_57 _______ ~ @ This paper con'.e; 11~ 5,J~i_ rec,•::;led material. 30°/o post =nsumer AHEAD OF TH.E CURVE FIRE DEPARTMENT MEMORANDUM DATE: 9/17/08 TO: Mike Dotson, Plan Reviewer CC: FROM: Rocale Timmons, Associate Planner David Pargas, Assistant Fire Marshal SUBJECT: LUAOS-042 REVISED RAGLE SHORT PLAT Review of the revised Ragle plans and material, and previous pre-application material have disclosed that the comments noted in the 5/18/08 review are still applicable to this revised plan. Noted below are the comments noted in the 5/18/08 review. Renton Fire & Emergency Services comments: 1. The Fire Departments Pre-Application comments noted on 12/26/07 for the 1/2/08 Pre-Application meeting are still applicable to this project with two (2) revisions. A) A re-measurement of the road access leading to lot one reveals that the distance does not exceed 150 feet and therefore no turnaround will be required as note in my initial comments. B) Hydrants shall be required within 300 feet to the front of the structure and not to the rear as noted in my initial comments. 2. During Construction: A) All required hydrants are to be operational before combustible construction is allowed. B) Temporary Emergency Vehicle access is to be provide throughout the construction period and until permanent access is provided. C) Temporary address is to be provided and is to be easily identifiable for responding emergency personnel. 3. Fire Mitigation Fees: Fire Mitigation Fees of$488.00 per unit are to be paid prior to Final Plat recording. Any question or concerns regarding the Fire Departments comments may be directed to Assistant Fire Marshal, David Pargas at 425-430-7023. c:\documc-1 \stucker\locals.-1 \temp\lua08-042 revised rngle short plat.doc "'<\'Y o CITY F RENTON :~" ~ Department of Community and ..u. Economic Development ~ -"' . P-Denis Law, Mayor Alex Pietsch, Administrator ~'N•fO)"'---------------------------..;.. _____ _ September 4, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street #102 Seattle, WA 98166 SUBJECT: Ragle Short Plat LUA#08-042 ECF, SHPL-A, V-A, V-A, V-A "Off Hold" Notice Dear Mr. Flynn: Thank you for submitting the additional materials requested in the on hold letter from the City (dated May 28, 2008). Your project has been taken off hold and the City will continue review of the Ragle Short Plat project. The Short Plat has been rescheduled to go before the Environmental Review Committee on September 22, 2008. If you have any questions, please contact me at (425) 430-7219. Sincerely, 1~ Rocale Timmons Associate Planner cc: Robert & Marilyn Ragle / Owner(s) Russ Hibbard -R.W. Puget Sound Holdings, LLC / Applicant Party(ies) of Record -------l-05_5_S_o_u_th_G_r_ad_y_W_a_y~--R-e-nl-o-n,-\\-'a-s-hin_gt_on-98_0_5_7 ______ ~ @ This paper contains 5C% recycled material, 30% post consumer AHEAD OF THE CURVE B -1111 ~WATERSHED SCIENC~ & DEilGN June 17, 2008 Russ Hibbard R. W. Puget Sound Holdings, LLC 2011 South 341" Place Federal Way, WA 98003 c/o Harold Duncanson Duncanson Company Inc. 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Via email: haroldd@duncansonco.com CITrOFRENTON RECEIVED AUG I 3 2GU8 f;31JJLDJNGOIVISU)N Re: Ragle Short Plat Wetland Delineation Studv. Peer Review~ TWC Project# 080605 Dear Mr. Hibbard: Thank you for the opportunity to rcvic\\ Lhe project named above. This letter shall serve as our environmental review of the field delineation and related documents. In addition to a site visit on June 13, 2008, documents reviewed for the project include the following: I) Wetland Delineation for Ragle Short Plat, Renton, WA ("Report"), Parcel 008700-0181 by Altmann Oliver Associates. LLC, elated March 6, 2008. 2) Boundary and Topographic Survey. Ragle Short Plat by Duncanson Company, Inc., dated April 1, 2008. Findings A field review of the wetland delineation conducted on the property showed no inaccuracies in the delineated boundaries. All flags were located and compared to the survey map included in the report. The 2,144 square foot wetland is accurately clitssified per Renton Municipal Regulations [RMC 4-3-SO(M)(l)] as Category 3 wetland. As noted in the report, Category 3 wetlands less than 2,200 square feet are generally exempt from the City's Critical Area Regulations. The City Code states in [RMC 4-3-50(Ml)] (bold emphasi., added): Category 3 wetlands, less than two 1/wuscmd two hundred (2,200) square feet in area, are exempt from these regulations if they meet exemption criteria in subsection C of this Section. The report does not list the applicable exemption criteria in RMC 4-3-050(C). Pursuant to RMC 4-3-050(C2), prior to any development or alteration of a property containing critical areas, the owner must obtain a development permit. critical area permit, and/or a letter of exemption. According to RMC 4-3-050(C4), when determining whether to issue a letter of exemption the 750 Sixth St~eer SoU[h Kirkland, WA 98033 /' 425.822.5242 / 425.B27 .81 36 watershedco,com Hibbard, R. June 17, 2008 Page 2 of 2 City Administrator shall find that: any critical area impacts are minimized and the activity is not prohibited by this or any other chapter of the RMC or State or Federal law or regulation. There is no minimum size threshold for wetlands under state and federal regulations; therefore any direct impacts to Wetland A would be regulated at the state and federal level. The report does not include any infom1ation on state and federal regulations regarding wetlands. For instance, any filling of wetlands (except isolated wetlands) requires notification and permits from the U.S. Army Corps of Engineers (Corps). The Corps determines if wetlands are isolated through a jurisdictional review process. The applicant should notify the Corps and the Washington State Department of Ecology of any intent to fill wetland by submitting a JARPA form. Please call if you have any questions or if you need further assistance on this project. Sincerely, Nell Lund Ecologist Hugh Mortensen, PWS Senior Ecologist Cc: Harold Duncanson Enclosure ... • DATE: TO: FROM: SUBJECT: CITY OF RENTON PUBLIC WORKS MEMORANDUM June 25, 2008 Rocale Timmons Sonja J. Fesser .fe Ragle Short Plat, Lt:A-08-042-SHPL Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced short plat submittal and have the following comments: Comments for the Applicant regarding the preliminary short plat submittal: None. Information needed for final short plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-08-042-SHPL and LND-20-0522, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number Show two ties to the City of Renton Survey Control Network with published values. The geometry will be checked by the city when the ties have been provided. Note the Basis of Bearing on the submittal. Provide sufficient information to determine how the final short plat boundary was established. Include a statement of equipment and procedures used, per WAC 332-130-100. Note all lot lines as solid, not dashed. Note the hearings for all interior boundary lines between the lots on the plat drawing. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Provide short plat and lot closure calculations. \H:\Filc Sys\LND -Land Subdivision & Surveying Recunb\LND-20-Short Plats\0522\RV080625.doc .. June 26, 2008 Page 2 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 arc platted (give plat name and lot number) or unplatted. Tax lot numbers are not needed. Note all easements, covenants and agreements of record on the final submittal. Note the addresses for the short plat lots on the final submittal. Said addresses will be available from the city as soon as possible. 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 short plat drawing, detailing the symbols used in said drawing. Note research resources on the short plat submittal. The City of Renton Administrator, Department or Public Works is the only city official who signs this final short plat submittal. Provide appropriale approval blocks and signature lines as needed. A pertinent King County approval block is also needed. Provide signature lines as required. Include a declaration block on the drawing. titled "OWNER'S DECLARATION". All vested owner(s) of the subject plat need to sign the final short plat submittal (those who are vested at the time of plat recording). Include notary blocks as needed. Note the appropriate names of said owners under the signature line. Remove all references to density, zoning, building setbacks and comprehensive plan designations, if any, on the final submittal. Do not include the "CONTACT INFORMATION", "UTILITY INFORMATION" and "EARTHWORK ESTIMATES" blocks on lhc final submittal. Note the "Native Growth Protection Easement" lext (attached) on the short plat drawing. The "VICIN !TY MAP" needs a north arrow. Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat submittal and the associated document(s) are to be given to the Project Manager as a package. The short plat will be recorded J"irst by King County. Reference the associated document(s) on the short plat submittal and provide spaces for the recording numbers thereon. H:\File Sys\LND -Land Subdivision & Surveying Rl:cords\lJ\D-20 -Short Plats\0522\R V080625.doc\cor '• June 26, 2008 Page 3 The new 20'access easement and 5' utilities easemen6are shown for the benefit of future owners of the proposed lots. Include the following word, juxtaposed to the subject easements: "PRIVATE". Since the new lots created via this short plat are under common ownership at the time of recording, there can be no new easements until such time as ownership of the lots is conveyed to others, together with and/or subject to specific casement rights. Add the following Declaration of Covenant language on the face of the subject drawing, if the previous paragraph applies: DECLARATION OF COVENANT. The owners olthe land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easeme111s shown on this short plat to any and all future purchasers of the lots, or of any suhdivisions thereof This covenant shall run with the land as shown on this short plat. The private access and utilities easements require a "New Private Easement for Ingress, Egress & Utilities Agreement." See the attachment. Fee Review Comments: The Fee Review Sheet for this review or the shun plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Rccords\L\/D-20 -Short Plats\0522\R V080625.doc\cor Title for both o(the (i,llmving paragrachs: NEW PRIVATE EASEMENT f'OR INGRESS, EGRESS & UTILITIES MAINTEN1\NCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND UNDIVIDED INTEREST IN TIIE OWNERSHW AND RESPONSIBILITY FOR MAINTENANCE Of THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is 011e lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS SHORT PLAT. THE OWNER OF LOT SHALL HA VE OWNERSHW AND RESPONSIBILITY FOR MAINTENANCE or: THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTilJTY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PA YING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. ~ Thi~ fee review supersedes and , ·:ls fee review no. ________ dated ·I Al'PLICANT, l~AGI F, :Ebb 1 BJ&-M,M;:o)LY4 I JoHAooREss· I l<::;.°->YV 11":J~~ A~ "'-1=" .. ~ ... H.12<.:EJVEO FROM: ! . --·· ·--· . NATURE OF WORK, I -~-1 ,...,.. -... ~=-,·· • I -.Cl. I ........ ~, I LNDNo . I eo ~o;iei= ·-~----' ·---·-___ ,, --··----.--· ·--......... ----. --'"• . --·-·----~<--·•·····-••-,•-•a• •'""''" ' ....... SUBJECT PROPERTY PARENT rm No(s), 00 -;-QI,:) I • ' ·. "' "' ASSESSMENT "' '" '" "' f-< " " D1s1. PAHCFJ_ No. or ., f-< D(STRICTS ~ '" 0 "' No. No. METHOD OF ASSF.SSMENT UNITS AMOUNT 0SAD D LATECOMER D D D - 0SAD D LATECOMER D D D - 0SAD [J LATECOMER D D D - 0SAD D LATECOMER D D D - 0SAD D LATECOMER D D D - JOINT USE AGREEMENT (METRO) D D D -- SYSTEM D-l!VELOPMENT CHA'.RGES-'WATl!R ~ Wi\S:fEWATER ,· WATER' WASTEWATER• METER SIZE Water Service Fee Amount Vire SL~rvice Fee Amountbc Wastewater fee Amount 5/8" X 3/{' $2,236 $292 $1,591 1" $5,589 $729 $3,977 ] l/2'' $11,179 $1,458 $7,954 2" $17,886 $2,332 $12,726 3" $35,71 I $4,665 $25,452 4" $55,893 $7,288 $39,768 6" $111,786 $14,577 $79,537 8" $178,857 $23,323 $127,258 a Actual fee \'>'ill be based on total of new meters minus total cn,d1! of L"(l~!1ng mett"rs b Rased upon the size of the fire service (t\'OT detector bypa"," llh'l<'r) C Unless a separate fire service is provided, tht' System DevelopmPnt Ch.1rgl'(.'j) shall be based upon the sizP of the meter insl<llied and a separate fire service foe will not be charn-ed. SYSTEMDEVELOPMENTCHARJ:1;,ES-Sl.JRF:AC!/lW:ATtR ·, ·. . LAND USE TYPE No. OF UNITS/ SQ. FTG. New Single Family Residential (SFR)" $1,012/unit x -~ Addition of? 500 sf to exi.sting SFR'* $0.4(15/:-.;q ft nf new impervious area x All Other UsesY $0.40:'i/c;q ft nf nL'VV impervious area x n Includes mobil<' home dwelli11gs and manufactured homes ~ Fee shall not bP greater than $1,012 y Fel' sb<1ll not be less than $I.012 • Jt is thf' intent of this development fee analysis lo put lhc devl'loper/ow1wr 1m noticf', that the quoted fees may be applicable to the subject site upon development of the property. All quoted fee~ .ir1• p<1knt1,1! charges that muy be due ;md payable at the time the construction permit is issued to install the on-site and off-site unpnnnnent:-(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. • The quoted fee~ do NOT include inspection fees, side scvver pt'rmit'>. ri\1· iwrrnit fet>s, the cost of water meters, or trdffic benefit fees. • If subiect property is \Vithin an LID, tt is the dcvf.·lop..-r's rcsp(ln..,ibilil\· to cl1t,ck with the finance Dept. for paid/un·paid status • Plew,e note that these fees are subject to change without noho' Find! ft'vs \1·il] bt> based on rates [n. effect at time of nc•quiremc-nt to pay per Ordinance. EFFECTIVE: January 14, 2008 P: \ Administra tin.'\ forms\ f f't:1 Review\ 200tlf ceRvv,:. doc SOC FEE 4la.o= ,..,. ~ "' " 0 .., 0 ;;· "" :E :, ~ " 3 .,.. "' ~ ' ' City of R_ .. ton Department of Community & Economic De __ opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: TI COMMENTS DUE: MAY 19, 2008 , ...., APPLICATION NO: LUA08-042, ECF, SHPL-A, V-A, V-A, V-A DATE CIRCULATED: MAY 5, 2008 --•c:n APPLICANT: Russ Hibbard PLANNER: Rocale Timmons I•- PROJECT TITLE: Raole Short Plat PLAN REVIEWER: Mike Dotson MAY O [i , uuO SITE AREA: 19,688 square feet EXISTING BLDG AREA lnross): N/A r.lTY OF RENTON LOCATION: 168XX 106" Avenue SE PROPOSED BLDG AREA laross) N/A WORK ORDER NO: 77898 SUMMARY OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of single family residences. 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 6,325 square feet in area to 7,028 square feet. Access would be via a new 20-foot private street extending from 106th Ave SE. The applicant has requested three variances to reduce the lot width for each of the three lots to less than the lot width minimum. A 2,100 square foot Class 3 wetland is present in the southwest corner of the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Ma/or Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housi(l(l Air Aesthetics Water UnhlfGlare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation 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 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 .,.,~Y o CITY )F RENTON ~~'~I<~ Department of Community and _ Economic Development ~~N'l'o<:,~_D_e_ni_s_La_w_,_M_a_yo_, ___________________ A_1_.x_P_i•_ts_ch_._A_d_m_i_n_is_1r_a_1o_r __ May 28, 2008 Kevin Flynn Duncanson Company, Inc, 145 SW 155th Street #102 Seattle, WA 98166 SUBJECT: Ragle Short Plat Dear Flynn: LUA #08-042 ECF, SHPL-A, V-A, V-A, V-A "On Hold" Notice The Planning Section of the City of Renton accepted the above master application for review on May 5, 2008, During our review, staff has determined that additional information is necessary in order to proceed further, The following information will need to be submitted before June 20, 2008 so that we may continue the review of the above subject application: • The submittal of a revised Short Plat plan is required that depicts the reconfiguration of the plat so that all lots meet the lot width requirements ofRMC 4-2-1 lOA • A wetland report and delineation was submitted with the project application prepared by Altmann Oliver Associates, dated March 6, 2008, The delineation identifies an on-site Class 3 wetland, The City has conflicting information regarding whether the on-site wetland is categorized as a Class 3 wetland, therefore secondary review of the submitted wetland report prepared by Altmann Oliver Associates is required, At this time, your project has been placed "on hold" pending receipt of the requested information, Please contact me at (425) 430-7219 if you have any questions, Sincerely, ~~ e Timmons ciate Planner cc: Robert & Marilyn Ragle I Owner(s) Russ Hibbard -RW, Puget Sound Holdings, LLC I Applicant I Owner(s) -------I-0-55_S_o_u_th_G_.r-ad_y_W-ay---R-e-nl-o-n,-W-a-s-h1-.n-gt-on_9_80_5_7 ______ ~ @ This paper oontams 50% recycled material, 30% postconsunier AHEAD OF THE CURVE REPORT & DECISION Decision Dute: Project Name: Owner/Contact File Number: Project Summary: Project Location: Exist. Bldg. Area: 5/ite Area: C=UR~~f ~v.r NAME .-~ ONU •• n/i re . - City of Renton LJrt( . .tv1, '") """"l I 1,.-,.-J C Department of Community and Economic Developme tNi",i:ib '· ADMINJSTRA11VE VARIANCE LAND USE ACTION May 28, 2008 Ragle Lot Width Variances Owner: Robert & Marilyn Ragle, 16805 106'" Ave SE, Renton, WA 98055 Contact: Duncanson Company Inc., 145 SW 155'" St, Ste #102, Seattle, WA 98166 LUA08-042, V-A, V-A V-A Project Manager: Rocale Timmons, Associate Plam1er The applicant is requesting an administrative variance from the lot width standards in advance of a 3-lot Administrative Short Plat for all three lots. This report addresses only the request for the lot width variances. The subject site is a vacant 19,668 square foot parcel in the R-8 zone. Ir the variances are approved, Lots 1 and 2 would have a lot width of 45 feet, 5 l'cct kss than the 50-foot minimum lot width for interior lots. Lot 3 would have a lot width 01· 50 l'cet, 10 feet less than the 60-foot minimum lot width for comer lots. An approximate 2.100 square foot Class 3 wetland is present in the southwest comer of the site. l68XX Block of 106"' Ave (Parcel #0087000181) None Pro1Jnsed 1\/e'vv Bldg Area: NIA 19,688 SF (0.45 ac) forul Hui/ding Area: NIA REPORT & DECISION Decision Date: Project Name: Owner/Contact File Number: Prqject Summary: Project Location: Exist. Bldg Area: Site Area: City of Renton Department o{Communil.v und Economic Development ADMINISTRATIVE VARIANCE LAND USE ACTION May 28, 2008 Ragle Lot Width Variances Owner: Robert & Marilyn Ragle, 16805 I 06'" Ave SE, Renton, WA 98055 Contact: Duncanson Company Inc., 145 SW 155'" St, Ste #102, Seattle, WA 98166 LUA08-042, V-A, V-A, V-A Project Manager: Rocale Timmons, Associate Planner The applicant is requesting an administrative variance from the lot width standards in advance of a 3-lot Administrative Short Plat for all three lots. This report addresses only the request for the lot width variances. The subject site is a vacant 19,668 square foot parcel in the R-8 zone. 1 r the variances are approved, Lots 1 and 2 would have a lot width of 45 feet, 5 feet less than the 50-foot minimum lot width for interior lots. Lot 3 would have a lot width orso reel, 10 feet less than the 60-foot minimum lot width for corner lots. An approximate 2, l 00 square foot Class 3 wetland is present in the southwest corner or the site. I 68XX Block of 106'1 ' ;\ vc (Parcel #0087000181) None fJroposed New Bldg Area: N/A 19,688 SF (0.45 ac) fora/ Hui/ding Area: NIA Department r![Communi~y and Economic Development Ragle Short Plat Lot Width Variances Administrative Report and Decision LUA 08-042, V-A, V-A, V-A REPORT OF MAY 28, 2008 Pugc 2 of5 A. Type of La11d Use Action Conditional Use Binding Site Plan -- Site Plan Review Shoreline Substantial Development Permit Special Permitfor Grade & Fill Administrative Code Determination X Admini>'trative Variance B. Project Description I Background: The applicant has requested three Administrative Variances from RMC 4-2-1 !0A in order to allow for a subsequent three-lot subdivision in the R-8 zone. This report addresses the requests for variances, and the Administrative Short Plat decision will be addressed in a separate report. The subject parcel 19,688 SF (0.45 acres) would be divided into three lots, of which two would be served by a private access easement. An approximate 2,100 square foot Class 3 wetland is present in the southwest comer of the site. The applicant contends that the wetland is an unregulated wetland. l lo\\'ever, the applicant intends to retain the wetland. Staff requested the applicant submit a secondary wetland study to affirm the wetland on site is unregulated. The development standards of the R-8 zone require a minimum lot width for interior lots of 50 feet and 60 feet for corner lots. The applicant is proposing a reduction of tl1e required lot width for Lots I and 2 to 45 feet, 5 feet less than the 50-foot minimum lot width for interior lots and a lot width of 50 feet for Lot 3, 10 feet less than the 60-foot minimum lot width for comer lots. The applicant indicates that the proposed 3-lot short plat would not have a practical layout if the variances were denied. Findings, Conclusion, and Decision Having reviewed the written record in the matter. the City now makes and enters the following: C. 1. 2. 3. Findings Request: The applicant has requested three Administrative Variances from the lot width standards in Residential-8 (R-8) zoning designation. The variance is requested from RMC 4-2-1 lOA, which requires a 50-foot lot width for interior lots ,rnd a 60-foot lot width for corner lots. The applicant is requesting a variance in order lo reduce the lot width on the proposed interior Lots 1 and 2 to 45 feet and to reduce the lot width on the proposed comer l .ot 3 to 50 feet. Administrative Variance: The applicant's Administrative Variance application complies with the requirements for infonnation for a variance. The applicant's site plan and other project drawings are attached to this report. Existing Land Use: Land uses surrounding the subject site include: North: R-8 zone, developed as single-family residential: South: R-8 1onc, dcvclnped as single-family residential: East: R-8 zone, R-8 zone, developed as single-family residential. and; West: R-8 zone, developed as single-family residential. Department of Community and Eco11omic Development Ragle Short Plat Lot J:Vi,lth Variances REPORTOFM;JY 28. 2008 Page J of5 Administrative Report and Decision LUA 08-042, V-A, V-A, V-A 4. Consistency with Variance Criteria: Section 4-9-250B5 lists four criteria that the Zoning Administrator is asked to consider the following lour criteria, along with all other relevant infomrntion, in making a decision on an Administrative Variance application. The variance criteria are as follows: a. That the applicant suffers undue hardship and the variance is necesswy because oj.,pecia! circumstances applicable to sul?Ject proJJerty, including size, shape, topography, lucation or surroundings o[the sul,ject propenv. and rhe strict applicalion of the Zoning Code isfuund tu deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; Lot #1 Width Variance: The applicant contends that special circumstances do exist as the width of the subject property as a whole is shy of the 160 feet that would be required to subdivide the property into two 50-foot wide lots and one 60-foot wide comer lot. The property is of sufficient size and rectangular in shape. The applicant contends that undue hardship is suffered because in order to create three new Jots that meet minimum lot width standards of the R-8 zone, the layout of the plat would result in highly irregular shaped lots or the filling nfthc non-regulated wetland. Staff does not concur and carmot sLLppurt the proposed variance as the variance is necessitated due to a self-imposed hardship. The applicant could redesign the short plat layout with 3 lots that could meet the minimum lot width of 50 lcct for interior lots and 60 feet for comer lots. Alternatively, the applicant could redesign the short plat layout with 2 lots and meet the minimum density requirement in the R-8 zoning designation. Lot #2 Width Variance: Staff does not support the lot width variance for Lot #2 as the need for the variance is necessitated due to a self imposed hardship. Lot #3 Width Variance: Staff does not support the lot width variance for l.ot #3 as the need for the variance is necessitated due to a self imposed hardship. b. That the granting ufthe variance 11·i// not he materially detrimental to the puh!ic welfitre or injurious to the property or impron:'!lk'nts in the vicinity and zone in irhich s1t!?Ject property is situated: Lot # 1 Width Variance: The applicant contends that the grnnt i ng 01· the variances would benefit the public welfare because it would result in common access off of \06 1 '' i\ve SE as opposed to three separate driveways. Also the lot configuration would make it possible to retain the non-regulated wetland. Staff concurs that the granting of the variance would not be materially detrimental to the public welfare or injurious to surrounding property or improvements. The granting of the variance would allow for the subdivision of the project site into three lots that arc compatible with other lots in the surrounding neighborhood. Lot #2 Width Variance: See discussion above. Lot #3 Width Variance: See discussion above. Department ofCommunit.v and Economic Development Ragle Short Plat Lot Width Variances Administrati1 1e Report and Decision LUA 08-042, V-A, V-A, V-A REPORT OF MAY 28, 2008 Pagr 4 of 5 D. 1. c. That approval shall not wnsti1111e a gmnt of"special privilege inconsistent with the limitation upon uses of" other properties in the ,·icinitr am/ zone in which the subject property is situated, and; Lot #1 Width Variance: The approval of the variance request would be a grant of special privilege, as other property owners in the vicinity and within other R-8 zoned areas would not be permitted to reduce the minimum lot width, when the hardship created is selt~irnposed by the design of the project. Lot #2 Width Variance: See discussion above. Lot #3 Width Variance: See discussion above. d. ]hat the approval as determined hr the Reviewing Official is a minimum variance that will accomplish the desired purpose. Lot #1 Width Variance: The applicant states that the requested lot width variance is the minimum variance necessary to subdivide the parcel into 3 lots in the desired lot configuration while retaining the wetland. Staff concurs that the requested variance is the minimum variance that would accomplish the desired lot configuration. Lot #2 Width Variance: See discussion above. I.at #3 Wid_tl:> Variance: Sec discussion above. Conclusions The subject site is located in the 16SXX block of 106'" Ave SE in the R-8 single-family residential zone. 2. The City of Renton Development Stcrndards. R'v1C 4-2-11 OA require a 50 foot minimum lot width. 3. The recommendation of staff is to deny the van a nee request because it does not meet two of the four criteria found in RMC 4-9-250B5. Specil1cally. the applicant has not demonstrated that they suffer undue hardship and the request would constitute granting a special privilege. It is feasible for the subject parcel to be developed and mce1 the lot width requirements ofRMC 4-2-1 IOA. E. Decision The Admini.,trative Variances for the Ragle Short Plat File No. LUA 08-042, V-A, V-A, V-A are denied. The Administrative Short Plat is placed on hold pc11di11g reconfiguration of the plat so that all lots meet the lot width requirements of RMC 4-2-1 JOA. Department cf Community and Economic Development Ragle Short Plat Lot J:Vitlth Variances REPORT OF MAY 28, :!00,S Pagl' 5 of 5 SIGNATURE: Neil Watts, Development Services Director Administrative Report and Decision LUA 08-042, V-A, V-A, V-A Date TRA,VSAIJTTED 1his 28111 day o/May, 2008 lo the applic:(111/, i"l1n111('/ 1n1d CHvner: Russ Hibbard Kevin Flynn l::'ober-1-{ H<U-; I~" Rrua I e R.W. Puget Sound Holdings, LLC Duncanson Cornp,my. Inc. lli,~ f{X,~ A'/e SE. 2011 S34l"Placc 145SW 155'hStrectStc/il02 'Ren+iin, V:,A "1"°55 Federal Way, \VA 98003 Seattle, WA 98166 TRANSMITTED this 281/i day of May, 2008 to the parties <!(n!( ord: No parties of record. TRANSAI!fTED this 2811, day of May, 2008 to tliefollmvi11'.!,. Lan)' Meckling, Building Official Fire Marshal Jennifer Henning, CunTnt Planning Manager Land Use Action Appeals The administrative land usc decision will become final if the decision is not appealed within 14 days of the date of approval. An appeal of the decision must be likd within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). RMC Title IV, Section 4-8-11.ll. governs appeals to the Hearing Examiner and requires that such appeals be filed directly with the Office or the l !caring Examiner. Appeals must be made in writing on or before 5:00 PM on June 11'", 2008, and must be ,iccornpanied by a $75.00 fee and other specific requirements. THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must he made in writing through the Hearing T'xamincr. ;\II communications are public record and this permits all interested parties to know the contents of the conununication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. 11G ! I lffl l i---'\ lffl' ! 1-"a.;;;.."'"""\ ' ')1==,--1 /, r---.... - -! -,fii,&110 r--t----tll) r-i ---+=--;;., -11 ·~ - t---r---r ' f-, --+----t .. ir r--""1-/,!U'1D l'"----r--' ' L-·--t----; I. ·' .,. / : J 1700, \ \--+---! /--+---; \ ii ffillf -' fJllfS \\ : (~;;/ . ,_ I ~~-~~ mlD ", I 171ml - ~, >-.. ,-1.- ·.a ... - e 0 DUNCANSON COMPANY, INC. Civil:B~ • ~ · I..ab:I.Planniog U5 SW 155th St, Suite 102 Seadk,.Wushi1,g1(»198166 Phone 206.244.4141 Fax 206.2#.4455 Neighborhood Detail Map Site@ !68xx 106th Ave SE Renton, WA 98055 mB I ID· .. 77 Scale: AF. specified Drawn: KCF Job No: 07804 Be nson Hill Communiti es , CPA# 2 007-M-06 Staff/Planning Commiss ion Recommendation >· -.i- i .. t l Zoning Des,gnalon~ R· 1 • 1 DU per Aete RMF • Res,denl1al Multi Family R-4 • 4 D U per Acre RMH . Hesidenl ial Manufactured H omes R-8 • 8 DU per Acre CA -C ommcrr.,al Arterial R-10 -10 DU per Acre C N -Commercia l Neighborhood R-14 • 14 DU per Acre CO • Comme ,c a Office Comp Plan • Land use CJ Residenbal Low Densily CJ Residential Single Farroly CJ Residential Medium Densily CJ Resid en bal Multi Family Cl Commercial Ne,gnbomood Cl Commercial Corridor .... , ... ~ '""' A nnexal ,on Boundary C1 ly L1m1ls £0086 ''IM A 'IM l'Vl:£1(]3::I 3::)'tf"ld istV'i: ·s IIOl ::m 'SONKJlOH aNnos = ·M-~ ' ' I' L --I-- ' ---+-- ~ ;,,,of 1 Vld .lllOHS 310V~ SNOIS1/\:3l:::I r -::; ' . Xi lJL ;;; ---~---- 3S 3nN3/\~ HJ.90i I T ie z k, -:=1 C f,'0086 VM J.VM l'. ___ _1 I " ip. z 3;)\fld 1Slt"C "S UOl --L-- < . ' ___ J_ =-: u ~~l ::Jll 'SONKJlOH __ j...__ z =rl=_ ___ .. L __ !!.rl",. 0 i~ ONl10S l3CTld 'M·~ D SNOISIJ\3~ !- 3S 3nN3J\V HJ'J,Ji ( '"'"'· :;.ro "·'" 8[ __ - N\fld 3c!L -, GNV AOOJ.ta,\M 33!:I.I.. ·,Wllln ':J)VJ-IVl:!O ~ l~ld .illOHS TI)~~ ~,'T---~ 1 t'+---- _L ___ , z 0 ~ u w ~ ~ ~ 0 ~ u 0 ~ 0 ~ i:i w u u ~ ~le '.,~' .< 0 • ,-11 N 1; '·I IL ; ' f ({) ~ ' City of ..... ton Department of Community & Economic D .opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT COMMENTS DUE: MAY 19, 2008 APPLICATION NO: LUA08-042, ECF, SHPL-A, V-A, V-A, V-A DATE CIRCULATED: MAY 5, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Ra le Short Plat PLAN REVIEWER: Mike Dotson SITE AREA: 19,688 s uare feet EXISTING BLDG AREA ross : N/A N: 168XX 106~ Avenue SE PROPOSED BLDG AREA ross N/A WORK ORDER NO: 77898 PLEASE RETURN TO ROCALE TIMMONS IN CURRENT PLANNING 5TH FLOOR MMARY OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision an existing 19,688 square foot parcel into 3 lots for the future construction of single family residences. 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 6,325 square feet in area to 7,028 square feet. Access would be via a new 20-foot private street extending from 106th Ave SE. The applicant has requested three variances to reduce the lot width for each of the three lots to less than the lot width minimum. A 2,100 square foot Class 3 wetland is present in the southwest corner of the 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 Earth Housina Air Aesthetics Water Uoht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services V Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additioAI r\ormatio~ ~ ~eded to properly assess this proposal. ~~~0/ 5 20-08 Signature of Director OfAuthorize Representative Date FIRE DEPARTMENT MEMORANDUM DATE: 5/18/08 TO: Mike Dotson, Plan Reviewer CC: FROM: SUBJECT: Rocale Timmons, Associate Planner David Pargas, Assistant Fire Marshal LUAOS-042 RAGLE SHORT 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 Ragle Short Plat approval to be recommended. Renton Fire & Emergency Services comments: 1. The Fire Departments Pre-Application comments noted on 12/26/07 for the 1/2/08 Pre-Application meeting are still applicable to this project with two (2) revisions. A) A re-measurement of the road access leading to lot one reveals that the distance does not exceed 150 feet and therefore no turnaround will be required as note in my initial comments. 8) Hydrants shall be required within 300 feet to the front of the structure and to the rear as noted in my initial comments. 2. During Construction: A) All required hydrants are to be operational before combustible construction is allowed. 8) Temporary Emergency Vehicle access is to be provide throughout the construction period and until permanent access is provided. C) Temporary address is to be provided and is to be easily identifiable for responding emergency personnel. 3. Fire Mitigation Fees: Fire Mitigation Fees of$488.00 per unit are to be paid prior to Final Plat recording. Any question or concerns regarding the Fire Departments comments may be directed to Assistant Fire Marshal, David Pargas at 425-430-7023. i:\city memos\08 final & prelim rev\luaOS-042 raglc short plat.doc City of 1 ._ •• ton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: i= i r( COMMENTS DUE: MAY 19, 2008 APPLICATION NO: LUA08-042, ECF, SHPL-A, V-A, V-A, V-A DATE CIRCULATED: MAY 5, :foo8 . APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Raale Short Plat . ''' -PLAN REVIEWER: Mike Dotson l SITE AREA: 19,688 sauare feet EXISTING BLDG AREA laross\: N/A LOCATION: 168XX 106'" Avenue SE PROPOSED BLDG AREA lnross\ N/A WORK ORDER NO: 77898 SUMMARY OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of single family residences. 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 6,325 square feet in area to 7,028 square feet. Access would be via a new 20-foot private street extending from 106th Ave SE. The applicant has requested three variances to reduce the lot width for each of the three lots to less than the lot width minimum. A 2,100 square foot Class 3 wetland is present in the southwest corner of the site. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Pfants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources C. CODE-RELATED COMMENTS pie~ f! ;,t?er/"t!:~ h:Z-: .:VA ,,_ td .11J',H.., 11.~ ,' ,4s.s l f Element of the Probable Probable Mora Environment Minor Major Information Impacts Impacts Necessary Housinn Aesthetics Uaht/G/are Recreation Utilities Transnorlation Public Services Historic/Cultural Preservation Airporl Environment 10,000 Feet 14,000 Feet ~ 4-(<!' c/ ~ .................... ../s ( A-Jr.Ade/) ,,ci,z.c: .,,#~s-#A/ 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 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: May 19, 2008 TO: Rocale Timmons, Planner FROM: Mike Dotson, Utility Plan Review /J"/d Ragle Short Plat -LUA 08-042 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 tl1e frontage of this site. CODE REQUIREMENTS WATER 1. 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. SURFACE WATER 1. 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. h:\division.s\develop.ser\dev&plan. ing\projerts\08-04 l . roe a le\talbot highlands gf.doc Page 2 of2 05/19/2008 2. Traffic mitigation fees of $75 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. If three 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$75.00 per Average Daily Trip shall be assessed. The total for the 3 lots $2,153.25. This fee is payable at time of building permit. H :\Division. s\Develop. ser\Dcv&plan. ing\PROJ ECTS \08-041.Rocale\ Talbot Highlands GF .doc City of Renton Department of Community & Economic De __ pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: MAY 19, 2008 APPLICATION NO: LUAOB-042, ECF, SHPL-A, V-A, V-A, V-A DATE CIRCULATED: MAY 5, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Ra le Short Plat PLAN REVIEWER: Mike Dotson SITE AREA: 19,688 s uare feet EXISTING BLDG AREA ross: N/A LOCATION: 168XX 1061h Avenue SE PROPOSED BLDG AREA ross N/A au, WORK ORDER NO: 77898 SUMMARY OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of single family residences. 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 6,325 square feet in area to 7,028 square feet. Access would be via a new 20-foot private street extending from 106th Ave SE. The applicant has requested three variances to reduce the lot width for each of the three lots to less than the lot width minimum. A 2,100 square foot Class 3 wetland is present in the southwest corner of the 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 Earth Housino Air Aesthetics Water Uaht!Glare Plants Recreation Land/Shoreline Use Ufifities Animals Transoortation 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 inti ion needed to properly assess this proposal. Date Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: E?"Residentia I D Retail D Non-retail Calculation: -Z.5,11 Transportation Mitigation Fee: $ :\, ,53. ~S' 81 \ Method of Calculation: .flITE Trip Generation Manual, 7'" Edition D Traffic Study D Other , / Cz.10') sr1L "l .s7; clv-- Calculated by: _..:.;11L.:>1.<1t='"""'"'---"f...w<~.:..i... .... "'-&-"\c"-----------Date: Date of Payment: ----------------------------- City of Renton Department of Community & Economic De.,.Jpment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET COMMENTS DUE: MAY 19, 2008 APPLICATION NO: LUA08-042, ECF, SHPL-A, V-A, V-A, V-A DATE CIRCULATED: MAY 5, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Ra le Short Plat PLAN REVIEWER: Mike Dotson SITE AREA: 19,688 s uare feet EXISTING BLDG AREA ross : N/A LOCATION: 168XX 1061 " Avenue SE PROPOSED BLDG AREA ross N/A WORK ORDER NO: 77898 SUMMARY OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of single family residences. 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 6,325 square feet in area to 7,028 square feet. Access would be via a new 20-foot private street extending from 106th Ave SE. The applicant has requested three variances to reduce the lot width for each of the three lots to less than the lot width minimum. A 2,100 square foot Class 3 wetland is present in the southwest corner of the 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 Earth Housina Air Aesthetics Water Uf1ht/G/are Plants Recreation Land/Shoreline Use Utilities Animals Trans1Jortation Environmental Health Public Services Energy! HistoridCultura/ Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS tion with particular attention to those areas in which we have expertise and ha ion is needed to properly assess this proposal. Date I City of Re ... on Department of Community & Economic Dev~,opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: D -. ''r I. I I -COMMENTS DUE: MAY 19, 2008 • APPLICATION NO: LUAOB-042, ECF, SHPL-A, V-A, V-A, V-A DATE CIRCULATED: MAY 5, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Raale Short Plat PLAN REVIEWER: Mike Dotson SITE AREA: 19,688 sauare feet EXISTING BLDG AREA lnross): N/A LOCATION: 168XX 106'" Avenue SE PROPOSED BLDG AREA /oross) N/A I WORK ORDER NO: 77898 SUMMARY OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of single family residences. 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 6,325 square feet in area to 7,028 square feet. Access would be via a new 20-foot private street extending from 106th Ave SE. The applicant has requested three variances to reduce the lot width for each of the three lots to less than the lot width minimum. A 2,100 square foot Class 3 wetland is present in the southwest corner of the 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 Housinn Air Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoorlation Environmental Health Public Services Energy/ Historic/Cultural Naturaf Resources Preservation Airport Environment 10,000 Feet 14,000 Feet +-,) B. POL/CY-RELATED COMMENTS VL/L.,l ~ FU.)_,-f./J /. y·JC:~ /o 8/J /v_;; C. CODE-RELATED COMMENTS 1)1,{At._ U/L,L fL,(j.,-,t /J,,yL2 Z /S 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 dditional informalio eded to properly assess this proposal. ~ -S' -2-0 Date City of R~u.on Department of Community & Economic De,o,~pment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (\. "':.,, l'}il"\r, COMMENTS DUE: MAY 19, 2008 APPLICATION NO: LUA08-042, ECF, SHPL-A, V-A, V-A, V-A DATE CIRCULATED: MAY 5, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons ,-.., V "'-"' •, ••• PROJECT TITLE: Raale Short Plat PLAN REVIEWER: Mike Dotson RECEIVED SITE AREA: 19,688 sauare feet EXISTING BLDG AREA lnrossl: N/A UAV R i; 'lnno LOCATION: 168XX 1061 h Avenue SE PROPOSED BLDG AREA lnross) N/A 111 ' UI WORK ORDER NO: 77898 SUMMARY OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of single family residences. 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 6,325 square feet in area to 7,028 square feet. Access would be via a new 20-foot private street extending from 106th Ave SE. The applicant has requested three variances to reduce the lot width for each of the three lots to less than the lot width minimum. A 2,100 square foot Class 3 wetland is present in the southwest corner of the 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 Mo,e Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Linhf/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnorlation Environmental Health Public Services Energy/ Natural Resources Historic/Cultural Preservation Airporl Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attenUon to those areas in which we have expertise and have identified areas of probable impact or areas wh additional information is nee<jpd to properly assess this proposal . . / ~-<lt/21: Date City of R-... on Department of Community & Economic De,-,opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: j;°,-COMMENTS DUE: MAY 19, 2008 APPLICATION NO: LUA08-042, ECF, SHPL-A, V-A, V-A, V-A DATE CIRCULATED: MAY 5, 2008 APPLICANT: Russ Hibbard PLANNER: Rocale Timmons PROJECT TITLE: Raale Short Plat PLAN REVIEWER: Mike Dotson SITE AREA: 19,688 square feet EXISTING BLDG AREA lnrossl: N/A LOCATION: 168XX 106th Avenue SE PROPOSED BLDG AREA /arossl N/A WORK ORDER NO: 77898 SUMMARY OF PROPOSAL: The applicant is requesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of single family residences. 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 6,325 square feet in area to 7,028 square feet. Access would be via a new 20-foot private street extending from 106th Ave SE. The applicant has requested three variances to reduce the lot width for each of the three lots to less than the lot width minimum. A 2,100 square foot Class 3 wetland is present in the southwest corner of the 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 Earth Housina Air Aesthetics Water LinhVG/are Plants Recreation Land/Shoreline Use Utifities Animals Transoortation 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 info":JJJ1 _yneeded to properly assess this proposal. f///W?J,: e r; µ:, 1 ciJ ---.<----,~~-------Signature of Director or Authorized Representative Date NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE LAND USE NUMBER· PROJECT NAME LUAOS-04/ F\.F SHPL-A V-A. \/-A, V-/\ R~~le Sharl Plal PROJECT DESCRIPTION The app:icJnl 1s req~esl,ng Sfcrt Plat ~µp:0,.,.1 and Envb, -,. ,-,U 1SEPJ', Review to, the s-Jt)(l1•,is,w, d ~n ""'Mg 19.658 square fao1 parcel into 3 lots for the future conslruut,c,·1 "I /,,rm\ residences T~e pro1~cl sl~ ,~ luc.~t..,1 mll1in Urn Ras1den\ial -8 IR-31 dwelli~g units per acre iomn, prnpos~d ,o\s '-O~ C ""'!J" ,., "'~ 1,.,.., 6.32.'i squ~re fee· in acaa to 7 028 sou are feet ,',cce% W<Juld be s.•:ca " rir,·,, :, , ' pr:vate street exlend111y from 1061h ;.cm :S~ T~~ a1-pl1r.a•1' Im~ reqLJested lhree v;ir1Jnces lo reduce the IY ·,,.,% !"· • .,, of t~e lhree lols lo less lhan t'1e :cl "'"lt:1 m:11,r·""" Ar, a:,prc1,,,'1ate 2, 100 squ.ire too: Class 3 wet an·J 1s r:,r,, ent • , t··,· soutnwes! corne· of th!:' site PROJECT LOCATION 1 fiSXX Bloc, of 10fi" /\venue SE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED IDNS-M) /\s U,e L!:'"'O Ag«~cy. 1hr ' , ,i Fericn ,as celerm1ned that s1<:.1111i,~ar,\ ~r·v,rc,nmt,ril«I ""~acts a·e ,ml1kely :o result rrom tre proposed pro!ec· T:·r·r(,,r,-~, ~erm11ted unCer :he R..0N ~3 2·.c 110. 11,e C,1y c,f R.,n1nn ,.s using the Optranal DNS·M process to g,ve r·,:1,,~ ::i1,~ M 1s l1kelf lo be issued Comme~·. ~eri<:'ds for ,11., P"'J"cl an~ lhe ~roposed DNS-M are irlegraled into ,, ~erioC. There will te no comment period fcllu.v,ny 11,., iss<.~nce of the Thrnsholc Deterrr1nat·on o! '·' C,, c, ,,,, M,hoa\ed (DNS-M). A 14-cay arpeal pw,oc will follpw 11,., """~""" cf lhP. :!NS-W. PERMIT APPLICAT!ON DATE /,p•1I 22, 20GO NOTICE OF COMPLETE APPLICATION r,,lay C, 2008 APPLICANT/PROJECT CONTACT PERSON· Kevin Flynn. Ouncan~on Company. Inc.; Tel: (206) 244-414 I: Eml.kevinf@dunc3nsonco.com Permits/Review Reque~ted: Enviror,mental (SEPA) Review. Adm1nis1ra1ive Short Plat ,rnd V~riance approval~ Other Pc,rm11s which may be required Constructiu" ar,d Building Perm11s Requested Studies Geotechnical and Drainage Reports and Wetland Sludy Locatior, wh.rre appl1c3tion may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW Zoning/Land Use: Environmental Documents that Evaluate the Proposed ProJec\ Development Regulations Used For Project Mitigation· Deparcment of Community & Economic Development (CED1 -Pl,,nning Division, Sixth Floor Renton City Hall. 1055 South Grady WaJ, R~nton, WA 96057 N.IA Tt",e S'JbJecl s,le 1s designated Res,den\ial S·ngle F~rnily (RSF) ,,,, : ,. Lit, of Ren to:, Cornpret"-ens1,·e Land Use Map wd Residw,1,~ .• 8 {R-B. "" t·,. C,t, ·- Zorinq Map [ncrnnmental (SEP~.) :=:nec.klis( Tne proJect will be subiect to the C:ly's SEPA cordinance, RMC -1-i-11J', ant othe' applicable codes and regulations as apprvpnale Proposed Mitigation Me3sures· Ems10.i cor,r,01 s.~a/1 IJ8 ,nsral/t:d ;,, ~ccordanrn .win r~e 200" c:, • Mam,a! · • ~ "epaf"/mBn( o/ Er:ology 5/ormwater Manageme.~/ Comments .on _the above application must be submitted in w · · . Planning D1v,s,on, 1055 Soc,th Grady Way Rento WA 980 ri\ulg 10 Rocale T11nmons, Associate Planner CED_ abo~t th,s proposal. or ll%h In be mode a n;r1y of ,:~ord and 57 , by 5:00 PM_on May 1.9, 200ij. I' you hav,a q~eslions M,:na_gf'r Anyone wno submi1, wnlte~ co'nrnents ·mll automa11~:t';e addr!ran,11 noltl1cat,<l', by ma,I ,:o~tact thM Pro1ect dec,s1on on th,s prowct Y ,~come a Hr1y ol record and will be notHiecJ ol any CONTACT PERSON: Roca!e_ Timmons, Associate Planner; Tel: (425) 430-7219· Eml: rt1mmons@ci.renton.wa.us ' PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION iOU would like to be made a party of reco:cd:;Co::rn:c,~i~,e~f~o~rt~he-· -----. --------- "~ form and return to: City of Renton c~o-Pl . D _ r information on this proposed proje~l. complete · " ann1ng 1v1s1on. 1055 So. Gr~dvW>J.y Renton WA 98057 <1rne/F1le No; Ragle Short PlatiLUA08-042, ECF. SHPL-A, V-A, V·A. V-A • ' ' M,1E AILING ADDRESS :':c.EPHONE NO CERTIFICATION 3 SIG NED:-/\,1 c "'--·LC t ATTEST: Subscribed and sworn before me, a No1ary Public, in and for the State of Washington residing f ... CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 5th day of May, 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 Agencies -NOA, Env. Checklist, PMT Kevin Flynn -Accpt Ur Russ Hibbard -Accpt Ur Robert & Marilyn Ragle -Accpt Ur Surrounding Property Owners -NOA only (Signature of Sender): ~{{,/ ..;;J..1_,( k < · STATE OF WASHINGTON y ) ss COUNTY OF KING ) Dated:_t..,~-~l=>--~C:>~'B~-- See Attached Contact Applicant Owners See Attached Notary (Print): My appointment expires: :A®"2 C .J.,,'/ n 0 Q~ I q-10 Project Name: Ragle Short Plat Project Number: LUA08-042, ECF, SHPL-A, V-A, V-A, V-A template -affidavit of service by mailing Representing 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 33031 0 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: S EPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers • : Depart. of Natural Resources ' PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -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-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 ·Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, Site Plan PMT, and the notice of application. template . affidavit of service by mailing .. 008700018800 BARNES JAMES 16839 106TH AVE SE RENTON WA 98055 008700018602 CHRISTIANSON DAVID B 16815 106TH 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 008700017109 KEOLKER JONELLE 25604 SE 392ND ST ENUMCLAW WA 98022 008700025607 MUELLER AARON+SCOTI SHARI R 16836 106TH 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 008700017208 RANSMEIER MELLISSA 16646 105TH AVE SE RENTON WA 98055 008700016507 SCHICK NORMAN 16625 106TH AVE SE RENTON WA 98055 008700017703 BENSON EMERY L+MAXINE J 16803 106TH AVE SE RENTON WA 98055 008700019204 CRAMPTON BARRY+DAWN L 16820 105TH AVE SE RENTON WA 98055 008700011805 FALLGREEN BRUCE W JR 16817 105TH AVE SE RENTON WA 98055 008700011904 HODGE JERRY G+GINA L 16815 105TH AVE SE RENTON WA 98055 008700011508 LITILEFIELD HEATHER L 16809 105TH AVE SE RENTON WA 98055 008700010500 NAULT DONALD G+KATHRYN L 16827 113TH AVE SE RENTON WA 98055 008700025003 NGUYEN HY V+ THU HUONG 16824 106TH RENTON WA 98055 008700019402 PITIS GARFIELD W 17013 106TH S E RENTON WA 98055 008700012605 RISKE EUGENE L 16821 105TH AVE SE RENTON WA 98055 008700024501 SHARP JANICE M 16816 106TH AVE SE RENTON WA 98055 008700019600 BLUMENTHAL G H 16830 105TH AVE SE RENTON WA 98055 008700011409 DAVIDSON CHRISTOPHER O+BJORKLUND PATIILOU U 16803 105TH AVE SE RENTON WA 98055 008700018305 HEISE ROBERT E 16818 105TH AVE SE RENTON WA 98055 008700011003 JUAREZ ANTHONY D & PATRICIA 16663 105TH AVE SE 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 008700018107 RAGLE ROBERT L 16805 106TH AVE SE RENTON WA 98055 008700017000 SAKOUNTHONG LANGNOU+VONGSOU 16642 184TH AVE SE RENTON WA 98058 008700016804 TRAVERSO MARK & BETH PO BOX 1358 FALL CITY WA 98024 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED {DNS-M) DATE: May 5, 2008 LAND USE NUMBER: LUA08-042. ECc. SHPL-A, V-A, V-A, V-A PROJECT NAME: Ragle Short Plat PROJECT DESCRIPTION: The appl1c.an1 :s rer,uesting Short Plat approval and Environmental (SEPA) Review for the subdivision of an existing 19,688 square foot parcel into 3 lots for the future construction of single family residences. 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 6,325 squ;:ire fed ir1 ;:m-,a to 7,028 square feet. Access would be via a new 20-foot private street extending from 106th Ave SE. Tr'e apolicart has requested three variances to reduce the lot width for each of the three lots to less than the lot width minirrum. An approximate 2,100 square foot Class 3 wetland is present in the southwest corner of the site PROJECT LOCATION: 168XX Block of 1 06 1 1i /wenue SE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts ore unlikely to result from the proposed project Therefore, as permitted unaer the RCW 43.21 C. 110, the City uf Rerito:1 1s usrng the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for i"1e project and the proposed DNS-M are integrated into a single comment period. There will be no comment period follm011nq lhe issuance of the Threshold Determination of Non-Significance- Mit1gated (DNS-M/. A 14-day appeal period will folio··.'i the issuance of the DNS-M PERMIT APPLICATION DATE: A:yi' 22. 2008 NOTICE OF COMPLETE APPLICATION: Ma; 5. 2008 APPLICANT/PROJECT CONTACT PERSON: Kevin Flynn. Duncanson Company, Inc.; Tel: (206) 244-4141; Eml: kcvinf:@duncansonco.com Permits/Review Requested: Environmental (SEPA) Review, Administrative Short Plat and Variance approvals Other Permits which may be required: Construction and Building Permits Requested Studies: Geotechnical and Drainage Reports and Wetland Study 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 N/A The sut.J_,ect site 1s designated Residential Single Family (RSF) on the City of Renton Cornprchc11sive Land Use Map and Residential -8 (R-8) on the City's Zoning rvl<1p Environmental ·:Sf-'P/:,,.) Checklist The prcject wil be subject to the City·s SEPA ordinance, RMC 4-2-110A and other appi1cahle codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitig8Lion Measures will likely be imposed on the proposed project These recomJTended Mitigation Measures address project impacts not covered by existinq coc:es 811d regulations as cited above. The applicant will be required to pay the ,,pprcJpnate transportation Mitigation Fee; The applicant will be required to pay the ariproprrate Fire Mitigation Fee; and Erosion control shall be installed in acrnrdance w!lh the 2005 Department of Ecology Stormwater Management 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 19, 2008. If you have questions about this proposal, or wish to be made a party of recwd and receive addrtional notification by mail, contact the Project Manager. Anyone who submits written comme11:s wil au:ornatically become a party of record and will be notified of any decision on this proJect CONTACT PERSON: Rocale Timmons, Associate Planner; 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 recorC tc ~eceive further information on this proposed project, complete this form and return to: City of Renton. CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No: Ragle Short Plal/LUA08-042, ECF, SH PL-A, V-A, V-A, V-A NAME MAILING ADDRESS: TELEPHONE NO.: May 5, 2008 Kevin Flynn Duncanson Company, Inc. 145 SW 155th Street #102 Seattle, WA 98166 Subject: Ragle Short Plat LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A 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 June 2, 2008. Prior to that review, you will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7219 if you have any questions. Sincerely, ~ le Timmons cc: Robert & Marilyn Ragle/ Owner(s) Russ Hibbard -R.W. Puget Sound Holdings, LLC I Applicant -------l-05_5_S_o-ut_h_G_ra_d_y_W_a_y_--R-en_t_on-.-W-a-sh-i-ngt_o_n-98-0-57 _______ ~ @ This paper contains 50% recycled materia(. 30% post consumer AHEAD OF THF. CURVE o~~Y o~, CITY •F RENTON + ~t( + ~~ 0'<_. Denis Law, Mayor N'1' May 5, 2008 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Ragle Short Plat LUAOS-042, ECF, SHPL-A, V-A, V-A, V-A Department of Community and Economic Development Alex Pietsch, Administrator The City of Renton'::: Department vf Con1.,;.1ur.ity .:..t;J Econmnic Develorn1eril (CE:G) has 1ecciv~d an application for a 3-lot single-family subdivision located at 168:XX 106' 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, I 055 South Grady Way, Renton, Was~ington 98057 by May 19, 2008. ( i . Elementary School: -~=-u_·_·".:?:C~"-r~·J~· ... c ______ ._-:> _______________ _ Middle School: -~,'-"', .... -~. k-"'· "". ""-'""-'------'--;-L_z_,,'·~, ------------- • High School:---+-=~~~~-~----..-(.,_ __ . ..;/_-,_· ____________ _ Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No __ _ Any Comments: _______________________________ _ --·-····-· ------------------------- Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7219. Sincerely, Associate Planner Encl. -------10_5_5_S_o_ut_h_G_r_ad_y_W-ay---R-e_n_to_n_. -'w-'a-sh_i_n·g-,t-on-9-80_5_7 _______ -~ ® This paper conl,imc; sn·:,," recycled material, 30% p:)St consumer AHEAO OF THE CURVE )Oo -r) ;s- 0l1_ A IJ 8: -o</Z, City of Renton ,,· ... : ' -., ,. ,,,1:,11"1( .,E· ·c 1 ,1 n~ .. ·. ·.-.. ;_ ,-,_;->., ...... 1-.:,. \.,! ·'J ._~.\. ' .,.~. ' -.,·r,~ I LAND USE PERMIT CITY Of Hr::N, -.11', MASTER APPLICATION APR 2 2 LOOb or:ri:!VED PROPERTY OWNER(S) PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: NAME: 1. Robert L. Ragle 168xx 106~ Avenue SE Renton, WA 98055 2. Marilyn H. Ragle KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S) ADDRESS: 16805 1061h Ave SE 0087000181 CITY: Renton ZIP: 98055 EXISTING LAND USE(S): Vacant TELEPHONE NUMBER: 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 (if applicable): NA COMPANY (if applicable): R.W. Puget Sound Holdings, LLC EXISTING ZONING: R-8 ADDRESS: 2011 South 341 •1 Place PROPOSED ZONING (if applicable): R-8 CITY: Federal Way ZIP: 98003 SITE AREA (in square feet): 19,688 SF SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE TELEPHONE NUMBER 253-835-1802 DEDICATED: 0 SF CONTACT PERSON SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 1 900 SF NAME: Kevin Flynn PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 7.35 DU/AC COMPANY (if applicable): Duncanson Company, Inc. NUMBER OF PROPOSED LOTS (if applicable): 3 ADDRESS: 145 SW 1551h St, Suite 102 NUMBER OF NEW DWELLING UNITS (if applicable): 3 CITY: Seattle ZIP: 98166 NUMBER OF EXISTING DWELLING UNITS (if applicable): 0 TELEPHONE NUMBER AND E-MAIL ADDRESS: 206-244-4141 and kevinf@duncansonco.com SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Approx. 2,000 SF PROJECT INFORMATION SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 SF PROJECT OR DEVELOPMENT NAME: Ragle Short Plat PROJECT INFORMATION continued r-SQ-UA_R_E_F_O_O_T_A_G_E_O_F_P_R_O_PO_S_E_D_N_O_N_-R_E_S_ID_E_N_T_IA-L----, r~IJ""'A"Q~U"IF.sEF"iR""P"'R"'O"'T"'EC"'T\<il"O"'N"A"R"EA'"'""'",v"""vu-------, BUILDINGS (if applicable): 0 SF 1J FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL 1J GEOLOGIC HAZARD sq. ft. BUILDINGS TO REMAIN (if applicable): 0 SF NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if IJ HABITAT CONSERVATION sq. ft. applicable): 0 SF IJ SHORELINE STREAMS AND LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE llJ 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): IJ AQUIFER PROTECTION AREA ONE LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following 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. _Short Plat_($1,000) 2. _Environmental Check\ist_($500) 3. _Three lot width variances_($150) 4. Staff will calculate applicable fees and postage: $ ___ _ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) . .f'.,ber + L . 1 /YJ ar I Iv n Ra.Q /e , declare that I am (please check one)~ the current owner of the property involved in this application or ---1he aulhorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of Owner/Represe / tive) (Signature of Owner/Representative) n., ..,__ L ' trJ ' ':i" /l "u. l certify that I know or have satisfactory evidence that r:-vrb"' · " '1 .. \. 11 signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. \ ) /~ Notary. Public in and for the State of Washington Notary (Print) My appointment expires· .. _ -~Oz=:C-+(-+tc~'=f~_: +/-11-'--- .. . ~ ... - RAGLE LEGAL DESCRIPTION * TITLE PER ORDER NO. 207151500 ISSUED BY STEWART TITLE, DATED NOVEMBER 7, 2007. THE EAST HALF OF LOT 6, BLOCK 3, AKER'S FARMS NO. 5, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 40 OF PLATS, PAGE(S) 27, RECORDS OF KING COUNTY, WASHING TON. 1J3/1~/~00S WED '' 5 J " FAX 4~54307300 City of R!~ton D$1ED~$P i;l]OOl/001 ·11NG .. -.1 ANN'' I -t:;\_ \-:Oq , r"l'?I\<\:. ~~1,.f, -;'- DEVELOPMENT SERVICES DIVISION ;)\::SJ f;\';'{ ()I • .... WAIVER OF SUBMITTAL REQUIREMENTS , l},~il-l?. l..f:iS6 FOR LAND USE APPLICATIONS R't.C'f.\\/t.U Calculations 1 ,~qiq~ij;'lt)¥R~:tslf'R1frRl~f f;ii~~;,~t~f£~±tf~1+w@i1 Construction Mitigation Description 2 AND 4 '.Q},%~&~tlilJtt9lM!iil@@l~t~:§JFIBfrt&JJ;~lliJ~,~; Density Worksheet 4 , iiilli @likft.9(!fiB( Pf~nl¥¥hf f'" '.?/12;:.'.'f Il'l+J/:~1J;:f\ Drainage Report, Floor Plans 3 AND 4 , · -@~lWi~ic~L~/i~ft'¥@,ii02\lt1;jP}l';ttt;%&,lr0Jk¥Jfl · ., - Grading Plan, Conceptual, ~t~i.ft@}PiM}~f~i;~4{~?'.Rfilf0¥ff)l;:·;.JJ,tS1tf fJI~~t?t Habitat Data Report , Irrigation Plan, .~iiJiij.iR:wM1isj~f:~,1~1;;J;pb1i~l~,lWJiI Landscape Plan. Conceptual, ,. -: ,-,,-.,":,··~, -,,,,,.,-.. , ... ,,_ .. · ·" ' ' ~ '.,-~. , __ ~. ,,,--.<-~,, ....... , .. ~o.V,.w.,<w,~, , .. ~ .. ~ .. ,.,;., Legal Description, ·!Jf~l4t§,t?'.~4~~Riwlffii~~#~i~1tRtfutT1ilif;1; i: ;:_~ ===f-'-''"'"' Mailing Labels for Property Owners, M"#~(!:!¥i.~.tiRg;$t1,;;:q~!f (l\1id~~,J,~*j~t"';""Jt'";i~J"1_;t~t"'\~"':1"1t"'l:t:l"'ii~!l"'· _ _.,.,==bccc Master Application Form, Neighborhood Detail Map, This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Pianning Section PRO.IECT NAME Paj1 e_ 5~fl D/1TE: (i V/lj(M(l/i cJ8 Q :\ WEBIPV\/\ DE VS ER\/\Fo,ms\Plci r'tning\wa IV'9mfs ubmi ttalreq s _ ~-8 5. x I:, 09106 03/U/~008 WED 9: 58 FAX 4:!54307300 City c,f Re,nt.on D5/EDNSP DEVELOPMENT SERVICES DIVISION K.eu;t\-te)Mca~ WAIVER OF SUBMITTAL REQUIREMENTS co.<cw. FOR LAND USE APPLICATIONS Site Plan 2 AND~ :tiR~iif,\'lffer¥~l~~toJg:~~~I\?Jli;IftrJ,t,~;£'t:'.:ilII~1 =-s=l-'--'--"-'f.---"' Stream or Lake Study, Supplemental, ~#~t§f~ii~~~~ijl!l9~1R~i~~I\M~!7fi5ill~~tftiJtS;~ · Street Profiles , '.:f;ij~t¥iilf9!@fu'fl~\P,i.!%Tffii if ~?;JJ'i1Jltffl£1ig0gf;" 1,1c: Topography Map, lil]OOl/001 -------t-----t------+---------------·-j --+-----+-----------,-------------, This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section PROJECT NAME· -~~"'"Yr5~le~-~5~· ~lf,r~I ___ _ D/\ TE: _..IP"-'--'VVJ""CM"'-"l'-'"~'...'..05-=----- 4. Development Planning Section Q: \ WI: 3,\P\N'\DEV SE RV\F orms\Pi an n ing\waiverofaubml ttalreqs _ 9 .Q 6 .xi:, 09/06 < • Pre-application meeting for the RAGLE SHORT PLAT PRE 07-106 City of Renton Development Services Division January 3, 2008 Contact information Planner·: Andrea Petzel (425) 43G-727:, Public Works Plan Reviewer·: MiKr Oo':so:·, (425) 430-7307 Fire Department Reviewer: Davi:1 ~'a:·c;as, (425) 430-7023 Building Department Reviewer: Cr-aic B.,rnell, (425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the pro)ect ready for submittal, have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based or· me c::ides and policies 111 effect at the time of review. The applrcant is cautioned J·,,,: l11·c ~cvelopment regulatio1s are amended ac times, and the proposal vvili be forn-,1,, re,-iewed under the regulations in effect at the crrne of forr~ial O"OJect subrnitla:. Tlic" ,11fcrmatio1·1 contained in this summary is subject to mooif·icctior-1 and/or cor,cur···r~·n,:-_:c_, Yl official decision-makers (e:.g ... Hearing E1:arn1n12r, Zoning /-\d:11111istrator·, Pu:J'11~ \i\,..c,:-k:: .4dminist1-ator1 and City Council). J);\TJ:- TU: FIZC lrvl. Sl/ B.J I<( T: FIRE DEPARTMENT M E M O R A N D U M I 2/26/07 Ms. Andrea Petzel, Assistant Planner David l'argas, Assistant Fire Marshal Pre-Application 07-106, Ragle Short Plat Review I lp<1n t"c:vicwing the material submitted regarding the Ragle Short Pint, I have cktc1rn111cd the /r,ll<1wi11g Fire Code requirements shall need to be 111et l,1r this plat. The !'ire:< '.ode requirements are as follo_w;;;, '" ,,,., ... I. Structures 11p to JoOO square feet shall meet a lire flow ol" I 000 gallons per 111111utc J,1r lwo (2) hours. Structures in excess of 3600 square feet shall meet 1500 gallons per minute for two (2) hours or comply with Table B -Appendix B of the 2006 inlernational Fire code. ~ 11 yd rants shall be located within 300 feet to the rear of the structure. One hydrant for structures up to 3600 square feet and Two if over 3600 square feet Hydrants shall be spaced no greater than 500 feet apart. 1 ' · · • • J. r:i re apparatus access to the strnctures shall be a minimllill of 20 feet wide and cu1Hply with section 503 of the 2006 International Fire code. Roads 20 to 26 feet wide may require" No Parking Fire Lane Signagc" on the same side of the street in which the hydrants are localed. 4. Access to Lot II l appears to be in excess of 150 foct olTthc main road. This may require a turn around. Hammer Head Turn Ar01111cl's arc acceptable. The plan indicates a 20-foot wide access that meets the minimum code for Fire Apparatus road width access. , 5. F:irc 111iligatio11 fees are applicable at the rate of $488.00 per new single family or duplex strncture. Fees shall be paid prior to the Final Plat recording. Any questions or concerns regarding the Fire review comments made concerning Pre- Application07-l 06 Ragle Short Plat review may be directed to Assistant Fire Marshal David Pargas. i:\city mcmos\07 pre app memos\rag!e short plat prc07 · I 06.doc DATE: TO: FROM: SUBJECT: PLi\_1\'NIN G/BUILDIN G/ PUBLIC \VORI(S DEPART1\1ENT \1El\10R.\l\DUM January 2. 2CICIE: i\ndrea Petzel Mikt Dotson I -,'-,\ ; • l '- / 1·' PreApplication Revie" Comments PREAPP No. 07-106 Ragle Shon Plat -162n 100'1· Ave SE (Benson Alme;,.; Area/ --------------~--·-~----~ . NOTE 0:\ PRELIN!TI\ARY REVIEW CO~iMEl\'TS CONTAINED IN THIS REPORT: The fo]Jowmg c01m11enrs on developmem and pcnr.11u::~ issues are based on the prc-apphcat1on subnuttals made to the Cm· of Renton by the applicam. The cppJ;cant 1s cauuoned that mfonnation contained in this 1 summary may be subjec1 to modification ar1d-'or :::m,c·Jnence by official decls10n makers (e.g. Hearing Examiner Boards of AdJusrment. Board al Pc:biic \Yorks and Cm· Counc1IJ. Review comments ma\· also need to be re1·1sed based on site planning 2110 o'.he1 design changes required bv the City or made b,· the applicant -Ke han-performed a pre-application 1-cvJC'>'. o;\11e infomiatioL supplied for the subject proposed development The following U11lin and transponation infom1ation was detennined: These comments concern the projec1 regu:re01:ems as if the propenv has already annexed into the Cit,· of Renton. The IZing County pe:1:11'.s w:11 be vested prior to the final Annexation date (anticipated in March 2008). WATER and SANITARY SEWER 1. Tim propenv is within the Soos Creel; I\ ater and Sewer District Service area. Please comacl them frir infom1ation conccrniic~ ,en-ice. \' erification of water a1·ailabili1y will be required al time of Building permi1 SURFACE WATER 1. Code requires tha1 the project complc:cs ,: di-amage analysis and meets the design criteria in accordance with the 1990 King Counl\ Surface Water Design Manual However. 1f the analvsis shows that detention is requ,red the pla! nnprovernents. then the Fnv1rornnental Re,-1ew Co1111111ttee will condition li1c pro1cc1 to meet the design requirements of the 2005 Surface \,-ater Design Manual Le,·e. :, 1co:1sc",·a1ion1 flow control Svstem Developmem charges will ie d~1e fer the new impen·ious area being developed. The rate 1s Sl_l/,2 OU per new singlc-famih :cs1c'ccntial prope0w_ 'J'J{A NS I'( )Kl'A'J'I ON I. < 'i1y 01· 1sc111u11 code requires installation or full frontage improvcmcnls; which include curb. g11ll,;r, >111<1 sidewalk (and street lighting for plats greater than 4-lols or commercial propeny dcvc lop111c11 l). /\ l'ennil appl1c,ii1011 will be required ii. lhcrc arc any proposed public ulililics. drainage ,>r sl1'l:c1 i111prnvc111\;11l.s. Any plans associaled with these i111pruvc111cnls an: required lo be prepared by a licc11scd Civil Engi11ccr. 'l'l1c applicanl is responsible for securing any privale ulilily casemcnls. 11· 111c1·c c11-c a11v gucsl1011s concerning lhc aliovc corn111cnls, plc,isc crn1lc1cl Mike Dol:;011 al:,;. TW4 /:\Plan Review\Plan Review 2007\Ragle Short Plat Pre app.doc IJfCIL FROM CTI\ or RENTON Planning!Buildi ng/Pnblic \\'orks l\1 E M O H A N D li ~1 SUBJECT: Ragle Shon Plat General We 11::in· completed ~1 prel1111111~1r: rt\'lt\~· ui" liL ;xc:<1F1l1cat10n for the above-referenced developrncn1 p:·optis~1l. T/it·_70//u11·111.~' c11111111i.:1u., o/o' dc1·c'io.,nn:::n: 1/11d /lL'rllliffi!lp i.1.rne.1 are busl:'d on tl1v pre- uppl1cano11 suhmi!ILlh nwdv lu rile Ci1_1 c~l Hr'.iuur /1_1 11'/c c!pp!ican: 011d rile code.1 in 1_//ecl mi rhc dmc-of rc-l'ici, The applicanl 1:::: _:uut10ncd thm miu;·)-::1~..:rnn -~·u:llamccl in thi.:--summary may be sub_:.i:..:c1 to mod1fi~ation and-or concu1Tence by officrnl ciCL'E1CJL<:!1akcr.s (e.g .. Hcanng E\arnmcr. Zonmg \dnumsrraro:·. De\·elopment Ser\'ices Direc1ur. !'ub:1c \Norks Admm1stTator. and City Council). Review cmnrnents n1ay also need to be revised baseC: (Y .. s11t plannmg and other design changes required by City staff or made bv the applicant. The appiicant ,, encouraged to reY1e1v all applicable sections of the Re:110ri J\1unic1pai Code. The Deve1oprnen· Rc;ubuuns are 8\'&ilable for purchase for $50.00 plus tax. frd:11 lhe Financt D1,·1s1on on th•.: firs1 floo:· ui'Cr.\ H,:_d] or 011 the CitY s \\'tbsite WW\\ .rentoH\\"(1.!IOY. Prnject Proposal The sub:ect propert:, L zoncc Rcs1Jcnual-,' : P-:C 1 and " located at l 68(6 1 06'1 Ave. SE m the Benson Hill annexanon area The proposal 1s to suJJ1y1Jt: '.T '-~pprox1rnatt:l) (1.45-acre. p:Jrccl into three lots. The sitc 1s currenrh· undewloped. Proposed ,a·,,,, lo: s:,.:c·: arc app,cmmateiY 0 400 SF. 0.4(1(1 SF and f.80(J sr \U three lm.c; \\'OUic be acce~sed off o'. icr :\ ', ~Tlllt'. The Be:1so11 HiL anne:-~ation \\'ill be effec11h· f\Lr-t.:·! 1. 2008. If2 cornp1ere pro_1ect applicc1tion is submitted tc1 King Counry prior IO that date. r \\':ilk-\'ts1ed to Kmg County sta~dards. As of March 1, t!1t pro_1ect cal-1 be submitted 10 the C11: cifR,.::-n:on. ~1i1d wi1l be processed accordmg to Renton's de\Tiopmen1 stan<lards. De, clopment Standards Zonirnz/Dens11Y Requirements -The suh_1ec·, :.•:°llpen>· ::-located ,,·ithrn the R-f: zonmg des1~.fJ13tion. The densi1-:,. ra:1ge required rn :ht R-t-zone 1:::: ::1 n~·.:1111:c·ff· u -LU to~ mtL\_1mu1T1 of 8.C' dYvellmg urnts per acre (d.1 ;J~·1. A threc Jo: short ula1 of~1 (1.4~-acrc 1r1L:1, p~in_·c·i would result 1p ~1 density o~·6.G--; d~:1c1crt". 1\·h1cb I> withm ;·he perm1ned rm1ge. ~1ll11TJ..hlJJ.l_l.--ot SiZ(". \\'1C:th and Depth -The 111:111tff_ :-:1 int size pe11111ned rn lht· R-8 :s 4.SCHJ square feet for ints ~'Tt:CllCT th~m J acre in size <111d :",_()()(,, :::q~:;1:-,_ L:e:1 for lols l <.1cre or less Iii size. f:," rnmm1Uff! lot \;_·Jd1h of )U feel for 111.1enm loL and 6U feel :1,.11-L·t"i:·:·;e:· ic,1s. as \Yell a::. u ri.1Lllll11ll1Ti 101 depth of 6:5 fret, 1.s al::,r1 rec1u1rcd. The toLal ~1.rtLl ur1nt pro})USt'l-~;uJd1., 1::-.1~n l':o k::i::: th~in 1 <icrc:. :;,(1 thL-mmt:11um 101 s1ze 1s :-.11u1_1 squarl-feel .:\.':° c:ir:.-.n\n on tht plat phi·:. :1 '. '.ir\:~· .\1l::-. mee1 bo1li the ]01 \Yic.ltl1 ~ncl depth reqU11"("111C11lS B_u)ld:11!..' .Srn11dards -·rlK P-0 ZUlk ::iliows ~. 11~:: ,::1L:r:·, ·:,uildmh" i.:O\Trngt of :,:.u,,, of the ]01 ~irea or .2.50() sqmm-feel. \\'hicht\·er 1~. JTLc:lt:.'1 Buildinr ih'.1~,:; 1.-. r.:.:,1:·1c1ed tu ]C1 feet :.-.md ."2-s1.ones /\JJY dernched ,:_1 .. :ctssor: s1rJcture mLbi >_y-bc]ci\\ :1 hei!c':ht 1! ; ': 1,~·~-, ~:;1d onc-:.,tcc-.. TiK ~'Tu:=;:;, ~lour are,. musl be ks::: 1]~J1J iha1 ortht pnm:iry S1rtL·1mc .. ;c:ccssor· :.1:·1Lu:,., ~Ht_· als(_1 111c!udtd 1n buildi11); 101 co\·tragt c-~·dn1L--111un:o. TJetacheci i1l.·cs::·s~u1·: stn1cL1rc~ l'.':11~1~'<-, .~.i1..:cL. cic-..1 ~1rc 1x·1T:1mc:d c,; ~: mox1mL:rn numbc:;· of l:11111:111 ) 'IJI!," l".1,•.1 '<Ii i 111,(1 lll'I 11)! :11 ·:_!(J :·,qu,11"l' IL·ct each. or one per tol at l .000 square reel in size. /\s proposed then' app1.·,1r-, l1l lll' 1.'ll(>l.l_!'.l1 !:111d t11 ,,:1(1sf\ lot covcn.1ge requirements. provided the existing house 1s n.:movccl. \l'll1:1d~:, .\1·tli;11:k:, ,11\· ll1l· mm1111urn required distance hclwc1..;11 the butldmg roolprint and l111..; pn>pcrl) l!IH.' nr p1·11·:1lt' ,1vv1.•i;·~ 1.:asc111L~lll. The required setbacks in lhc R-8 zone arc 15 J'cct in front (nr llll' prn11a1"\' ·;ti-111.·11111'· .W f\·1·1 111 f"rn111 f\)I' the aLtachecl garage: 20 fcl'l in the rear; 5 lCet ror inLcriorsidc y~1rd~;, 15 li.·c·1 lii1· .';llk _\·,1nl:. al1in1• .. \lr\:1.·h l 1J_J.C·l~!.~Lit!KJ!._~fg,0s casements) {(n the primary structure; and. 20 k:cl l"ur silk van!:. ;ilu11!.' :;tn:1..·t:.; ( 1nvlutl1ng a.~~-~j:'i.Y_a_0t;.mCJ.1!~) ror altachcd garages. The Crunl yard:-; or Lots 2 a11d .1 1\tJliltl fitl't· l':t:;l l1>\\;1nl IO(Ji1i .'\vc11u..:. TliL· rront yards !'or !,ot l would [~1ci..: norlh. As prnposcd, t!ii...· 0 .' IH<>ll'CI l\'(Jiild l"t1111pl_,· \1·Hh .'il'(back l"L.'quircmL't1ls ·\t:L·v:,:~ l1;1rl\111~·. St1\:1.'l 111q>1·(1\·c11w11ls. 111clud1nµ. curbs. µulll'r <Hld s1<.k1-va!k. ari...' rcquirctl along oi" t\11.· i'rn11t,a.:1.· u( !Ill' propLTly /'lie appl1ca11l 111:1y ask to havt.: this rcqu1rcrnc11t deferred: ur·a dckl'r,il 1s grn11lL'lL ,1 k·l·-111-licu oi" \Vuuld lH' required al a raLL' lh,il 11 would cost lhl· ( '.ity Lo consltltCI llil'.sc 1111prov1.·111t:111:, The money would go lo a general slrcct irnprnVl'l1H.::nl l'und ancl no( 111..'.ccss,iril_v hL· used 011 llllJll"OVl'llll'llh alnng the applicant ·s SLll..'. !~ach !ot 111usl allow l(Jr lhl' parking of'tvvp vc!w..:k:: ot1 tl1v propl:rly. Sll'l'l'I improvements along lOGth Avcnuc would he ri..:qutrcd. < il\'l'II till· \'o!u11w oJ" lraffic along 10Gt 11 Avenue, staff might recommend thal l,ols I and~ :-;hare ,1 curli cu(/accL's:; cascnll'Jll lo reduce the amount of curb cuts along !OC 11 Avenue.:. f!'0u, a11 at.:ccss eascmc11l m,uld lw 1·cqu1rnl. the area or which would be subtracted from the gross lot area. It appears there wocLid sull 1e·ic111 e1rea lu have an access casement and still have a three lot shorl plat (density would be 7.31 du/ac). I ,a11dscapi11g I .a11dseap1ng 1s required along the frontage of all new short plats. 1061h Avenue 1s considered a collector st reel and lhere lore a 5 ft. wide iJTigated or drought resistant landscape strip is the minimum required amou111 01· 1andscapi1;g. A 5 ft. landscape strip will be required in the right-of-way, where possible, and un the lots themselves where there is nol enough space for the strip in the right-of-way. Landscap111g 111us1 he inslallcd prior to i'111al plat apprnval and recording __ , ' -. . . ' ln add1lion Lo ihe 5 ll. landscape strip rcquiremenl. the tree requirement for short plats is al least Lwu Lrec.1 01· a C'lly apprnvcd species with a 1111111111u111 calqier 01· I 1/2 inches 111 the li-onl yard or planling slnp 011 every lot. The trees musl be planicd prior to building occupancy. Fences *,../ ( '011ce!/Jfua/ J,w1d.ffa/Je f)lcm, slwwing the 111'0 frees JJC'f' Lor w,d rite ;J/allfings i11 tit<.: 5 /i lw1d.1c:uf!C' slri11. us defined i11 RMC 4-8-12()() m11sl lw .1uh111itted al !lie time 1!fslum 11/ut il/l/lficutio11 .. -/ Dewilecl landscape Pla11 ,,,fl! he reqllire,I ul sllhmillal for/i11a! slwr/ 11/ur ,·epiew l'errnittcd !'enc,· height is 48" 111 the front yard and side yards along a street, and 72" in the rear yard and lnll'.rior side yards. r~en<.;cs cannot exceed 42" in heighl in the clear vision area of corner lols. Please see enclosed handoul on knees for specific clelails. [[' the applicant intends to include a fence as part or the landscap111g, please submit conceptual fence details along wilh the landscape plan. Critical Areas There 1s lhc polcnllal that a wetland may exist onsite. The applicant will need to provide a preliminary rcconrnussance/wetlancl report, and ifwetlancls are present, delineation will be required. The City's approved consultant l1sl 1s enclosed in the information packet. If critical areas do exist onsite, the short plat will be subject to Environmental Review (SEPA). .l;111U:H_I ~. 21)11( T rel· Retention A m.:c in,·cnron and r1 tret retent10n plan sk.i h:: ;Jr,.· ,•ided ,:i.. ith tht fon11al bnd USE: app11cat10n. The tret re1cm1ur, plc:in mus1 shrn,· presen'a;,:ion uf ci: k~'.\l .-ii.'1' c,{ protec1ed tree~ lthost \.\"llh '1 rrnrnmum drnrneter (1-in~·he.: \\'h•:n mc1.1.::,un..'ci four anci ~: half fer· . .:1!-\,·1··.~ _c'.r~tdcj. and ind1calt bu\~ proposed building fuotprnns will he si:ecl tu accommodate-;Jreservunor, ,,1J· .'.._!...'1"11:"1,_·~1n1 !rees 1.ha1 will ~1t retamt'd. Based on 2 staff site ,·1s111h~r.: art sevtTal protected trees or, the F-'J]~l-r:: : ·1r1· wiJl need Hi lit disclose-cl or; the· uee-cuning plan. l'ermir Recp1irements To subd1,·id, the lot. tht appl1cam must ma;.:l :unrn1: short plm submittal. A sub1111t1al checklis1, listing the iter:i:=, th8: must be included m tht suJr::Jll.~:! 1x1ci:"e~ rn the City. i.c: mcluded m the preapp1ication 111cetm~·-pa eke·, of mfonrnrnon. ~one,_, !he s//onp/m app/iu.11irJJ1 !l1u'i,", C(}lllj)ll.!!e, !he app/ici.111/ i., srrong~,-encouruged !(1 illn'c 011c cop_1 oi rhc app/ir..;ori(m 111.1:,,,, /il"c-scrf::ened m 1/ic {t'jluo1jrum counrer prior ro Sl/h/llfTfl!/2 fill' ('()!Jlp!C{{:_' app/i('Qii(;// /.lei(/. i(}L Shorr plats arc processed adrn1111strat1vel:v Wi1r1rj an cs".imaied time frame of 6 10 B \:Veeks for p:-ehn1111ary sh01c pia1 appro"al The appiicm1on fee 1s \ i .!Jlrl• u:, The applicam wiJI be required w install a public infonnation sign on the property. Detailec l!l:°l:,r;rn.1:10:·1 regarding the land use application subn1ittal is prondeci 111 the arrached handouts. If En\'Jrnm1ce1n! Rc\'1rn 1s necessary. the cost would be an additional ~5(1!;.0D. Onct µreliminar: apµro\'a] 1s recerved. the z.;11--:11:~·'.rn; mi...1s: (;0111p1ete any required m1provements. such as puttin1:; 111 s1dC\\'Jlks. ~; fr·t hydram or gn1ci:;-::c -\ --;,.=;-J;11aie construction µen111: 1s required for these 1mprn\'ements. The applicam musT also sai-.~'.'.. e1··· .:·,:.,:-1d1tions of the prehrnmary appro\·al before the shon plar can be recorded . .A. separate (no-Jc:·, s1Li:,nLlla'. 1s rcqmred for the final shon plat. The newly crc:meG lots ma;_. be .;old oniy after the plat li:1:, ·!"i,~.._·1; rl"~:orded. The applicant can subrnil for a building pen11ii reY1e-w for the new house before the _:;nn;' 1 ii::::: 1.'--reoordcd. bur the Cny can only issue the brn1dmg penrn: when the plat h2.::. been recorded. Fees ln acid1tiun lO the fee::. for reviev, of the 1anc-:!y. ,·1·,1:s~ruct1011 and building permits. the fees would be required pnor rn the recordmg of the plat • • A Transpon21ion IVlitigation Fee_b:i_~l·,I u,-.. : ·,~ ?O per each ne\Y aYerage d3il} tnp attributable to rhe pro_1ect: and. A Frrt \'li11gat1on Fee based on ~4~.> {11 1 ~)::: nc'.'~ smgle-farni1y residence A h3nrJ.m11 JislmL~ :111 of the Cit) ·s Dc\·clopmcT1. 1·,~·L:t:.:·L·i fees in attached for your rc>YJew. Expiration i_,,por: prel1mrnary shor: pl~l! apprm·a1. the JYel ·11111:11 \ :-.:-ion plat appr0Yal 1s Yalicl for two yea:·.s \Vith a po.ss1blc oni:-:1 e::ir e:i-.tcnsion ifreques1ecl in\'-,·1t::1-jY:u·· le• the expjration. z Cl ., €) DUNCANSON Com/Jtfll_l~ Inc. MEMORANDUM To: City of Renton Development Services Division From: Harold Duncanson Date: 4/1/08 Subject: Ragle Short Plat Project Narrative DEVEU.:·r:f·.·;'::;'·, ! Cl'i"':' <Ji ,.,::·,]!,\!(:, ... · .. « ,,·, APR l 2 l.'008 RECEIVED DCI 07804 The Ragle Short Plat is a proposed 3-lot single-family project located at 168xx 106th Avenue SE on 0.45 acres. The project includes tax parcel 008700-0181. This project will require Clearing/Grading, Building, Right-of-Way and Department of Ecology Construction Stormwater permits. The project is located in the R-8 zone as well as the surrounding properties. The existing site is vacant. The site consists mostly of mowed lawn with a scattering of trees located along the southern and western property lines. The overall elevation change within the site is on the order of IO feet, sloping down from the NW to the SE portion of the site. The gradient throughout the majority of the site is in the range of 5 percent or less and ranges up to IO percent at the SE corner of the site. The site is bordered to the north, south, and west by single-family residences. The site is bordered to the east by 106'h Avenue Southeast. A SCS Soil Survey Map shows the existing soils to be Alderwood Gravelly Sandy Loam (AgC). A non-regulated wetland (2,144 SF) is located in the southern portion of the parcel. However, the wetland and buffer areas are proposed for retention. A 25-foot buffer around the wetland has been placed in a Native Growth Protection Easement (NPGE). No work will be done in the wetland or NPGE. The existing site runoff eventually outlets from the onsite wetland and appears to sheet flow to the south. Developed site runoff will outlet into the onsite wetland and maintain the natural discharge location. The developed site will include a new private access road extending into the site from I 06th Avenue Southeast. Other site improvements will include utilities, street trees, and wetland protection. No existing structures are onsite and 3 new single-family residences are anticipated, averaging 6,500 square feet. This project will result in a net density of 7 .99 dwelling units per acre. 145 SW 155th .\/reel .\11itc 102 Seattle, \l:.C,shington 98166 Phone 206.244.4141 frt.\" .!0(1.2'1-1.4455 Web U'U'u>.duncunsonco.cmn CIVIL ENGINEERING Page 1 of2 '-' z z z < ~ ~ Total estimated construction cost for this project is $120,000 and the estimated fair market value of the proposed project is $300,000. It is estimated that about 50 cubic yards of cut/fill will result from this project and will be balanced onsite. Two trees will be removed as a result of this project. The existing vegetation in the wetland and NGPE will remain. The wetland and NGPE will be dedicated to the City. The applicant is requesting a modification for the frontage improvements and a variance for minimum lots widths. Please let me know if you have any questions. Page 2 of2 TREE WORKSHEET 1. Total number of trees over 6' in diamc0 !1c" x, pr:,10ct site 2 Deductions Certair trees are exclucl·<' , Trees tnat are dead, diseased o: ,hr retention calculation Trees in pco~osed pJblic streets ,rees in proposed private acceSc: cJse:112,-,:s'tracts Trees in uitical areas:, and bufie-s Total number o' excluded trees: 3. Subtract line 2 from line 1 2. 3. 0 I 0 ,s \0 4 l~ext. to determine the number of lreec :r,a: 111:rs: IJ·! retained', multiply line 3 by D.J in Z8nes RC. ;.1, R-L. or R-2, 0. 1 in r:1:: ot:1e1· residentia: zones trees tre9s :recs trees trees trees c,.os 1~ all c::mrnerc:a and 1noustrial zor·:3::-4. ______ trees 5 L:st the number o' 6' or larger trees th 2: /JU a1 2 p oposing' to retain 4: 5. ~-Q trees 6 SJbtract line 5 from line 4 for trees to be replaced: 6. trees 7 Multiply line 6 by 12" ior nunber D' required replacement inches 7 ____ [?-___ inches 8 Proposed s,ze of trees to meet additional planting requirement: (!'v1ri:'~l,lln t' ,~ohrier ire;,,~ r-;qu1red,, 8. 2 ___ 1nc.1es per tree 9. Divrde line 7 by line 8 for number of replacement trees": [it re;1ia1;1\wr ,S ) Jryreater. r:.)lr,(: u11 t11 tile ·1ex'. w·1:1,-11,:1n:·,,,- -:Jea:.i d:sease.J ~,r d:-m~ierJus tree:; mus: o(: cer1:,-·.: !i ;;x' ap:F1,1e: 8\" ttv,, ::m s :·,m-cai t..rea~ s.,-~:~ ?.i wcciicm~;:; st·earns. lioodp .,:: l~,)O:" !.~MC; 1 -:::oun: :Jll'f those :rt:es tc: bL' r,_·::21~1e:.1 ouls1rlf: r/ :'" · ·-l.1cne~ o' sree1 i:,3es. ;.1ci1"1~ ::ii rre2s a.Jd::d le c :• · ~·c;;,;H: l:·;,;n 2 car: t::o w;r;:_! ':, meet [11;.:; tree rec,!·1· 9. <.? ___ trees ;,nester re;:i1slei'ec irmrlscap!c arJ11lec.. or cert1i1ec a:bo"1s: cine <'! c1i·c rcicr:lion o' t11e r1,1x1mun' nurn:,c· o: trees pc -R1v1C 4-4-BOI ii,-, DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax 425-430-7231 Ragle Short Plat 1. Gross area of property: 1. _19,688_ 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: __ O _____ square feet 1,900 square feet O square feet 2. __ 1,900_ square feet 3. _17,788_ square feet 4. 0.408 acres --- 5. 3 units/lots 6. _7.35_ = dwelling units/acre NOTE: The non-regulated wetland (2,144 sf) onsite will remain undisturbed but the area was not deducted from the gross area because it is not a Critical Area. *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. z (;) DUNCANSON C1!111/H111y, Inc. MEMORANDUM To: Mike Dotson From: Harold Duncanson Date: 3/ 13/08 Subject: Ragle Short Plat Traffic Summary DC/07!W4 l).PR 1. 2 l0Db RECE\\ltk The Ragle Short Plat is a proposed 3-lot sh011 plat of vacant land located at l 68xx 106 1h Avenue SE (tax lot 008700-0181). The project will result in 3 new single-family building lots. Based on the ITE Trip Generation manual, the future homes will generate approximately 2 AM peak hour trips, 3 PM peak hour trips and 29 daily trips. This is well below Renton's policy threshold for preparing a more detailed traffic impact analysis. Please call if you have any questions. ~~ (' c;~~r1\~~ r ' ' 145 SW I55tb Strel'I \11//(' 10.l Seattle. W'ashington 98166 Phone 206.244.4141 hn _!(}() .! r 1. 1 65 , Wt'b u·wu·.duncunsoncv.com CIVIL Et,.G1NEERl·'.JG Page I of I (_') z z L " ~ 0 z " ~ C ~ < m ~ z 0 a DUNCANSON CrH11J1r111.v, Inc. MEMORANDUM To: City of Renton Development Services Division From: Harold Duncanson Date: 4/1 /08 Subject: Ragle Short Plat Variance Request and Justification (Lot Width) ~f>R 1 2 'LOO~ RECE\\IEU DC/ 07804 The Ragle Short Plat is a proposed 3-lot single-family project located at 168xx 106th Avenue SE in the R-8 zone (parcel 008700-0181). On behalf of the applicant of the Ragle Short Plat, we are requesting a variance from the City of Renton' s Development Regulations for minimum lot width associated with the R-8 zone. A variance to the minimum lot width is being requested due to the shape of the parcel and onsite non-regulated wetland in order to achieve a practical layout for three single-family lots for the project. The parcel is approximately 140 feet by 140 feet. The applicant proposes a 45-foot lot width for Lots 1 and 2 and a 50-foot lot width for Lot 3. Strict compliance with the 50-foot and 60-foot widths (RMC 4-2-1 IOA) would result in three lots having a highly irregular shape or the filling of the non-regulated wetland. The proposed minimum lot widths would allow retention of the wetland and it would remain undisturbed. The granting of this variance would benefit the public welfare because it would result in three lots having one common access as opposed to three separate driveway entrances along 106 1 h Avenue SE. Also, the common access would make it possible to retain the non-regulated wetland. The minimum lot size and depth will meet the development standards and would not exceed the maximum density associated with the R-8 zone. This variance would not constitute a grant of special privileges inconsistent with the limitations upon the uses of other properties in the vicinity and zone in which the subject property is situated. This variance is the minimum variance that will accomplish the desired purpose. A modification to pay fee-in-lieu for the installation of frontage improvements is also being requested separately. Please call if you have any questions. 145 SW 155th Strel'I .~uite /().! Seattle, Washington 98166 Phone 206.244.4141 /'{Ix .!f!() . .!+-i.-1 65 Web uwu·.duncansuncu.com CIVIL ENGINEERING 0 z z z < ~ ~ L ~ < m < z Cl €) DUNCANSON Co1J1/Ja1q', Inc MEMORANDUM DC/07804 To: City of Renton Development Services Division From: Harold Duncanson Date: 4/1/08 Subject: Ragle Short Plat Construction Mitigation Description The Ragle Short Plat is a proposed 3-lot single-family project located at 168xx 106th Avenue SE. The projects 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'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 155th Stred .\11i!e !Ol Seattle, W"ashingt011 98166 Pb011e 206.244.4141 I ax .!(Jfr.!-i-f_ i 1 55 Web wwu:duncansonco.com CIVIL ENGINEERING CJ z z z <( ~ DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST L..---------------------------oWilill"·,b City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone 425-430-7200 Fax 425-430-7231 PURPOSE OF CHECKLIST: ~1:.1',f'i , "n>' Jf' ,,p;"" o,fc\'i. oE-' f),°:fY. 01r · . .. ') ' 1'1)\J°r: 1>f\:< ·-,. .. ~CE.\\lt.U R 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 t11is 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 Ragle Short Plat 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" Pl 145 SW 155 1 " St, Suite102 Federal Way, WA 98003 Seattle, WA 98166 253-835-1802 206-244-4141 4. Date checklist prepared: April 1, 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 12-lot subdivision across the road on parcels 008700-0240 and -0245. 8. List any environmental information you know about that has been prepared, or will be prepared. directly related to this proposal. Drainage and wetland 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 3-single family lots averaging 6,500 square feet. The site consists of one parcel, which has an area of 19,688 square feet (0.45 acres). All lots will be accessed through the access easement extending from 1061 " Ave SE. Developed site runoff will be collected by roof downspouts and yard drains and released into the onsite wetland located in the Native Growth Protection Easement (southern portion of site). 2 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed proJect, 1nclud1ng 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 address: 168xx 106th Ave SE Renton, WA 98055 SW 1/4 of Section 29, Township 23 North, Range 5 East, W.M. Parcel Number: 008700-0181 See the short plat plan (SP1) 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 _____ _ Rolling b. What is the steepest slope on the site (approximate percent slope?) The overall elevation change within the site is on the order of 10 feet, sloping down from the NW to the SE portion of the site. The gradient throughout the majority of the site is in the range of 5 percent or less and ranges up to 10 percent at the SE 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 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. Minor grading anticipated, about 50 cubic yards of cut/fill expected, to be balanced on site. 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 the 1990 KCSWDM TESC measures will be used onsite during construction. g. About what percent of the site wiP be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Building lots will have a maximum of 50% 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: 2. AIR 1990 KCSWDM TESC measures will be used (filter fence, construction entrance, etc ... ). 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 1n the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. A non-regulated wetland (2,144 SF) is located in the southern portion of the site. No streams or river flow into the wetland. Wetland is not connected to other waters. 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. Yes, a 25-foot NGPE buffer will be observed. No work shall occur in the wetland or NGPE. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and 1nd1cate the area of the site that would be affected. Indicate the source of fill material. Not applicable. The wetland will not be filled or dredged. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No, current site runoff collects in wetland. Proposed drainage system will continue to outlet into the wetland. 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 4 b. Ground Water: 1) Will ground water be withdrawn oc will water be discharged to ground water? Give general description. purpose, and approximate quantities if known. No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc) Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. 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 roof downspouts and yard drains and outlet into the onsite wetland. 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: Developed stormwater runoff will outlet to the onsite wetland to recharge the critical area. 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 pasture crop or grain _x_ 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? One plum tree and one maple tree will be removed. The 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 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 __ Crows, 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 HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. 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 1061 h Ave SE. 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 is vacant. The site is bordered to the north, west, and south by single-family developments. Bordered to the east by 1061h Ave SE (sub-collector). b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. Vacant d. Will any structures be demolished? If so. what? No e. What is the current zoning classification of the site? R-8 f. What is the current comprehensive plan designation of the site? None g. If applicable, what is the current shoreline master program designation of the site? Residential Single Family (RSF) h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. Yes, there is an onsite wetland located in the southern portion of the site. The wetland is non-regulated and is approximately 2,144 SF in size. i. Approximately how many people would reside or work in the completed project? Around 9 people (3 per residence). j. Approximately how many people would the completed project displace? None 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 3 single-family residences. The project will be compatible with otlier recently developed projects in the vicinity. The project complies wit11 the zoning designation. 7 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 3 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 None c. Proposed measures to reduce or control housing impacts, if any: Project provides an 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 woll the proposal produce? What time of day would it mainly occur? 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 c Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the proJect or applicant if any: None 8 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or ob1ects 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 l1igl1ways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. All lots will be accessed from the access easement extending from 106'" Ave SE, located along the northern property line. 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 (6 total), The project will eliminate zero parking spaces. 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 private access road from 1061 h Ave SE will be constructed to serve all lots. 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 3 new PM peak hour trips and 29 new one-way daily trips. g. Proposed measures to reduce or control transportation impacts, if any: Internal road and traffic mitigation fees will help offset the impacts. 9 ' 1 • ~ 15. PUBLIC SERVICES a. Would the proJect result 1n 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 mitigaton fees will 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\h Ave SE. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activ1t1es 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: Name Printed: Date: 10 APPLICATION FOR CITY OF RENTON il..f\{ J ,'_ {\!\\~ RIGHT OF WAY USE -DEFERRAi .S --WAIVERS -VARIANCES -FEE IN LIEU -f\\ n,:: I ,, 1055 South Grady Way, Renton, WA 98055 P,,t,C'E.i 'i .,;.., (425) 430-7204 ' PROJECT NAME: Ragle Short Plat SITE ADDRESS: 168xx 106th Avenue Southeast Renton, WA 98055 -------------- LEGAL DESCRIPTION OF PROPERTY: See attached --- Include King County Assessors Parcel No: _()_0_8_700-0181 --------- APPLICANT: Russ Hibbard c/o R.W. Puget Sound Holdings, LLC PRONK 253-835-1802 CELL: BUSINESS ADDRESS: ~()11 South 341st Place Federal Way, WA ATTACH A SEPARATE LETTER WITH THIS APPLICATION STATING IN DETAIL: l. The request 2. Applicable City Code 3. Items and quantities involved 4. Justification for request 5. Amount of time requested 6. Provide victmty map Attach a I = -100 drawing of your site. Mail or drop off the completed application and map to: CITY OF RENTON Development Services Division Mike Dotson, Coordinator 1055 -S. Grady Way 6'' Floor Renton, WA 98058 425-430-7304 98003 Zip Code Completed applications will be reviewed and a written determination issued approximately 3-4 weeks from date of receipt of application. You will be contacted if appij.cation is incomplete or if additional information 1s required. < --- APPLICANT'S SIGNATURE,-+ ----, -~'~ __ DATE: -':LI 'i) D 'if' OFFICE USE ONLY DEFERRAL ( ) New Offsite ' ' OFFICE USE ONLY ) Extension Onsite ______________ _ EXCESS R/W ( ) FEE lN LIEU ( ) H:'\Fik Sys\BPW. Board of Public WOfk~\APPUCAflON\BPW2007.doc OFFICE USE ONLY OFFICE USE ONLY VARIANCE ( ) New ( ) Extension ) Underground ) Slope Grades ( ) Driveway ( ) Noise . ' Ragle Short Plat PARCEL 008700-0181 • TITLE PER ORDER NO. 207151500 ISSUED BY STEWART TITLE, DATED NOVEMBER 7, 2007. THE EAST HALF OF LOT 6, BLOCK 3, AKER'S FARMS NO. 5, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME40 OF PLATS, PAGE(S) 27, RECORDS OF KING COUNTY, WASHINGTON. ~ C ~ < m ~ z Cl a DUNCANSON Com/Nm_g Jnc MEMORANDUM DCI 07804 To: Mike Dotson From: Harold Duncanson Date: 4/1/08 Subject: Ragle Short Plat Modification Request and Justification (Frontage Fee-in-Lieu) The Ragle Short Plat is a proposed 3-lot single-family project located at 168xx 106tli Avenue SE in the R-8 zone (tax lot 008700-0181). On behalf of the applicant of the Ragle Short Plat; we are requesting a modification from the City of Renton's Development Services regulations for the installation of frontage improvements. The applicant proposes to pay fee-in-lieu for the installation of frontage improvements along 106 1h Avenue SE (approx. 140 feet) per Renton Municipal Code 4-9-060-C. No other properties on the west side of I 06'h Avenue SE have been recently developed and the safety benefit would be negligible. It would not be aesthetically appealing to have frontage improvements for only this project. Please call if you have any questions. 145 SH,, J55tb V1t'('/ Suite 102 Seattle, W'a$hington 9Rl66 Phone 206.244.4141 fo.Y .!06..! i t.-i4_55 Web www.duncarmmco.com CIVIL ENGINEERING CJ z z z < ~ ~ 0 z ~ S 21st St i ~ " S 2lrd St G t " • ~· "'°""'' ;, ,..-1e ,.,.,.,,, 1i ~ > ,il " ~ ,; • ~ " " ~ ~ C> ~ l: ~ < i ! • ~ % it ~ ~ '2 "' .. • :,: 1Aves seUrrRd ~ 160th St ,l; Ji ;: • § " :§ 5·.:> :66tr St w " r ~ • 5<" 164th St Sc 165th St J! • ~ ~ :l! ~ 5(-168th Sl St> 169th Sl !ii 7 " :l' ' Se lJlst Ln ...,. ... ~ Sc 112nd St Se 112nd Ln ~ .,.,% "' se rrw1 St 0 • ~ ~ ., • 'l- l: ~ s;. " < '<, t! {; Sc 175th St • :: Se 176tn St ~ ~ ~ < " 9' ! :l' " :l' S<: 119th Pl 8en50f1 Hill () OE====?2DD m 6DD ft DUNCANSON COMPANY, INC. Civil Engmccnng · Surveymg · Lan:! Planning i-15 SW /55/h St, Suue 102 Seattle, Wa.~hinglon 98166 Phwre 2(16.244.4141 Fax 206.244.4455 Ragle Short Plat -Vicinity Map I 68xx 106'' Ave SE Renton, WA Parcel 008700-0181 Scale: i\.s specified Drawn: KCF Job No: 07804 (D U') 0 'T uJ (D n ~I· 0 z .··s~n:::D. , Nss·14·05··w "' 1 .··~ ... · .... .·.··.~.· , . ' . ' . . 25' WE ,LA,\jD BUFF ER, TYP. (/,107 SF) f I I ""- 2 J'-\sFHA~· ', . ! 140.68'. t-iEOGE ~ I ~ I I I I I \ I I \ I \ I I \ I 3 \ \ \ \ ~ I I I l l . . ' ' ' ' .. -~ ~ ... ·' NGPE \ "--'~LINE \ I .... ·.·~ ' ' ' . WETLAND. A . 2,144 SF . N88'14'21 "W 140. 06' ··;:-~1f·c · ~] ; . ,: /" f---30' 30' ---1 /~ lLJ n 0 h 'T 0 z w (f) w =:) z w > <{ I 1-- <D 0 .,-- / , i GRAPHIC SCALE 0 EB 10 20 40 (TN FEET) I inch~ 20 ft. DUNCANSON COMPANY, INC . Civil Engineering · Surveying · Land Planning 145 SW J 55th Street, Suite 102 Seattle, Washington 98166 Phone 206. 244.4141 Fax 206.244.4455 Ragle Short Plat: Site Plan Scale: 1" = 20' Drawn: KCF Job No. 07804 ' i\1 tn1~u1n () liver /\ssociates, LI .. (: ---------------------~- I.,,,,.,,,, March 6, 2008 Harold Duncanson Duncanson Company Inc. 145 SW 155th Street, Suite 102 Seattle, WA 98166 'J· 11\ 1!"11 lilTlil.il Pl.1111,111:.! (,. I .1:1d:-.{ ,t;H \: I. l ti!; '( t I I H · AOA-3541 SUBJECT: Wetland Delineation for Ragle Short Plat, Renton, WA Parcel 008700-0181 Dear Harold: On February 1, 2008 I conducted a wetland reconnaissance and delineation on the undeveloped subject property utilizing the methodology outlined in the 1997 Washington State Wetlands Identification and Delineation Manual. The central and northern portions of the property consisted primarily of a mowed lawn that slopes gently down from east to west The southern portion of the site included a mix of trees, brush, and grassy areas. One wetland (Wetland A) was identified and delineated in the southern portion of the site (Figure 1 )_ This wetland consists of a shallow, isolated topographic depression that has been disturbed through historic ditching, grading, and filling activities. The boundaries of the wetland were subsequently surveyed by your company and the wetland was determined to be 2,144 s.f in size. At the time of the field investigation, small pockets of shallow(< 3") ponding were observed scattered throughout the wetlcJnd. Soil profiles were disturbed and marginally hydric, but generally saturated near the surface. Vegetation within the wetland consisted primarily of scattered Oregon ash (Fraxinus latifolia) and big-leaf maple (Acer macrophyl/um) trees with an understory of Himalayan blackberry (Rubus discolor) and reed canarygrass (P/Jalaris arundinacea). Due to the disturbed conditions within the wetland, the delineation was based primarily on the observation of wetland hydrology in conjunction with marginally hydric soils, the presence of a hydrophytic tree species (e_g_, Oregon ash), and a Harold Duncanson March 6, 2008 Page 2 slight rise in elevation. Hydrologic support is likely provided by both collected surface water runoff and high groundwater. Attachment A contains data sheets prepared for a representative location in both the upland and wetland. These data sheets document the vegetation, soils, and hydrology information that aided in the wetland boundary determination. Wetland A appears to meet the criteria for a Category 3 wetland according to the City of Renton classification system since it is hydrologically isolated and has been heavily disturbed through historic ditching, grading, and filling. Category 3 wetlands less than 2,200 s.f. in size are generally exempt from the provisions of the City's Critical Area Regulations (RMC 4-3-050M 1 ). If you have any questions regarding the wetland delineation, please give me a call. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist Attachments :\l ·14 (- \ , ) ' ,. (JJ '1l 0 " / / I ! I (~ \ Gil TE'P r -_ -"'-.._ 8"14'06"W ~08.'... P ' U· i1"~~-:_ V I 'V ~ \. I I I JS'2 / \ \ \ \ \ \ ' \ I I I I I \ \ :.,..,.,..\ \j ::;s· C I I \ A- \ / I I I I Nss·14·21 "w 140.06' GRAPHIC SCALE 20 0 1 0 20 ' I I I =~')-··=--··=--·/==' IN i'E~T 1 i::-",ch = 20 ft. I \ \ \ \ \ \ I I ' \ \ \ \ \ I I~ \ \ ~ MP17 ............ \ B~ ,,. ~ \ ~,ns'1 MPS) \ (\ \ '"-,./ \,p 'J;A-1 \ DUNCANSON COMPANY, INC. a,IIE I I I • ...... · lallllllll& 145 SW 155th Street, Suite 102 Seattle, Washington 98166 Phone 206.244.4141 Fox 206.244.4455 l'Icliminary Wetland Map '1l '1l ci " w n 0 n y 0 z \ Scale: I" -20' Drawn: HMO Job No. 07804 B-2 ;:14~~··,_. --~... .--:a?,H~4?-HfP:.~~~.., . .cw~~~-~--.,7:',. IP (,JTu. l0f,c.-A 1 A+· A-=<is · DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 Fie~ lnv~stii)alr(s): A.,L:iv-A Ar-irl · Date: ~2""--...,1,,..-..,.0-f'i:(i-___ _ Pro1ect1Sne: A (o LI · Stale: WA· County: 0 r r-1 0 Applicant,Owner: b u,-JC.Ar:' S. ~ ;::s Plan I Community #/Name:------------ Nora: If.a more da(ai!ed sile description is nscsssary, u:sa the back of data form or a rield nalaboOk. -----. --------------------------------------------- Do nortnal aoVironmenta! conditions exist at lhe p!ant :::o:T1munity? Yes· .:!::___No __ (If no, explain on back) Has lh• vegetation, soils, and/or hydrology ooen signiecanlly dislurbed? Yes ..i5.__ No_. __ (If yes, explain on back) cl I S, e. (t. 1 C. 6 (\-A "1:> • N 0 --------------------------------------------------- Dominant Plant Species 1 ~("tA:,,.nA"-') \o:.,..~;.~.;l;~ 2: -· {4.,1:.,..,.; CI\S c~\ !;) r ".l 'Pn,{c,,C": s C\l"\/.f\.~, ..,,&-..r'C.c., ~ .. '4, --------- 5. ---------- ' 6. ----------- 7. --------- 8. -----------9. 10. ---------- lndicalor Status fAcvJ f,Ac.J f,>,(w YEGEATION S1r2tum baminant Planl Sp-ecies :c 11. 5 12. __ He_ 13. ---14. ---15. 16. H. 18. ---I 9. 20. Percent of dominant spaciss that are 08L, F:ACW, 2nC:/or FAG --~---"(,'-1~ 0 (_·'-'--- !s lha hydrciphytic vegatatio.n criterion m.at7 Yes~ i',;o Ralionals: · -, 5o "t, (CA c... v ,,_ wt-·-,-n~R SOILS Jndicalor Status Senesiphase: ----------------Subgroup:2 ------------- 'Is Iha soil on Iha hydric soils list? Yes No Undatarmined _____ ~- ls the soif a Histosol? Yes__ Na X. Mjs1ic apip-edon presant? Yes __ No .J!::.__ Is \he_ soil: Mo~lad? "YJ•--No L__ Glsyed? Yes__ No 2',_ Malrjx Color: I 0 YfL ::::J_.I Mo~le Colors: ________________ _ Other hydric soil indicalors:------------------------------ ls the hydric soil criterion mat? Yos .:!_ No .. _ .. __ Ralionala: -.,--c-~-~--------------------'------------\....t. vJ C:. t\JLO v...l'\,\. HYDROLOGY Is the ground surlaca inundated? Yes ...:L Na __ Surface waler depth: 2." · Is tho soil saluratad? Yes No Dsplh to free-standing waler In pit/soil probe hola; ______________________ _ List other fiskl evidar,cs of surface inundation or sail sa(Jr<tion. ls the wetland hydrology criterion mat? Yes X No Rationale:---------,--:--~-~~--------------------- 0.\::,S<=-P...vfl"°" 1 c..J 6 (-pc.j.J"D1NG JURISDICTIONAL DETERMINATION ANO RATIONALE Is tho plant community a wailand? Yes~ Na Rallonale /ar'jurisdictionar decision: -""7------------------------ .--~· r,.,\..-l-3 c.l!-~ \(°:.(I.. 1 A ........... l"=--r 1;:n,js da!a (orm can be used far Iha Hydrlc so·r Assess:rr.ant Procedure and the Plan! Communrly Assessment Procedure. 2 Classnb.tion according lo ·soil Taxonomy." .. ; 8-2 '. l c.l ' Jr---\1u DATA FORM ROUTINE ONSITE DETERMINATION METHOD1 F,.':l lnv~stigat,r(t P.. '-'T'M /', ,.i ,j Date: __;'2.:.,..-_1_-_0.::?.::.. ------ ProJec:t/Stlo: /1,. '-1'-· Slate: WP,. County· If-1,.J l? Apoficant/Ownar: i? <Jc-)C.is,-.l:"'D,-\ Plan! Community #/Name: · -'-=-=------- Nol.: tt,a more detailed silo d.scription is necossar1. us, the back of data form or a rtald noiebock. ------------------------------------------------- ba norina! enVironmental conditions exls! at the plant c:ommunrty? Yes· .JS._ No __ (If no, explain on back) Has the vegalation, soils, and/or hydrology beer. significantly dislurbad? Yes ..25,_No _· __ (If yes, explain on back) I(", ;,.e-J~l"> LI'. vJ,J --~------------------------------------------------ Indicator VEGETATION Domtnan.t Plant Species Status Str2tum Dominant Plant Species I. (:; . .J~.JS. d: ~(t,\i=.r f·A.CV s/r-1, 1L------------ 2. ?l.:u..\4'', S c;.r...-.-....J, ..-..-.c~-... y-At.~ \\ 12. ------------ 3. ~"-1 '? ll C..~S<'-r-~ .1:. C-', d~ L"-.·h., '(-A.C...J 1,-1, 13, ------------ ·4_ 14. --------,---- 5, 15. --~--------- 6. 16, ------------ 7. '17. ---------- 8. 18. ---------- 9. -----------19. ------------ 10. -----------20_ ------:------ Percent of dominant sp,,cios that ale OB L. FACW, 2nd/or FAC ~ 1 > 't 0 Is !he hydrciphytic Yegslation cr~erion m.et7 Yes __ Na-2S...__ Ra!iona/e: ·. tJ U7 '> 5 1:::/"lv f'"A C. c.if2.. L.>J S-,-1 ~11.__ SOILS lndicalar Status Stratum Senosipha;e: ---------------Subgroup:2 -------------- ·1s Iha soil on Iha hydric soils lis17 Yes __ Ne Undalarmined ------- Is the soil a Histcsol? Yes No~ Histic epipedon pres ant? Yes __ _ No_K __ Is tho_ soil: Mo~Jed? Yes......_ No _;6___ G:ayed? Yas Na~ )0atrix Color: \ ~'{ (l.. 2~ Mattie Calars: ------------------ Other hydric soil indicators:-------------------------------- ls the hydric soil criterion met? Yes No.~ Ralionala: ,:--,--,-;----:;---,-------------------------------ti \ lo 1-\ c_ ,1 f'.c M/>, HYDRCLOGY Is the groVrid surface iliundaled? Yes No_)(_ Surface watar daplh: ------------ ls tho soil salura\ed? Yes Na x. Deplh lo free-standing waler in ph/soil probe holo: ----------------------- Lisi athar rieki evidence of surface inundation or soil sa:uralion. Is Iha we\land hydrology crilerion mot? Yes No JS_ Rationa!e: ------~-,----c--~------ N c i::;i.g..sE.~JA 'f""p):;:i C)t.. av1"tF?-iCC... o\-SU\\...-.5,1,;:..,f-.,:.,'11L1~ o/L. \>01.JDrr.JG JURISDICTIONAL DETERMINA noN AND RATIONALE Is \he· plan! communily a walland? Yes__ No I_ Rationale (or'judsdictional dacisfon: ._. No.=:. (p-,,€.J-1A V""-E:-r 1 ;rhis data form can bt, used for Iha Hydric Soil Assassrnonl Procedure and the Plant Cornmunrry A.ssessmenl Procedure. 2ctassit~tiar, ac:arding !o ·Sail Trianomy: .. ,•l.i_•, 18000 International Blvd. South, Suite 51 D Stewar,I: ' • ' SeaTac, WA 98188 -l, 0 ' W c': 206-770-8700 + 888-896-1443 I ,._ ~o ,~ i__tltle -commercial division " E-Fax Number: 206-770-6579 ·---------------'---'--'----'-'------ Title Officer: Robert B. Jackson Phone: (206) 770-8860 E-mail: rjackson@stewart.com Fax: 206-802-8344 Title Officer: Don Peters ?hone: (206) 770-8858 E-mail: dpeters@stewart.com Fax: 206-802-9344 Your Stewart Closer will be: Kim Azure -Phone (206) 770-8876, Fax (206) 770-8868 Reference: RAGLE/RW PUGET SOUND HOc.DINGS, LLC Order Number: 207151500 SECOND REPORT SCHEDULE A 1. Effective Date: November 7, 2007 at 5:00 a.m. 2. Policy Or Policies To Be lssuecl: ( X) AL TA OWNER'S POLICY, (6/17/06) ( X) STANDARD ( ) EXTENDED STANDARD RATE Escrow Numtier;.;I.Oi7151500 • -.\<1' \" 1.~: ;.,.'·; ~ -·\Jtu.=.1f',\j1:E: ;~r"r~\ ,, u\:. 1~11': (n V l),\ll< 1 )_ i.l\\.lr- H,;.1 ·· R 1c. C lcJ" .;:,v Amount: TO BE DETERMINED Premium: Tax; Total: $ 0.00 Proposed Insured: RW PUGET SOUNJ HOLDINGS, LLC, A WASHINGTON LIMITED LIABILITY COMPANY ( X) ALTA EXTENDED LOAN POLICY, (6/17/06) SIMULTANEOUS ISSUE RATE Proposed lnsurecl: TO BE DETERMINED Amount: TO BE DETERMINED Premium: Tax: Total: $ 0.00 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: FEE SIMPLE ESTATE 4. Title to said estate or interest in said land is at the effective date hereof vested in: ROBERT L. RAGLE AND MARILYN H. RAGl..E, WHO ALSO APPEARS OF RECORD AS MARILYN HELEN RAGLE, HUSBAND AND WIFE 5. The land referred to in this commitment is described as follows: See Attached Legal Description FIie No.: 207151500 D043CG ALTA Commitment (6/17/06)-Schedcle DI Page 1 of 8 Purported Address: 168XX 106TH AVENUE SOUTHEAST RENTON, WA 98055 FIie No.: 207161500 0043CG ALTA Commitment (6117/DB) -Schdcie B ! Page 2 of8 ""'\ ' File Number: 207151500 Exhibit A LEGAL DESCRIPTION THE EAST HALF OF LOT 6, BLOCK 3, AKER'S FARMS NO. 5, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 40 OF PLATS, PAGE(S) 27, RECORDS OF KING COUNTY, WASHINGTON. FIie No.: 20715',500 0043CG ALTA Commitment (6117/06) -Schedule B : Page3 o/8 . ' I COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part I Schedule B of the policy or policies to be Issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS A Taxes or assessments which are not shown as existing liens by the public records. B. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described (i), (ii) & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. C. Extended coverage exceptions, as follows: (1) Rights or claims of parties in possession not shown by the public records. (2) Easements, claims of easeme1; or encumbrances which are not shown by the public records. (3) Encroachments, overlaps, bos.1nd2ry :ine disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. (4) Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, D. Any service, installation, connection maintenance, tap, capacity, construction or reimbursement charges for sswer, water, elsctricity or other utilities, or for garbage collection and disposal. E. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acqui:·es of record for value the estate or interest or mortgage thereon covered by this commitment. F, Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocear. or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the United States Government, or riparian rights, if any. FIia No.: 207'51500 0043CG ALTA Commitment (6117106) -Schedule 3, Page 4 of 6 COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part 11 The following are the requirements to be complied with; Item (a) Item (b) Note: Format: Payment to or for the account of the granters or mortgagors of the full consideration for the estate or interest to be insured. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record Effective January 1, 1997, and p~rsuant to amendment of Washington state statutes relating to standardization of recorded documents, the following fonmat and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. Margins to be 3" on top of first page, 1" on sides and bottom, 1" on top, sides and bottom o! each succeeding page. Font size of 8 points or large, and paper size of no more than 8 %" by 14". No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged. Information which must appear on the f1rst page: Title or titles of document. if assignment or re conveyance reference to auditor's file number or subject deed of trust. Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any. '' Abbreviated legal description (:at, block, plat name or section, township, range and quarter quarter section for unplatted). Assessor's tax parcel num:Jer(s) Return address which may appear ir the upper left hand 3" top margin SPECIAL EXCEPTIONS FOLLOW FIi• No.: 207151500 OD43CG /\LTA Commitmant (6/17/06)-Sohedule BI Page 5 of 8 1. 2. 3. 4. 5. 6. 7. 8. .,, COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part I SPECIAL EXCEPTIONS LIEN OF THE REAL ESTATE EXCISE SALES TAX AND SURCHARGE UPON ANY SALE OF SAID PREMISES, IF UNPAID. AS OF THE DATE HEREIN, THE EXCISE TAX RATE FOR UNINCORPORfa.TED KING COUNTY IS 1.78%. DELETED FACILITY CHARGES, IF ANY, INCLUDING BUT NOT LIMITED TO HOOK-UP, OR CONNECTION CHARGES AND LATECOMER CHARGES FOR WATER OR SEWER FACILITIES OF SOOS CREKK WATER AND SEWER DISTRICT AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 20001114000732. DELETED UNRECORDED LEASEHOLDS AND RIGHTS OF TENANTS, IF ANY. EVIDENCE OF THE AUTHORITY OF THE INDIVIDUAL(S) TO EXECUTE THE FORTHCOMING DOCUMENT FOR RW PUGET SOUND HOLDINGS, LLC, A WASHINGTON LIMITED LIABILITY COMPANY, COPIES OF THE CURRENT OPERATING AGREEMENT SHOULD BE SUBMITIED PRIOR TO CLOSING. RESERVATIONS AND EXCEP-:-IONS, INCLUDING THE TERMS AND CONDITIONS THEREOF: RESERVING: RESERVED BY: RECORDED: RECORDING NO.: MINERALS NORTHWESTERN IMPROVEMENT COMPANY, A DELAWARE CORPORATION MAY 5, 1944 3395245 RESTRICTIONS, CONDITIONS, DEDICATIONS, NOTES, EASEMENTS AND PROVISIONS DELINEATED AND/OF{ DESCRIBED ON THE PLAT RECORDED IN VOLUME 40 OF PLATS AT PAGE(S) 27 IN KING COUNTY, WASHINGTON. 9. THE COMPANY REQUIRES EXECUTION OF THE ENCLOSED COMMERCIAL AFFIDAVIT PRIOR TO CLOSING REGARDING UNRECORDED LEASEHOLDS, MECHANICS LIEN RIGHTS, PARTIES IN POSSESSION AND SURVEY MATTERS. FURTHER REQUIREMENTS, IF ANY, WILL FOLLOW BY SUPPLEMENTAL REPORT UPON REVIEW OF THE SAME. END OF SPECIAL EXCEPTIONS File No.: 207151500 004~CG ALTA Commllment (6117106) ·• Schedule BI Page 6 of 8 'i NOTES: NOTE A: SO THAT WE MAY COMPLY WiTH ALL LENDER REQUIREMENTS AND ENDORSEMENTS, PLEASE ENCLOSE A COMPLETE COPY OF THE LENDER'S INSTRUCTIONS WITH THE RECORDING PACKAGE. ALL KING COUNTY PACKAGES NOT USING AN EXCISE FORM ARE NOW RECORDED ELECTRONICALLY. PLEASE ADD $3.00 TO THE RECORDING FEE FOR EACH ELECTRONICALLY RECORDED DOCUMENT. IN ORDER TO ASSURE TIMELY RECORDING ALL RECORDING PACKAGES SHOULD BE SENT TO: STEWART TITLE 18000 INTERNATIONAL BLVD., SUITE 510 SEATAC, WASHINGTON 98188 ATIN: RECORDER NOTE B: THE DESCRIPTION CAN BE ABBREVIATED AS SUGGESTED BELOW ff NECESSARY TO MEET STANDARDIZATION REQUIREMENTS. THE FULL TEXT OF THE DESCRIPTION MUST APPEAR IN THE DOCUMENT(S) TO BE INSURED. PTN. LT. 6, BLK. 3, AKER'S FARMS NO. 5 NOTE C: THE SITUS ADDRESS OF THE PROPERTY HEREIN DESCRIBED IS: 168XX 106TH AVENUE SOUTHEAST RENTON, WASHINGTON 98055 NOTED: ACCORDING TO THE APPLICATION FOR TITLE INSURANCE, TITLE IS TO VEST IN RW PUGET SOUND HOLDINGS, LLC, A WASHINGTON LIMITED LIABILITY COMPANY. EXAMINATION OF THE RECORDS DISCLOSES NO MATTERS PENDING AGAINST SAID PARTY{IES). NOTE E: GENERAL TAXES FOR THE YEAR 2007 WHICH HAVE BEEN PAID. AMOUNT: $468.86 LEVY CODE: 4260 TAX ACCOUNT NO.: 008700-0181-07 ASSESSED VALUATION: LAND: $40,DDO.OO IMPROVEMENTS; $-0- NOTE: KING COUNTY TREASURER, 500 4TH AVENUE, 5TH FLOOR ADMIN. BLDG., SEATTLE, WA 98104 (206) 296-7300 WEB ADDRESS: http://webapp.metrokc.gov/KCTaxinfo/. PS !'lie No.: 207151600 0043CG Ac TA Commitment (6117/06) -Schedule B I Pago7ofB .. MAILBOX REQUIREMENfS~ 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 take a copy of your plat map along with this form to the City of Renton Post Office, 314 Williams Avenue South, for their sign-off. Please submit a signed copy of this form with your appli~tion. Q:\WEB\PW\DEVSERV\Fonns\Planning\m;:iilbox.doc .. .. ~~e ' 8 ! s ' ' ~ ~ ' 0 ~ C ~ ~ z 0 z 0 '"' • 't> '/ . "J>./ ~,, I /---,.w ~i .... :i(.::.) :,:,-::''-' ' ____:'_' ·:~/) ___L __ __j_ ---,,ieo,·uuo,on,:~;~,s,,-,--L__j_ 106TH AVENL'E Sf-_ J RAGLE SHORT PLAT REVISIONS : C ·~-•-____ -_"""''=1_ :q•-1 RENTON SHORT PLAT PLAN RW. PUGET SOUND HOlDINGS,,~LL=C~----l 20M S. 341ST Pl.ACE FHlERAL WAY WA. 98003 • .t; 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 take a copy of your plat map along with this form to the City of Renton Post Office, 314 Williams Avenue South, for their sign-off. Please submit a signed copy of this fonm with your application. Property Location: $.,:,C, )()( \Q(o~f-' A.ve. ~~C:: ! kQYTQ1,). U)/l I 98'0S5 !Af!) :oo?7DO-oi8 :) \ Owner's Name: R;,e;&R.T RI\GL.t:. : ?hone Number:-'-'IJ'f-"'·--------- Q:\WEB\PW\DEVSERV\Forms\Planning\rn~:11,ox.dDc ~ SW 1/4 Of SECTION 29. TOWNSHIP 23 NORTH RANGE 5 EAST. W.M RAGLE SHORT PLAT j t '~: I. 1, r ~~--""'f ~ ~.------J ,--,,---Ii -1 ·"°· ,;,·,,~ -I I , 1· ,,, ~ ;:" r o o ~ I N ' , ' _ of 1 I I 2 :,·, , f --i~ :~: -I ._,\;', "/[ I I f I I , ' I . wpt-AND A : j L__ L___ ' }: " SC I . -" --,,.,.,.,,-~-'"·''' ~~, ~ LANO ~JOT( J· ::c::: .:c, •. ::,·,: .~:,·,,.:·," I 1,,;/:::, 'J ~,·-· "''· I (,~ ~Pllll. S,:'AI I ____ w...,., """"'""'' ~ •• , .. ""'~·-"'~·'"''""'"'--,,,,., .. w,., 2 5 s ~ w ~ I I ---) ~:,;c.-~·f•_,~·;~ LEGEND "" ,, "' •cs:; .l•i·"·•""" qi,~~1 i8{\(~'£.;i~F. I ·:,,,, :"·=-·,,.. t ,·=-ls-Ji 1 i'.\ -:·· ~w\ ... -:r'; ~n L_- 1 11 ,_._ :1 $:_ fi-_-_-·1_·1-""""Llr-.,-il_ I 1: '· ij' '-}\ '; ""-·-=1: 1' ,ii ;ii ~ ,i :, ,i_ \':,~'rrr __ ·1_,n1_ cJm'I!~. I ', I \ -,., ' -' -,-' ' "t'' 1· . -"-,,-,- i I, i'i_ SliE-\,~ i 1~j:__ ~'"11 i I;,;;L,,;;-];"}f ~~ .'.., Jl [ )~\;:Cs:;/ j ''•V •1·11J------i1 c__,.__'L_____,c,;/ • ,L lo.C,L J 7i:--:{ ----------J~-~'-"·""·"-~J VICINITY MAP CONJ" ACI_INFOAMA TION ifocs';,~" ~;,!'~~, -,~--','i i~~';i; .~ii'"'"''"" '''·'"''':'"'''''·' Q[TE INFORMATION '"·"'"''·''•"' st-·c,, w, s<CSS "''"• ~·,. lJTILITT l!.FORMA TION 1=,~L Q!;SCRIPTIOr,j · -o·,r,r,cc.ccs,o "' CJO•S,V,<O•aTC•"''" '"·'· '"" .,, ,~,,, ' - SHEET INDEX ""''JN Sa,,so ' " e,_,s ''"'""' '"'"'"' d'," ~ ,-/ [;;a~;~~~~lfTI?,~1;.,_,~-: ... ~·~ : I ?,: ,~:~: ~~-"f:'.?:/:~,;,f~:;~:l<}~'~;};' 1-BOQ_-424-5555 :~) ~ D . .INC~'-JSC:'-J ,,, .. ,.,,,,.~ .. '"''''' '"'"' "'"'"'"'""'·"' 0 zo => _, o_, <n . CJ f3 g13 n. _, ~~ cc ~; ~i ~ >· "< ~~ ~~ g~ ~ ;.,: I j' f Tj 'I oo Ii I i 2 .,I O'" I ' -:t ' ~I I I ! a: z ,- < j _, n. n. j Ee n. 0 ,. I ~ <n w " _, Ii (') < ~ a: w ~ ' ' '·~:,, \,'.-~:'· ·~ ........ ,l::,:-rl-~0,1·.·· f0tj'~¥\ '\~i?!iJ SP1 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: u,,ir,tlttl«' ""'~ 1. On the 2nd day of April , 20_fill__, I inslall@d information sign(s) and plastic flyer box on the property 168xx 106th Ave SE Renton, WA 98055 for the following project: Ragle Short 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. Installer Signature "2 vi SUBSCRIBED AND SWORN to before me this _V __ day of _/t__._p_v_1_· J ___ , 20_0_f3_ IC in and for th e-Mfrn I 1/v' A-. My commission expires on Of? /J .. :?/ 01 G:\forms\Planning\pubsign.doc 08131/04 ... '" ,J '1:C.'9 '1:0'J 21:31.! 2!103 ~ :..•!n~ M "' ' ~ ''~·.: ·,: .':-' .'·i 16663 ··.:~ ':.· ul \/1 w a :t ~ 0 ., . .''.I·_,'," •,:,·· .. · •,:,: ti ··--·-' .'(_:,_;•: •;_:•:·.; 166<:'B .'t5b.:!.,' !6621 16634 ,._;,_;.;· 16638 166~·=-· .' ,_:,_· ~' -' 16Bll3 .'•_>"I' •,;.J' . 16816 "'" Renton .-"~I.'~' '.'!,I'.!.; 16B3Y !!!.,1~'9 f': 1n'l') ST 0 I ~UNCANSON C'!_~_rA_NY~_ l_~S:-· Civil Engin:crill8 · Smvcyill8 · Lard Planning J.15 SW 155th St, Suite 102 Sealtle, Washington 98/66 Phmre 206.244.4141 Fax 206.244.4455 Neighborhood Detail Map Site@ 168xx 106th Ave SE Renton, WA 98055 -''.' '-' '.'•I; '177ft Scah:: As specified Drawn: KCF Job No: 07804 Printed: 04-22-2008 Payment Made: CITY O_F RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUAOB-042 Receipt Number: R0802026 Total Payment: 04/22/2008 02:35 PM 1,650.00 Payee: DUNCANSON COMPANY, INC Current Payment Made to the Following Items: Trans Account Code Description 5008 000.345.81.00.0004 Binding Site/Short Plat 5010 000.345.81.00.0007 Environmental Review 5022 000.345.81.00.0019 Variance Fees Payments made for this receipt Trans Method Description Amount Payment Check 1036 1,500.00 Payment Check 275 150.00 Account Balances Amount 1,000.00 500.00 150.00 Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use, 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 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax .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 Remaining Balance Due: $0.00