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HomeMy WebLinkAboutLUA-08-148_Report 1PARTIES OF RECORD LI SHORT PLAT I LUAOB-148, ECF, SHPL-H, V-H Irene Robbins 17207 NE 7th Place Bellevue, WA 98008 Phone: (425) 641-4358 (Party of Record ) Qi Feng Li & Qing Hua Guan 1515 Lake Avenue S Renton, WA 98055 Phone: (206) 356-1628 (Owner) Updated: 02/2412009 Terry Wilson Cramer NW, Inc. 945 N Central Avenue#l04 Kent, WA 98032 Email:ale@cramernw.com (Contact ) Raymond Ng 6622 S 124th Street Seattle, WA 98178 Phone: (206) 260-8898 (Applicant ) 1~ l I I! /. _, .......... f1.1.i· ;;···· '\ t:· . ' 0 /1. \ 1·."·" r f. ! '' ~-,.f _-... ·'·-··----- . ' ·I ·,t;;,. """'' w-.>:,,.,--._ · :::-·•c,~Vii"'.>,-.,\f Ju ·i,?"~'" ":c ;::::_::::_ __ :____--r~··r'·"'· _._:_.-'-;;r~-:-:-~··f·, :'.r,-j lj j(, t;, a CITY Of RENTON SHORT PLAT N0. ____________ 1 KING COUNTY, WASHINGTON CERTIFICATION ICll(l'I/ .W. PEOPl.E iY Tlll5[ rll($EMIS 'IIU,T I'(, THE IJIIPERSICMil OWH£1iS OF INffll[ST Ill TH[ Ur,1111 HDIIC8'1' (1€Sa1111[D, DQ IIEIIEB'I' WJCE " 1ilORT ~ tHEIEOFNID ll(WJIE ms 1,1,1,1' TO I[ THE $RAPliC IICPIIDf:lltAllCN or SAIi[, MIG THAT SAIi! SHDRt stl!IIM!IIOM IS lu.lK WltM THI: 111££ l:tiffSOO AND II IICCIMIDNICE wml lllE llCSl!I( or 1)11: OWIERS. 11 'IIUl€$S 'IWIIHt:or 'fl£ S£T Ollll HI.IIDS ANO SEALS. QUG HUA BUAN QI rtllG u ST>.tc OF lr'-10" ""'"~·-~-------1 COJlf1' lltlil I IC** t.i Ill.YE SATISFNCTOIY EVIJoa: 111,11 SIIMD THIS 111$11tWEIIT #IO ACt:IIO'IIUl)OCI) IT TO BC (IIS/H[R) flt£ MID VOI.UMlU'f 11:r F"OR TH£ USE'.5 AND f'IIIIPOSt!i IIOlllOllm IN M IHS'm!UOO. SIGNATURE or NOURY P\IBUC ______ _ ~r;o ______ _ UY Al'~ffflffl/T OlfK!i ----- Sl41t DI" WASIIIIGTOM 1 COIIIF'I' TIIAT 1 -~ oru'==c~=-~M=•c~cc,c,c~c,-- $O!l(D lla IIISTIMIDff NI) ~ IT TO IE: (IIIS/ID) fll[( - VCWNT.urt olCI' flllr nit k!SEI MO l'UIPOK5 --11 TIil 11$TRIJMOIT. _._TUii[ Cl' ""~ ---------~m _________ _ ll't' APl'OMIIENI Dl'll£S ------ RECORDER'S CERTIFICATE mro FOR RECORD THIS .......... OAY Of .••.....• 20 ...... AT.. .... M IN BOOK .......... Of ........... .AT PAGE .. , .... .AT THE REQUEST Of .. fl!!fH . .Jt .. Hlkl.t, . .l:'.IJi .. SURVEYOR'S NAME: MGR. .. ·suPT:··or ""RECORDS" ... APPROVALS: DEPARTMENT Of ASSESSMENTS RECORDING NO. VOL/PAGE CITY Of RENTON OEPAllTMEffl Of l'LANNING/BUILDING/PU8UC WOffl(S oo.&llifD MID N'l'ROYED TIVS -ll,W Of ----"-----SCALE: GRAPHIC SCALE i .. ;;,30, EXl,IINll .IHD lil'PAMll THIS -PAY Of , 2L.-~ 1 inch = 30 FT. -------- '''''"'""' OLD LEGAL DESCRIPTION: ""'" """"' MX0.Jlf( IIMEl334040-11 80 PORTION OF: QI FENG LI SHORT PLAT LOCATED IN THE N.lf. 1/4 OF THE S.E. 1/4, OF SECTION t9, TOWNSHIP 29 NORTH, RANGE 6 EAST, W.ll., KING COUNTY, WASHINGTON (PER S1EWl,III' TIil! rot.lMNr' QRl)£JI NUMBER 2081691 :2 LlliJED JVtY zr, ,UIOII) WT 56, !11.0CI( 7, C/,D. ~'S EAAI.JNGTON IWWENS KJIJ/OON TO rnE" C/1Y DF SEA77l£ l1MSION '10. 1 ACCORD!Ml ro 1'iE: PLtf rn£R[Of' f~. ~Cf" Pl,\~ PIIGE(S) 74, RECOIKJS OF PROPERTY OWNERS: QUIG l!UA ~ 1515 UJ<£ ~~ s. RENTON, WA 9~ QIFE:t/GIJ PROPOSU! HIJMBfR OF lD1S: 2 ZONING, R.-lJ l:lrNSITY: ~ 30 0 50 !::!!-= • 1 IW I ~·-1 • w§. ! . ·--ii ' VlCINITY MAP ! g SURVEYOR'S CERTIFICATE 6'~,TCramer Northwest Inc. IISTRUlll:NT USh:: G£OMIE7ER 800 AND/OR 1l!WII.E ~ W£TH00; ml~ Dt:fltlN. ~ rY' l'AC. JJ2-fJ0-'1llO. THS MAP CORRECTLY REPRESENTS A SURVEY MADE &Y ME OR UNDER MY DIRECTION IN CONFOIIMAMCE WITli THE R[QUIREMDITS or THE SURVEY RECOROING ACT AT THE .1 '1 Surveyors Planners & Engineers INDEXIIO DATA: N.W. 1/.f, S.t. 1/4, SEC. lQ, T. aJ NOR1H. 11. ~ £I.Sf, W..11. REQUEST Of" fW'.MQtW NG IN Avg ZOQ8 P.L.S. CERTIFICJiTE NO. 40016 9-45 N, CENTRAL. STE. fl04, KENT, WA 980."52 (2S3)852--48110 (local) 1-(800)251-0189 (toll fru) (253)952.-49~ (fa•} E-MAIL: cnfOcr<1m11mw.com ,,oo a nv. I l'ln"r. I ., .. , ... I JOB NO.: ORAWn ura C.O.P. ctlECKED IY; 0.8.H. Wff,, AU',1, .20, 2CIOa .2007-074 SCA<£, 1 i111.h -30 FT. SHKf: '"" ·~ RECORDING NO. VOL./PAGE 8 CITY OF RENTON SHORT PLAT NO. _____________ , QI FENG LI SHORT PLAT LOCATED IN THE N.W. 1/4 OF THE S.E. 1/4, SCALE: GRAPlilC SCALE t• =SO' KING COUNTY, WASHINGTON STRUCTURES: ··-RII.I-IO.DB fJ" ffCP H.-S.•72.04 " """ ........ fJ" RCI' H.-S.•7f.82 ,~::a20 ff' CClllC. s.-u.oo T.RE'E LEGEND: • l)ECIDUOI/S T1l£E ri: rt' OOGl!tl(W r21 11" fR1.I" r.1., 1ft mt£ r•, tr F1Wff 13: rff' CHERRY rs, tr HOLLE.Y 11: r F1Wff MEA (Jf i;xf;Affl? JJWII ,fall" SI.OP£ •• -IIIOIEUDffilll CFDtl'fSIJ1Y21£l1.A1,11 """" TAX PAHCn /JJ+D40-rOIO LEGEND: @ rot.IND liCJNVl.l£NT AS !!£51,Rj/:1£.{) 0 fWNO RflWI 4r CN' AS {)[SC/11Bro @ _,ARY SEll'iR loWIHOi£ 1111 CUCH MS1N @ CULIIERT .. flff[ IM)RAHf • WA1ER VA\U OF SECTION 19, TOWNSHIP 2S NORTH, RANGE 5 EAST, W.M .• KING COUNTY. WASHINGTON 1 inch = 30 FT. PORTION OF: ao a so ZONING: R-8 DENSITY: PROPOSED PERMITTED 11i1 llilrER .UCTtR :(7 UJJUTY PQI.£ [II] IWl. BO!( N.W. 1/4, S.E. 1/4, SEC. 19, T. 23 NORTH, R. 5 £AST, W.t.4. LAND USE ACTION NUMBER: I LAND RECORD NUMBER: LUA-XX-XXX-SHPL LNO-XX-XXXX -~ _, ,1,;,-=~~.:"'ck··{\. f'&f:i=~"iii!~~ .. , ,·· -SB9°-"6'-16""E Sll.Bl =•~ ~ /~22S/lH /1.J"'° 41' ' ,0 -~ -~ ,~J ,u .... 294/flJ(f"T) f ~,., ""'" -=+--=-:, - 8 7.4 /JNOHOLV AV£ ,. .,..;-..:, · .0 tt'ilD.S. \ tu ••• -l '·'"''" -·•m• I ,, , . .\"'·"' ...,, 0 -""'""""' \ <An< I -'1_R:IUPIP r IRON f'fl'E W/ vr BMSS P'IN IN COHCllffi: IN WE ctl'J'OF/lfNTO/jll)lfO.ffl ~ :;iio2;1t~~c7;?., ' ' ' .. ~· I ' •£•,OM \ ~.\\ ... , \ 'f:~ ' o 1 \ i i \.~ ' :::a~· •'8. \~~'"' ' ~ .. :'d"' " ' ~ \,, c• e,,, ~')> El•9>52U.S.f/.>' \""-~< ~~ -t-1 "' \'l,. l?i ,i·z o"' ~~ I\:,• J ~ 0 f£r. --\ ~~ \-11' \ C', '. ·--. ,\\\~,.,,. '\· 1±. ' --~\ ~ --\ ' --~ \ ,~:~~%a a1-oc1< 1 c.o. HILLM!oN'S (ARLINGTON GARDENS ~on10N 01vis1ot-1 1 (VOl• 17. pG. 74) " ~__M,L U)C,.JJON OF SSJIH ~ SOVSJ'll 28'.J~ rJF N"lY SSW/ \ f .4CTUAI. l.00'.00H or "" """"" . tf.llO" !:. SY J-'111".25" S. OF S.E, PROPERTY CORtl£R \ ' \ I \ GRAPIIlC SCALE 1· ... 30• --------30 0 30 BASIS OF BEARINGS: 111£ 8Q,RlMlS $HOIIN HlllEr»t NI£ iio\SW Ofl l'HE' fl&JIIM.l 8Uol'EEN COY Gr ROfflJ,11 ID HO. 47t" N/0 lD '«J. 558 BE1NG SCIJ7H 119'48'09" WT, REOOROS OF 1liE ctl'J' " """" NOTES, I WOM.IM£H1" \tsllED OH l-17-ll5. 2. rnlS SUJI\IEY *"5 ~ limfOUT rnE 8EHUIT OF A ctlRREh'T 1111.E JID10ffr' NIO »IEREfllR£ 00£5 HOT PVRfJOff1' JlJ SHOW AU ~ ~ CONfJfllONS OR R£SlltCJICWS, fF Nit. J. IHE BOUNDARIES S/lOIIW ON 11f/S 5(/M,"y REPR£S!Nf DEHi llNDi ON!.Y. "'CTUAI. O'IINf.ffSMIP W.Y OIHiRWISE ar DmRI.WIUJ. VERTICAL DATUM: NORTH Al,l(R~ l'D?IJCIJ. Olfll.U Df I !188. BENCHMARK: CITY or RO/TON SENCl,IW!I( NO. H6 f"OUND CONCR£Te ~!ArNT W/ IIAASS PIN IN C-.SI:" 1'" EAST o,-IIIIFRSfCJJON Df S™rTUCK "'\IENUI: NID SOUIH !SIH Sll!UT ru\11110II· 132.N US. FrCT SlT8 BENCHJlARK: • IIUONM.SCTINll'.,-.KLOFi/11.JIYPCJI.E .El..•IM.112 U.S. n:ET CONTOUR INT.ERVAL: 2.IXI 1/.S. FUT ,~ -t»I M::~ f1tW Sllflm".) REFERENCE SURVEY: CtTI' OF R£NTDH 5/IORT PIN' R£CORDIHG 1200011'2fWJ()(J(H, K1U1ME ,.,. PAGE rn PARENT PARCEL: TAX !>MC£l. l~f>«J-lltJIJ JlJT.U. NIU.: 1/l,oo.Jl SO. F7. (o..J.<1 JC.) NEfl LOT AREAS: Lor ,, 5,001,1, so. FT. lfJ k!:':~ sosrJ-J Gli'C,lm;' ™"" 4Cl,II" SI.C!Pf;" ,.,-SQ. l'T. ,IRE:4 OF «1~SWPE ~' um, so. rr. NIE'A OF v.sDffNT: 1,717* SQ. l'T. WEIIN/0 EIIR'nR: l,04];1: $(1. fT. w ! ~ f-GVY loNCHCJR -9-25 .U.P.H. S/CN INSTRUMDfT US£D: GroDIME7rR too ~/OR TIIIAIBI.£ 5IIOJDRzao.i. l,IETI!IJO:IIIAl'D!5£ EnUllfllG lltl:;Ul!£IIEH1 OF 11'.A.G". JJ.'!-1»-0«I. © TEJE>HON( ~Nl!Ot£ ~ Cramer Northwest Inc. Surveyors Planners & Engineers 945 N. CENTRAL, STE, 1104. KENT, WA 9BOJ2 (2")852-4880 {lo"cil) llllflGN4il DATA: N.'11. 1/~. s.r. 1/'I. SEC. 19, r. 2J '10R1H, II. .5 ~T; W.M. 1-(800)251-0189 (loll frH) (253)852.-,4g55 (fCIK) E-MAIL: cnlOcrum•rnw.e<>m DRAWM BY: C.D.P, CHECKED B'r': O.B.H. DATEi Thu., Dec. 11, 2008 SCALE: I Inch • JO FT. JUIS .. u.; 2007~074 SHUT: 2 or 2 ~ _, ,,. 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TRENCH lWliECTION NTS ,I" CONC 5• 87M \ -------+-PLAN VIEW OF ROOf "'\__ UNJH1()l.Jf AYI. -NTS r '·'-''• DOWNSPOUT DISPERSION TRENCH G) ~'~•·..c.s ITTS 1 1'p. ,, ,,_,. ffl'ifHEfHfll1f.Pr?JV1I{?tfrffTf1ZtiiPlf.Esfffff.bifEsfiER. . \' ~ ·, ;. \. ' ,;,J..· ; \' {. ,., ... <>-,,.. . ·,_, ',c•" ' •• , '. • ', f' ff lloil"!11,7J',: ~· r:_, ii ~.;i -a, ·.' t ' l!lWir~ ~---.-.:......:..' ' ~ ~TOJT M ~J.SW.ti -t~==~· ~ 11 ,.~ /!J'" , , ' ~w . ......,oc r,~ !J I I •t, y-,. ~.J';\! ':° • =~<mT ""' .. -~\ ~; I • , ' ",;>;F --::: ----=-"" ~-=-='-:=~_tiU:f; "'-~ ., ... -.•. " > J , 1~1r .... ,,-/·-,i ·i--,~__,,,,.,"° II,\, f I~ .,,t,i:,"J,'\ '°"'', ·, ','~ .,_ I / I ~ ' • ·"' ' \ .,.,_ ~ ·1 ' ' ' -'I' ~-' "'"'..,_,____l --IJ-----·~:;\_ I, i...::::_:_::___~ --J:.-~--~:, __ l"j ,'" -. 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D;SPERSION TRENCH W/NOTCHEO BOARD P, N. __ t.t.." ENGINE(RS. SURV[YORS & PU.NNERS 9,0 "· COOR•~ m. f10<, «HT, w• II0>3 (>S>)0!2-'"80 r, ... n ., ,-(•ool,01-0,u (1011 ,,.,) (> .. )B>-.. •• (10,) •-•n, ,.,-.,~.,""'·"""' ·oiof ... -~ ,,, ...... "' ® "•JO li;-~I ~ CITY OF RENTON P1oM,,./S"'"''""/f'oSI~ """" !>opt I\ __ \ {.<;:1 __ -'o,i;°('\li , r:c\ , 1 VIC!N/7Y MAP !313Lo!o-.5 R..,tt,n. W~ OUJl,Er;J,J,DJ;BC;R/pTIOK, (l'Olffl"-"""'_,.....,.,._/IC,,_,.,"'""') ,or,._w»:,.<_.._,,.....__...,..._,"""""' """"""' ......... _ .. ,,,..._.,.__,, "-''"'"'"--"·-"'-~-_, "'"'"'_"" __ ""'" :': =-:: :::::;"' ,,:.,_.,-::;, or -"""'-,; _,"""" '"" rnur ,.,..,,,..,,,_..u.,,,. ~ BBNCHlf,UUC; :'..:',.'!"',":·-"'"""'""" ~DA..Jl2f .. .,.,,.,. .. ~,.,.INrffl'llu; "81'RP714l'/'OI/S ~' §i{c,oo~,·-~ ri~-;.~"'"'" ~ ~~,_ "' = !£iGHJi. M-m ~ • ~ " F ; OUIFENG LI SHORT PLAT FOR RAYMOND NG ~;[!'',·= """'""" ~i! ~ - 0 ~ iii • r fr~EI ..... •§ i ' l ..... ' IJl8'"' t ht ~~~ i f•rm ' r ''f ' a I ~(Olli i' ~i~ ~ ' 9,~,n i m o i ?,.ill l ,m ' m l'.J T. f §i~ c ~~: ~ hlii~ ~:1; ~ CT1 _1 L ~~/;" ~ '"" rr,~k \ ,~"!IE '" ~ r' '" o,l:o mmm ' ~iJ ' ., ~ !': /\ ~ 'rr;~ 6; o• ' c!_,;:i;ll 2 ~tfll ;iJn .. G eo'.:J.o '~ .. ;ll " "" Ill \I' § \:I:'.~ s~~ i~: "" ~; ' " "' \)Hl ,, I ! ,; '" i " ' ! n ' 0 ~ ' l ~ ' ! ' ' " ~ ' I' 0 2 ~ " 0 ' ' • ' s " i ' ' 0 ' ~ g . ' ' C ' l 1 ' ! ! ~ q V ,~ Q z /· ,\ @ ~ ~ ~ pH iF / 11 r ~ z ~ ! ~~~,i, '~ 8 0~ ! ... JI t: rli I c ? ~ ~ ,' ~iff f'.-i;; ~ § .i rn 0 ~ :~~ul~~ ,.. t ~ ,II I> ~ '2 ~ ! ~~ H ~~ 0 ~ (Sn C; ~ i" ~· 1;1;;; ~ 5 ' ~ i;-, _;ti Ill :z n i!llt~~ln i ~..,~a :~ i 11 ! <J'-° i· ~ i ;n i :~~~~ • ~ _!!: ~ ij ~ ~ ~ 'd go m <JJ _, ' I ~ ~ II T §: j .Ii~ .. • 0 ' !" ... "11 z ~ ' " ~ 0 ' • @ F ~ ' I < ,i ~ ~ ' ~ \ ill ' ~ 1 ~ (l',C" '!' ~-~ ~ '·'i~ l\l'i i!E t ~ ~ ::.o& ,.::r .. n~ t-& i "-· Hi ~ g1 ;'!j [l'' ml& HJ u.!l-:, s (!D <~l H"' , .. •" ,• 8 ·11 . [ ~i J, u j[ •• '. tJ .2" !c. i: fl ~! ·-' I QI FENG LI SHORT PLAT 1515 Lake Ave S, RENTON, WA c '~ §; ,, I> --i:z Ct 1§0 H, "" t C' ~: ;z ,r j a() F~ ~,i cm .~z "l r .... gg r r; " 0c ~~i !i ~'" JP• •2 ~~: ~· a a• •• •' ; ~;p, .m •r ,, 1, () ~ i •i .t<- m ~; Ji ffi;ii h HO 0 or -j F rii ~ l! f" a' §Jo '0 o ::'ir •' o• 1i~ ;! '~ z 'i .= ... ii ~ ~~ hffl ~ffi sz ,11 ::ii~ ~() cm ·~ a• ) c ~ £: < -l i ! t, '~ ~m !a ! <Si ti~ ~· "' ,..=P If! ~· ~l •' < ' • ~ ~ a! "• '' ' " 1. no i 2 ' "' n ~ • 0 ,o Jo !: 0 ! ~~ ~~ "~ 0 a ~ ~ 8 Q~ f' om ro ~ ,t La ~i • 'a ,. ~ i;: ~,; r~ ~;1! '" e ~ ~i < 0 ' ' ~~ ot 8 ~ ' ~i ' ~ • <m !s2 '0 • !, Ca H 2 ' ~· ~' o• I ~~ i! _ .... ~ 0"' r ' ~ ;i >O m, '' "" ~ r ' ia •' ~I i t ~ i! _m illQ ! )~ (\ .~ ,r ~ r •" i !~ ~§ ! ~ ~ 6! F ~~ , ' & f ~ a ~ ' ti~ H ~ " ~ • ~ ~~ ~ • • • • 8~ ~ 0 •' ' m 0 •• ~ ~ ~ I~ 0 " \ " c s ' h z E i ~~ © rn 0 • J ~r " ' ' I • ~ ' ~ l Ir" •• i ;I ~~;~~: !l. ~ .. •"! isj! • !.i ~ '{ " ]~·!i[! ii~ .. ' !, ~~ [,. :i~[ "' ~[hc'CQ .r;i ~g? w !;;,a \l "' •, 'L~i\l] ·d!i !~ " :r-o 0 : 5~~ ,2 :;, -:iil~g_p. '. !J:°2 . " }Ii~£-~ 1it " . ' -a:n~ -n [ ·~ . "! ' -0 l! ;: &~ R it~l i~ .. '"-[' ~ ?~ i;: .. .. ~ ! ~~ t O ii] ~ ~ i ~ ,~ ,~ -·, ~!i j.. cl'.! iB ,a~.zt::i ~.x .!.. ~ ~ 0 ~ .HIT § gt -· ~~ d =ci']ltt 'i" ~ " .. l: c;c •• ,; I'-[ ~ _r. I:): .;-ill H -":f::;i,d f,;"' ~Jo~ s~ ':r !'~[ii ...... -, i~Ji :i o.i! I g -,. . i (f, 0 .. i _g°' d !! (l •• ~i ~;::J ,,I " -· q-g -• ~-ij •• o'" ..;;~~ i ! l -· -;-~p. [c _, ,d f!Jil H : o,., ;ii H !l-i1 ~;2~ . ~ ~:011 i~ !l"' ii 'i n Hfii ~i •• •' ~3 " li!!: ~ t _, ., il li Ji .ie ~ ! i ,-a~~i H . ' ~!}ii .... ·" " . !!.~_~g~ ' -il[I 1 ., ,, rac·~ '.• ,· ~ -I!! 5'1 I' •i <)§.gQ. ' is ,i ~l; 12.1: i -1 i~~l: •• 'i ' ' " !" 1"~; ~~ tl ~ !l ,' lij .. I< l~"[ i f[ ~. ~i ~ ~: ,i • ~ ~ a -.:: Ii •• f '!D ' ;,l 111 .. ,· -, H~ ., ~~!&" i! r: ' •• a • i a, ,, •• •I <f ~ ,~i • L: ~-2.r~.! ~Jo i Oi ~ <; ., ii-.,,.. ' • u ,~ • <i i ,t~~ i• ; i :l a!.il ,;l ; ~i~ • . : i !."'Q:t:;-'? ;~ ~ti i ,i,r li 1p1 !l ' : .. : l ' "'!~ fl, ' 'i 1 .. ! "' 6 a. i .. ~ ! . ' u~;; i,,f ~I PLANTING PLAN AND TREE RETENTION PLAN NOTES ANO DETAILS ,•, ,,. ! f ! "ii ~!:Im !l-011 ;,~ H~ fi2 ~it ·~ 0 -~ "' rn 1"' <J) ;~ ,, .. ., '" 2f .,. .. !& ~ H '" ~ ~ ,1 j. H ., fi "' i[ J'' " H "' .il'II. ~ ' I • • ~ ~ [ ' i !I lj , . 11 ' , r _.. lo C ~ r !i " z Q ~ r !~ ---< ~ z ;o \J ~mn ' ~::o! fl! ;,;m-"' (J)-1~ 0 Im' ,- mz[ ),, ~5 L z . _ QI FENG LI SHORT PLAT ltl!l'.B\ 1515 Lake Ave S, RENTON, WA ~f! ~ ?LANTING PLAN AND TREE RETENTION PLAN ----, . -:1,-------'-/M. -lW-__ _ ' I . ii I § l!tj ' ,•, ~: !f 11 • I I• 'I ' Denis Law Mayor r r Department of Community and Economic Development Alex Pietsch, Administrator March 2, 2011 Melody Saucedo Cramer Northwest, Inc. P.O. Box158 Kent, WA 98035 SUBJECT: Request for Extension of Project's Period of Validity Li Short Plat/ City of Renton File LUAOS-148, SHPL-H, V-H Dear Ms. Saucedo: This letter is sent in response to your request for an extension of the above referenced project's approved period of validity. Section 4-7-070M of the Renton Municipal Code, relating to short plats, authorizes the City to approve a single one-year extension of the usual two-year expiration. Our records indicate that this project will expire on March 16, 2011. We understand that you are still working to complete this project and will require additional time. Therefore, your request for the one-year extension is hereby granted. You now have until March 16, 2012 to record this project. You should be aware this is a one-time only extension and ifthe project is not recorded by the 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 Gerald Wasser at (425) 430-7382 if you have any further qu~stions. Sincerely, ~1M1U-cwr C.E. "Chip" Vincent Planning Director cc: Qi Feng U & Qua Hua Guan/ Owners Jennifer Henning, Pli3nning City of Renton File No. LUAOB-148 Kayren Kittrick, Plan Review Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov CITY I ~ '.~ RENTON Hearing Examiner Fred J. Kaufman 0~"<\'Y 0~ ~ :!! i Denis Law, Mayor ~NcfO?------------------------- May 5, 2009 Terry Wilson Cramer NW, Inc. 945 N Central, Ste. 104 Kent, WA 98032 SUBJECT: Li Short Plat LUA-08-148, ECF, SHPL-H, V-H Dear Mr. Wilson: This letter is to inform you that the appeal period has ended for the Hearing Examiner's Li Short Plat Reconsideration. No appeals were filed. This decision is final and you may proceed with the next step of the short plat process. The enclosed handout, titled: "Short Plat Recording," provides detailed information for this process. The conditions listed in the City of Renton Hearing Examiner Report & Decision must be satisfied before the short plat can be recorded. If you have any questions regarding the recording process or any other matters for the short plat, as well as for submitting revised plans, you may contact Carrie Olsen at (425) 430-7235. Sincerely, i1M4~ Nancy Thompson Secretary to Hearing Examiner cc: Gerald Wasser, Community and Economic Development Jennifer Henning, Current Planning Manager Enclosure -----~RENTO.Nr 1055 South Grady Way -Renton, Washington 98057 -(425) 430-6515 @ This paperconte1,nE 5[(1,. ,ecycied material. 30".4, post consumer AHEAD OF THt. CURVE . ' Denis Law, Mayor April 16, 2009 Mr. Terry Wilson 945 N Central, Ste. #104 Kent, WA 98032 Re: Li Short Plat Request for Reconsideration LUA-08-148, ECF, SHPL-H, V-H Dear Mr. Wilson: CITY ( RENTON Hearing Examiner Fred J, Kaufman · I have reviewed your request for reconsideration as well as the addifional correspondence from staff. It appears that a variance is unnecessary to accommodate parking for Proposed Lot 1 on the subject site. While an easement driveway (serving two homes in the proposed application) and a pipestem driveway both are required to be 20 feet. wide, a pipcstem is treated as a driveway and, therefore, only requires a normal five (5) foot side yard setback. An easement is treated more like a street and, therefore, requires a 15-foot side yard setback. It is as if the easement were a street. That means that the 11.4 foot setback proposed along the north property line is adequate if the pipestem serves only Proposed Lot 2 and another mears of access is provided for Proposed Lot L This office is not in a position to know if the 11.4 feet would provide sufficient room to allow access to the rear of Proposed Lot I by a vehicle or if parking would be limited to the front yard area. Staff can explore options for access to minimize the width of the curb cut and other pavement. While this office agrees with staff that aesthetics might be better served by having a shared driveway that is not a justification for variance relief The code, at this time, does not require shared driveways in this circumstance. The original decision denying the variance is affirmed and the proposed Short Plat is approved with the understanding that the pipestem, at this time, will only serve Proposed Lot 2, the interior lot. If this office can provide any additional assistance, please feel free to write. There will be a new appeal period which shall expire 14 day from the date of this.decision. s;'.~cl-~~~ Fred Kaufman Hearing Examiner City of Renton FK/nt cc: Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Chip Vincent, Planning Director Qi Feng Li & Qing Hua Guan Terry Wilson Irene Robbins Raymond Ng ----,-os_S_S_o_uth_G_r-ad_y_W_a_y ___ R_e-nt_o_n.-W-a-s-hi_n_gt_on_9_80_5_7..:.--(4_2_5_) 4-3-0--6-5-15 ____ ~ @ This pape.-s:m1tains 50% recycled material, 30% DOSI consumer AHEAD OF THE CURVE Denis Law Mayor April 14, 2009 Fred Kaufman Hearing Examiner City of Renton 1055 South Grady Way Renton, Washington 98057 Subject: Li Short Plat LUA 08-148, ECF, SHPL-H, V-H Dear Mr. Kaufman: Department of Community & Economic Development The following comments are in response to your April 9, 2009 letter which indicates that you have received a request to reconsider the decision to deny the variance portion of the above-captioned project. In that letter you ask if parking and access could be provided elsewhere on the subject site. It is assumed that you are asking about parking and access for proposed Lot 1. The answer to your question is no, unless good planning practice is undermined by allowing excessive driveway cuts. However, parking for two vehicles could be provided in the front yard of proposed Lot 1. This would require two driveways for the proposed project (one for the pipestem of Lot 2 and one for the parking area access to Lot 1). Staff encourages limiting the number of driveways in the R-8 zone which promotes pedestrian movement and would allow for additional landscaping. Should parking be allowed within the front yard of Lot 1, the necessity for an access easement along the pipestem of Lot 2 would not be necessary. In this scenario a 5-foot side yard set back would be required and a variance for reducing the side yard setback would not be required. Please refer to RMC 4-7-170Fl which regulates pipestems. That section states that a pipestem shall not exceed 150 feet in length and not be less than 20 feet in width. Please contact me at (425) 430-7382 if you have any questions. S. I 4 rncerey/ ' / Associate Planner cc: C.E. Vincent, Planning Director Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Qi Feng Li & Qing Hua Guan Terry Wilson Irene Robbins Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov ·~w~ CITY ->F RENTON ~~< Denis Law, Mayor ~·Nrf April 9, 2009 Gerald Wasser Associate Planner Department of Community and Economic Development City of Renton Re: Li Short Plat Request for Reconsideration LUA-08-148, ECF, SHPL-H, Y-H Dear Mr. Wasser: Hearing Examiner Fred J, Kaufman This office has received a request to reconsider the decision to deny the variance portion of the above matter. This office would appreciate further review by staff of the request before issuing a new decision in the matter. Could parking or access to required parking be located elsewhere on the subject site? Other parties of record may also submit comments as appropriate. Please provide a response within ten days of the date of this letter. s;,~J~r-- Fred Kamman Hearing Examiner City of Renton FK/nt cc: Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Chip Vincent, Planning Director Qi Feng Li.& Qing Hua Guan Terry Wilson Irene Rohhins ----l-05_5_S_o_uth_G_r-ad_y_W_a_y ___ R_e-nt-o-n,-W-as-h-in_gt_o_n_9_80_5_7---(4_2_5_) 4-3-0--6-5-15 ____ ~ @ This paper contains 50/o rFecycled material, 30% post consumer AHEAD OF THE CURVE ' Cramer Northwest, Inc. Surveyors •Planners •Engineers March 30, 2009 Fred Kaufman Hearing Examiner City of Renton 1055 S Grady Way Renton, WA 98057 Re: Li Short Plat LUA08-I48, ECF, SHPL-H, V-H Reconsideration: Dear Mr. Kaufman, CITY OF "=fiTON MAR 30 2009 l'!E!CEIVEO CITY CLERK'S OFFICE If'. ~7 fllf ;5 We respectfully request a reconsideration of the above-referenced Li Short Plat. We believe our Variance for a reduced setback from the northeast comer of the existing house to the south line of the proposed 20' wide pipestem serving Lot 2 was improperly denied. In the alternative, we request confinnation to allow the 2 required vehicular parking locations for the existing house to be located in the front yard rather than in the rear thereby allowing for a reduced pipestem width of 15' pursuant to item #2 under page 8 of the decision. Several Short Plats with existing structures in locations precluding full compliance with City setback requirements have been approved based on the impracticability of removal of the structures. We believe this project is not receiving equal protection in the decision-making process despite the reference to the Ram project. As has been the case with the City's treatment in the similarly situated Short Plats, we are open to the requirement of covenanting the Short Plat to require future structures to comply with all setback requirements at the time of their respective building permits. Examples of the similarly situated Short Plats are available upon request. Based upon the unique constraints of this property including, but not limited to, the topographical constraints, the existing structure's location on the property, and the pipestem width requirement, the client suffers an undue hardship in the denial of this Variance. Item #2, page 8 of the decision, stipulates that the pipestem for proposed Lot 2 shall be only 15' if it only serves Lot 2. In the event that the Variance reconsideration is denied, we heamy request clarification that we may reduce the pipestem, width to 15 ', restrict the use of the pipestem solely for the use of Lot 2, and propose 2 vehicular parking locations for the existing house to be located in the front yard rather than in the rear. Although the City generally prefers Short Plats to consolidate vehicular access to the fewest access points possible, by allowing parking in the front of the existing structure and reducing the 20' pipestem to 15' to serve only proposed Lot 2, our client can be spared the unnecessary burden of removing all or part of the existing house. An exhibit can be produced, if necessaiy, depicting a 15' pipestem and 2 vehicular parking locations Respectfully submitted this 30"' day of March, 2009. ~ L---'- Terry Wilson Owner/Operations Manager 945 N. Central, Suite #104 Kent WA 98032 (253) 852-4880 Fax (253) 852-4955 F -m~ll · rnif.n'ir~mPmur rnm Cramer Northwest, Inc. Surveyors •Planners •Engineers e vi'',./ A Ir ti '. ' I lit S~'?f<.JJ -//fl(? March 30, 2009 Fred Kaufman Hearing Examiner City of Renton 1055 S Grady Way Renton, WA 98057 " I wj Ci o/ C!trt. Re: Li Short Plat LUAOS-148, ECF, SHPL-H. V-H Reconsideration: Dear Mr. Kaufman, CITY OF l'IENTOl'l MAR 3 0 2009 ReCEIVEO CITY CLERK'S OFFICE if'.17 ftl1 f5 We respectfully request a reconsideration of the above-referenced Li Short Plat. We believe our Variance for a reduced setback from the northeast comer of the existing house to the south line of the proposed 20' wide pipestem serving Lot 2 was improperly denied. In the alternative, we request confinnation to allow the 2 required vehicular parking locations for the existing house lo be located in the front yard rather than in the rear thereby allowing for a reduced pipestem width of 15' pursuant to item #2 nnder page 8 of the decision. Several Short Plats with existing structures in locations precluding full compliance with City setback requirements have been approved based on the imprnclicability of removal of the structures. We believe this project is not receiving equal protection in the decision-making process despite the reference to the Ram project. As has been the case with the City's treatment in the similarly situated Short Plats, we are open to the requirement of covenanting the Short Plat to require future structures lo comply with all setback requirements at the time of their respective building permits. Examples of the similarly situated Short Plats are available upon request. Based upon the unique constraints of this property including, but not limited to, the topographical constraints, the existing structure's location on the property. and the pipestem width requirement, the client suffers an undne hardship in the denial of this Variance Item #2, page 8 of the decision, stipulates llw t the pi pest em for proposed Lot 2 shall be only 15' if it only serves Lot 2. In the event that the Variance reconsideration is denied, we hearby request clarification tliat we may reduce the pipestem, width to 15', restrict the use of the pipestem solely for the use of Lot 2, and propose 2 vehicular parking locations for the existing house to be located in the front yard rather than in the rear. Although the City generally prefers Short Plats to consolidate vehicular access to the fewest access points possible, by allowing parking in the front of the existing structure and reducing the 20' pipestem to 15' to serve only proposed Lot 2, our client can be spared the unnecessary burden of removing a II or part of the existing house. An exhibit can be produced, if necessary, depicting a 15' pipestem and 2 vehicular parking locations Respectfully submitted this 30"' day of March, 2009. Terry Wilson Owner/Operations Manager 945 N. Central, Suite #104 Kem I\ ,I 'i~o;' (253) 852-4880 Fax (253) 852-4955 f, .. 111"'il· rnit;j'.,.,,r~1111f'rtn,· 1~tlrn Minutes OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF TIDB: HEARING EXAMINER CITY OF RENTON Qi Feng Li & Qing Hua Guan 1515 Lake Ave S Renton, WA 98055 Crimer Northwest, Inc. 94, N Central Ave, Ste. 104 Kent, WA 98032 Li Short Plat LLA-08-148, SHPL-H, V-H 15 5 Lake Avenue South March 16, 2009 Hearing Examiner Short Plat approval for a 2-lot subdivision anc. Hearing Examiner Variance approval for side yard setback reg uirements along a street. De•1elopment Services Recommendation: Approve subject to conditions. DEVELOPMENT SERVICES REPORT: Tiw Development Services Report was received by the Ex,,miner on February 24, 2009. PUBLIC HEARING: Aft,,r reviewing the Development Services Report, examining available information on file with the application, field che;king the property and surrounding area; the Examiner confocted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the March 3, 2009 hearing. The legal reco,•d is recorded on CD. The hearing opened on Tuesday, March 3, 2009, at 9 01 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Vicinity Map application, reports, staff comments, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Site Plan Exhibit No. 4: Planting Plan and Tree Retention Plan Exhibit No. 5: General Utilitv/Drainage Control Plan Exhibit No. 6: Zoning Man Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page2 The hearing opened with a presentation of the staff report by Gerald Wasser, Associate Planner, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The applicant requested a 2-lot short plat with a variance. The subject property is considered a Hillside Subdivision, dmi to the fact that the average slopes exceed 20%. That slope is in the westerly portion of the site. Lot I contains an existing house that will remain, Lot 2 contains the pipestem and the steep slope and buffer. The net density would be 7.4 dwelling units per net acre, which would be allowed in the R-8 zone. Access for the lots was proposed from Lake Avenue South via a pipestem, which would also be the access easement to Lot I. Because of the location of the existing house, the applicant has requested a reduction in the side yard setback from 15 feet to 11.4 feet. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with one measure. No appeals were filed. Staff believes that the project is consistent with the criteria necessary for variance requests. The applicant would suffer undue hardship and the variance is necessary due to certain circumstances applicable to the subject property including size, shape,.topography, location and mrroundings of the subject property. Because of the location of the house, the variance would be necessary for access to Lot 2. The 20-foot pipestem that is required leaves an 11.4 foot side yard setback along a street. The Examiner asked if the applicant could develop this site if the house were to be moved or removed in order to abide by the setbacks. Where is the hardship based on the actual lot size or dimensions? Mr. Wasser stated that the house could be removed, how•!ver the hardship would be economics and the configuration of the way the lot stands currently. There have been other proposals in the area where lots have been developed on large lots like this; this is just the fact that the house exists. Without the critical areas, there could be three lots on .this parcel. The steep. hillside has reduced the density. This would be the minimum variance necessary to accomplish this purpose. The plat is consistent with the Comprehensive Plan Land Use and Community Design Element Policies. Except for the side yard setback along a street, the plat is in compliance with the zoning designation. The applicant would be required to install a five foot landscape strip along the street frontage of Lake Avenue South and would aiso be required to plant two ornamental trees in the front yard of those lots. Traffic and Fire Mitigation fees would be imposed on this project. The project is within the Renton School District and they have indicated that they can accommodate any additional students generated by this proposal. Per the Hillside Subdivision regulations, the applicant demonstrate that the development will not result in soil erosion and sedimentation, landslide, slippage, excess surface water runoff, increased costs of building and maintaining roads and public facilities and increased need for emergency relief and rescue operations. Compliance with the ERC mitigation measures would salisfy these standards. Erosion control would be required to comply with the Department of Ecology's Erosion and Sediment Control Requirements, Volume II of 200 I edition of Stormwater Management Manual. A Native Growth Protection Easement would be required to protect slopes in the buffer area. Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page 3 Terry Wilson, Cramer NW Inc, 945 N Central, # I 04, Kent, WA 98032 stated that he is the owner of Cramer NW. The offsite triangular piece of property, that is a separate tax parcel, it does not appear to be part of the right-of-way. Regarding the variance, a good portion of the setback is actually met, the house was built at an angle and does not parallel the property line. It just bottlenecks at the front northeast comer of the house by just a little over 3 feet. As the pipestem moves westerly the setback increases to 15 feet. The Examiner asked for the exact dimensions of the home to the proposed easement. He would like to have the average setback distance. Mr. Wilson stated he could get a measurement on th2t. Mr. Wasser stated that it appears to be approximately 20-feet from the northwest comer of the house to the southern line of the pipestem. Kayren Kittrick. Community and Economic Development stated she believed the triangular parcel was the Panther Creek Wetlands and owned by public. Not sure if that was State or City. She will get that information to the Examiner. For this parcel water, sewer and storm drainage are all available. The applicant has proposed overland trenches, which are appropriate for this use because it both contributes to water quality as well as slowing the water down so there is lesser possibility of erosion. The pipestem is short enough so the pavement is only required to be 15 feet wide. It appears that a choice has been made to use the joint use driveway, which is advantageous to the street, it is a lesser cut, but she was not certain if the existing house could be denied a driveway because they have had one previously. The Examiner held the record open for the remainder of the day to gather information regarding the setback for the existing house. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:3 5 a.m. FINDINGS. CONCLUSIONS & RECOMMENDA.TION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: l. The applicants, Qi Feng Li and Qing Hua G1Jan; filed a request for a Two-lot Short Plat and a Variance. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered in1 o the record as Exhibit # 1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all d,partments with an interest in the matter. Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page4 5. The subject site is located at 1515 Lake Avenue South. The subject site is located on the west side of Lake Avenue and just south ofS 15th Street. SR-167 and its exit ramp to I-405 are located west of the subject site. 6. This short plat was subject to Environmental Review because it contains critical areas and is defined as a Hillside Subdivision due to slope constraints. The short plat was also reviewed by the Hearing Examiner due to its critical areas constraints and Hillside Subdivision designation. 7. The subject site is zoned R-8 (Detached Single Family-8 dwelling units per acre). 8. The map element of the Comprehensive Plan dusignates the area in which the subject site is located as suitable for the development of detached single family homes, but does not mandate such development without consideration of other policies of the Plan. 9. The subject site was annexed to the City with the adoption of Ordinance 1547 enacted in July 1956. IO. The subject site is approximately 15,003 square feet in area. 11. The subject site has a slope average in excess of 20 percent which is what qualifies it as a Hillside Subdivision. The western end of the site slopes downward toward SR-167 with slopes in excess of 40 percent. Approximately the rear or westernmost 48 feet are constrained by the very steep slope, a critical area, and is off limits to construction. 12. The westernmost portion of the site or approximately 32 feet is a buffer area for an offsite Category 2 wetland. The wetland buffer is already encompassed by the steep slope and has no further affect or limitation on development on the site. 13. An existing home and outbuildings are located on the subject site. The applicant proposes retaining the home and removing the outbuildings. The home is located on the eastern third of the subject site. 14. The applicant proposes dividing the subject site into two (2) lots. Proposed Lot I would be 5,00 I square feet, contain the existing home and would front on Lake Avenue. Proposed Lot 2 would be 10,002 square feet with a pipestem access to Lake Avenue. Proposed Lot 2 would be located west of Proposed Lot I. The pipestem would be located along the north property line and is proposed to also provide easement access to parking on the rear of Pro po sud Lot I. A pipestem access is required to be a minimum of 15 feet wide. An easement driveway is required to be a minimum of 20 feet wide. This pipestem serving as an easement would have to b,: 20 feet wide. 15. The existing home on Proposed Lot I will provid" an 11.4 foot setback from the easement-pipestem near the front, northeast, comer of the home, whereas, as noted above, 15 feet is required. The home is built at an angle and provides a larger, 19.67 foot, setback in the rear (northwest comer) of the home and an average setback of 15.58 feet. The setback distance of 15 feet for an easement is not an average but the minimum required. The applicant has requested a variance from the setback provisions to allow the approximately 3 .6 foot reduction in the required setback. 16. Other than the location of the home (a self-created condition), the 5,001 square foot lot is relatively rectangular and has no inherent topographic consb·aints. Proposed Lot 1 contains no exceptionally steep slopes and no wetland or creek areas. According to staff, the zoning code would permit parking in the side yard or front yard. A driveway on Proposed Lot I might also provide access to its interior. Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page 5 17. The subject site is located within the Renton School District. The project is expected to generate approximately 1 school age child. 18. The density for the plat would be approxima1ely 7.4 dwelling units per gross acre after reducing the area by the critical acreage (1,198 square feet) and easement (I, 717 square feet). 19. The development will increase traffic approximately IO trips for the one additional home. 20. There are stormwater facilities in the roadway. The site would continue draining toward the wetlands although erosion control will be required to protect the steep slopes. 21. Both domestic water and sanitary sewer wou Id be provided by the City. 22. Staff testified that the shared driveway proposed for this plat is not required and that Proposed Lot I can take direct access from Lake Avenue. Staff 1oted that if the easement access were eliminated then the pipestem would only require a 5 foot side yard and no variance would be necessary. In addition, the pipestem would only have to be 15 feet leaving an additional five feet of separation between the existing house on Proposed Lot 1 and driveway. 23. Staff recommended that the critical areas be placed into a Native Growth Protection easement and that they be appropriately signed and delineated. 24. This office recently reviewed an appeal of a Ram Short Plat (File No. LUA-07-140) where staff denied a setback variance and required the existing home in that situation to either be remodeled, moved or demolished since it couid not meet the setback standards and dedication required when replatting property. In that case it would have been a front yard along a street but, again, was a required setback. The existing home in that case could not meet the setback and since staff found there was no undue hardship, staff recommended the removal of the existing home. This office denied the Ram Appeal and affirmed staff's denial of the variance. CONCLUSIONS: Variance 1. Variances may be granted when the propert:1 satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size, shape, topography, or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similru ly situated; b. The granting of the variat1ce would not materially harm either the public welfare or other property in the vicinity; c. The approval will not constitute a s Jecial privilege inconsistent with the linlitations on other property in the vicinity; at1d d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicru1t's property is not ripe for the nriance requested. Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page 6 2. This office needs to emphasize that in order to grant a variance all of the above criteria must be satisfied. Generally, the first criterion presents the biggest obstacle to the approval of a variance. There must be undue hardship based on the size, shap,!, topography or location of the subject site. Economics does not provide the basis for a hardship. In other words, the cost of the demolition of an existing home and building a replacement is not a factor in and of itself. The applicant proposes developing two lots and the only place topography constrains this site is at its western edge which has been accommodated by the larger 10,000 square foot Proposed Lot 2. Proposed Lot I is a generally rectangular, 5,000 square foot lot unencumbered by the topography found in the western portion of the parcel. The existing house complicates redevelopment of a 1wo-lot plat but that is not a criterion which justifies a variance. While tearing down the existing house might seem wasteful, that is not one of the justifications. The lot can be developed with any reasonable house if one looks at the lot by itself. It is the location of THE LOT and not the location of objects on the lot which justifies granting a variance. If another result were anticipated than the Ram variance recently denied by staff would be just as amenable to variance relief. While the proposed home in this case is located on an easement, the same setback is required as it was in the Ram case. T11e fact that one is an easement and the other a street is not the issue -the setbacks demanded are the same in both instances -a setback from a property line where a street or easement is located. 3. In order to determine whether a variance is appropriate one must generally look at the raw property and determine if there is reasonable use of the prope1ty without granting a variance. Or are there serious constraints that would deny the property owner reasonable use. In this case the applicant can and is creating a reasonably rectangular 5,000 square foot lot. Could a reasonable home, garage and driveway be constructed on that parcel without a variance~ Yes. Could a reasonable home, rear garage and driveway be constructed with an easement over till adjoining pipestem without a variance? Yes. In both cases the answer is the same -reasonable development potential exists without the need to approve a variance. The only reason a variance is needed in this case is because an existing home sits too close to what would be its easement driveway on the adjc,ining pipestem. The existing home and the location of its existing preferred parking location do not change the ordinary meaning of undue hardship. It appears parking for Proposed Lot I could occur to the side or front of the lot. 4. Variance criteria are very strictly construed. Approving this variance while denying the Ram variance would be granting this applicant a special privilege denied in the Ram case. Either existing homes abide by the existing setback standards or they do not? If they do not meet the setbacks mandated there needs to be a clear justification based on size, shape or 1opography. The fact is that in both cases, there is an existing home and that existing home does not comply with the current setback standards. In both cases, the homes are on appropriately sized and shaped lots, without any unusual topographical constraints and the lots are not unusually located. What is similar in both cases is that in order to divide existing lots into smaller sized lots, the existing homes in both cases would violate the sinlilar setback standards. 5. Variance criteria require consistency in application. Before relaxing a code standard the applicant must prove all of the criteria or the code would have no meaning and it can be varied at will. More to the heart of the matter, staff indicated that this lot does not require an easement for access. It can take access from Lake Avenue directly. If a new hous,1 were to be constructed on this new 5,000 square foot lot and wanted rear parking, the home would have to create a reasonable space along its side yard to allow a vehicle to access the rear. There is no undue hardship there. A smaller home or one narrower in profile but deeper in depth could probably accommodate rear parking. Or a new home might opt for front parking. Again, there are a myriad of reasonable solutions to the supposed limitations of this 5,000 square foot lot. In other words, there is no undue hardship in this case as the applicant has reasonable use of the subject site apart from the fa~t that it wants to save the existing home -just as Ram • Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page 7 6. This office will contrast Ram from this application. The existing home in the Ram case would intrude into the normal setback line and intrude into the streetscape. It would also block sight lines for those in vehicles that are approaching the comer creating a potentially unsafe condition. The public is not served by creating unsafe driving conditions more than just granting a variance in contravention of code provisions. 7. Clearly, if the existing home is to be maintained in its current location and configuration, the requested variance is the minimum necessary for relief. 8. If the proposed variance is approved then it will be incumbent on the City to grant all such variances no matter what the condition or disrepair homei are in. This does become more of an issue when older lots and areas are being replatted. If all parcels with non-conforming setbacks were not treated equally it would be creating an undue precedent and granting this applicant a special privilege. It would not matter what condition a home is in if it meet, the criteria established by staff in this case -an intrusion into a required setback by an older existing home is an undue hardship requiring variance relief. 9. The variance is not justified and is denied. Short Plat JO. While the variance is not justified, the short plat is appropriate if the existing home is remodeled, moved or demolished so an appropriately sized and located home can be developed on Proposed Lot I or if parking is relocated in some fashion. The st,bdivision of this parcel serves the public use and interest. It provides additional housing and choice of housing in an area with urban services. 11. The plat protects both the critical slope and 1he wetland buffer that fall to the rear of Proposed Lot 2. At a bit over 10,000 square feet, Proposed Lot :i can provide both the critical area protection as well as reasonable space to accommodate a home. Access by pipestem will appropriately allow access to this interior parcel. The applicant can determine whether it wants a shared driveway with an easement for Lot l or allow Proposed Lot I to gain accesi: directly to Lake A venue as staff noted there are no real constraints on providing direct access to Proposed Lot 1. 12. The steep slopes will need erosion protectiw and water quality treatment will be required to protect the wetlands while they are appropriately recharged. 13. The additional home will increase both traffic as well as demands on the Fire Department and the applicant should be responsible for paying the mitigation fees that the City has established for new development. 14. The applicant will have to comply with the City's landscaping provisions. DECISION: The Variance is denied. The Short Plat is approved subject to the following conditions: 1. The existing home on Proposed Lot 1 shall be remodeled, moved or demolished so an appropriately sized and located home can be developed on Proposed Lot ]or if parking is Li Short Plat File No.:LUA-08-148, SHPL-H, V-H March 16, 2009 Page 8 relocated in some fashion. 2. The applicant can determine whether to provide a shared driveway with an easement for Lot I or allow Proposed Lot I to gain access directly to Lake Avenue. The pipestem for Proposed Lot 2 shall be 15 feet if it only serves Proposed Lot 2 for access or it shall be 20 feet if an easement is granted for access across the pipestem. 3. Any home constructed on either lot shall abide by the setback requirements depending on whether an easement is created or not. 4. That the front yard of the future single family residence on proposed Lot 2 be oriented to the east and a note to this effect be recorded on the face of the plat. 5. That a demolition permit is obtained and all inspections and approvals completed for the removal of the existing shed on propos~i Lot 2 and/or home on Proposed Lot I prior to recording the final short plat. 6. That a detailed landscape plan be submi1ted as part of the final short plat application and that landscaping be installed prior to final inspection of the building permit. 7. That prior to recording of the short plat the applicant shall pay a Transportation Mitigation Fee of$717.75. 8. That prior to recording of the short plat the applicant shall pay a Fire Mitigation Fee of $488.00. 9. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes and wetland buffer area prior to or concurrent with the recording of the final short plat. IO. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as approved by the Community & Economic Development Department project manager. A fencing and signage detail shall be submitted to the Community & Economic Development Department project manager at the time of utility construction permit application for review and approval. The fencing and signage shall be installed prior to the recording of the final short plat. ORDERED THIS 16th day of March 2009 HEARINGE TRANSMITTED THIS 16"' day of March 2009 to the patties ofrecord: Gerald Wasser Development Services City of Renton Kayren Kittrick Development Servic,is City of Renton Qi Feng Li & Qing Hua Guan 1515 Lake Ave S Renton, WA 98055 • Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page9 Terry Wilson Cramer NW Inc, 945 N Central, #104 Kent, WA 98032 Irene Robbins 17207 NE 7"' Place Bellevue, WA 98008 Raymond Ng 6622 S 124th Street Seattle, WA 98178 TRANSMITTED THIS 16th day of March 2009 to the following: Mayor Denis Law Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Marty Wine, Assistant CAO Dave Pargas, Fire Lany Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Ren ton Reporter Pursuant to Title IV, Chapter 8, Section IOOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., March 30, 2009. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteer. (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Titler,, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., March 30, 2009. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • CA CA -- .. , " ' ,_ ___ _, ! SW1ffl St I ! co R-1 R-1 F3 -18 T23N RSE E 1/2 CA .----·· ,'· .c.o ... s / ( - co r---·-- R-8 I ' I _[_i_ ; ..... ..,' {:-_)~-/LT; " I _1 ____ - ·--,-- • l EXHIBIT 6 / _/ CA / / / _/ J ---- R-8 R..S f----··~~---8;~ N ._-_--'-_-=-_-=_" ___ ---_-=-....J-c...L_L _ __i _ _;__L~:--::~::~=i~-~_,.~.,~~ -~_r_--~-J __ ---_+._-~:-c:~"'-~~:f·_~fi':,'_~ 1 - 1 --.... -~::~~-Ll..ti'...Z:~Cd t ----"""''0 ------------+==:::::::':k:;: .. ~=:;: -·· H3 -30 T23N R5E E 1/2 IL u~'t o~ . ~R . ZONING t1J -pW TECHNICAL SERVJCT.s 11,.,.n"'() M/1.fi/RI - 0 -o 200 1-W G3 400 IF ... 19 T23N R5E E 1/2 1:4,800 <') I I "' •, ' ' J· a, ' ..... . w (/) I ~ r ,, .,C ~ .111;1 '··! "! !• ,, I • EXHIBIT 2 ---· ---fP;"""r·'!~¥-=--'L·~ ,.1= ~~:...-"_-. -_ _;.. :.-;..~:~-';;,;;;;.-:.....:.:"-. !I lt ', 'ji ' " •p t • RECORDING NO. 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CITYO RENTON March 3, 2009 Fred Kaufinan Hearing Examiner City of Renton 1055 S. Grady Way Renton, WA 98057 SUBJECT: Li Short Plat LUAOS-148, ECF, SHPL-H, V-H Additional Information Dear Mr. Kaufinan: Department of Community and Economic Development Alex Pietsch, Administrator A public hearing on the above-captioned project was held before you on March 3, 2009. At that hearing you requested additional information from the applicant's representative relative to the Variance request for a reduction in the side yard setback along a street. The request is for a reduction from the required 15 feet to 11.4 feet. The information received from the applicant's representative, Terry Wilson, Cramer Northwest Inc., follows. Because the existing house is set an angle to the pipestem/access easement, the setback from the structure would vary from 19.67 feet to 11.4 feet. The average setback would be 15.58 feet. Please contact me at (425) 430-7382 if you have any questions. Sincer~y, Associate Planner cc: Terry Wilson, Cramer Northwest Inc. ------,-0-SS_So_u_th_G_ra_d_y_W_a_y_. -Re-n-to_n_, W-as-hm-. gt-on-98-0-57 _______ ~ (!} This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn. upon oath, deposes and states: That on the 16'h day of March 2009, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: Notary ublic ,in and or the Residing at I~ Application, Petition or Case No.: Li Short Plat and Variance Approval LUA 08-148, SHPL-H, V-H , 2009. hington , therein. The Decision or Recommendation contains a complete list of the Parties of Record. ' Minutes OWNER: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Qi Feng Li & Qing Hua Guan 1515 Lake Ave S Renton, WA 98055 Cramer Northwest, Inc. 945 N Central Ave, Ste. I 04 Kent, WA 98032 Li Short Plat LUA-08-148, SHPL-H, V-H 1515 Lake Avenue South March 16, 2009 Hearing Examiner Short Plat approval for a 2-lot subdivision and Hearing Examiner Variance approval for side yard setback requirements along a street. Development Services Recommendation: Approve subject to conditions. DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on February 24, 2009. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The following minutes are a summary of the March 3, 2009 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, March 3, 2009, at 9:01 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Vicinity Map application, reports, staff comments, proof of posting, proof of publication and other documentation pertinent to this reouest. Exhibit No. 3: Site Plan Exhibit No. 4: Plantin!! Plan and Tree Retention Plan Exhibit No. 5: General Utilitv/Drainage Control Plan Exhibit No. 6: Zoning Mao Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page2 The hearing opened with a presentation of the staff report by Gerald Wasser, Associate Planner, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The applicant requested a 2-lot short plat with a variance. The subject property is considered a Hillside Subdivision, due to the fact that the average slopes exceed 20%. That slope is in the westerly portion of the site. Lot 1 contains an existing house that will remain, Lot 2 contains the pipestem and the steep slope and buffer. The net density would be 7.4 dwelling units per net acre, which would be allowed in the R-8 zone. Access for the lots was proposed from Lake Avenue South via a pipestem, which would also be the access easement to Lot I. Because of the location of the existing house, the applicant has requested a reduction in the side yard setback from 15 feet to 11.4 feet. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with one measure. No appeals were filed. Staff believes that the project is consistent with the criteria necessary for variance requests. The applicant would suffer undue hardship and the variance is necessary due to certain circumstances applicable to the subject property including size, shape, topography, location and surroundings of the subject property. Because of the location of the house, the variance would be necessary for access to Lot 2. The 20-foot pipestem that is required leaves an 11.4 foot side yard setback along a street. The Examiner asked if the applicant could develop this site if the house were to be moved or removed in order to abide by the setbacks. Where is the hardship based on the actual lot size or dimensions? Mr. Wasser stated that the house could be removed, however the hardship would be economics and the configuration of the way the lot stands currently. There have been other proposals in the area where lots have been developed on large lots like this; this is just the fact that the house exists. Without the critical areas, there could be three lots on this parcel. The steep hillside has reduced the density. This would be the minimum variance necessary to accomplish this purpose. The plat is consistent with the Comprehensive Plan Land Use and Community Design Element Policies. Except for the side yard setback along a street, the plat is in compliance with the zoning designation. The applicant would be required to install a five foot landscape strip along the street frontage of Lake Avenue South and would also be required to plant two ornamental trees in the front yard of those lots. Traffic and Fire Mitigation fees would be imposed on this project. The project is within the Renton School District and they have indicated that they can accommodate any additional students generated by this proposal. Per the Hillside Subdivision regulations, the applicant demonstrate that the development will not result in soil erosion and sedimentation, landslide, slippage, excess surface water runoff, increased costs of building and maintaining roads and public facilities and increased need for emergency relief and rescue operations. Compliance with the ERC mitigation measures would satisfy these standards. Erosion control would be required to comply with the Department of Ecology's Erosion and Sediment Control Requirements, Volume II of 2001 edition of Storm water Management Manual. A Native Growth Protection Easement would be required to protect slopes in the buffer area. ' Li Short Plat 1 ,File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page 3 Terry Wilson, Cramer NW Inc, 945 N Central, #104, Kent, WA 98032 stated that he is the owner of Cramer NW. The offsite triangular piece of property, that is a separate tax parcel, it does not appear to be part of the right-of-way. Regarding the variance, a good portion of the setback is actually met, the house was built at an angle and does not parallel the property line. It just bottlenecks at the front northeast corner of the house by just a little over 3 feet. As the pipestem moves westerly the setback increases to 15 feet. The Examiner asked for the exact dimensions of the home to the proposed easement. He would like to have the average setback distance. Mr. Wilson stated he could get a measurement on that. Mr. Wasser stated that it appears to be approximately 20-feet from the northwest corner of the house to the southern line of the pipestem. Kayren Kittrick, Community and Economic Development stated she believed the triangular parcel was the Panther Creek Wetlands and owned by public. Not sure if that was State or City. She will get that information to the Examiner. For this parcel water, sewer and storm drainage are all available. The applicant has proposed overland trenches, which are appropriate for this use because it both contributes to water quality as well as slowing the water down so there is lesser possibility of erosion. The pipestem is short enough so the pavement is only required to be 15 feet wide. It appears that a choice has been made to use the joint use driveway, which is advantageous to the street, it is a lesser cut, but she was not certain if the existing house could be denied a driveway because they have had one previously. The Examiner held the record open for the remainder of the day to gather information regarding the setback for the existing house. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 9:35 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicants, Qi Feng Li and Qing Hua Guan, filed a request for a Two-lot Short Plat and a Variance. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #I. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page4 5. The subject site is locat',)d at 1515 Lake Avenue South. The subject site is located on the west side of Lake Avenue and just south ofS 15th Street. SR-167 and its exit ramp to 1-405 are located west of the subject site. 6. This short plat was subject to Environmental Review because it contains critical areas and is defined as a Hillside Subdivision due to slope constraints. The short plat was also reviewed by the Hearing Examiner due to its critical areas constraints and Hillside Subdivision designation. 7. The subject site is zoned R-8 (Detached Single Family-8 dwelling units per acre). 8. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of detached single family homes, but does not mandate such development without consideration of other policies of the Plan. 9. The subject site was annexed to the City with the adoption of Ordinance 1547 enacted in July 1956. 10. The subject site is approximately 15,003 square feet in area. 11. The subject site has a slope average in excess of20 percent which is what qualifies it as a Hillside Subdivision. The western end of the site slopes downward toward SR-167 with slopes in excess of 40 percent. Approximately the rear or westernmost 48 feet are constrained by the very steep slope, a critical area, and is off limits to construction. 12. The westernmost portion of the site or approximately 32 feet is a buffer area for an offsite Category 2 wetland. The wetland buffer is already encompassed by the steep slope and has no further affect or limitation on development on the site. 13. An existing home and outbuildings are located on the subject site. The applicant proposes retaining the home and removing the outbuildings. The home is located on the eastern third of the subject site. 14. The applicant proposes dividing the subject site into two (2) lots. Proposed Lot 1 would be 5,001 square feet, contain the existing home and would front on Lake Avenue. Proposed Lot 2 would be I 0,002 square feet with a pipestem access to Lake Avenue. Proposed Lot 2 would be located west of Proposed Lot I. The pipestem would be located along the north property line and is proposed to also provide easement access to parking on the rear of Proposed Lot I. A pipestem access is required to be a minimum of 15 feet wide. An easement driveway is required to be a minimum of 20 feet wide. This pipestem serving as an easement would have to be 20 feet wide. 15. The existing home on Proposed Lot I will provide an 11.4 foot setback from the easement-pipestem near the front, northeast, corner of the home, whereas, as noted above, 15 feet is required. The home is built at an angle and provides a larger, 19.67 foot, setback in the rear (northwest corner) of the home and an average setback of 15.58 feet. The setback distance of 15 feet for an easement is not an average but the minimum required. The applicant has requested a variance from the setback provisions to allow the approximately 3.6 foot reduction in the required setback. 16. Other than the location of the home (a self-created condition), the 5,001 square foot lot is relatively rectangular and has no inherent topographic constraints. Proposed Lot I contains no exceptionally steep slopes and no wetland or creek areas. According to staff, the zoning code would permit parking in the side yard or front yard. A driveway on Proposed Lot I might also provide access to its interior. Li Short Plat • File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page 5 I 7. The subject site is located within the Renton School District. The project is expected to generate approximately 1 school age child. 18. The density for the plat would be approximately 7.4 dwelling units per gross acre after reducing the area by the critical acreage (1,198 square feet) and easement (1,717 square feet). 19. The development will increase traffic approximately IO trips for the one additional home. 20. There are stormwater facilities in the roadway. The site would continue draining toward the wetlands although erosion control will be required to protect the steep slopes. 21. Both domestic water and sanitary sewer would be provided by the City. 22. Staff testified that the shared driveway proposed for this plat is not required and that Proposed Lot l can take direct access from Lake Avenue. Staff noted that if the easement access were eliminated then the pipestem would only require a 5 foot side yard and no variance would be necessary. In addition, the pipestem would only have to be 15 feet leaving an additional five feet of separation between the existing house on Proposed Lot 1 and driveway. 23. Staff recommended that the critical areas be placed into a Native Growth Protection easement and that they be appropriately signed and delineated. 24. This office recently reviewed an appeal of a Ram Short Plat (File No. LUA-07-140) where staff denied a setback variance and required the existing home in that situation to either be remodeled, moved or demolished since it could not meet the setback standards and dedication required when replatting property. In that case it would have been a front yard along a street but, again, was a required setback. The existing home in that case could not meet the setback and since staff found there was no undue hardship, staff recommended the removal of the existing home. This office denied the Ram Appeal and affirmed staffs denial of the variance. CONCLUSIONS: Variance I. Variances may be granted when the property satisfies all the conditions described in part below: a. The applicant suffers undue hardship caused by special circumstances such as: the size, shape, topography, or location where code enforcement would deprive the owner of rights and privileges enjoyed by others similarly situated; b. The granting of the variance would not materially harm either the public welfare or other property in the vicinity; c. The approval will not constitute a special privilege inconsistent with the limitations on other property in the vicinity; and d. The variance is the minimum variance necessary to allow reasonable development of the subject site. The applicant's property is not ripe for the variance requested. Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page6 • 2. This office needs to emphasize that in order to grant a variance all of the above criteria must be satisfied. Generally, the first criterion presents the biggest obstacle to the approval of a variance. There must be undue hardship based on the size, shape, topography or location of the subject site. Economics does not provide the basis for a hardship. In other words, the cost of the demolition of an existing home and building a replacement is not a factor in and of itself. The applicant proposes developing two lots and the only place topography constrains this site is at its western edge which has been accommodated by the larger I 0,000 square foot Proposed Lot 2. Proposed Lot I is a generally rectangular, 5,000 square foot lot unencumbered by the topography found in the western portion of the parcel. The existing house complicates redevelopment of a two-lot plat but that is not a criterion which justifies a variance. While tearing down the existing house might seem wasteful, that is not one of the justifications. The lot can be developed with any reasonable house if one looks at the lot by itself. It is the location of THE LOT and not the location of objects on the lot which justifies granting a variance. If another result were anticipated than the Ram variance recently denied by staff would be just as amenable to variance relief. While the proposed home in this case is located on an easement, the same setback is required as it was in the Ram case. The fact that one is an easement and the other a street is not the issue -the setbacks demanded are the same in both instances -a setback from a property line where a street or easement is located. 3. In order to determine whether a variance is appropriate one must generally look at the raw property and determine if there is reasonable use of the property without granting a variance. Or are there serious constraints that would deny the property owner reasonable use. In this case the applicant can and is creating a reasonably rectangular 5,000 square foot lot. Could a reasonable home, garage and driveway be constructed on that parcel without a variance? Yes. Could a reasonable home, rear garage and driveway be constructed with an easement over an adjoining pipestem without a variance? Yes. In both cases the answer is the same -reasonable development potential exists without the need to approve a variance. The only reason a variance is needed in this case is because an existing home sits too close to what would be its easement driveway on the adjoining pipestem. The existing home and the location of its existing preferred parking location do not change the ordinary meaning of undue hardship. It appears parking for Proposed Lot I could occur to the side or front of the lot. 4. Variance criteria are very strictly construed. Approving this variance while denying the Ram variance would be granting this applicant a special privilege denied in the Ram case. Either existing homes abide by the existing setback standards or they do not? If they do not meet the setbacks mandated there needs to be a clear justification based on size, shape or topography. The fact is that in both cases, there is an existing home and that existing home does not comply with the current setback standards. In both cases, the homes are on appropriately sized and shaped lots, without any unusual topographical constraints and the lots are not unusually located. What is similar in both cases is that in order to divide existing lots into smaller sized lots, the existing homes in both cases would violate the similar setback standards. 5. Variance criteria require consistency in application. Before relaxing a code standard the applicant must prove all of the criteria or the code would have no meaning and it can be varied at will. More to the heart of the matter, staff indicated that this lot does not require an easement for access. It can take access from Lake Avenue directly. !fa new house were to be constructed on this new 5,000 square foot lot and wanted rear parking, the home would have to create a reasonable space along its side yard to allow a vehicle to access the rear. There is no undue hardship there. A smaller home or one narrower in profile but deeper in depth could probably accommodate rear parking. Or a new home might opt for front parking. Again, there are a myriad of reasonable solutions to the supposed limitations of this 5,000 square foot lot. In other words, there is no undue hardship in this case as the applicant has reasonable use of the subject site apart from the fact that it wants to save the existing home -just as Ram l Li Short Plat , ·File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page 7 6. This office will contrast Ram from this application. The existing home in the Ram case would intrude into the normal setback line and intrude into the streetscape. It would also block sight lines for those in vehicles that are approaching the comer creating a potentially unsafe condition. The public is not served by creating unsafe driving conditions more than just granting a variance in contravention of code provisions. 7. Clearly, if the existing home is to be maintained in its current location and configuration, the requested variance is the minimum necessary for relief. 8. If the proposed variance is approved then it will be incumbent on the City to grant all such variances no matter what the condition or disrepair homes are in. This does become more of an issue when older lots and areas are being replatted. If all parcels with non-conforming setbacks were not treated equally it would be creating an undue precedent and granting this applicant a special privilege. It would not matter what condition a home is in if it meets the criteria established by staff in this case -an intrusion into a required setback by an older existing home is an undue hardship requiring variance relief. 9. The variance is not justified and is denied. Short Plat 10. While the variance is not justified, the short plat is appropriate if the existing home is remodeled, moved or demolished so an appropriately sized and located home can be developed on Proposed Lot I or if parking is relocated in some fashion. The subdivision of this parcel serves the public use and interest. It provides additional housing and choice of housing in an area with urban services. 11. The plat protects both the critical slope and the wetland buffer that fall to the rear of Proposed Lot 2. At a bit over I 0,000 square feet, Proposed Lot 2 can provide both the critical area protection as well as reasonable space to accommodate a home. Access by pipestem will appropriately allow access to this interior parcel. The applicant can determine whether it wants a shared driveway with an easement for Lot I or allow Proposed Lot I to gain access directly to Lake Avenue as staff noted there are no real constraints on providing direct access to Proposed Lot I. 12. The steep slopes will need erosion protection and water quality treatment will be required to protect the wetlands while they are appropriately recharged. 13. The additional home will increase both traffic as well as demands on the Fire Department and the applicant should be responsible for paying the mitigation fees that the City has established for new development. 14. The applicant will have to comply with the City's landscaping provisions. DECISION: The Variance is denied. The Short Plat is approved subject to the following conditions: I. The existing home on Proposed Lot 1 shall be remodeled, moved or demolished so an appropriately sized and located home can be developed on Proposed Lot 1 or if parking is Li Short Plat File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page 8 relocated in some fashion. 2. The applicant can determine whether to provide a shared driveway with an easement for Lot I or allow Proposed Lot I to gain access directly to Lake Avenue. The pipestem for Proposed Lot 2 shall be 15 feet if it only serves Proposed Lot 2 for access or it shall be 20 feet if an easement is granted for access across the pipestem. 3. Any home constructed on either lot shall abide by the setback requirements depending on whether an easement is created or not. 4. That the front yard of the future single family residence on proposed Lot 2 be oriented to the east and a note to this effect be recorded on the face of the plat. 5. That a demolition permit is obtained and all inspections and approvals completed for the removal of the existing shed on proposed Lot 2 and/or home on Proposed Lot 1 prior to recording the final short plat. 6. That a detailed landscape plan be submitted as part of the final short plat application and that landscaping be installed prior to final inspection of the building permit. 7. That prior to recording of the short plat the applicant shall pay a Transportation Mitigation Fee of$717.75. 8. That prior to recording of the short plat the applicant shall pay a Fire Mitigation Fee of$488.00. 9. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes and wetland buffer area prior to or concurrent with the recording of the final short plat. 10. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as approved by the Community & Economic Development Department project manager. A fencing and signage detail shall be submitted to the Community & Economic Development Department project manager at the time of utility construction permit application for review and approval. The fencing and signage shall be installed prior to the recording of the fmal short plat. ORDERED TIIIS 16th day of March 2009 TRANSMITTED THIS 16th day of March 2009 to the parties ofrecord: Gerald Wasser Development Services City of Renton Kayren Kittrick Development Services City of Renton Qi Feng Li & Qing Hua Guan 1515 Lake Ave S Renton, WA 98055 Li Short Plat ,.. File No.: LUA-08-148, SHPL-H, V-H March 16, 2009 Page9 Terry Wilson Cramer NW Inc, Irene Robbins Raymond Ng 94 5 N Central, # I 04 Kent, WA 98032 17207 NE 7th Place Bellevue, WA 98008 6622 S !24th Street Seattle, WA 98178 TRANSMITTED TIIIS 16th day of March 2009 to the following: Mayor Denis Law Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Marty Wine, Assistant CAO Dave Pargas, Fire Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Renton Reporter Pursuant to Title IV, Chapter 8, Section !OOGofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., March 30, 2009. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen ( 14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m .• March 30, 2009. If the Examiner's Recommendation or Decision contains the reqnirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. • c:71 .... I G CA CA\ CA ····~ ' ! I'/:. :·. CA CA co f::!!~~~ ·:. I-SW 1111h SI ,1 ! co ,-, ___ ; IL R·l R-1 ZONING PW TECHNICAL SERVICES 07/tS/Oll --i -'·· RM· u EXHIBIT 6 l i. " CA . • LakteAv• _:..,-" / CA N t G3 400 I Feet 19 T23N RSE E 1/2 ,800 l() 0 rh a ' C\I •, I if f• 0) 8 ~ ... w (/) I !,It .. a p .Jrl,l ' '.!'! i1.1L i 111 I I rJ l• ml EXHIBIT 2 .. , ij1)~1~ ; ; uf•-· , , ..... ...; -, , '..• .!·rJ"{ C ' ' • I • ... i·r·=---·-···· ... . • . ... •· •• -~-• .;;. ,,,._~. -!,· ' ·.' ; i ; i ,_ ~,i " . ' ~~i-- ~ RECORDING NO. VOL./PAGE ' e CITY OF RENTON SHORT PLAT NO. ______ _ QI FENG LI SHORT PLAT LOCATED IN THE N.1f. 1/4 OF THE S.E. f/4, SCALE: GRAPHIC SCALE l' ... 30· ~.,,, c~ KING COUl<TY, WASHINGTON STllt!C'l'lllUS: "'="' I/' IICP JrC.-1.•72.G4 11.:. If 111:1' lt•S.•14,~ ~ If omc. S' • ..a,.oo ~A TRD' LEGl!:ND; •--n:,r~ ~ ;~ 2'J:r .. .-""' ~ , .. i,uw, 11:rHOUrr """"" Alffll l)r Gl'l£A1ER -... -SI.OP£ 1AA'PARl:'ll ,,,..0•0-10,0 ~' OF SECTION f 9, T<JJl'NSHIP Z3 NORTH, RANGE 5 EAST, 1f.Ji., KING COUN'f'Y. 1'ASH1NGTON 1 inch = 30 FT. ,._.._-., ~o o ~o PORTION OF: N.W. 1/4, S.[. 1/4, SLC. 19, t. 23 N'ORTH, R. ~ EAST, W.M. LANO USE ACTION NUMBER: I LANO RECORD NUMBER, LUA-XX-XXX-SHPL LND-XX-XXXX ---11/ 3/8' IIM5'S PW: IN CISr ZONING: R-8 DBNStn': PROPOSW • 7,4 PERMITTfD -8.0 ~ IIA.tWtG NO 81,0CI' 1 C,D, ~N'S EARl.itJOTOM GJ,flO(tfS .t.i>DfffOt,' OfYl$10tl I (VOL. 11, PO• 1-'} .. FOUND~~--... " ll'U29.IIY (FT,J i: 1.20,1S1-..1as (n:J '1/,r'{f:~"'J;F~ S1i111'44"E: «net· /JE.ISJ ------.---~--~~D :: .• -~ ct#t ICU&'!» ,, ua:/~~~J i ~-!_ i/8' JJNJ}HOLAI APE. \ (MRS OF' ~J ' ='~~IN CASE" Cln'OFR(Nltlfill()....,_6!!11 If A.11.S. I " m,m.610 tn.J tr.-tan A r 1,xio.•o..ea, m.i ",lD.S. 1.£'.•tQ.O• -511'£BENOIM.olR,'<+ 600 ....,_ :ITT ~ ~ II'. r.1ec ,:,r Ulllm' l"OI.E a-:11ou2 u.s. ftt1' ' \ ' \ \'~ ·~ \~~ \,~ .. ;i. . i,~ \" ' \ \ ' \ GRAPHIC SCALE L" =30' ~ ----------30 0 30 BASLS' OF BEARINGS: tH£ l!'EAIIINGS !.li<!WN "t"ftl'< .... ,: &<Sro 0~ TIil: l?,AR'lN(: li'['r1olftN C:fl'Y II<" RO/TOI< P{J ,ifJ, H6 11...a II) NO. 65~ 8[W(; 5(1!/ll< ffll'""''l!g" [/IS/, llrP:l!ll>S OF H<f crTY OF RENIO/,/. NOTES: 1 ~r '1'S•= oo 1-11-as 2. Th'IS sufl\ifr ""S P{-,,m,o,n 1'11[ 8~'1r o~ ~ CIJlfflENl' 11nr RCP0RT .010 /H!'R1.Rl,S~ DOES ll!)T /<,IR"0/11 Jtl S'<l;:I"' •ll. fASf"j,j£'<r.i, O')•l'N01<T5, <;CNDno:m5 OR /IESnl!Cn)HS. ~ ANY, ,J. Tllf IIOl,ll\lOll!I£ SfiCIWH ON !MIS Sl>R~ llf.'PR!XN7 llliXO ~ OM.Y. Aart.l!. .:lllflrR$1.P I.IIY 07lf£1!1MS£ ~-. VERTICAL DATUM, NQlml.utfJflOl.\l'mffiC:t,I.D,41Ul,l()l'f- BENCHJIARK: crrr or rmm:w BENP-Ill)_ ~1d /tOUl'I() COfClll[Jt llt)NUW(N'I If/ llff,IS5" P1111 IN CNS£ 15' EAST or ~ Of ffl,ifTLICIC' -.,C IMD SQUIII !-1rll Sll!t.tl' ~ 1.ll.1111 U.S. n:ET S1'm BBNCHMARK: + liUlt 11,"'1, :ttr "' II'. ;~ 01' UIIWY pa_£ n.•'4.f2 1u. rar COHTDUR JNTrRVAL: ~firs~ Otl AC!'-FIEl.D SUI~./ REFERENCE S1URVE'Y: ~1~~v:t,:~~111 PARENT Pmc,:1 .. r.v IW!t'El IJ.U04Q-> r.st1 ltlTAI. .-.., ll,11!1.l:l', so. f!T. (1:1.J'I M:.) NEW LOT AR~S: I.QT 1: .1.00~ SQ. F:r. CfltA'ltM »wl 4()$ • I, IMI, $0. FJ m X ::c 1-1 c:J 1-1 -I w r, t'*',t,,.~ ___ ,,_ use . 0,\, ""G O l'tMCI REW! .. QIIP AS pm'lllffll G • ....., ..... '"""" L'1J!o. <171' .. -.... 'Tt;;C;:,, <18 Cl) ... ...,. 4,7J ~ ~--.'CJ • •mt""'1Z ·--e:t/11.111' POU: C!Il--... .,,. ...... ,.. ,! M.,..K fflN ®"""""_.., .I ~~~ "" '""'"''" !UO' !. If M$.;I''' S. or S.t.~calW[II' ~~~~SO-'"\f.Qit'JSS) ~ o, ,JO I' IIUf1Ill 1,•11:t SO. FT. MIDI or~ ,,.,., $0. n; 11£JL,OO BUFFEli": Z.~ SQ. f'T_ ~=er p1~?~!e~ .. ~.:· r .! U! ft. CE:HTRAL, '5tt. fl04, Kl:;Nf, WA ,&OJ2 (253J&!2-'890 {rooal) 1-(aao):2!,1-0IH (loll f•u) (253}8~-0!!I (fa:s.) m -... ·--~-,,_, '""'""' il£1llr:R);~~ ~ ~lf..tC . .l!2-!JO-otll. fUl£»IIO DArAl JUI'. '('· S.£. 1/,1, SEt. J:t, r. U l'Gflli, R. _, (Jt!il. •-: MAWN 8Y• DATCl J0S NO.I CDP 1r,u., Dec, 11. 2008 2007-074 [-.Wl,lt., ~,..,ffl.n!IO,Mm 7-:,. CHECKED-irYl-1 SCALE:: j !;HEET, o.a.H. -I 1 me~ .. xi FT 2 OF 2 •·""' I"" .,·,es,Ji.'iJ • .f.•,-•G·ZJ-~,P,~ .. '\-(\'.Y 0 o~ .. ~ ·~· ~ !:!!: ~ Denis Law, Mayor ?ZiN,rO February 24, 2009 Terry Wilson Cramer NW, Inc. 945 N Central Avenue #104 Kent, WA 98032 SUBJECT: Li Short Plat LUAOS-148, SHPL-H, V-H Dear Mr. Wilson: CITY '""lF RENTON Department of Community and Economic Development Alex Pietsch, Administrator This letter is to inform you that the appeal period ended February 20, 2009 for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above- referenced project. No appeals were filed on the ERC determination therefore, this decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated February 2, 2009. A Hearing Examiner Public Hearing has been scheduled for .March 3, 2009, where short plat conditions may be issued. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have anyquestions, please feel free to contact me at (425) 430-7382. For the Environmental Review Committee, Gerald C. Wasser Associate Planner Enclosure cc: Qi Feng Li & Qing Hua Guan/ Owner(s) Raymond Ng/ Applicant Irene Robbins/ Party(ies) of Record _______ 1_0_5_5 -So-u-th-G-,a-d_y_W_a_y ___ R_e_n_to_n_. Vv-.-a,--h-in_gt_o_n_9_8_0_5_7 _______ ~ @ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT· PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 24th day of February, 2009, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Qi Feng Li & Qing Hua Guan Owners Raymond Ng Applicant Terry Wilson Contact Irene Robbins Party of Record (Signature of Sender):, ~ '21JJL~ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Representing COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING March 3, 2009 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Li Short Plat PROJECT NUMBER: LUA-08-148, SHPL-H, V-H PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, a Hearing Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard setback requirements along a street) in the Residentia I-8 dwelling units per acre (R-8) zone. The subject property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet. The existing house is to be retained. The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue South. HEX Agenda 3-3-09.doc STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being lirsl duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a 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 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 Repol1er (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 February 6, 2009. The full amount of the fee charged for said foregoing publication is the SU1:J70f $112.00.~ ~!&;$?»'7:! Cinda M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 6th day of February, 2009. K'athy Dals'tf. Notary Public {/Jr the State of Washington, Residing in Covington, Washington P. 0. Number: ,,,,,,\\\\\q .:::-'' QALS 111 .,,.. :-{ r:-,, : 10 ,,,,\\\l\ll\t1, Q 1 11 = ,,.,,_ .:s"~\Ql'l E~A 11 11 ;1 -"{"' .:-,:,,,-., ,I'~ II I :: ~ §~ 01,P.Ry ~\. /~ ~ 3~ ~ \P ~ ".,, ~ ::;o ... ~ z::::: ~ ~0 (J ~ 0 :::.: 1' \ usv' h...f,_ ~ /. . "-CJ-'l \j>, ··,, • J-\ ~-.f..,, = ,, ~ ·I" ,,.._ ~ - / f }' •\\,111\\'"'' '<'" -,,, I:: 0 ,., "'':, '~ ''1 F "" ,, 1\\\\\\\\,,,,, ..... r<OTICEOF ENVIRON MENTAL UETERMINATION ENVIRONMENrAL REVIEW COMMITTEE AND PUBLIC HEARING RF.NTON, WASHINGTON The Environmental Review Committee has issued a Octcrmination of Non- Significance-Mitigated for the following project under the auth01i1y of the Renton Municipal Code. Li Short Plat LUAOS-148, ECF, SHPL-H, V-H Location: 1515 Lake Avenue S. The request is for SEPA Review, a Hearing Examiner 2-lot Short Plat and setback Variance approval in zone R-8. The subject property is 15,003 sf in area. The project is a Hillside Subdivision and contains a wetland buffer area. Appeal:;. of the cnvlronmcntal determination must he filed in writing on or before 5:00 Pi\·1 on February 20. 2009. Appeals mu~t 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.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office. (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall. on March 3. 2009 at 9:00 AM to corn,ider the Short Plat and Variance. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested panics arc invited to attend the public heaiing. Published in the Renton Reporter on February 6, 2009. #183566. ~ City of . .,ton Department of Community & Economic ,etopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: tco{))IY)\f' ,')P,v', COMMENTS DUE: JANUARY 27, 2009 APPLICATION NO: LUAOB-148, ECF, SHPL-H, V-H DATE CIRCULATED: JANUARY 13, 2009 APPLICANT: Raymond Nc:i PLANNER: Gerald Wasser PROJECT TITLE: Li Short Plat PLAN REVIEWER: Rick Moreno SITE AREA: 14,965 square feet EXISTING BLDG AREA /aross): 1,080 square feet LOCATION: 1515 Lake Avenue S PROPOSED BLDG AREA /aross) N/A I WORK ORDER NO: 78004 SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 14,965 sq. ft. lot located at 1515 Lake Avenue S, into 2 lots for single- family residential development. Lot 1 would have an area of 5,001 sq. ft. and Lot 2 would have an area of 10,002 sq. ft. that would result in a net density of 7.4 dwelling units per acre. The subiect site is zoned Residential 8 (R-8) dwelling units per net acre and both lots would have direct access to Lake Avenue S. Currently, a single-family residence and an accessory storage structure are located onsite. The residence proposed to stay while the accessory structure would be removed. The site is considered to be a Hillside Subdivision due to slope averages in excess of 20%. The project site also contains a wetland buffer from an off-site Category 2 wetland to the west Due to the presence of the Critical Areas, the applicant provided a wetland reconnaissance report and a geotechnical report within the application matenals. The applicant is applying for a variance from the side yard along a street setback requirements (RMC 4-4- 11 OA) to reduce the setback by 3.6 feet along the north property line. The applicant is proposing to retain 4 trees and does not propose any street improvements. 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 Hoosino Air Aesthetics Water LIOht/Glare Plants Recreation Land/Shoreline Use utilities Animals Transoorlation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. cT- PUBLIC HEARING • City of Renton Department of Community & Economic Development PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant/Owner: Contact: File Number: Project Description: Project Location: Exist. Structure Area: Site Area: March 3, 2009 Li Short Plat Qi Feng Li & Qing Hua Guan, 1515 Lake Avenue South, Renton, WA 98055 Cramer NW, Inc., 945 N. Central Avenue, Suite #104, Kent, WA 98032 LUA 08-148, SHPL-H, V-H Project Manager: Gerald Wasser, Associate Planner The applicant is requesting Environmental (SEPA) Review, a Hearing Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet. The existing house is to be retained. The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from lake Avenue South. 1515 Lake Avenue South 1 ,080 sf (to be retained) 15,003 sf Proposed New Structure Area: N/A Total Building Area gsf: N/A City of Renton Department Commun Li Short Plat Economic Development reliminary Report to the Hearing Examiner LUA08-148, ECF, SHPL-H, V-H Report of March 3, 2009 Page 2 of 9 B. EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Vicinity Map (dated December 16, 2008) Exhibit 3: Site Plan (dated December 16, 2008) Exhibit 4: Planting Plan and Tree Retention Plan (dated December 16, 2008) Exhibit 5: General Utilities/Drainage Control Plan (dated December 16, 2008) Exhibit 6: Zoning Map C. GENERAL INFORMATION: 1. Owner of Record: Qi Feng Li & Qing Hua Guan, 1515 Lake Avenue South, Renton, WA 98055 2. 3. 4. Zoning Designation: Comprehensive Plan Land Use Designation: Existing Site Use: 5. Neighborhood Characteristics: Residential -8 Dwelling Units Per Acre (R-8) Residential Single-Family (RSF) Single-Family Residence North: Single family residential (R-8 zone) East: Lake Avenue South & single family residential (R-8 zone) 6. 7. Access: Site Area: South: West: Single family residential (R-8 zone) Wetland buffer & SR 167 Lake Avenue South 15,003 sf D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 1547 4498 4404 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Special Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations HEX Rpt. 08-148.doc Date 07/07/1956 02/20/1993 06/01/1987 City of Renton Department Commun Li Short Plat Economic Development relimtnary Report to the Hearing Examiner LUAOS-148, ECF, SHPL-H, V-H Report of March 3, 2009 Page 3 of9 4. Section 4-4-070: Landscaping Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Retention and Land Clearing Regulations Chapter 6 Streets and Utility Standards Section 4-6-040: Sanitary Sewer Standards Section 4-6-060: Street Standards Section 4-6-080: Water Service Standards Section 4-6-090: Utility Lines -Underground Installation 5. Chapter 7 Subdivision Regulations Section 4-7-070: Detailed Procedures for Short Subdivisions Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards Section 4-7-220: Hillside Subdivisions 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies. 2. Community Design Element: Natural Areas, Established Residential Neighborhoods and New and infill Development 3. Environmental Element: Wetlands and Steep Slopes, Landslide, and Erosion Hazards G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The applicant has proposed to subdivide a 0.34 acre (15,003 square feet) site located within the Residential -8 dwelling units per acre (R-8) zone. The proposal would create 2 lots intended for the development of detached single-family residences. One single-family residence and associated outbuildings currently exist on the site; the accessory building is proposed to be removed and the residence would remain on proposed Lot 1. The proposal for 2 single family lots would have a net density of 7.4 acre dwelling units per acre. The allowed density range in the R- 8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. The proposal is consistent with these density requirements. Proposed Lot 1 would have an area of 5,001 square feet and would contain the existing residence to remain; Lot 2 would have an area of 10,002 square feet for the future development of a single family residence. Access for Lots 1 and 2 is proposed from Lake Avenue South via the pipestem of Lot 2 which will also contain an access easement for Lot 1. The required width of the pipestem/access easement is 20 feet. The side yard setback from streets (including easements) in the R-8 zone is 15 feet. A variance has been requested to reduce the required side yard set back along a street to 11.4 feet in order to accommodate the existing single family house which is proposed to remain. The western portion of the site slopes steeply to the west towards SR 167; this slope is in excess of 40%. A wetland buffer for an offsite wetland exists on site within the steepest slope area. The average slope of the site is in excess of 20%. The applicant proposes to remove 2 existing fruit trees to facilitate construction, driveways and road improvements associated with the proposed short plat. The applicant proposes to comply with required City of Renton landscaping standards for the final short plat by providing a 5-foot landscaped strip along the street frontage and two trees in the front yard of each lot. HEX Rpt. 08-148.doc City of Renton Department Commun Li Short Plat Economic Development reliminary Report to the Hearing Examiner LUAOS-148, ECF, SHPL-H, V-H Report of March 3, 2009 Page 4 of9 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton·s Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended) on February 2, 2009 the Environmental Review Committee (ERC) issued a Determination of Non-Significance-Mitigated (DNS-M) for the Li Short Plat. A 14-day appeal period ended on February 16, 2009. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES A Determination of Non-Significance-Mitigated was issued by the City of Renton's Environmental Review Committee (ERC) on February 2, 2009 requiring one mitigation measure as follows: 1. The applicant shall comply with the recommendations of the Geotechnical Engineering Evaluation, May 27, 2008, prepared by PanGeo Inc. 4. STAFF REVIEW COMMENTS Representatives from various city departments have reviewed the application materials to identify and address site plan issues from the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH VARIANCE CRITERIA: RMC Section 4-9-25005 lists 4 criteria that the Reviewing Official is asked to consider, along with all other relevant information, in making a decision on a variance application. These include the following: (1) That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. The applicant is proposing 2 lots on a 15,003 square foot site. The density would be 7.4 dwelling units per net acre which is within the density range in the R-8 zone. The existing single family residence on proposed Lot 1 is proposed to remain. Because of the location of the existing house on Lot 1, the only feasible access to proposed Lot 2 would be via a 20-foot wide pipestem/access easement along the northern property line. This would give the existing house an 11.4 feet side yard setback from the proposed pipestemlaccess easement where 15 feet along a street is required per RMC 4-2-110A. Staff agrees that the applicant faces an undue hardship due to the existing location of the house proposed to remain. In order to reduce curb cuts and to provide access, staff believes this reduction in side yard setback is reasonable. (2) That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The proposed variance would reduce the side yard setback by approximately 4 feet from the proposed pipestem/access easement. The proposed reduction in the side yard set back would facilitate access to proposed Lot 2 and improve the streetscape by limiting the number of driveway access points to the site. Staff believes that the requested variance would not be detrimental to the public welfare. HEX Rpt. 08-148.doc City of Renton Department Commun Li Short Plat Economic Development reliminary Report to the Hearing Examiner LUAOB-148, ECF. SHPL-H, V-H Report of March 3, 2009 Page 5 of9 That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject 6. (3) property is situated:. The applicant contends that the neighborhood would not be impacted aesthetically or functionally by the granting of the variance request There is enough room on proposed Lot 2 to satisfy all setback requirements. In addition, the existing single family home on proposed Lot 1 meets all other setback requirements, except for the 15 foot set back along a street Slaff supports this side yard set back reduction. (4) That approval as determined by the Reviewing Official is a minimum variance that will accomplish the desired purpose: The applicant contends that the request is the minimum variance needed to develop the property with its density potential and that other options would necessitate the removal of the existing single family residence. Staff agrees that the variance is minimum variance that will accomplish the desired purpose and preserve the character of the surrounding neighborhood. CONSISTENCY WITH SHORT PLAT CRITERIA Approval of a plat is based upon several factors. The following short plat criteria have been established to assist decision-makers in the review of the plat: a) Compliance with the Comprehensive Plan Designation The site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended for use as quality residential detached development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. The proposal is consistent with the following Comprehensive Plan Land Use and Community Design Element policies: Policy LU-158. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family Neighborhoods. [8:1 Policy Objective Met D Not Met Objective CD-A. The City's unique natural features, including land form, vegetation, lakeshore, river, creeks, streams, and wetlands should be protected and enhanced as opportunities arise. [8:1 Policy Objective Met D Not Met Policy CD-1. Integrate development into natural areas by clustering development and/or adjusting site plans to preserve wetlands, steep slopes, and notable stands of trees or other vegetation. Natural features should function as site amenities. Use incentives such as flexible lot size and configuration to encourage preservation and add amenity value. Policy Objective Met D Not Met Policy CD-14. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. [8:1 Policy Objective Met D Not Met Polley EN-10. Establish and protect buffers along wetlands to facilitate infiltration and maintain stable water temperatures, provide for the biological regime, reduce amount and velocity of runoff, and provide for wildlife habitat. Policy Objective Met D Not Met HEX Rpt. 08-148.doc City of Renton Department Commun Li Short Plat Economic Development reliminary Report to the Hearing Examiner LUAOB-148, ECF, SHPL-H, V-H Report of March 3, 2009 Page 6 of9 LOT1 LOT2 Policy EN-72. Mitigate problems of drainage, erosion, siltation, and landslides by decreasing development intensity, site coverage and vegetation removal as slope increases. 12'.1 Policy Objective Met O Not Met b) Compliance with the Underlying Zoning Designation The subject site is designated Residential-8 Dwelling Units per Net Acre Zone (R-8). This zone is established for single-family residential dwellings allowing a range of four (4.0) to eight (8.0) dwelling units per net acre. It is intended to implement the Single Family Land Use Comprehensive Plan designation. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. The property does not contain any sensitive areas, public right-of-way, or private access easements. Based on two lots, net density would arrive at approximately 7.4 dwelling units per acre, which is within the allowed density range for the R-8 zone. Lot Dimension: As demonstrated in the table below, all lots meet the requirements for minimum lot size, depth, and width. LOT SIZE WIDTH DEPTH 5,000 sf minimum 50 feet reauired 65 feet reauired 5,001 sf 54.51 feet 88.06 feet 10,002 sf 53.21 feet 106.6 feet Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 15 feet for the primary structure and 20 feet for an attached garage, side yard is five feet, side yard along the street is 15 feet for the primary structure and 20 feet for an attached garage and the rear yard is 20 feet. Proposed Lot 1 would front Lake Avenue South. A variance has been requested for reducing the side yard setback along the pipestem/ access easement for Lot 1; this would be a reduction from 15-feet to 11.4-feet. Other setbacks for Lot 1 comply with Code. It appears that enough room exists on Lot 2 to orient the front of the house to the east and, therefore, maintain the existing development pattern of the surrounding area. Staff recommends that the front of the future single family residence be oriented to the east. In addition, a demolition permit shall be obtained and all inspections and approvals completed for the removal of the existing shed on proposed Lot 2 prior to the recording of the final plat. Building Standards: The R-8 zoning requirements for maximum building height and number of stories are two stories and 30 feet in height. The maximum building coverage for lots 5,000 sq. ft. or greater is 35 % of the lot or 2,500 square feet, whichever is greater. The lot coverage requirements for the proposed Lots 1 and 2 would be verified at the time of building permit review. Parking: The parking regulations require that detached or semi-attached dwellings provide a minimum of two off-street parking spaces. As proposed, each lot would have adequate area to provide two off-street parking spaces. In addition, the parking regulations require that driveway cuts be located a minimum of 5 feet from the adjoining property line. Compliance with the parking requirements would be verified at the time of building permit review. HEX Rpt. OS-148.doc City of Renton Department Commun Li Short Plat Economic Development reliminary Report to the Hearing Examiner LUAOB-148 ECF, SHPL-H, V-H Report of March 3, 2009 Page 7 of9 c) Community Assets The City's landscape code (RMC 4-4-070) requires all short plats to provide a 5-foot landscaped strip in the front yard area of lots that abut a public right-of-way. The applicant will be required to install a 5-foot landscaped strip along the frontage of Lake Avenue South within the proposed lots. In addition, the applicant will be required to plant two ornamental trees, a minimum caliper of 1-112 inches (deciduous) or 6-to 8-feet in height (conifer), within the front yard of the proposed lots. A conceptual landscape plan was submitted as part of the proposed land use application. There are six existing trees located on the site. Lot 1 has one dogwood tree and one cherry tree which would remain. Currently, proposed Lot 2 contains four fruit trees, two of which would remain; two of these fruit trees would be removed to accommodate the proposed pipestemlaccess easement. The applicant would not be required to plant replacement trees since they would retain the required number of (4) trees. The conceptual landscape plan proposes to plant two trees in the front yard of Lot 1 and to plant a 5-foot landscape strip along the frontage of Lake Avenue S. This landscape strip would contain white flowering rock rose, creeping broom, white flowering potentilla, and Mt. Vernon laurel. The submitted conceptual landscape plan complies with the City's landscaping requirements. Staff recommends that a detailed landscape plan shall be submitted as part of the Final Short Plat application and that landscaping be installed prior to final inspection of the building permit. Street improvements including curb, gutter and sidewalk would be required along Lake Avenue south abutting the property. d} Compliance with Subdivision Regulations Streets: The proposed short plat is anticipated to generate additional traffic on the City's street system. In order to mitigate transportation impacts, staff recommends a condition of approval be placed on the project requiring a Transportation Mitigation Fee based on $75.00 per net new average daily trip attributed to the project. One new lot (credit given for the existing residence) is expected to generate approximately 9.57 new average weekday trips. The fee for the proposed short plat is estimated at $717.75 ($75.00 x 9.57 trips x 1 lot= $717.75) 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. Blocks: No new blocks will be created as part of the proposed short plat. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. Both lots meet the requirements for minimum lot size, depth, and width. Both proposed lots are rectangular in shape. The front yard of Lot 1 shall be oriented toward Lake Avenue South. Staff recommends that the front yard of Lot 2 should be oriented to the east in order to maintain the existing development pattern of the surrounding neighborhood. Hillside Subdivision Regulations: Because of their steeper slopes, the sites of hillside subdivisions ordinarily should have greater attention paid to the potential for drainage, erosion, and slope stability problems than other subdivisions. The standards of the Hillside Subdivision regulations contained in RMC 4-7-220C state that the applicant must demonstrate that the development of the hillside subdivision will not result in soil erosion and sedimentation, landslide, slippage, excess surface water runoff, increased costs of building and maintaining roads and public facilities and increased need for emergency relief and rescue operations. Compliance with mitigation measure imposed by the Environmental Review Committee would satisfy these standards. The Hillside Subdivision regulations address grading in that detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction, and retaining walls. Staff recommends that prior to the issuance of building plans HEX Rpt. 08-148.doc City of Renton Department Commun Li Short Plat Economic Development re/iminary Report to the Hearing Examiner LUAOB-148, ECF, SHPL-H, V-H Report of March 3, 2009 Page 8 of9 that such plans be submitted for review and approval of the Community & Economic Development project manager. e) Reasonableness of Proposed Boundaries Access: Proposed access to Lots 1 and 2 would be gained off Lake Avenue South via a pipestem/access easement on the north side of the property. The pipestem/access easement would use an existing curb cut along Lake Avenue South for access. Topography and Vegetation: Slopes in excess of 40% exist in the western third of the property. The steepest slope area contains the wetland buffer area and continues to slope westerly towards SR 167. Due to the potential for erosion that could occur during construction activities, staff recommends as a condition of approval that erosion control be required to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the 2001 edition of the Stormwater Management Manual. To protect the protected slopes and wetland buffer area from impacts related to the construction of new single family residences, staff recommends as a condition of approval that the plat map be revised to include a Native Growth Protection Easement (NGPE) prior to or concurrent with the recording of the Final Short Plat. In addition, staff recommends that the NGPE be delineated with a split rail fence and identified with signage as approved by the Community & Economic Development Department project manager. A fencing and signage detail shall be submitted to the Community & Economic Development Department project manager at the lime of utility Construction permit application for review and approval. The fencing and signage shall be installed prior to recording the final short plat. Relationship to Existing Uses: The properties surrounding the subject site are single-family residential. The surrounding properties are zoned Residential -8 dwelling units per acre (R-8). The proposal would be consistent with existing development patterns in the area if the front of the future single family house on Lot 2 is oriented to the east, and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. f) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Staff recommends a condition of approval be placed on the project requiring a Fire Mitigation Fee, based on $488.00 per new single-family lot with credit given for the existing single-family residence, is recommended in order to mitigate the proposal's potential impact to City emergency services. The fee is estimated at $488.00 ($488.00 x 1 new lot= $488.00) and is payable prior to the recording of the short plat. Street addresses shall be visible from a public street. Schools: According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed short plat would result in 0.44 additional student (0.44 x 1 new lot= 0.44) to the local schools. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal. Storm Water: There are currently storm drainage pipelines and ditched storm water conveyance systems within the existing roadway. Per Renton municipal Code drainage facilities must meet the requirements of the 1990 King County Surface Water Design Manual. The Surface Water System Development charges are required, and based on a rate of $1,012.00 per new single-family lot (estimated total of $1,012.00 with credit for the existing lot). Payment of this fee will be required prior to issuance of utility construction permit. A 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. Due to the potential for erosion to occur during project construction, the project will be required to comply with the Department of Ecology's Erosion and Sediment Control HEX Rpt. 08-148.doc City of Renlon Deparlment Commun Economic Development reliminary Report to the Hearing Examiner Li Short Plat LUAOB-148 ECF, SHPL-H, V-H Report of March 3, 2009 Page 9 of9 Requirements as outlined in Volume II of the 2001 edition of the Stormwater Management Manual. Water and Sanitary Sewer Utilities: This project is required to provide separate domestic water service stubs for the new lots prior to recording the short plat. New water service stubs must be installed prior to recording of the short plat. The new water service shall be connected from the existing 8-inch water main fronting the property by way of a four-inch water-main extension to the back of the property. Water System Development charges are based on a rate of $2,236.00 per new single-family lot (estimated total of $2,236.00 with credit for the existing lot). Payment of fees is required prior to issuance of utility construction permit. All short plats are required by City Code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. The engineer is required to show location of all existing hydrants on plan sheets. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect'' fittings, if not already in place. H. RECOMMENDATION: Staff recommends approval of approval of the Short Plat and Variance requests for the Li Short Plat, Project File No. LUA08-148, SHPL-H, V-H subject to the following conditions: 1. That the front yard of the future single family residence on proposed Lot 2 be oriented to the east and a note to this effect be recorded on the face of the plat; 2. That a demolition permit is obtained and all inspections and approvals completed for the removal of the existing shed on proposed Lot 2 prior to recording the final short plat; 3. That a detailed landscape plan be submitted as part of the final short plat application and that landscaping be installed prior to final inspection of the building permit; 4. That prior to recording of the short plat the applicant shall pay a Transportation Mitigation Fee $717.75; 5. That prior to recording of the short plat the applicant shall pay a Fire Mitigation Fee of $488.00; 6. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes and wetland buffer area prior to or concurrent with the recording of the final short plat; and 7. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as approved by the Community & Economic Development Department project manager. A fencing and signage detail shall be submitted to the Community & Economic Development Department project manager at the time of utility construction permit application for review and approval. The fencing and signage shall be installed prior to the recording of the final short plat. HEX Rpt. 08-148.doc ll") 0 ' "' N ' ' a, ' ~ UJ en l I 11, f;! ;: ' EXHIBIT 2 I •, la I Cl/;-;,,!:'{ Q (,~ l>cc , ir~c~ e CITY OF RENTON SHORT PLAT NO. _______ _ KING COUNTY, WASHINGTON BTRUCTUR£$: ~ ll' IIC;P N.-S.•72.114 ,,_ --· ll' ACP N.-S.•14.112 ft:L.Z(I tr (XIMC. S.-!11XJ TRE!' LEGEND; • 00:D.OUS" 111(£ 11,,rOOOIIOOll' Ill:,,._ l'J: JG" N>Pl£ ,..,tf'l'lllRr I!, 16" OE1R'I' ~ " ltOU.ET rn r ""tll'I' QI FENG LI SHORT PLAT LOCATED IN THE N. If. t/4 OF THE S.E. 1/4, OF SECTION t 9, TOJfNSHIP 23 NORTH, RANGE 5 EAST, If.JI., KING COUNTY, lfASHINGTON RECORDING NO, SCALE: 1 inch = 30 FT. PORTION OF: ~ 30 VOL/PAGE CRAPH[C sci.LE-1' =30' a 30 N.Vf. 1/4, S.[. 1/4, SEC. 19, r. 23 NORTH, R. :i EAST, W.M. ZONING: R-8 DENSITY: PROP0S£D = 7.4 PERMfITE:D • 8.0 RVIO CONCl'!f'IF -.i&eir 'II/ yr -l'l.t.e "' QISC .. .... \~91,Wl.tN;f\OD ~ LAND USE ACTION NUMBER; LANO RECORD NUMBER: LUA-XX-XXX-SHPL LND-XX-XXXX l'OI.Wtl COHcR(1'E: IION1.M711" ---. II'/ t/C' IW.5:5 PUA; Ill CCS£ '"' W!'r~REN:JulO, <!7f \ E" 1,Zff.Z9'.IIU f1T,) \ -·-111·,«;"?: 87Uil" i,,£,1SJ J .. ;. 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I ... 0.,.1 ~ _,, 1--,· ,-..... -"'"""" .. ,. 9"1"''"'""""' !•'-o ... ~:.:r ....... h:r.":"; PLAN ~- ., ... 0.0 ~ ::;~~·~ ... clOOn (SO,,""'' ,...,.,,.._ad,_ "'°" ""'.,.,. '""" •'•• ..... _..,. -·-""-'!' """-•""'' ~,:.: .. ~--= -,., i:. f --""""""' = -N- - "' l2Z] • t ' i """"-=-= :",M'" ~=-- 5 ~ .H.L"".!'~ _,,_;,c~. _,._,,_~ • GENERAL UTILITIES/DRAINAGE CONTROL PLAN /"=JO' '""' '"'' '"' n .. ,..,~.v .. ,.,. """"''" SECTION A-A .-.o,.,..,, '" ..,., -... NTS .. ., . C ·1s..i-Cramer Northwest Inc. t"., ENGINE£0~:·H. 0:;:;,:o:,~. kE.HI\._ ,;,i.:,NN[RS I (2S3)1102-•t1~ ( .. <ol) o, 1-{000)i!>-~1'• (!di l•H) (lH)OS2-"'9!! (I") t-~M.: oei."'""""" .. _ - DISPERSION TRENCH W /NOTCHED BOARD z: -~ ~-' -~ "1 jtWTf:l>PW . ...,,_ -., "'""°I,, ...,.,_ _...., (j, ---._.~·n:,o ...aJelNI!.. Am CITY OF QUIFENGLISHOATPt.AT /f/!;A , ~ RENTON FOR RAYMOND NG "t::j/ l """"'°9/Bub>o!/~"""" """'* O..t GENEAAJ.. UTIU'TIES/ORAINAGS COOlRO..PLAN IL~I ~ ::c M OJ M -4 U'I (!l z ~z ~~ ~Ii! ~~ CLE q. mu > i15 ig ~ "" -u LU C • • ' ' ! a - ' CA CA co SW191hSt co R-1 F3 -18 T23N R5E E 1/2 '/ CA 11RM-11 11MJ~J1 -m;,.;Jrm --·--=--=--=--=--=-~,4-=--=-~-"-~~~j bu~: ~.:mp~ R-8 EXHIBIT 6 / CA RM-F Ci ,I>, I N = --3 N 1,-z ~ t"'1 ~ .... ;::. L N '-----,w,a,a& ...J.....L....l~__;___~t ZONING PW TECHNICAL SERVICES 07/15/08 H3 -30 T23N R5E E 1/2 0 200 htJ 1;4,800 400 I, .. , G3 19 T23N RSE E 1/2 5319 ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Li Short Plat PROJECT NUMBER: LUAUS-148, ECF, SHPL-H, V-H LOCATION, 1515 Lake Avenue S OESCRIPTION, Tile applicant is requesting Environmental (SEPAf Review, a Hearing Examiner Short Plat approval {for a 2-lot sul:ldiv,s,on), and a Hearing Examiner V:,rian,::e approval (for side yard setback requirements along a atre,.t) in the Residential-S dwelling units per acre (R-8) zone. Thi' subject property Is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square reet. The project site ,:;ontalns a wetland buffer area for an o!fsite Category 2 wetland and Is considered a Hills1de Subdivision due to slope averages in excess of 20 percent. Accass to both lo1s would be from Lake Avenur, South. THE CIT'( OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT '1AVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT Appeals ,:,f the environmr.ntal de!ermina!ion must be iilcd in writing ,:,n or before 5:00 PM ,:,n F&bruary 20, 2009. Appeals must be filed in writing together with the required S75.00 app!icati,:,n fae with: Hearing E~aminer, City of Renton, 1055 South Grady Way, Ranlon, WA 98057. Appeals to the Examim•r are governed by City of Renton Mun!cipal Coda Section 4-8-110.S. Addi!ional inform.ition reg.irding the appeal process may be obtained from the Ranlon City Clerk's Office. (425) 430-6510. A PUBLIC HEARING WILL BE HELD t:lY fHE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS 01\· THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON. ON MARCH 3. 2009 AT 9:00 AM TO CONSIDER THE SHORT PLAT AND VARIANCE. !F THE ENVIRONMENTAL lJETERMINATION IS APPEALED. THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HE:ARING FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECO~.JOMIC DEVELOPMENT AT (425) 430-7200 DO NOT REMOVE THIS NOT1CE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. CERTIFICATION '''""'111111 ,,,, \-'l'NN 1-1r.'l1t f#-'? ,,• ;"):W.)'~~~ I, {"6"\ ~ , hereby certify that ) copies of the abov{.IS_c~~"';-'lt,~ were posted by me in l conspicuous places or nearby the descnbed pro~erty on ,, , ., .,~ ~ 2-/ c-/ o-..i _a~~ t1•\ "·-.,., ffilt:E DATE: _ 7 \ SIGNED: __::=r_;~ ... --"lltV "or 1 /" .;, 19-'>(),,;:~E ,,,-<~ ;:./:._1\\\n\'\''''..':,,,..-v$ 11 "'I' W S"':,-:-A TTEST: Subscnbed and sworn before me, a Nota.I) Public, m and for the State of Washington res1dmg m Ith\\\\~,,,,,,,-,.: , on the (C (V\ dayof_:,._~-'---'-"-':-'61--'()_~0;~;;~tS!~NA ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Li Short Plat PROJECT NUMBER: LUAOB-148, ECF, SHPL-H, Y-H LOCATION: 1515 Lake Avenue S DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, a Hearing Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet. The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue South. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 20, 2009. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MARCH 3, 2009 AT 9:00 AM TO CONSIDER THE SHORT PLAT AND VARIANCE. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. (\'.Y o c1~-T OF RENTON \~": . E==k LJwolopmo,t, Ncigbbo,hood,""' .ii Strategic Planning ~ -~ Denis Law, Mayor Alex Pietsch, Administrator ~N~OI)'-~~~---~~~~~~~~~~.....;;~,;;.;;.;;;;.;..;;~~;,;._- February 4, 2009 Ale Kondelis Cramer NW, Inc. 945 N Central Avenue #104 Kent, WA 98032 SUBJECT: Li Short Plat LUAOS-148, ECF, SHPL-H, V-H Dear Ms. Kondelis: 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 February 20, 2009. 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. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh.floor of City Hall, 1055 South Grady Way, Renton, Washington, on March 3, 2009 at 9:00 AM to consider the [type of project here]. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, th-e appeal· will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7219. For the Environmental Review Committee, Associate Planner Enclosure cc: Qi Feng Li & Qing Hua Guan/ Owner(s) Raymond Ng/ Applicant Irene Robbins/ Party(ies) of Record -------l-05_5_S_o_ut_h_G_ra_d_y_W_a_y---R-en-t-on-.-W-a-sl-1in_g_to_n_9_8_0_57 _______ ~ @ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE ~y c1~·-T OF RENTON O~"· f(~-& Ecpnomic Development, Neighborhoods and • ..a • Strategic Planning ~ -~ Denis Law; Mayor Alex Pietsch, Administrator ~N~Ol,1--~~---~~~~~~~~~~~....;.;;;;.;;.;.;.;.;.;.;;;:.;.;.;;~~;.;_- February 4, 2009 Washington State Department·ofEcology Environmental Review Section P0Box47703 Olympia, WA 98504-7703 Subject: Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on February 3, 2009: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: Li Short Plat PROJECT NUMBER: LUAOS-148, ECF, SHPL~H, V-H LOCATION: 1515 Lake Avenue S DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, a Hearing Examiner Short Plat approval (for a 2-lot subdivision), and a Headng Examiner Variance.approval (for side yard setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet. The project site contains. a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue South. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 20, 2009. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at ( 425) 430-7382. Associate Planner Enclosure cc: King County Wastewater Treatment Division David F. Dietzman, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe WSDOT, Northwest Region WDFW, Stewart Reinbold Duwamish Tribal Office US Army Corp. of Engineers Melissa Calvert, Muckleshoot Cultural Resources Program Stephanie Kramer, Office of Archaeology & Historic Preservation -------i-05_5_S_o_ut_h_G-ra_d_y_W_a_y---R-en_t_on-,-W-a-,h-in_gt_o_n_98-0-57 _______ ~ @ This paper c:onta1ns 50% recycled material, 30% post consumer AHEAO OF THE CURVE CITY OF RENTO. _ DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUAOB-148, ECF, SHPL-H, V-H Raymond Ng Li Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, a Hearing Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet. The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue South. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 1515 Lake Avenue S The City of Renton Department of Community & Economic Development Planning Division 1. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Evaluation, dated May27, 2008, prepared by PanGeo Inc. ERC Mitigation Measures Page 1 of 1 CITY OF RENTO. DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUAOB-148, ECF, SHPL-H, V-H Raymond Ng Li Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, a Hearing Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet. The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue South. LOCATION OF PROPOSAL: LEAD AGENCY: 1515 Lake Avenue S 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. The site is zoned R-8 Due to site slopes averaging greater than 20%, the project is a Hillside Subdivision, and subject to the subdivision process. A public hearing is required. 2. A variance is required for the side yard setback. 3. Construction activities shall be restricted to the hours between 7:00 a.m. and 8:00 p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. 4. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. 5. Access to the new lot will be limited to Lake Ave S. This should be identified in the language on the recorded plat. 6. Fire department access roadways require a minimum 20-foot wide paved roadway. 7. Installation and maintenance of a private sewer lift station serving Lot 2 be incorporated with this short plat. 8. The developer is requesting a variance for set back requirement reduction from 15 feet to 11.4 feet. Staff recommends that the determination outcome be included in the conditions of this short plat. The determination has not been identified at the time of this report. Water: 1. In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required. 2. A 4" water main extension with a permanent blow-off assembly, per City standards shall be installed to proposed Lot 2 is required for meter services. ERC Advisory Notes Page 1 of3 3. The Water System Development Charge is $2,236.00 per new single-family residence with the assumption of a %" meter in use. 4. Where water pressure is 80 psi or above, Uniform Plumbing Code requires a pressure reducing valve be installed "downstream" of the water meter. The PRV shall be installed, operated and maintained at the owner's cost and expense. 5. All plats shall provide a separate water service to each building lot prior to recording of plat. 6. The new water service shall be connected from the existing 8" water main fronting the property along Lake Ave S. Sanitary Sewer: 1. The Sewer System Development Charge is $1,591.00 per new single-family residence per%" water meter service (more if larger sized meter is installed). This fee is due with the construction permit. 2. All short plats shall provide a separate side sewer to each building lot prior to recording the short plat. (Lot 2 does not show side sewer proposed connection). 4-inch Sewer cleanout will be required for side sewer if it is in excess of 100 ft from existing sewer main along Lake Ave S. 3. No duel side sewer is allowed. 4. Side sewer shall be a minimum of 2% slope. 5. The sanitary sewer main will be extended via a 15-foot utility easement with drivable access to all manholes. 6. Lot 2 will require the installation of a private sewer lift station. Surface Water: 1. Surface Water System Development Charge is $1,012.00 per new dwelling unit. This fee is due with the construction permit. 2. Drainage requirements must meet the 1990 King County Surface Water Design Manual. 3. The narrative provided recommends no flow control improvements required. The improvements do not exceed runoff by more than 0.5 cfs. It is requested that calculations be provided to the city to confirm this recommendation. Transportation: 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per additional single family home at a rate of 9.57 trips per day and is calculated to be $717. 75. This fee is payable at time of recording the plat. 2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the plat. 3. Street improvements including curb gutter and sidewalk will be required along Lake Ave S abutting the property to be subdivided. 4. Access road serving new lot to be shared with existing access on north side of property serving the existing home. 5. New driveway required shall be located 5 feet from the property line. Fire Department: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. Available fire low is limited to 1250 GPM. ERC Advisory Notes Page 2 of 3 2. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 3. A fire mitigation fee of $488.00 is required for all new single-family structures. 4. Fire department turnarounds are required for roads over 150-foot in length. 5. All building addresses shall be visible from a public street. 6. The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building facility. 7. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet. 8. Maximum grade for fire apparatus access roads shall not exceed 15%. ERG Advisory Notes Page 3 of 3 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA08-148, ECF, SHPL-H, V-H Raymond Ng APPLICANT: PROJECT NAME: Li Short Plat DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, a Hearing Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet. The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue South. LOCATION OF PROPOSAL: LEAD AGENCY: 1515 Lake Avenue S 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 February 20, 2009. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: ,------~ Terry Higashiyama, Administrator Community Services February 6, 2009 February 2, 2009 :;,/ y__) 09 Date :il~)t8 Date ' ENVIRONMENT AL REVIEW COMMITTEE MEETING NOTICE February 2, 2009 To: Gregg Zimmerman, Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire & Emergency Services, Administrator Alex Pietsch, CED Administrator From: Jennifer Henning, CED Planning Manager Meeting Date: Monday, February 2, 2009 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. THE FOLLOWING IS A CONSENT AGENDA Li Short Plat (Wasser) LUAOB-148, ECF, SHPL-H, V-H Location: 1515 Lake Avenue S. The applicant is requesting Environmental (SEPA) Review, a Hearing Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject property Is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet. The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue South. 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 W. Flora, 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 Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Exist. Bldg. Area SF: Site Area: STAFF RECOMMENDATION: .,ity of Renton Department of Community and Economic Development ENVIRONMENTAL REVIEW COMMITTEE REPORT February 2, 2009 Li Short Plat Qi Feng Li & Qing Hua Guan 1515 Lake Avenue South Renton, WA 98055 Raymond Ng 6622 S. !24th Street Seattle, WA 98178 Cramer NW 945 N. Central #104 Kent, WA 98032 LUA08-148, ECF, SHPL-H, V-H Gerald Wasser, Associate Planner The applicant is requesting Environmental (SEPA) Review, a Hearing Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject property is 15,003 square feet in area. Lot I would be 5,001 square feet and Lot 2 would be 10,002 square feet. The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue South. 1515 Lake Avenue South 1,080 sf Proposed New Bldg. Area (footprint): NIA Proposed New Bldg. Area (gross): NIA 15,003 sf Total Building Area GSF: NI A Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance-Mitigated (DNS-M). Project Location Map ErcRpt _Li.doc City of Renton Department of-munity & Economic Development LI SHORT PLAT Report of February 2, 2009 PART ONE: PROJECT DESCRIPTION/ BACKGROUND r.nvironmental Review Committee Report LUAOB-148, ECF, SHPL-H, V-H Page 2 of5 The applicant is requesting SEP A Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 15,003 sq. ft. lot located at 1515 Lake Avenue S, into 2 lots for single-family residential development. Lot I would have an area of5,00I sq. ft. and Lot 2 would have an area of 10,002 sq. ft. that would result in a net density of7.4 dwelling units per acre. The subject site is zoned Residential 8 (R-8) dwelling units per net acre and both lots would have direct access to Lake Avenue S. Currently, a single-family residence and an accessory storage structure are located onsite. The residence is proposed to remain while the accessory structure would be removed. The site is considered to be a Hillside Subdivision due to slope averages in excess of 20%. The project site also contains a wetland buffer from an off-site Category 2 wetland to the west. Due to the presence of the Critical Areas, the applicant provided a wetland reconnaissance report and a geotechnical report within the application materials. The applicant is applying for a variance from the side yard along street setback requirements (RMC 4-4-11 OA) to reduce the setback by 3.6 feet along the north property line. The applicant is proposing to retain 4 trees and does not propose any street improvements. I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (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: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures I. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Evaluation, dated May27, 2008, prepared by PanGeo Inc. C. Exhibits Exhibit I Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Vicinity Map Site Plan Planting Plan and Tree Plan General Utilities/Drainage Control Plan Zoning Map D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: A Geotechnical Engineering Evaluation, dated May 27, 2008, was conducted by PanGeo, Inc. That report indicates slope inclinations of approximately IO percent for three quarters of the site; the slope inclination on the westernmost quarter of the property increases drastically to approximately 70 to 80 percent. Site grading ofup 5 to 6 feet may be needed for the foundation and basement construction of a new residential structure. The site is underlain by the Renton Formation, which consists offme to coarse grained sandstone interbedded with siltstone, clay stone, and coal. Test excavations exhibited no caving of the side walls of the test pits. ERC REPORT 08-148.doc City of Renton Department of C munity & Economic Development LI SHORT PLAT Report of February 2, 2009 J.nvironmental Review Committee Report LUA08-148, ECF, SHPL-H, V-H Page 3 of5 Groundwater/seepage was not encountered in any of the test pits, however, very moist soil was observed. The geotechnical report notes that groundwater elevations vary depending on the season with the highest levels during the winter and early spring. The report also states that the site is globally stable in its current configurations and that the short plat proposal will not adversely impact the overall site stability provided that the report recommendations are followed. No unusual terrace-like features, slump blocks, tension cracks or hummocky topography normally associated with landsliding and slope instability were observed. Based on the test pits excavated, the site soils exhibit low erosion potential. The geotechnical report states that this low erosion potential would remain low provided the report recommendations are followed. Additionally, field exploration by PanGeo indicates that the potential for soil liquefaction and seismic settlement during a strong earthquake at the site is negligible. The Geotechnical Engineering Evaluation recommends that a proposed building for proposed Lot 2 should have a minimum distance of 18 feet from the slope crest. To properly support such a building and to maintain long-term stability, the building footing should be embedded a minimum of 5 feet below existing site grade, where dense to very dense sandstone is present. The new building may be supported on conventional perimeter and interior continuous footings bearing on competent native sand or newly placed structural fill. If soft/loose soil is encountered at foundation elevations, it should be over excavated to competent native soil and replaced with compacted structural fill. Specific recommendations are contained in the geotechnical report regarding seismic design parameters, building foundations, concrete slab on grade for garage and basement floors, basement wall design parameters, site preparation, temporary cut slopes, material reuse, structural fill and compaction, wet weather earthwork, and surface drainage and erosion considerations. Staff recommends a mitigation measure which would require the applicant to comply with the general and specific recommendations contained in the Geotechnical Engineering Evaluation, dated May 27, 2008, by PanGeo Inc. A Storm Drainage Narrative, dated July 28, 2008, was prepared by Cramer Northwest, Inc., for the proposed project. The narrative states that existing site drainage sheetflows to the west toward an off-site wetland and State Route 167. New runoff would be conveyed through a downspout dispersion trench and the new driveway runoff would be controlled via another dispersion trench. The narrative further states that Core Requirements of the King County Surface Water Design Manual (KCSWDM) will be followed for Core Requirements I through 7. Additionally, a complete off-site analysis would be submitted during engineering review, ifrequired. Flow control is not required for this project because improvements would not increase the existing runoff by 0.5 cfs or greater. A new conveyance system for the proposed driveway would consist of storm pipes and catch basins. Mitigation Measures: The applicant shall comply with the recommendations contained in the Geotechnical Engineering Evaluation, dated May27, 2008, prepared by PanGeo Inc. Nexus: SEPA Environmental Regulations 2. Wetlands Impacts: A Wetland Reconnaissance/Delineation for the Li Short Plat, dated May 9, 2008, prepared by Altmann Oliver Associates, LLC, indicates that a Category 2 Wetland is located off-site to the west. This Category 2 wetland requires a 50-foot buffer, a portion of which is located on proposed Lot 2. Lot 2 contains enough area so that construction of a future single family residence would avoid the wetland buffer area. Mitigation Measures: No further mitigation is necessary. Nexus: N/A ERC REPORT 08-148.doc City of Renton Department of~ 1munity & Economic Development LI SHORT PLAT Report of February 2, 2009 E. Comments of Reviewing Departments ~nvironmental Review Committee Report LUAOB-148, ECF, SHPL-H, V-H Page 4 of5 The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or "Advisory Notes to Applicant." ./ Copies of all Review Comments are contained in the Official File and may be attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, February 20, 2009. Renton Municipal Code Section 4-8-11 O.B governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with a $75.00 application fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, 1055 S. Grady Way, Renton WA 98057. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. The site is zoned R-8 Due to site slopes averaging greater than 20%, the project is a Hillside Subdivision, and subject to the subdivision process. A public hearing is required. 2. A variance is required for the side yard setback. 3. Construction activities shall be restricted to the hours between 7:00 a.m. and 8:00 p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. 4. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. 5. Access to the new lot will be limited to Lake Ave S. This should be identified in the language on the recorded plat. 6. Fire department access roadways require a minimum 20-foot wide paved roadway. 7. Installation and maintenance of a private sewer lift station serving Lot 2 be incorporated with this short plat. 8. The developer is requesting a variance for set back requirement reduction from 15 feet to 11.4 feet. Water: Staff recommends that the determination outcome be included in the conditions of this short plat. The determination has not been identified at the time of this report. l. In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required. 2. A 4" water main extension with a pem1anent blow-off assembly, per City standards shall be installed to proposed Lot 2 is required for meter services. 3. The Water System Development Charge is $2,236.00 per new single-family residence with the assumption of a%" meter in use. 4. Where water pressure is 80 psi or above, Uniform Plumbing Code requires a pressure reducing valve be installed "downstream" of the water meter. The PRV shall be installed, operated and maintained at the owner's cost and expense. 5. All plats shall provide a separate water service to each building lot prior to recording of plat. 6. The new water service shall be connected from the existing 8" water main fronting the property along Lake Ave S. ERC REPORT 08-148.doc City of Renton Department of r munity & Economic Development LI SHORT PLAT ,;,nvironmental Review Committee Report LUAOB-148, ECF, SHPL-H, V-H Report of February 2, 2009 Page 5 of5 Sanitary Sewer: 1. The Sewer System Development Charge is $1,591.00 per new single-family residence per%" water meter service (more if larger sized meter is installed). This fee is due with the construction permit. 2. All short plats shall provide a separate side sewer to each building lot prior to recording the short plat. (Lot 2 does not show side sewer proposed connection). 4-inch Sewer cleanout will be required for side sewer ifit is in excess of 100 ft from existing sewer main along Lake Ave S. 3. No duel side sewer is allowed. 4. Side sewer shall be a minimum of 2% slope. 5. The sanitary sewer main will be extended via a 15-foot utility easement with drivable access to all manholes. 6. Lot 2 will require the installation of a private sewer lift station. Surface Water: 1. Surface Water System Development Charge is $1,012.00 per new dwelling unit. This fee is due with the construction permit. 2. Drainage requirements must meet the 1990 King County Surface Water Design Manual. 3. The narrative provided recommends no flow control improvements required. The improvements do not exceed runoff by more than 0.5 cfs. It is requested that calculations be provided to the city to confirm this recommendation. Transportation: 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per additional single family home at a rate of 9.57 trips per day and is calculated to be $717.75. This fee is payable at time of recording the plat. 2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the plat. 3. Street improvements including curb gutter and sidewalk will be required along Lake Ave S abutting the property to be subdivided. 4. Access road serving new lot to be shared with existing access on north side of property serving the existing home. 5. New driveway required shall be located 5 feet from the property line. Fire Department: I. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. Available fire low is limited to 1250 GPM. 2. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 3. A fire mitigation fee of$488.00 is required for all new single-family structures. 4. Fire department turnarounds are required for roads over 150-foot in length. 5. All building addresses shall be visible from a public street. 6. The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building facility. 7. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet. 8. Maximum grade for fire apparatus access roads shall not exceed 15%. ERC REPORT 08-148.doc l() 0 ' ' C') N • ' A 1! 0, a ' ~ LJJ Cf) I I 11., a., I '1rl ,i ! EXHIBIT 1 ----. ____ .... ---~•'-'.-_ ----~~--~-:_~tc;i~~~~,~--o;~:;.·,_ ~ ~:JciRtP~t~t. ____________ , ~ KING COUNTY, WASHINGTON QI 'FENG LI SHORT PLAT LOCATED IN THE N.W. 1/4 OF THE S.E. 1/4, RECORDING NO. SCALE: VOL./P•GE GRAPJDC SCALE 1• .. 30• SfRUC'l'URl:S: Lt,~, 11' RCI' N.-S.•12..1],j ~1111 6' RCI' lt-S.•74.'2 Cu~ r CONC. S.•S7.00 ra&'.£ LEGEND: •-= T1: 12' llOGIIOOD 72: 11· fRU/1 13: llf N'F'l£ T~ tf' ffllJIT ~ , .. 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AAGE IJt PARENT PARCEL: • :r ""' m ""' -I TAX l'MCR /J.HIJ'40-1180 IOlAI. AADI.: ,.,,00.lt SQ. FT. (0..14 N;.) N NE1f LOT AREAS: wr ,, s,ao1.a1, so. FT. ~ ~·r::~sos,r,./.c,msJ GR£,('IDI TIWi ~ SUlF£.: l,lfllt SD. FT . ,Nw,, OF"'° ,r SWPE: BIJF1£R: 1,411± SQ, FT. MEA OF FASDID(l": 1,717,1, SQ. FT. M'En.M'P flLIF1'ER: 2,,0,j2t SQ, FT • INSTRUMEKT USED: GEODll.lUUl 600 NID/OR lRIMIICE 5~ ~Eltf00:1RAIOS£ DaEDW1i ~ Of' WAC. JJZ-1.JO-OiO. INDEXING DATA: N.li'. 1/4, S.l: 1/4. SEc. 19, T. 1J NOlffl1, R. 5 EAST, WAL ,, ,...,_ .... ,.... ----· DRAW" "'" C.D.P. -··· I JOO '"·' Th11., DK, II, 2008 2007-074 CHECKED BY: 0.8.H. ·~ ' ii ' l-6> Ji I • 1' 11 ! • • ------ I~ -- i l J ,·, ,•, Mi " .. l ' N'v'ld NOl_l_N3.13}1 33}:Ll ONV NVld NVld ' e 7 <! ~l ( ' \JM 'NOlN3~ 'S 9AV 8)1Bl gJ.g~ 1 Vld HJOHS 11 '.JN:3.:J 10 , ·c1 '!' t. I ! ! ' d • "I ..; .. EXHIBIT 3 I ! . Ii ' i 'i' • I I ' !! i ! I I : 11 j 5 ' In! i ! l ' • i'ii'l I I ! 1 1 L ! I ' l ii! h I ,. 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DISPERSION TRENCH WLNOTCHED BOARD ED = ''•JO" -,,, ,::~I ···••t,, .,.TE:- --· ® ~ CITY OF RENTON Ploo•'"9/B<a~"'l/Puo",: Wo"" Oepl OW /.XGAL DMCIUP7lON: (1'<11 "'MOIi>" __,.,. am, -""-""""''"""mi COfO<&OV:7,C,O,....__-, ___ ,,, :' :.;:.."";,><;,.~::=",t'..;:.:'~ "=" ::.:,...., .... a!i:h'C!/1,(/1/lJi!" c=o•=a,-.o,,,c,...-,~.,. ""-''"''"""'"'"'"""'-"""*'"''"" """"""'"""'""""""""'OH" ~ ... m,:.~~~~ ,,.,..,.,Hl"f Sl'l'fJ BENCHJIARl( '"'""',., ••. ,,ce-"'""-- ~~~~!0<,w·~ c;J1!1'!!,,_UR,,,,}'mWAL. -~ l .. ~ ~ /,£G,ENl}c -- ~ • ~ ,.. r QUI FENG LI SHOAT F'LAT FOR RAYMOND i'JG !.!. ~ = ~ _c<_;= -"'-'''"' .,,_.,'!!' • " (j !'1 • • 1-1 ca ~ .,::i. F3 -18 T23N RSE E 1/2 EXHIBIT 5 CA CA CA RM-F ,.,.,-!-40~F""I ~ i-405RamP _,., C'.l ... 1-406 Ra1"P 1-405 Ralll) 1-<106ruimP .,.. I ... R-8 R-8 N R-8 ,= --3 N ... ., ~ -,, \ ::ti Cl\ Ul t,,J ... R's ~ ff'l C R-8 ... ~ co R-8 ... R-1 S 18th SI SW19tll St R-8 co ... R-1 R-8 N L__""'""_· -LL.l..____J___J~---=-=~--==-=-_____c."."';~; _ __J_~~ t H3 -30 T23N RSE E 1/2 IL ZONING PW TECHNICAL SERVICES 07/15/08 }_}1 W 0 ~ 1'4,800 400 leeet G3 19 T23N RSE E 1/2 5319 z0NING MAP BOO'' 92 93 ··s1 82 26 T24N R4E 25 T24N .R4E 81 94W 35 T24N R4E $01 -D7 62: 12 ·r.23N-.R4E 3I~----- ·~ 3 319 1 64 ·iTk3N R5E0 ••• 325,·· 326 · .. · .• ' •.. -.• •• .. •.· .• ?I.·.· .. · · .•.. ~ .. :t)_-•.. :f~-~3 F4 ',.;.. ,·-.; 18 TI!3N RSEt/i:'. 17 T23N R5E 334 \~35 .336 337 G1 3 T231'ii 'R4E G2 . ' 24 T23t)I R4E G3-1·G4 19T23N R5t, i" .20T23N'R.5E 44 34 600 601 E .H1 {T23N R4E; . I tH12 25T23~ R4E 25 !:\O. .351i ' ·. . l~-L--~--~Jl __ / 12 603 ... 1:3' 604 60!:i: 8 14 if!s'N·J¥E-36 T23N R4E 31 T23~ RSE 32 T23N RSE 33 T23N R i4 T23N RSE 35 T23N R5E 36 ~--607 '-~ 609[ 61'0 J l"\------f-~j4~~ . 'J 5 608 632 .• 833 a I 1 J2 22N R4E 1 T22N-R4E 6 T22N RSE RESIDENTIAL ~ (RC) Resource Conservation ~ (R-1) Residential 1 du/ac B (R-4) Residential 4 du/ac ~ (R-8) Residential 8 du/ac ~ (RMH) Residential Manufactured Homes ~ (R-10) Residential 10 du/ac 8 (R-14) Res·1dential 14 du/ac I RrH I (RM-F) Residential Multi-Family IR~-T I (RM-T) Residential Multi-Fam'ily Traditional IRM-LJ I (RM-U) Residential Multi-Family Urban Center _Js--· J7 5 T22N RSE 4 T22Nf*iE 3 T22N RSE 2 T22N RSE 1T2 MIXED USE CENTERS ~ (CV) Center VIiiage luc-N1I (UC-N1) Urban Center -North 1 luc-r-121 (UC-N2) Urban Center -North 2 ~ (CD) Center Downtown COMMERCIAL ~ (COR) Commercial/Office/Residential ~ (CA) Commercial Arterial [§] (CO) Commercial Office ~ (CN) Commercial Neiglborhood INDUSTRIAL ~ (IL) Industrial -Light CE] (IM) Industrial -Medium ~ (IH) Industrial -Heavy -----Renton City Umits --·--Adjacent City Llmlte KROLL PAGE PAGE# INDEX • DATE: TO: FROM: SUBJECT: • PUBLIC WORKS DEPARTMENT MEMORANDUM February 2, 2009 Gerald Wasser Sonja J. Fcsser ;/if Li Short Plat, LUA-08-148-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: 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-08-148-SHPL and LND-20-0533, respectively, on both drawing sheets. Provide short plat and lot closure calcuhttions. Indicate what has been, or is to be, set at the corners of the proposed lots. Note all easements, covenants and agreements of record on the drawing, if any. Remove the tax parcel numbers from the properties to the north and south of the subject property (Sheet 2 of 2). The city will provide an address for proposed Lot 2 as soon as possible. Note said address on the short plat drawing. On the final short plat submittal, remove all references to utilities facilities, trees, pavement, rockery, concrete walls, topography, decks and other items not directly impacting the subdivision. These items are provided only for preliminary short plat approval. Do note encroachments, if any. \H:\File Sys\LND -Land Subdivision & Surveying Rc1;nnh\LND-20 -Shott Plats.\0533\RV090J 20.doc February 2, 2009 Page 2 Remove the City of Renton "SEAL" (upper left-hand corner) from both drawing sheets. Remove the "PROPOSED BUILDING PAD" reference noted on Lot 2 of the short plat drawing (Sheet 2 of 2). Said pad will be determined at the time that building permits are issued. Said pad does not directly impact the subdivision. Do not show the "VERTICAL DATUM", "SITE BENCHMARK" and "CONTOUR INTERVAL" blocks (Sheet 2 of 2) on the final short plat submittal. Also, do not note the "PROPERTY OWNERS" block and the zoning and density information shown on Sheet 1 of 2 on the final submittal. Remove the reference to the site benchmark (to the right of Lake Avenue South on a utility pole, short plat drawing). Remove the "STRUCTURES", "TREE LEGEND", "ZONING" and "DENSITY" blocks from Sheet 2 of 2. Item Nos. 2 and 3, noted under the "NOTES" block on Sheet 2 of 2, should be removed from the drawing sheet. It is required by the city that all recorded easements, covenants, conditions and restrictions, if any, be noted on the short plat submittal (include the recording numbers thereof). A current title report provides this information. Additionally, the boundaries lines shown on this short plat should not represent deed lines only. The City of Renton Administrator of Public Works is the only city official who signs this short plat. Note that this title has recently changed. Add "King COUNTY" to the King County approval title block. All vested owner(s) of the subject short plat need to sign the final short plat drawing. Include notary blocks as needed. Replace "95TH AVES" with the city street name -DAVIS AVES. (Sheet 2 of 2). Also, replace "LINDHOLM A VE" with S 15TH ST Replace the title of the "CERTIFICATION" block with OWNERS' DECLARATION (Sheet I of 2). Note that if there are easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short plat drawing and the associated documenl(s) arc to be given to the Project Manager as a package. The associated document(s) are to be referenced on the short plat drawing, with provision made for the recording numbers thereof. If there is to be a shared driveway for the two lots, then an easement for ingress, egress and utilities (?) is needed for the benefit of future owners of the proposed lots (show on the short plat drawing in dashed lines). Note on the drawing the following statement: "Area for private ingress, egress and utility easement" for the new casement. Since the new lots created via this short plat are under common ownership at the time of recording, there can be no new easements established H:\File Sys\LND -Land Subdivision & Surveying Rccords\Ll\D-20 -Short Plats\0533\RV090120.doc\cor • February 2, 2009 Page 3 until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, ![the previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, /Jy signing hereon covenants and agrees to convey the beneficial interest in the new easement shown on this short plat to any and all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this short plat. The private ingress, egress and utility casement requires a "New Private Easement for Ingress, Egress and Utilities Maintenance Agreement" statement. Note the attachment on the short plat drawing. Fee Review Comments: The Fee Review Sheet for this review of the preliminary short plat is provided for your use and information. H:\Filc Sys\LND -Land Subdivision & Surveying (krnrd.~\l.ND-20-Short Plats\0533\RV090120.doc\cor • 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 PTPES, 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 INTHE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20FEET. 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 LOT SHALL HAVE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAIN AGE 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 PA YING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET Svcs ' APPLICATION NO: LUA08-148, ECF, SHPL-, V-H APPLICANT: Ra mond N PROJECT TITLE: Li Short Plat SITE AREA: 14,965 s uare feet LOCATION: 1515 Lake Avenue S CID' Of REN : :0·, lltllUYSYSJ; COMMENTS DUE: JANUARY 27, 2009 DATE CIRCULATED: JANUARY 13, 2009 PLANNER: Gerald Wasser PLAN REVIEWER: Rick Moreno EXISTING BLDG AREA ross : 1,080 s uare feet PROPOSED BLDG AREA ross N/A I WORK ORDER NO: 78004 SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 14,965 sq. ft. lot located at 1515 Lake Avenue S, into 2 lots for single- family residential development. Lot 1 would have an area of 5,001 sq. ft. and Lot 2 would have an area of 10 002 sq. ft. that would result in a net density of 7.4 dwelling units per acre. The subject site is zoned Residential 8 (R-8) dwelling units per net acre and both lots would have direct access to Lake Avenue S. Currently, a single-family residence and an accessory storage structure are located onsite. The residence proposed to stay while the accessory structure would be removed. The site is considered to be a Hillside Subdivision due to slope averages in excess of 20%. The project site also contains a wetland buffer from an off-site Category 2 wetland to the wesf. Due to the presence of the Critical Areas, the applicant provided a wetland reconnaissance report and a geotechnical report within the application materials. The applicant is applying for a variance from the side yard along a street setback requirements (RMC 4-4- 11 OA) to reduce the setback_ by 3.6 feet along the north property line. The applicant is proposing to retain 4 trees and does not propose any street improvements. 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 Houfilna Air Aesthetics Water Linht!G/are Plants Recreation Land/Shoreline Use Utilities Animals Transnrirtation Environmental Health Public Services Energy/ Histaric/Culturel Natural Resources Preservation Airport Environment 10,000 Feet 14.000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1?7,v-1(9.. COMMENTS DUE: JANUARY 27, 2009 APPLICATION NO: LUAOB-148, ECF, SHPL-H, V-H DATE CIRCULATED: JANUARY 13, 2009 APPLICANT: Ravmond Na PLANNER: Gerald Wasser PROJECT TITLE: Li Short Plat PLAN REVIEWER: Rick Moreno SITE AREA: 14,965 sauare feet EXISTING BLDG AREA lnrossl: 1,080 sauare feet LOCATION: 1515 Lake Avenue S PROPOSED BLDG AREA lnrossl N/A I WORK ORDER NO: 78004 SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 14,965 sq. ft. lot located at 1515 Lake Avenue S, into 2 lots for single- family residential development. Lot 1 would have an area of 5,001 sq. ft. and Lot 2 would have an area of 10,002 sq. ft. that would result in a net density of 7.4 dwelling units per acre. The subject site is zoned Residential 8 (R-8) dwelling units per net acre and both lots would have direct access to Lake Avenue S. Currently, a single-family residence and an accessory storage structure are located onsite. The residence proposed to stay while the accessory structure would be removed. The site is considered to be a Hillside Subdivision due to slope averages in excess of 20%. The project site also contains a wetland buffer from an off-site Category 2 wetland to the west. Due to the presence of the Critical Areas, the applicant provided a wetland reconnaissance report and a geotechnical report within the application materials. Ttie applicant is applying for a variance from the side yard along a street setback requirements (RMC 4-4- 11 OA) to reduce the setback by 3.6 feet along the north property line. The applicant is proposing to retain 4 trees and does not propose any street improvements. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Env;ronment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Linht!Glare Plants Recreation Land/Shoreline Use Utilities Animals TransDorlation Environmental Health Public Services Energy/ Hisforic/Cuftural Natural Resources Preservation Airport Environment 10,000Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. 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 eded to properly assess this proposal. Date ' PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: January 23, 2009 TO: Jerry Wasser, Planner FROM: Rick Moreno. Plan Reviewer SUBJECT: Qui Feng Li Short Plat, LUAOS-148 The following Utility and Transportation comments concern the Environmental and Development Application review for the subject project. EXISTING CONDITIONS "' ATER The site is within the City of Renton water service area. There is an 8-inch water main within the existing roadway (Lake Ave S.). The project site is located in the 300-watcr pressure zone. The site is outside of zone 2 of the Aquifer Protection Area. Fire Flow available to the site is approximately 1,250 gpm. Static water pressure is approximately 93 psi. SEWER There is an 8-inch sewer main within Lake Ave S. STORM The surface water drains to the Valley sub-basin. STREET No current street improvements to back lot. CODE REQUIREMENTS WATER I. In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single- family structure is required. 2. 4" water main extension with a permanent blow off assembly, per City standards shall be installed to back lot is required for meter services. 3. The Water System Development Charge is $2,236.00 per new single-family residence with the assumption of a%" meter in use. 4. Where water pressure is 80 psi or above, Uniform Plumbing Code requires a pressure reducing valve be installed "downstream" of the water meter. The PRY shall be installed, operated and maintained at the owner's cost and expense. 5. All plats shall provide a separate water service to each building lot prior to recording of plat. RM 09-004 Page 2 of 3 6. The new water service shall be connected from the existing 8" water main fronting the property along Lake Ave S. SANITARY SEWER 1. The Sewer System Development Charge is $1,591.00 per new single-family residence per 3.1.," water meter service (more if larger sized meter is installed). This fee is due with the construction permit. 2. All short plats shall provide a separate side sewer to each building lot prior to recording the short plat. (Lot 2 does not show side sewer proposed connection). 4-inch Sewer cleanout will be required for side sewer if it is in excess of 100 ft from existing sewer main along Lake Ave S. 3. No duel side sewer is allowed. 4. Side sewer shall be a minimum of 2% slope. 5. The sanitary sewer main will be extended via a 15-foot utility easement with drivable access to all manholes. 6. Lot 2 will require the installation of a private sewer lift station. SURFACE WATER 1. Surface Water System Development Charge is $1,012.00 per new dwelling unit. This fee is due with the construction permit. 2. Drainage requirements must meet the 1990 King County Surface Water Design Manual. 3. The narrative provided recommends no flow control improvements required. The improvements do not exceed runoff by more than 0.5 cfs. It is requested that calculations be provided to the city to confirm this recommendation. TRANSPORTATION 1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per additional single family home al a rate of 9.57 trips per day and is calculated to be $717.75. This fee is payable at time of recording the plat. 2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the plat. 3. Street improvements including curb gutter and sidewalk will be required along Lake Ave S abutting the property to be subdivided. 4. Access road serving new lot to be shared with existing access on north side of property serving the existing home. RM 09·004 Page 3 of 3 5. New driveway required shall be located 5 feet from the property line. FIRE DEPARTMENT 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures. Available fire low is limited to 1250 GPM. 2. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structures. 3. A fire mitigation fee of $488.00 is required for all new single-family structures. 4. Fire department turnarounds are required for roads over 150-foot in length. 5. All building addresses shall be visible from a public street. 6. The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building facility. 7. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet. 8. Maximum grade for fire apparatus access roads shall not exceed 15%. CONDITIONS 1. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. 2. Access to the new lot will be limited to Lake Ave S. This should be identified in the language on the recorded plat. 3. Fire department access roadways require a minimum 20-foot wide paved roadway. 4. Installation and maintenance of a private sewer lift station serving lot 2 be incorporated with this short plat. 5. The developer is requesting a variance for set back requirement reduction from 15 feet to 11.4 feet. Staff recommends that the determination outcome be included in the conditions of this short plat. The determination has not been identified at the time of this report. RM 09-004 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: rlCLl'l (f-e,¥1~ COMMENTS DUE: JANUARY 27, 2009 APPLICATION NO: LUA08-148, ECF, SHPL-H, V-H DATE CIRCULATED: JANUARY 13, 2009 CITY PLANNER: Gerald Wasser ,., i: r i:: I V E D APPLICANT: Ravmond Na PROJECT TITLE: Li Short Plat PLAN REVIEWER: Rick Moreno .~, 1 r_ nn.nn ...,, " . ... ._ SITE AREA: 14,965 sauare feet EXISTING BLDG AREA lnrossl: 1,080 sauare feet LOCATION: 1515LakeAvenueS PROPOSED BLDG AREA 1nross\ NIA BUILDING Div._._ .. I WORK ORDER NO: 78004 SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 14,965 sq. ft. lot located at 1515 Lake Avenue S, into 2 lots for single- family residential development. Lot 1 would have an area of 5,001 sq. ft. and Lot 2 would have an area of 10 002 sq. ft. that would result in a net density of 7.4 dwelling units per acre. The subject site is zoned Residential 8 (R-13) dwelling units per net acre and both lots would have direct access to Lake Avenue S. Currently, a single-family residence and an accessory storage structure are located onsite. The residence proposed to stay while the accessory structure would be removed. The site is considered to be a Hillside Subdivision due to slope averages in excess of 20%. The project site also contains a wetland buffer from an off-site Category 2 wetland to the wesf. Due to the presence of the Critical Areas, the applicant provided a wetland reconnaissance report and a geotechnical report within the application materials. The applicant is applying for a variance from the side yard along a street setback requirements (RMC 4-4- 11 OA) to reduce the setback by 3.6~feet along the north property line. The applicant is proposing to retain 4 trees and does not propose any street improvements. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Wafer Lioht!Glare Plants Recreation Land/Shoreline Use Ufi/iues Animals Trans rtation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14 000 Feet B. POLICY,RELA TED COMMENTS See C. CODE-RELATED COMMENTS with particular attention to those areas in which we have expertise and have identified areas of probable impact or ·, ·,-;;.-,,-"·s needed to properly assess this proposal. ~ l-,J_5-c)/ Date Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: BResidential 0 Retail 0 Non-retail Calculation: ::).~\ ~ \ 'I--c'.\.Sl cls7 r'\<cr Li 'I-~ ,-:; =1$717.7$ Transportation Mitigation Fee: 7, 7S o,.c # __ '----_'_.,,;-=-·------ I LAV.-~ (\,;('h\,-\A .... ~ .'":> ' [ Method of Calculation: [3 fTE Trip Generation Manual, 7'" Edition 0 Traffic Study D Other '. , .. o 1 &,12. q. s, / d.~- Calculated by: f S.1 th) 1,'v Date: \ / d-) ):wilq ..... 1;i,....,.,... .......... ____________ 1 Date of Payment: City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: -J tv-r v -:• , ,. ~~. !101 COMMENTS DUE: JANUARY 27, 2009 I APPLICATION NO: LUAOB-148, ECF, SHPL-H, V-H DATE CIRCULATED: JANUARY 13, 2009 APPLICANT: Raymond NQ PLANNER: Gerald Wasser PROJECT TITLE: Li Short Plat PLAN REVIEWER: Rick Moreno R E C E I V E D SITE AREA: 14,965 sauare feet EXISTING BLDG AREA lnross\: 1,080 sauar4A"'"t1 J; ?nna LOCATION: 1515 Lake Avenue S PROPOSED BLDG AREA lnross\ N/A .. ' I WORK ORDER NO: 78004 • SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 14,965 sq. ft. lot located at 1515 Lake Avenue S, into 2 lots for single- family residential development. Lot 1 would have an area of 5,001 sq. ft. and Lot 2 would have an area of 10,002 sq. ft. that would result in a net density of 7.4 dwelling units per acre. The subiect site is zoned Residential 8 (R-8) dwelling units per net acre and both lots would have direct access to Lake Avenue S. Currently, a single-family residence and an accessory storage structure are located onsite. The residence proposed to stay while the accessory structure would be removed. The site is considered to be a Hillside Subdivision due to slope averages in excess of 20%. The project site also contains a wetland buffer from an off-site Category 2 wetland to the wesf. Due to the presence of the Critical Areas, the applicant provided a wetland reconnaissance report and a geotechnical report within the application materials. Ttie applicant is applying for a variance from the side yard along a street setback requirements (RMC 4-4- 11 OA) to reduce the setback. by 3.6 feet along the north property line. The applicant is proposing to retain 4 trees and does not propose any street improvements. 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 Liohf/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnottatfon Environmental Heaffh Public Services Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JANUARY 27, 2009 APPLICATION NO: LUA08-148, ECF, SHPL-H, V-H DATE CIRCULATED: JANUARY 13, 2009 PLANNER: Gerald Wasser PROJECT TITLE: Li Short Plat PLAN REVIEWER: Rick Moreno SITE AREA: 14,965 s uare feet EXISTING BLOG AREA ross : 1,080 LOCATION: 1515 Lake Avenue S PROPOSED BLDG AREA ross NIA I WORK ORDER NO: 78004 SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 14,965 sq. ft. lot located at 1515 Lake Avenue S, into 2 lots for single- family residential development. Lot 1 would have an area of 5,001 sq. ft. and Lot 2 would have an area of 10,002 sq. ft. that would result in a net density of 7.4 dwelling units per acre. The subject site is zoned Residential 8 (R-8) dwelling units per net acre and both lots would have direct access to Lake Avenue S. Currently, a single-family residence and an accessory storage structure are located onsite. The residence proposed to stay while the accessory structure would be removed. The site is considered to be a Hillside Subdivision due to slope averages in excess of 20%. The project site also contains a wetland buffer from an off-site Category 2 wetland to the wesf. Due to the presence of the Critical Areas, the applicant provided a wetland reconnaissance report and a geotechnical report within the application materials. Ttie applicant is applying for a variance from the side yard along a street setback requirements (RMC 4-4- 11 OA) to reduce the setback_ by 3.6 feet along the north property line. The applicant is proposing to retain 4 trees and does not propose any street improvements. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mon> Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housiiin Air Aesthetics Water LirrhtfGlare Plants Recreation Land/Shoreline Use Utilities Animals Trans~~rtation Environmental Health Public Se,vices Energy/ HistoridCuftura/ Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS c. 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 re additional information is needed to properly assess this proposal. '-. 1&-r/0 1 Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 'l/tJt}Jm APPLICATION NO: LUAOS-148, ECF, SHPL-H, V-H APPLICANT: Ravmond Na PROJECT TITLE: Li Short Plat SITE AREA: 14,965 square feet LOCATION: 1515 Lake Avenue S COMMENTS DUE: JANUARY 27, 2009 DATE CIRCULATED: JANUARY 13, 2009 PLANNER: Gerald Wass -""'"" PLAN REVIEWEIY.Rlck Moreno / EXISTING BLDG AREA tnrass\: 1,080 sauare feet PROPOSED BLDG AREA lnross\ N/A I WORK ORDER NO: 78004 SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 14,965 sq. ft. lot located at 1515 Lake Avenue S, into 2 lots for single- family residential development. Lot 1 would have an area of 5,001 sq. ft. and Lot 2 would have an area of 10 002 sq. ft. that would result in a net density of 7.4 dwelling units per acre. The subiect site is zoned Residential 8 (R-8) dwelling units per net acre and both lots would have direct access to Lake Avenue S. Currently, a single-family residence and an accessory storage structure are located onsite. The residence proposed to stay while the accessory structure would be removed. The site is considered to be a Hillside Subdivision due to slope averages in excess of 20%. The project site also contains a wetland buffer from an off-site Category 2 wetland to the west. Due to the presence of the Critical Areas, the applicant provided a wetland reconnaissance report and a geotechnical report within the application materials. The applicant is applying for a variance from the side yard along a street setback requirements (RMC 4-4- 11 OA) to reduce the setback by 3.6 feet along the north property line. The applicant is proposing to retain 4 trees and does not propose any street improvements. 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 UnhVGfare Plants Recreation Land/Shoreline Use Utilities Animals Transoorlation Environmental Health Pubfic SeNices - Energy/ Historic/Culturaf Natural Resources · PreseNation 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 a · n is needed to properly assess this proposal. ·, /-:L/-{) 2 Date DATE: TO: CC: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM 01/16/09 Rick Moreno, Plan Reviewer Gerald Wasser, Planner Bill Flora, Deputy Chief/Fire Marshal A!;::. 0,: LUAOS-148, ECF, SHPL-H, V-H Li Short Plat Review of current plans and material, previous pre-application material and on site review have disclosed no additional Fire Code and Policy related issues and concerns that need to be addressed for approval to be granted. Renton Fire & Emergency Services comments: Mitigation fees of $488 per new dwelling still apply. If there are any questions, please contact either myself or the Deputy Fire Marshal. i:\crc\#2 enviro dev app rev standardmemo cc.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: f=i ve_.., COMMENTS DUE: JANUARY 27, 2009 APPLICATION NO: LUAOB-148, ECF, SHPL-H, V-H DATE CIRCULATED: JANUARY 13, 2009 APPLICANT: Ravmond Na PLANNER: Gerald Wasser PROJECT TITLE: Li Short Plat PLAN REVIEWER: Rick Mareno SITE AREA: 14,965 sauare feet EXISTING BLDG AREA /arossl: 1,080 souare feet LOCATION: 1515 Lake Avenue S PROPOSED BLDG AREA lnrossl N/A I WORK ORDER NO: 78004 SUMMARY OF PROPOSAL: The applicant is requesting SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 14,965 sq. ft. lot located at 1515 Lake Avenue S, into 2 lots for single- family residential development. Lot 1 would have an area of 5,001 sq. ft. and Lot 2 would have an area of 10 002 sq. ft. that would result in a net density of 7.4 dwelling units per acre. The subject site is zoned Residential 8 (R-8) dwelling units per net acre and both lots would have direct access to Lake Avenue S. Currently, a single-family residence and an accessory storage structure are located onsite. The residence proposed to stay while the accessory structure would be removed. The site is considered to be a Hillside Subdivision due to slope averages in excess of 20%. The project site also contains a wetland buffer from an off-site Category 2 wetland to the west. Due to the presence of the Critical Areas, the applicant provided a wetland reconnaissance report and a geotechnical report within the application materials. The applicant is applying for a variance from the side yard along a street setback requirements (RMC 4-4- 11 OA) to reduce the setback by 3.ffleet along the north property line. The applicant is proposing to retain 4 trees and does not propose any street improvements. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housiwi Air Aesthetics Water UnhtJGlara Plants Recreation Land/Shoreline Use Utilities Animals Trans,v,,rtation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14 000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application wdh 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. ,/' .. /-# ,)·~.£ ,/--.....-C,,-~ . ..-A . Signature dti&tor or Authorized Representative Date •• ' CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT· PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 14th day of January, 2009, I deposited in the mails of the United States, a sealed envelope containing Environmental Checklist, NOA, & Site Plan PMT documents. This information was sent to: Name Reoresentlna Agencies See Attached (Signature of Sender),.:,:,-"'~=->,.«J~","4--m----=--~"=---<A--"'-':f""C"-.~-'./ _________ _ STATE OF WASHINGTON V ) ss COUNTY OF KING ) Notary (Print): li\w,Ja't.r h'(flY' lio ~ywt f\ My appointment expires: &-l '1.-\0 Project Name: Li Short Plat Project Number: LUAOB-148, ECF, SHPL-H, V-H template -affidavit of service by mailing . . Dept. of Ecology • Environmental Review Section PO Box 47703 Olvmoia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 33031 0 Seattle, WA 98133-971 O US Army Corp. of Engineers• Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers • Depart. of Natural Resources PO Box47015 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 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Steve Roberge Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 Newcastle Way 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liaison Manager Steve Lancaster, Responsible Official Joe Jainga 6200 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Attn: SEPA Coordinator 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 .. , CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT· PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 13th day of January, 2009, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter & NOA documents. This information was sent to: Name Ale Kondelis Qi Feng Li & Qing Hua Guan Raymond Ng Surrounding Property Owners -NOA only (Signature of Sender): ~( STATE OF WASHINGTON COUNTY OF KING ss ~ Contact Owners Applicant See Attached Notary (Print): 114 wJ,.,p C L '( t'\VI My appointment expires: ;) • \ q -JD Li Short Plat Recresentina 334040102009 RENTON CITY OF 1055 S GRADY WAY RENTON WA 98055 334040124607 CARLSON HAROLD L 1509 DAVIS AVES RENTON WA 98055 334040155007 ONEILL BRIAN K PO BOX 75085 SEATTLE WA 98175 334040138508 CORDELL DOLLY PO BOX 121 RENTON WA 98057 334040125505 ROBINSON BRIAN+SUSAN M 1521 DAVIS AVES RENTON WA 98055 334040126008 CORDELL DOLLY PO BOX 121 RENTON WA 98057 334040119508 STATE OF WASHINGTON 334040124003 JONSON RAY N & JULIE A 18808 SE 170TH ST RENTON WA 98058 334040140603 HAMMERS ALBERT E+EMMA M 211 S 15TH ST RENTON WA 98055 334040140702 GOWIN MICHELE E+AARON L 217 S 15TH ST RENTON WA 98055 334040117205 CHAVEZ KATHRYN G 1607 LAKE AVE S RENTON WA 98055 334040116504 POZZOBON TERESA & EDA 1615 LAKE AVE S RENTON WA 98055 334040137500 THEODOROU PETER 1622 LAKE AVE S RENTON WA 98055 334040116009 WILLIAMS DON D 9308 46TH AVES SEATTLE WA 98118 334040115001 DELLA ROSSA EDWIN 1625 LAKE AVES RENTON WA 98055 334040101001 RENTON CITY OF 1055 S GRADY WAY RENTON WA 98055 334040140504 AUBERT TARYN+PREVETTE DANNY 1508 LAKE AVES RENTON WA 98055 334040118500 RENTON CITY OF 1055 S GRADY WAY RENTON WA 98055 334040125208 YUAN JIN HUAN+OU CUI LING 1519 DAVIS AVES RENTON WA 98055 334040139001 ROBBINS CAROL 17207 NE 7TH PL BELLEVUE WA 98008 334040117007 DOMINGCIL MARYANN 1521 LAKE AVE S RENTON WA 98055 334040117106 SCHNEIDER SHAWN M+KATRINA M 1523 LAKE AVE S RENTON WA 98055 334040138003 HILLARD ADAM 1612 LAKE AVE S RENTON WA 98055 334040099502 RENTON CITY OF 1055 S GRADY WAY RENTON WA 98055 334040118005 GUAN QING HUA+LI QI FENG 6916 S 124TH ST SEATTLE WA 98178 334040119003 MCCALLISTER GLEN A 1503 LAKE AVES RENTON WA 98055 334040138581 CORDELL DOLLY PO BOX 121 RENTON WA 98057 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE LANO USE NUMBER PROJECT NAME PROJECT LOCATION January 13. 2009 LUA08·148. ECF, SHPL-H, v.H L, Short Pl~I 1515 Lake-A·:enue S OPTIONAL_DETERM!NATION OF NON-SIGNIFIC/1.NCE, MITIGATED (DNS-M) As Iha e,irj AgenC"". ti'e :·,, ,-• °' .. 1 has determined Iha\ soglllhcant envoronr,ental ,rr~acts "'~ cmli~ely 10 result fr~-~, 11.,, p-ropase.-< pr~I'"" T, ,,,·_,· p. ,''' oerm,tted unda, th~ RCW 43.21C 1 rn. lhe C,•.~ of Ren.tun is using th& Opl1oral DNS-M orncess ,c;'}"'e ,.;;, _,. :, .'1 '';.I''.." M 1s l,~ely to b~ ,~sued Commenl pe<ro_d~ far the prOject a~d tile ~roposed DNS·M are int~grate•J :i•lo ~ '~ ,~ : '.. · - oennd. H1ere ,.,11 b~ no cor,,rr,enl period 'allowing the ,ssuanc~ of th& Threshold Determ,n~llon uf No·, · ' ' ·'' M,1,9aled (DNS-M) A 14-day appeal perrnd ,...,, lollow 1he ,ss~anr:" of u,e DN5-M " "· PERMIT APPLICATION DATE NOTICE OF COMPLETE APPLICATION APPLICANT/PROJECT CONTACT PERSON; Pe,mils/Rev,~w Requ~sted Other Perrnils which n13y be required Requo~t•d Studies: Janudry 13 2009 Ale Kondel,s, Cr3me, NW: Tel; (2531 852-4480 Eml: Ale@cramernw.com Environmen\31 (SEPA\ Review, H~aring E~Mnmer Sh,·\ Pl;n approval, Variarrce-Heanng E,am1ncr Construction Permit, o~molilior> Perm,! Wetland S1udy and Geolochn1cal Report Location wh~,e appl,calton m3y be rev,ewed: Department cf Communi!y & Economic Developm~nt (CEO)-Planr,ir,~ Dov.sion, Six!h Floor Renlor, City Hall, 1055 S011th Gr3dy W~,. R~ntcn ·;11, 98057 PUBLIC HEARING· March 3 200~ ---------------- !/ yau would like to be made a party ol record t0 rece,ve further ,ntarmotion c:m this p,-o;~c.1,- this farm and retum to. C1tr af Renton, CED -Planning D,vis,on, 1 055 Sn C>rady Way, Renton N~mc.'F1le No Li Shon P'aVLUA08"148, ECF. SHPL-H, V-H NAME MAILING ADDRESS TELEPHONE NO. ~<h :t;±A,, , on the ·,1,,-; •• 1 .. CONSISTENCY OVERVIEW· Zonin9Jland Use Etworonmental Documents 1ha1 E~a!ua1e the Proposed Proj~ct Development Regulations Used For Projecl M1ti9ation Proposed Mil19a!ion M@asuros; The subject scte ,s Cesigna\ad Residemial Single Family 1,RSFI on the C1ly of Renlon Comorenens1·,e Land Use Map and Residential -8 1R-Bi un the Ci1y's Zoning Map Env1rnnrnenlal (SEPA) Chcckl•st The prnjecl wtll be sub1ect lo (Me City's SEPA orCrnance RMC 4-2-100A Development Standards for S1ngle-Farn,ly Res,den~al Zone Des1gnat•cn. RMC 4- J-050 Cn11cal Areas Regulations, RMC 4-7·050 General Oullone of Svbrlrvis,on. Shorl Pia\ Procedures. and other appl1~able codes and regulat,o~s as approprial<r The lollow,ng Mt\19at1on Measures w,1 1 l1kelr be imposed on the propos~d pro1ec\ T1,,.~e recommended M,t,gahO(I Measures address pro1ecl ,mpacls nol covereC by "","hng ccides and rngulations as dtOO abo~e. The appi1car,/ will be req,wed /c pay Iha appropr1ala Transporra1,cn M,1ogario~ Fee. The appl1canl will be raq<1Ud 10 /ldY !he app:upna/e f,re Mrr,qa/,on .~e,;,, and T!,e appl.cam shall 1nslall and ma,ntain. for 111@ duralmn of 1/r~ pf0j8CI, Temparar1 Etos,o~ a,,,J Sed1mc-r,/a!ion Con!rol des,gMd pursua,;t le tne Stale Dapartm~n! of E,o,c,gy s Eros,on ar,d SW,me~r Conlro' Reqwements ou!l,Md .,-, Volume II ol rile Wl)1 $/ormwal~r M1>nagemer,/ M1>m1;,i Tim app/icam wou/o' be requored to comply with Ille recomm~nda1'o,as ,nc/uc1ed ,n /he pro,ided wetland reconn~.'s.,anc~M,.linaari<,n report Comments on the above application must be submitted in writing to Gerald Was~er, Associate Planner, CED - Planning Division, 1055 Soulh Grady W~y. Renton, WA 98057, by 5:00 PM on January 27, 2009. if you na•:e quasUons about this proposo1. or w,;h lo be made a party of reoo.-d and ,.,cecv~ ad,1111""al no1,f1car.,o'> b; mo,I, cont3,t the Project Manage,. Anyone who submits "ntten comments .,,;u automal1c~11, 1,~co,11~ a µart, of recorcJ and w,1, be no\ll1ed of any dec,s,on on 1h1s pro1ecl CONTACT PERSON: Gerald Wasser, Associate Planner; Tel: (425) 430-7382; Eml:gwasser@ci.renton.wa.us If you would lik" ta be mad" a party of record ta rnc.eive further inform,1uan on 1h1s ciropaseC :iro,e~t. complete th,~ form ~nd return ta· City of Renton_ CED -Plannrng OLV1s1on, 1055 So. Grady Way, Renton, WA \?805,,. Nameifile Na L, ShM PlaliLUA08-148 ECF SHPL·H. V-H NAM<:: ',1AILltsG ADDRESS TELEP.--IONE I.JO NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED {DNS-M) DATE, LAND USE NUMBER, PROJECT NAMEc January 13, 2009 LUAOB-118, ECf-, SHPL-H, V-H Li Short Plat PROJECT DESCRIPTION: The applicant is requesting SEPA Environmental Review and a Hearing Examiner Short Plat approval. The applicant proposes to subdivide a 14,965 sq. ft. lot located at 1515 Lake Avenue S, into 2 lots for single-family residential development. Lot 1 would have an area of 5,001 sq. ft. and Lot 2 would have an area of 10,002 sq. ft. that would result in a net density of 7.4 dwelling units per acre. The subject site is zoned Residential 8 (R-8) dwelling units per net acre and both lots would have direct access to Lake Avenue S. Currently, a single-family residence and an accessory storage structure are located onsite The residence proposed to stay while the accessory structure would be removed. The site is considered to be a Hillside Subdivision due to slope averages in excess of 20%. The project site also contains a wetland buffer from an off-site Category 2 wetland to the west. Due to the presence of the Critical Areas, the applicant provided a wetland reconnaissance report and a geotechnical report within the application materials. The applicant is applying for a variance from the side yard along a street setback requirements (RMC 4-4-11 DA) to reduce the setback by 3.6 feet along the north property line The applicant is proposing to retain 4 trees and does not propose any street improvements PROJECT LOCATION, 1515 Lake /\venue S OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As lhe Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There wHI be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATEc December 16. 2008 NOTICE OF COMPLETE APPLICATION, January 13, 2009 APPLICANT/PROJECT CONTACT PERSON: Ale Kondelis, Cramer NW: Tel: (253) 852-4480; Eml: Ale@cramernw.com Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING, Environmental (SEPA) Review, Hearing Examiner Short Plat approval, Variance-Hearing Examiner Construction Permit, Demolition Permit Wetland Study and Geotechnical Report Department of Community & Economic Development {CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 March 3, 2009 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Li Short PlaULUAOS-148, ECF, SHPL-H. V-H NAME: MAILING ADDRESS TELEPHONE NO.: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: The subject site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential -8 (R-8) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance. RMC 4-2-100A Development Standards for Single-Family Residential Zone Designation, RMC 4- 3-050 Critical Areas Regulations, RMC 4-7-050 General Outline of Subdivision, Short Plat Procedures, and other applicable codes and regulations as appropriate. The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant shall install and maintain, for the duration of the project, Temporary Erosion and Sedimentation Control 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 applicant would be required to comply with the recommendations included in the provided geotechnical report. The applicant would be required to comply with the recommendations included in the provided wetland reconnaissance/delineation report. Comments on the above application must be submitted in writing to Gerald Wasser, Associate Planner, CED - Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on January 27, 2009. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Gerald Wasser, Associate Planner; Tel: (425) 430-7382; Eml:gwasser@ci.renton.wa.us If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Li Short PlaULUA08-148, ECF, SHPL-H, V-H NAME: MAILING ADDRESS: TELEPHONE NO.: "~y O CIT~ T OF RENTON :~· 'k ~ ~ Economic Development, Neighborhoods and ..a Strategic Planning ~ -~ Denis Law, Mayor. Alex Pietsch, Administrator ~Nifo,;;,,----.,......... ........ ----------....... ;....;.;.....;..;.;........;..;..;...;.;._ .... January 13, 2009 Raymond Ng 6622 S 124'h Street Seattle, WA Subject: Li Short Plat LUAOS-148, ECF, SHPL-H, V-H Dear Mr. Ng: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted forreview. It is tentatively scheduled for consideration by the Environmental Review Committee on February 2, 2009. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on March 3, 2009 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant ate required to be present at the public hearing. A copy of the staff report will be lllailed to you prior to the scheduled hearing. Please contact me at ( 425) 430-7270 if you have any questions. Sincerely, Ion Arai Assistant Planner cc: Qi Feng Li and Qing Hua Guan I Owner(s) Ale Kondelis /Contact ~~~~~~~,o-5_5_S_ou_t_h_G_ra_d_y_~-•• -,-._-R_c_n_t0-n-.~-.-.a-sh-in-~-o-n~98_0_5_7~~~~~~-~ m This paper r:o,1·;i1ns r;rJ":, re,~vcled matenal, 30%postconsumer AHEAD OF TEIE \.TJRVE CIT~ OF RENTON January 14, 2009 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Li Short Plat LUAOS-148, ECF, SHPL-H, V-H Department of Community and Economic Development Alex Pietsch, Administrator The City of Renton's Department of Community and Economic Development (CED) has received an application for a 2-lot single-family subdvision located at 1515 Lake Avenue S. 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, 1055 South Grady Way, Renton, Washington 98057 by January 27, 2009. Elementary School: -aw JJ.u· ,' \ Jaf!_/2 Middle School: --,~,i..c..-"'-'."""'""U.= ___ .-...:-~.=-:::,::.::·.:.c.:'·-~:__ _____________ _ High School: ~~)l,.~/c ~ ~~-U--0.:::: Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes K No __ _ Any Comments: _____________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, ~~ Gerald C. Wasser Associate Planner Encl. -------l-05_5_S_ou-th-Gra-dy-W-ay---R-e-nt-on-,-W-as_h_in_gt_o_n_9_8_05_7 ______ ~ @ This paper conta,ns 50'\. rec-,1cled material, 30% post consumer AHEAD OF TH.E CURVE •.. City of Renton ~!:vELOPMENT PLANNING CITY OF RENTON LAND USE PERMIT DEC 1 6 2008 RECEIVED MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: L; S/4~-r /in- PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ZIP: '?FPS~- /5 lo i.-,~E #Ur S . ,£e,t/~,<f/ 1(//J-. 9~~ KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 33 .. /~ri> -11vo EXISTING LAND USE(S): <'u '-4tr ,..._, __ (//,,;.-f' Ar-<>' 'l!;f.£ -, c.-e PROPOSED LAND USE(S): 'vA/h£c? /,A , •-I p' £f'l()!f;XJ(' ,=. ADDRESS: EXISTING COMPRP.NSIVE PLAN MAP DESIGNATION: s ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): µ/ If" TELEPHONE NUMBER EXISTING ZONING: .l?-V CONTACT PERSON PROPOSED ZONING (if applicable): NIA- SITE AREA (in square feet) /;.../ ~I./S <:/J p, . SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ZIP: ACRE (if applicable): W82-- TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable): Z- NUMBER OF NEW DWELLING UNITS (if applicable): / Q:web/pw/devserv/forms/planning/masterapp.doc 09/19/05 .. OJECT INFORMAT,:.:.1-=0c.:..:N:..i(..:::co=.:nc:..:t=----=e.::.d\.__ ______ __, NUMBER OF EXISTING DWELLING UNITS (if applicable): I SQUARE FOOTAGE OF PROPOSi;. RESIDENTIAL BUILDINGS (if applicable): N f /}- SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): Nik SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): ff/ 11- NET FLOOR AREA OF NOtRESIDENTIAL BUILDINGS (if applicable): J.J A- NUMBER OF EMPLOYEES TO B/ /iMPLOYED BY THE NEW PROJECT (if applicable): N A- PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA PLEASE INCLUDE SQUARE FOOTAGE (if applicable): CJ AQUIFER PROTECTION AREA ONE a AQUIFER PROTECTION AREA TWO a FLOOD HAZARD AREA _,ef GEOLOGIC HAZARD a HABITAT CONSERVATION a SHORELINE STREAMS AND LAKES )-l"WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY /Attach 1-al descrintion on senarate sheet with the followinn information includedl SITUATE IN THE SE:r QUARTER OF SECTION /!1___, TOWNSHIP )J, RANGE_1,IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. SIi F'L--L-1 3. 5<::::f'.4 2. VA.-f/ 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Narne/s) {). i Fe~ Li / Qj~ /-lUC( Gulv\'E!t<ciare that I am (please check one) X-_ the current owner of the property involved in this application or __ un;, al, .... ,_ .. ,-,... __ 2ntative 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 CO/Teel to the best of my knowledge and belief. 0---~---> ~~ .__, c=:;;- (Signa1ure of OWnet/R-ntative) 16ignature of Owne,/Repreaentative), Q:web/pwldevservlfunns/plllll11inglma,trn,pp.dac I certify that I know or have satisfactory evidence that---------- 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 (Print) L 1AJ L() L,J l<!!LJ IC _5--C) . () "! My appointment expires.: _____ _L,__ __ .,_ __ _ 2 09119/05 p\)>.NNING Q€,£LOl'l,/.Oi~1:1'fl"Ol'l cn'r PLANNING/BUILDING/ oEC I G 1\\ll?> To: From: Date: Subject: PUBLIC WORKS DEPARTMENT Rt.CE\\JeO Jill Ding Rick Moreno September 12, 2007 MElVIORANDUM PreApplication Review Comments PREAPP No. 07-082 Qi Feng Li Short Plat NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the information provided in the preliminary application for this proposed short plat. The following comments assume the property is annexed to the City of Renton. WATER l. There is an 8" waterline fronting the property within Lake Ave S. ,z,5"o.:> 2. The modeled fire flow available at the site is capable of delivering iet,O"gpm. Static Water pressure is approximately 93 psi. 3. Uniform Plumbing Code requires a pressure reducing valve be installed downstream of the water meter, where the static water pressure exceeds 80 psi. The installation, operation, and maintenance are at the owner's cost and expense. 4. The proposed project is located within the 300-water pressure zone. 5. All new single-family construction must t.ave a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the structures. There is an existing fire hydrant in the vicinity that can be counted toward the fire protection for this project. Specifically the nearest fire hydrant is within 300 ft. to the existing single-family residence only. An additional 3-port fire hydrant is required in order to reach all the proposed lots within this short plat. 6. If the new homes square footage is greater than 3600, then minimum fire flow increases to 1500 gpm, and additional hydrants may b,: required 7. A Water System development Charge of !ii ,956.00 per new lot is payable at time of issuance of a construction permit. 8. All short plats shall provide a separate water service to each building lot prior to recording of the short plat. C:IDOCUME-1 ~ding\LOCALS-1 \Temp\Qi Feng Li st ort plat PRE07-082.doc Page 2 of2 09/13/2007 9. The owner shall verify the distance of a 3-port fire hydrant( s) shall be within 300 ft of the new structure. SANITARY SEWER 1. There do exist 8-inch sewer mains available to serve this property. 2. A clean out or manhole will be required for side sewers greater than 100 ft from the sewer main. 3. All short plats shall provide separate side sewer stubs to each building lot prior to recording of the short plat. No dual side sewers are aJowed. Side sewer shall be a minimum 2% slope. 4. The Sanitary Sewer System Development Charges (SOC) is $1,017 per lot. 5. SURFACE WATER J. The project is required to do a drainage analysis and meet the design criteria in accordance with the 1990 King County Surface Wat,er Design Manual with conservation flow control criteria. The 2005 KCSWDM criteria may be required subject to submitted calculations by the engineer. 2. The Surface Water System Development Charge (SOC) is $759 per building lot. These are payable at the time the utility construction permit is issued. TRANSPORTATION l. City Code requires street improvements, which include: paving, sidewalks, curb and gutter, storm drainage and landscape along the street frontage. 2. The applicant may apply for a fee in lieu of frontage improvement equivalent of the costs for street frontage based on $76 per linier foot. A determination will be evaluated upon request from the applicant. 3. Traffic mitigation fee of $717.75 based on ($75 per additional generated trip shall be assessed per single family home at a rate of9.57 trips). 4. All wire utilities shall be installed underground per the City of Renton Ordinance. GENERAL COMMENTS 1. All utility and street improvements will Nquire separate plan submittals prepared according to City of Renton drafting standards by a I icensed Civil Engineer. 2. Permit application must include an it,emized cost of construction estimate for these improvements. The fee for review and inspection ofthe1.e improvements is 6% of the first $150,000 of the estimated construction costs; 5% of anything over $150,000 but less than $300,000, and 4% of anything over $300,000. Half the fee must be paid upon application. The current fees are subject to change, subject to City Council review and approval. 3. If fire-sprinkler systems are necessary, then a separate fire sprinkler permit will be required. 4. If you have any questions please call me ,,t 425-430-7278. CC: Kayren Kittrick C:\DOCUME-l ~ding\LOCALS-l \TemplQi Feng Li short plat PRE07-082.doc DATE: TO: FROM: CITY OF RENTON Planning/Building/Public Works MEMORANDUM SUBJECT: September 13, 2007 Pre-Application File No. 07-082 Jill K. Ding, Senior Planner, x7219 Qi Feng Li Short Plat General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals mad,e to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or rnncurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator. Planning/Building/Public Works Administrator, and City Council). Review comments may also need to be revised l)ased on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The De•,elopment Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the, first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is located on the west side of Lake Avenue S at 1515 Lake Avenue S. The project site totals 15,003 square feet (0.34 acres) in area and is zoned Residential -8 (R-8) dwelling units per acre. The proposal is to subdivide the existing parcel into 2 lots, one existing single family residence is proposed to remain on Lot 1. Access to each of the lots would be provided off of Lake Avenue S. Steep slopes, erosion hazards, seismic hazards, wetlands. and a Class 3 stream are identified on the subject property. Zoning/Density Requirements: The subject property is zoned Residentia 8 dwelling ·ts p r acre (R-8). The density range required in the R-8 zore is a minimum of 4.0 to maximum of 8.0 d lling units per acre (du/ac). The method of calculating net density is as follov1s: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross area minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. After the deduction of the 1,236 square foot private access easement and the 3,747 square foot protected slope area from the 15,003 square fool gross site area. the proposal for 2 lots on the project site would result in a net density of 8.7 dwelling units per acre, which exceeds the maximum density of 8.0 dwelling units per acre permitted in the R-8 zone. It does not appear that the subject property can be subdivided into 2 lots based on the de,nsity requirements of the R-8 zone, unless additional area can be obtained from an abutting property. Development Standards: The R-8 zone permits. one residential structure/ unit per lot. Detached accessory structures are permitted at a maximum number of two per Jot at 720 square feet each, or one per lot at 1,000 square feet in size. Minimum Lot Size. Width and Depth -The minimum lot size permitted in the R-8 is 5,000 square feet for lots 1 acre or less in size. Lot size is calcuJatEd after the deduction of critical areas and access easements from the gross lot area. A minimum lot width of 50 feet for interior lots and 60 feet for corner Jots, as well as a minimum lot depth of 65 feet, is also required. As proposed, the new lots would comply with the minimum lot size, width and depth requirements. Building Standards -The R-8 zone allows a ma~ imum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots 0'1er 5,000 square feet in size. Lots fewer than 5,000 square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 Qi Feng Li Short Plat Pre-A September 13, 2007 Page 2 of4 ation Meeting feet and one-story. The gross floor area must be le,ss than that of the primary structure. Accessory structures are also included in building lot coverag,~ calculations. The proposal's compliance with the building standards would be verified at the time of building permit review. Setbacks -Setbacks are the minimum required di,;tance between the building footprint and the property line and any private access easement. Tre required setbacks in the R-8 zone are 15 feet in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the rear, 5 feet on interior side yards, and 15 feet on side yards alon~, streets (including access easements) for the primary structure and 20 feet on side yards along :;treets (including access easements) for the attached garage. The setbacks for the existing residence proposed to remain on Lot 1 would comply with the setback requirements. The setbacks for a new residence on Lot 2 would be reviewed at the time of building permit. Access/Parking: The proposal is to access the pr~posed lots through residential driveways onto Talbot Road S. Each lot is required to accommod2te off street parking for a minimum of two vehicles. Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet. The proposed private access easement width of 15 feet would require the approval of a modification. Pipestems may be permitted to achieve minimum density when there is no other feasible alternative to achieving the permitted density. Pipestems shall not exceed a minimum length of 150 feet and shall not be less than 20 feet in width. Addresses of lots along private streets are to be visible from the public street by provision of a sign stating all house numbers, and the sign is to be located at the intersection of the private street and the public street. Driveway Grades: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Planning/Building/Public Works Administrator is required. Landscaping and Open Space: For plats abutting non-arterial public streets, the minimum off-site landscaping is a five (5 ft.) wide irrigated or drou9ht resistant landscape strip provided that if there is additional undeveloped right-of-way in excess of,; ft., this also must be landscaped. For plats abutting principal, minor or collector arterials, the width increases to 10 ft. A minimum of 5 feet of landscaping shall be required along the site's Lake Avenue S street frontage. Tree requirements for plats include at least two (2) trees of a City approved species with a minimum caliper of 1 Y, inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. The plan shall show the minimum 5-foot landscaping strip along Lake Avenue S and two trees within the front yards or plantin!J strips of each lot. Significant Tree Retention: A tree inventory and a tree retention plan shall be provided with the formal land use application. The tree retention plan must show preservation of at least 25% of significant trees [those with a minimum diameter of 8" (evergreen) or 12" (deciduous) when measured four feet above grade], and indicate how proposed building footprints will be sited to accommodate preservation of significant trees that will be retained. New tree retention regulations are being considered that would require the retention of 30 percent of trees 6 inches in size or greater. The following species are exempted from the rete ation requirements outside of critical areas: All Populus species including cottonwood (Populus trichocarpa), quaking aspen (Populus tremuloides), lombardy poplar (Populus nigra "ltalica'), etc. All Alnus species which includes red aide,· (Al nus oregona), black alder (Alnus glutinosa), white alder (Alnus rhombifolia), etc. Pre07-082 (R-8 2-lot short plat with slopes).doo Qi Feng Li Short Plat Pre- September 13, 2007 Page 3 of 4 ication Meeting Salix species which includes weeping willow (Salix babylonica), etc., unless along a stream bank and away from paved areas. • All Platanus species which include London plane tree (Platanus acerifolia), American sycamore, buttonwood (Platanus occidentalis), etc. Sensitive Areas: The City's critical areas maps identify steep slopes, moderate landslide hazards, erosion hazards, and seismic hazards on the project site. Due to the slopes across the site exceeding and average slope of 20 percent, the proposed short plat would be reviewed as a Hillside Subdivision, which requires a public hearing with the Hearing Examiner. A geotechnical report addressing all of the geologic hazards on the project site is required to be submitted with the formal land use application. The City's critical areas maps identify the presence of a wetland and a Class 3 stream within 100 feet of the project site. A wetland report delineating and classifying the wetland is required to be submitted with the formal land use application if wetlands are identified within 100 feet of the project site. The applicant should be aware th at secondary review of the wetland report may be required by one of the Individuals listed on the attached roster. Secondary review would be conducted at the applicant's expense. In addition, a stream study would be required for the stream if It Is located within 100 feet of the pmject site. Environmental Review: The proposal would recuire Environmental (SEPA) Review as steep slopes appear to be located on the project site. Permit Requirements: The proposal would require approval of a Hearing Examiner Short Plat and Environmental (SEPA) Review. The Short Plat and Environmental Review would be reviewed concurrently within an estimated time frame of 1 (I to 12 weeks for preliminary approval. The fee for the short plat would be $1,000 with Y, off subsequent applications. The fee for the Environmental Review is based on project value: less than $100,000 is S200 (1/2 of $400.00 full fee) and project value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fe:e). Detailed information regarding the land use application submittal is provided in the attached handouts. Once preliminary approval is received, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the short plat can be recorded. The newly created lots may be sold only after the short plat 1as been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat (the project will be credited for the existing home). • A Transportation Mitigation Fee based on $75.00 per each~ average daily trip attributable to the project; and, • A Fire Mitigation Fee based on $488.00 per new single-family residence. A handout listing all of the City's Development related fees in attached for your review. Expiration: Upon preliminary short plat approval, the preliminary short plat approval is valid for two years with a possible one-year extension. Consistency with the Comprehensive Plan: The proposed development would be located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: Land Use Element Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1. Are planned at urban densities and implement Growth Management targets, 2. Promote expansion and use of public transportation; and 3. Make more efficient use of urban services and infrastructure. Pre07-082 (R-8 2-lot short plat with slopes).doc Qi Feng Li Short Plat Pre-A, September 13, 2007 Page 4 of4 fion Meeting Polley LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Policy LU-150. Required setbacks should exclude, public or private legal access areas, established through or to a lot, and parking areas. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, arid building envelopes that address privacy and quality of life for existing residents. Community Design Element Policy CD-12. Infill development, defined as new 5hort plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. The following policies are advisory and are inte,nded to inform the applicant of the City Council's desired outcome for infill developmeiit. Code implementing these policies is on the department's work program and may be adopte,d prior to formal review of projects now at the pre-application stage. Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and/or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. Policy CD-14. Architecture of new structures in ei;tablished areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: a. Where there are differences in height (e.g., new two-store development adjacent to single- story structures), the architecture of the new structure should include details and elements of design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. c. Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. cc: Jennifer Henning Pre07-082 (R-8 2-lot short plat with slopes).doc DATE: TO: FROM: CITY OF RENTON Planning/Building/Public Works MEMORANDUM SUBJECT: September 13, 2007 Pre-Application File No. 07-082 Jill K. Ding, Senior Planner, x7219 Qi Feng Li Short Plat General: We have completed a preliminary reviEw of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Planning/Building/Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is located on the west side of Lake Avenue S at 1515 Lake Avenue S. The project site totals 15,003 square foet (0.34 acres) in area and is zoned Residential -8 (R-8) dwelling units per acre. The proposal is to ,;ubdivide the existing parcel into 2 lots, one existing single family residence is proposed to remain on Lot 1. Access to each of the lots would be provided off of Lake Avenue S. Steep slopes, erosion haz2,rds, seismic hazards, wetlands, and a Class 3 stream are identified on the subject property. Zoning/Density Requirements: The subject property is zoned Residentia ~ts p r acre (R-8). The density range required in the R-8 zone is a minimum of 4.0 to maximum of 8.0 d lling units per acre ( du/ac ). The method of calculating net density is as follows: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-wzy and legally recorded private access easements are subtracted from the gross area (gross arna minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. After the deduction of the 1,236 square foot private access easement and the 3,747 square foot protected slope area from the 15,003 square foot gross site area, the proposal for 2 lots on the project site would result in a net density of 8. 7 dwelling units per acre, which exceeds the maximum density of 8.0 dwelling units per acre permitted in the R-8 zone. It does not appear that the subject property can be subdivided into 2 Jots based on the density requirements of the R-8 zone, unless additional area can be obtained from an abutting property. Development Standards: The R-8 zone permits one residential structure/ unit per lot. Detached accessory structures are permitted at a maximum number of two per Jot at 720 square feet each, or one per lot at 1,000 square feet in size. Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-8 is 5,000 square feet for lots 1 acre or less in size. Lot size is calculated after the deduction of critical areas and access easements from the gross lot area. A minimum lot width of 50 feet for interior Jots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. As proposed, the new Jots would comply with the minimum Jot size, width and depth requirements. Building Standards -The R-8 zone allows a maximum building coverage of 35% of the Jot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Lots fewer than 5,000 square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and 2-stories. Detached a~cessory structures must remain below a height of 15 Qi Feng Li Short Plat Pre- September 13, 2007 Page 3 of 4 cation Meeting Salix species which includes weeping will~w (Salix babylonica), etc., unless along a stream bank and away from paved areas. • All Platanus species which include Londo1 plane tree (Platanus acerifolia), American sycamore, buttonwood (Platanus occidentalis), etc. Sensitive Areas: The City's critical areas maps identify steep slopes, moderate landslide hazards, erosion hazards, and seismic hazards on the proj,~ct site. Due to the slopes across the site exceeding and average slope of 20 percent, the proposed short plat would be reviewed as a Hillside Subdivision, which requires a public hearing with the Hearing Examiner. A geotechnical report addressing all of the geologic hazards on the project site is required to be submitted with the fonmal land use application. The City's critical areas maps identify the presence of a wetland and a Class 3 stream within 100 feet of the project site. A wetland report delineating and classifying the wetland is required to be submitted with the fonmal land use application if wetlands are identified within 100 feet of the project site. The applicant should be aware that secondary review of the wetland report may be required by one of the individuals listed on thu attached roster. Secondary review would be conducted at the applicant's expense. In addition, a stream study would be required for the stream if it is located within 100 feet of the project site. Environmental Review: The proposal would require Environmental (SEPA) Review as steep slopes appear to be located on the project site. Permit Requirements: The proposal would require approval of a Hearing Examiner Short Plat and Environmental (SEPA) Review. The Short Plat and Environmental Review would be reviewed concurrently within an estimated time frame of 10 to 12 weeks for preliminary approval. The fee for the short plat would be $1,000 with Y, off subsequent applications. The fee for the Environmental Review is based on project value: less than $100,000 is $200 (1/2 of $400.00 full fee) and project value over $100,000 is a $500.00 fee (112 of $1000.00 full fea). Detailed information regarding the land use application submittal is provided in the attached handouts. Once preliminary approval is received, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before the short plat can be recorded. The newly created lots may be sold only after the short plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat (the project will be credited for the existing home). • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and, • A Fire Mitigation Fee based on $488.00 per !!fill! single-family residence. A handout listing all of the City's Development related fees in attached for your review. Expiration: Upon preliminary short plat approval, the preliminary short plat approval is valid for two years with a possible one-year extension. Consistency with the Comprehensive Plan: T1e proposed development would be located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: Land Use Element Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1. Are planned at urban densities and implement Growth Management targets, 2. Promote expansion and use of public transportation; and 3. Make more efficient use of urban service, and infrastructure. Pre07-082 (R-8 2-lot short plat with slopes).doc CA CA CA ,~~CA CD S Rento Village PL CA }§7 RM-F -..,----/ r.::i f--CD ' ! \ ! I R-1 I@ ! R-8 IL \ Cll'. \ I Cl'. R-B. 00.. H3 • 30 T23N R5E E 1/2 0 ago po G3 ....... ~ ZONING ~ =--BBRYICBII 19 T23N R5E E 1/2 5319 • DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM September 6, 2007 Jill Ding, Senior Planner Camille Walls, Lead Fire Inspector QiFeng Li Short Plat -1515 Lake Avenue South Fire Department Comments: I. A fire hydrant with I 000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to I 500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of$488.00 is required for all new single-family structures. 3. Fire department access roadways may require a minimum 20-foot wide paved roadway depending on distance to the farthest portion of the new home. Fire department turnarounds are required for roads over I SO feet in length. The turnaround shall meet the minimum dimensions shown on the attached diagram. 4. All building addresses shall be visible from or posted at the public street. Please feel free to contact me if you have any questions. c:\documents and settingslcwalls\desktoplplat-2007\platl .doc DEVELOPMENT SERVICES DIVISION WAIVER OF SUBfl81TT AL REQUIREMENTS FOR LAND USE APPLICATIONS :!i1.;; ft:'"'"1Ulfe.rnent may be w~ved by: Property Services section . Public W0/1\s Plan Review Section Building Section Development Planning Sec:tlon )ATE: ________ _ . 14,..' -· ---' .. ·------··--· .. __ _ DEVELOPMl:NT SERVICES DIVISION WAIVER OF SUBIWITTAL REQUIREMENTS FOR LANO u:se APPLICATIONS Applicant Agreement Statement 2 NID 3 Inventory of Existing Siles 2AND3 Map of Existing Sits Conditions 2AND • Map of VtfNI Area 2AND3 This requirement may be waivlfd by: 1. Property Services Seciloo PROJl:CT NAME: 2. Public Works Plan Review Section 3. Buidlng Section DATE: __________ _ 4. Development Planning Sectlon 09/06 ---,,_ ·-,--.:..,...;_,;;:c:c,~ \ Crame .. orthwest, Inc. • Surveyors •Planners • Engineers QI FENG LI SHORT PLAT PROJECT NARATIVE The project will be named Qi Feng Li Short Plat. The project is a proposed two (2) lot subdivision situated on an existing large residential lot with an area of .27 acres. The project is located on the west side of Lake Ave between Lindholm and S 19"' Street, in the NW Y. of SE'!. of Sec. 19, Twn. 23, Rng. 5. The project will require preliminary short plat approval and a SEPA determination by the City of Renton. The current and future zoning designation of the site is RS. All of the proposed lots will be single family detached residences. The surrounding properties are also similarly zoned RS. The site currently has and existing residence and 1 accessory storage building. The outbuilding is proposed to be removed. The existing house will remain. The western 1/3 of the site has steep slopes and that slope down west to Hwy 167. There is a wetland off site to the west between this property and Hwy 167. A report has been prepared addressing both the wetland and steep slopes. A SEPA checklist has also been provided as this project will be subject to SEPA review. Access to the new lot will be from a shared driveway inside the flagpole of Lot 2. The existing residence is proposed to continue to use the driveway as it currently does. A tree retention/landscaping plan demonstrates that we will retain several trees on-site. A new water and sewer connections will be provided for the new home. Hillside Subdivision: 1bis project contains steeps slopes that are in excess of 25%. The average slope on this lot is above 20% so it therefore fits the definition of a hillside subdivision according to the RMC. In an effort to address hillside concerns a geotechnical analysis has been preformed. 945 N. CentraL Suite# I 04 Kent WA 9803:C (253) 852-4880 Fax (253) 852-49~, \VWW.cramcrnv,.·.com E-mail: cni@cranwrnn ,,._·,11i1 Page I of I DENSITY WORKSHEET . . IL . h ~( [ . . . . . s~e barrurn n( t- c11y of Renton Development Services 01V1s1on 't f h (t-1 + ~ p fLlp · 11 1055SouthGradyWay-Renton,WA98055 0 S O P Ct Cl 1/ :J Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. iS,003 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 tor 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: -~ft:~-square feet ~I 3~1~1,---square feet . I l':(B square feet (St'(ef J;[op{ onl.:J) 2. 2 , q I 6° square feet square feet 4. , If acres 5. units/lots ----- 6. 1-· t = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. R:\PW\DEVSERV\Forms\Planning'density.doc Last updatedc I 1/08/2004 1 &.. T Cramer No ___ 1west, Inc. J l ""I Surveyors •Planners •Engineers City of Renton Development Services Division I 055 S Grady Way-6°' Floor Renton WA 98055 RE: Qui Feng Li Short Plat Variance Statement 1515 Lake Ave S To Whom It May Concern: \) December 15, 2008 We are proposing ,...;,c"P. (2) lot short plat of the above-mentioned site. Due to the placement of the existing home we are requesting a variance to reduce the side yard setback along a road by four (4) feet, from 15 feet to 11.4 feet. We believe that a variance is warranted for the following reasons. Site Specific Circumstances The subject parcel is zoned R-8, which calls for eight (8) dwelling units per acre. The total site area is 15,003 square feet, or .27 acres. Ifwe divide .27 by 2 you get 7.4 which puts this property at minimum density. In an effort to keep density at the requirement for the zoning district and remain consistent with the other privileges of the surrounding property owners, we are asking you to consider a reduced side yard setback along a road to accommodate the existing residence. Materially non-Detrimental We recognize that setback requirements are in place to protect property owner's quality of life, being able to live within an urban zone without feeling that your neighbor or improvement are too close. You will also see that even by allowing this slight modification to the zoning regulations, the neighborhood is not impacted aesthetically or functionally. There is no impact to the proximity of the new homes as all other required setbacks are met with regards to placement of homes and other improvements. Also, the current home meets all other required set backs. Minimum Variance to Accomplish Goals We believe this is the minimum relief that will allow maximum potential for development of this site. With this slight modification to the side yard setback you are allowing full density and zoning potential consistent with the surrounding property advantages. Other options with regards to lot lay reconfigurations were not available without tearing down the existing home. Thank you for your consideration of our request. 945 N. Central, Suite #104 Kent WA 980.12 (253) 852-4880 Fax (253) 852-4955 www.cramemw.com E-mail: cni@cramemw.com Pagel of! &. T Cramer No ... 1west, Inc. I l ~ Surveyors •Planners •Engineers CONSTRUCTION MITIGATION DESCRIPTION QI FENG LI SHORT PLAT We are anticipating starting construction by the end of 2009. The construction anticipated for this site would consist of the internal easement/shared driveway and utility extensions. We would perform construction during City of Renton approved time between 8:30am and 3:30pm Mondays through Fridays. Hauling routes are not determined at this time, however we expect the contractor hired to submit for City approval prior to starting the work. An erosion control plan will be submitted at the final engineering stage to address concerns of dust, erosion, mud and other noxious elements. Again, we expect the contractor hired to perform the work to consult with City staff regarding precautionary measures needed during construction. If a traffic control plan is needed please request at fmal engineering. 945 N. Central. Suite# I 04 Kem \\ .\ ')S1J.S' (253) 852-4880 Fax (253) 852-4955 WW\v.crnmern\\. .cl.1111 I· -mail: cnitl"i:cram~rnw .COi}! Pagel of l PLANNING DIVISION ENVIRONMEN1r AL CHECKLIS!r.N\NG City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: '"'-c1-rY of ' . "' Ot.C \ fi 2\lllS f\tCE.\\JEO The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment The purpose of this ,;hecklist is to provide information to help you and the agency identify impacts from your proposal (and tc, 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 des::ribe some basic information about your proposal. Governmental agencies use this checklist to d1}termine 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 c3refully, to the best of your knowledge. In most cases, you should be able to answer the questions from irour own observations or project plans without the need to hire experts. If you really do not know the answ,~r, 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 aclditional information that will help describe your proposal or its environmental effects. The agency to whicl1 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 NONPROJEGT PROPOSALS: Complete this checklist for nonproject proposali;, 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 decision,, 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. I\Server\jobs\2007 Jobs\2007-074, Raymond Ng, City of Renton SPISEPA Checklist.doc -1 -02/08 A. BACKGROUND 1. Name of proposed project, if applicable: Qi Feng Li Short Plat 2. Name of applicant: Raymond Ng 3. Address and phone number of applicant ard contact person: Applicant Raymond Ni 6622 S. 124 Street Seattle, WA 206-260-8898 4. Date checklist prepared: July 22, 2008 5. Agency requesting checklist City of Renton 6. Proposed timing or schedule (including ph3sing, if applicable): None proposed at this time Contact Person Ale Klondelis Cramer Northwest, Inc. 945 N. Central, Ste 104 Kent, WA 98032 253-852-4880 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. None at this time 8. List any environmental infonmation you know about that has been prepared, or will be prepared, directly related to this proposal. A wetland report was generated by Altmann Oliver Associates and a geotech report was generated by PanGeo. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by J'OUr proposal? If yes, explain. No other government approvals pending 10. List any governmental approvals or permits that will be needed for your proposal, if known. None known at this time 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. We are proposing a 2-lot short plat. The parent parcel is 14,965 square feet The proposed use of this project is single family residence. 1\Server\jobs\2007 Jobs\2007-074, Raymond Ng, City of Renton SPISEPA Checklist.doc -2-02/08 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should i:ubmit 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. 1515 Lake Ave. S., Renton, WA Assessor Parcel Number 334040-1180. Section 19, Township 23, Range 5. Legal Description Per Statutory Warranty Deed 20070125001855 -Lot 56, Block 7, C.D. Hillman's Earlington Gardens addition to the city of Seattle division number 1, according to the plat thereof recorded in volume 17 of plats, page 74, in King County, Washington. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); flat, rolling, hilly, steep slopes, mountainous, other _____ _ b. What is the steepest slope on the site (approximate percent slope?) Greater than 40% c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classifit;ation of agricultural soils, specify them and note any prime farmland. Renton Formation d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Not Known e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Unknown at this time f. Could erosion occur as a resu,t of clearing, construction, or use? If so, generally describe. An erosion control plan will be submitted with civil construction design g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphal'I or buildings)? Exact quantities unknown at this time. All development will be in accordance with City of Renton's development regulation for the applicable zoning designation. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: No measures proposed at this time I\SeNer\jobs\2007 Jobs\2007-074, Raymond Ng, City of Renton SPISEPA Checklist.doc -3-02/08 2. AIR a. What types of emissions to the air would result from the proposal (i.e .• dust, automobile, odors, industrial wood smoke) durng construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction of v,e site, general construction dust and odors from materials and equipment anticipated. Quantities and specifics are unknown at this time. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. None Known c. Proposed measures to reduce or c:ontrol emissions or other impacts to air, if any: No measures proposed at this time 3. WATER a. Surface Water: 1) Is there any surface water body 011 or in the immediate vicinity of the site (including year- round and seasonal streams, sal·twater, lakes. ponds, wetlands)? If yes, describe type and provide names. If appropriate. state what stream or river it flows into. There are no bodies of water in the immediate vicinity, the closest is Cedar River which is located approximately 1.5 miles from the site. 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. None Proposed 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None Proposed 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. None Proposed 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. None Proposed I\Serverljobs\2007 Jobs\2007-074, Raymond Ng, City of Rent,n SPISEPA Checklist.doc -4-02/08 b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. None Proposed 2) Describe waste material that will b,~ 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. None Proposed 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. Stormwater is the general source ,:,f runoff. We are currently proposing an on-site private collection and dispersion system for the new home and access. The water will flow west into an off-site wetland. 2) Could waste material enter grouncl or surface waters? If so, generally describe. Not anticipated d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 4. PLANTS a. Check or circle types of vegetation found on the site: __ deciduous tree: alder, mapl,e, aspen, other __ evergreen tree: fir, cedar, p,ne, other shrubs __ grass __ pasture __ crop or grain __ wet soil plants: cattail, buttercup, bull rush, skunk cabbage, other __ water plants: water lily, eel qrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? We are proposing two fruit treei; to be removed. Site already developed so not much vegetation needs to be removed. Perhaps some grass. c. List threatened or endangered species known to be on or near the site. Not Known I\Server\jobs\2007 Jobs\2007-074, Raymond Ng, City of Renlon SP\SEPA Checklisldoc .5. 02/08 d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Please see landscaping plan pr<,vided by GHA Landscape architect. Landscaping proposed along street frontage along with two street trees. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the srte or are known to be on or near the site: None ob,;erved Birds: hawk, heron, eagle, songbirds, other _______ _ Mammals: deer, bear, elk, beaver, other _________ _ Fish: bass, salmon, trout, herring, shellfish, other _____ _ b. List any threatened or endangered species known to be on or near the site. Not Known c. Is the site part of a migration route? If so, explain Not Known d. Proposed measures to preserve or enhance wildlife, if any: No Measures Proposed 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. It is anticipated that elec:tric and natural gas be used to meet the completed projects energy needs b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. Not Known c. What kinds of energy conservati•Jn features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: None Proposed 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or t,azardous waste, that could occur as a result of this proposal? If so, describe. Not Known, but none anticipated 1) Describe special emergency serv,ces that might be required. I\Server\jobs\2007 Jobs\2007-074, Raymond Ng, City of Rent,,n SP\SEPA Checklist.doc • 6 • 02108 Standard emergency medical and police could be needed during construction and final project. 2) Proposed measures to reduce or cJntrol environmental health hazards, if any: None Proposed b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? No major noise impacts krown 2) What types and levels of noise w,)uld 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. General noises associated with co1struction in a short-term basis and general residential habitation noises should be anticipated on a long-term basis. 3) Proposed measures to reduce or c:ontrol noise impacts, if any: None Proposed 8. LAND AND SHORELINE USE a. What is the current use of the s~e and adjacent properties? Single Family Residential b. Has the site been used for agricullure? If so, describe. No c. Describe any structures on the sitE,. 1-Single Family Residence 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? Residential Single Family g. If applicable, what is the current shoreline master program designation of the s~e? Not applicable h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. I\Server\jobs\2007 Jobs\2007..()74, Raymond Ng, City of Renton SP\SEPA Checklisldoc -7-02/08 Yes. there are steep slopes on the, site and an off-site wetland with a buffer that impacts the western edge of the property. i. Approximately how many people w~uld reside or work in the completed project? Approximately 4 people would reside or work in the completed project. j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: No measures proposed I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: All proposals are consistent with City of Renton development standards for the current zone. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Approximately one unit will be prouided, classified as middle-income housing b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. No units eliminated c. Proposed measures to reduce or c:ontrol housing impacts, if any: No measures proposed 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. Unknown at this time. All buildings will be constructed in compliance with the City of Renton development regulations according to the applicable zoning code b. What views in the immediate vicir,ity would be altered or obstructed? Not Known c. Proposed measures to reduce or control aesthetic impacts. if any: None Proposed 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? I\Server\jobs\2007 Jobs\2007--074, Raymond Ng, City of Renlon SP\SEPA Checklist.doc ·B-02/08 The proposal is anticipating som11 increased lighting and glare from completed house porch lights during evening and night time hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? Not anticipated c. What existing off-site sources of li!;,ht or glare may affect your proposal? Unknown d. Proposed measures to reduce or control light and glare impacts, if any: no measures proposed 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Within 1 mile of the subject property, the only format recreation facility is Thomas Teasdale Park 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: No Measures Proposed 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or object:; listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. Not Applicable b. Generally describe any landmarl<:s or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. Not Applicable c. Proposed measures to reduce or :ontrol impacts, if any: No measures proposed 14. TRANSPORTATION a. Identify public streets and highwafs serving the Me, and describe proposed access to the existing street system. Show on site plans, if any. Access will be via Lake Ave, with access to Lindholm, Talbot Road, Grady Way and Interstate 5 1\Serverljobs\2007 Jobs\2007-074, Raymond Ng, City of Rent>n SPISEPA Checklist.doc -9-02/08 b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? There is 1 public transportation mute within one-quarter mile of the proposed site. The service stop located at Talbot Roacl S. and S. Puget Drive serves route MT 169 c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will have 4 parking spaces. No parking spaces will be eliminated 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? None Proposed e. Will the project use (or occur in th,1 immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per d.1y would be generated by the completed project? If known, indicate when peak volum,is would occur. Based on the average of 4 peop ie living in the proposed project, we anticipate 8 peak hour trips per day would be generated g. Proposed measures to reduce or control transportation impacts, if any: All transportation impact fees will he paid prior to the completion of the proposed project. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, healt~ care, schools, other)? If so, generally describe. The need for public services will be moderately impacted. We are anticipating a slight increase in the need for fire, police, health care and schools. We are also anticipating that the numbers for this project we anticipated in c;urrent growth calculations for the area. b. Proposed measures to reduce or control direct impacts on public services, if any. All applicable taxes and fees will be paid to the authorized jurisdiction prior to the completed of the proposed project. 16. UTILITIES a. Circle utilities currently available 3( the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. \\Server\jobs\2007 Jobs\2007-074, Raymond Ng, City of Renton SPISEPA Checklist.doc -10-02/08 b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities ,,n the site or in the immediate vicinity which might be needed. The proposed utilities for the project are: Power, gas, Water, Refuse service, telephone, sanitary sewer and cable. C. SIGNATURE I, the undersigned, state that to the bes1 of my knowledge the above information is true and complete. It is understood that the lead a~1ency 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: ,t.{J}.. I /Jel;)J Date: \\Server\jobs\2007 Jobs\2007-074, Raymond Ng, City of Rent,,n SP\SEPA Checklist.doc -11 -02/08 Altmann Oliver Ass<)ciates, LLC PC} B(o'\ _-,-;:,,: ('.ani;1tlfll'I. \\'.\ ~fl"{()J.J tl!li(:·: t'.!.-,1.:.U-F,.'t"i May 9, 2008 Jill Ding City of Renton, Planning Division 1055 S. Grady Way Renton, WA 98057 AOA En\'i ronmt·11 tal Planning & Landscape .\rrh i tenure AOA-3673 SUBJECT: Wetland Reconnaissanciil/Delineation for Qi Feng Li Short Plat, Renton, WA (Parcel 334Cl40-1180) Pre-App # 07-082 Dear Jill: On April 10, 2008 I conducted a wetland reconnaissance on the subject property utilizing the methodology outlined in the 1997 Washington state Wetlands Identification and Delineation Manual. lhe eastern portion of the site is currently developed with an existing single-family residence. The central portion of the property consisted primarily of a lawn that slopes moderately down from east to west. A steep west-facing slope was observed in the western portion of the site. Although no wetlands were observed on the subject property, one wetland (Wetland A) was identified and delineated off-site to the west. The approximate location of this off-site wetland is depicted on the site plan prepared by Cramer Northwest Inc. The delineated portion of Wetland A consists of the northern tip of a much larger wetland that continues south along the 1~ast side of SR 167. Vegetation within Wetland A in the vicinity of the site consisted of a palustrine scrub-shrub plant community that was dominated by Himalayan blackberry (Rubus discolor), reed canarygrass (Phalaris arundinacea), and spirea (Spiraea douglasi1), with a forested willow (Sa/ix sp.) plant community observed further off-site to the southwest. Wetland A appears to meet the criteria for a Category 2 wetland according to the City of Renton since it dos not appear ti) contain: 1) habitat for endangered or threatened species, 2) a significant open water component, or 3) plant species of infrequent occurrence (RMC 4-03-M1a:. Due to the off-site extent of the wetland, this determination was necessarily baStm primanly on a review of aerial photos and viewing the wetland from publicly accei;sible areas. Jill Ding May 9, 2008 Page2 Category 2 wetlands in the City of Renton require a standard 50-foot buffer. If you have any questions regarding the clelineation or rating, please give me a call. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist Cc: Ryan Neal, Cramer Northwest Inc. Northwest, Inc. • Surveyors •Planners •Eng1l,neers STORM DRAINAGE NARRATIVE OF QUI FENG LI 1515 LAKE AVES RENTON, WA FOR RAYMOND NG 6622 S. 124tR ST. SEATTLE, WA 98178 July 28, 2008 C.N.I. JOB NO. 2007-074 Prepared by Larry S. Krueger, P.E. 945 N. Central. Suite #104 Kent WA 98032 (253) 852-4880 Fax (253) 852-4955 www.cramernw.com E-mail: cni@cramernw.com I. PROJECT OVERVIEW Existing Conditions: This project is located at 1515 Lake Ave S. in the City of Renton. The site is approximately 0.34 acres. There is an existing home located in the eastern portion of the property. There is an existing shed in the western portion of the property. There is also a concrete driveway, and there are some concrete and brick walkways. The rest of the site is mostly grass in the eastern two thirds of the site, while the western third consis,ts of mostly trees and brush, with a steep slope that slopes to the west. The existing site drainage sheetflows to the west toward a wetland and SR 167. The site's soils appear to be a combination of Beausite Gravelly Gravelly Sandy Loam, 6 to 15 percent slopes (BeC), Beausite Gravelly Gravelly Sandy Loam, 15 to :305 percent slopes (BeD), and Puget Silty Clay Loam (Pu). Proposed Conditions: The project proposes to subdivide the site into two residential lots. Both lots will access off of Lake Ave South via a new 15' wide paved driveway. New roof runoff will be conveyed through a downspout dispersion trench and the new driveway runoff will be controlled via another dispersion trench. II. REQUIREMENTS SUMMARY The core requirements of the King CoL1nty Surface Water Design Manual (KCSWDM) will be provided as follows: Core Requirement #1, Discharge at the Natural Location: The natural discharge location for this site is along the west property line where the runoff enters a wetland located along the east side of SR 167. This will remain the discharge location of the new roof and driveway runoff after it is routed through dispersion trenches. Core Requirement #2, Offsite Analysis: A complete offsite analysis will be submitted during the engineering review stage of this project, if required. The existing site drainage sheetflows to the west toward a wetland on the east side of SR 167. / Core Requirement #3, Runoff Control: Runoff will be controlled via dispersion. Core Requirement #4, Conveyance System: There is a new conveyance sy8tem for the new driveway that consists of storm pipes and catch basins. Core Requirement #5, Erosion/Sedimentation Control: An erosion and sedimentation control plan will be implemented during construction. Some of the elements that are anticipated to be included are a construction entrance, silt fence, and seeding. Core Requirement #6, Maintenance and Operations: A maintenance and operations manual will be submitted at a later date, if requested. Core Requirement #7, Financial Guc1rantees and Liability: The owner will provide this information prior to permit issuance. Ill. OFFSITE ANALYSIS A complete offsite analysis will be submitted during the engineering review stage of this project, if required. The existin(J site drainage sheetflows to the west toward a wetland on the east side of SR 167. IV. RETENTION/DETENTION ANA.L YSIS AND DESIGN Flow control is not required for this site, because the improvements do not increase the existing runoff by 0.5 ds or greater. Per Section 1.2.3 of the 1990 KCSWDM this project is exempt from runoff control. Calculations will be provided if requested. V. CONVEYANCE SYSTEM ANAL.YSIS AND DESIGN There is a new conveyance system for the new driveway that consists of storm pipes and catch basins. Calculations will be provided at a later date if requested. VI. SPECIAL REPORTS AND STUlllES A Geotechnical Report has been prepared by PanGEO Inc. for this project. VII. BASIN AND COMMUNITY PLAtJS No basin or community plans are known to exist. VIII. OTHER PERMITS No other permits are known to be required at this time. IX. EROSION/SEDIMENTATION CONTROL DESIGN An erosion and sedimentation control plan will be implemented during construction. Some of the elements that are anticipated to be included are a construction entrance, silt fence, and seeding. Calculations will be submitted at a later date, if required. X. BOND QUANTITIES, FACILITI' SUMMARIES AND DECLARATION OF COVENANT This information will be provided prior to permit issuance if requested. XI. MAINTENANCE AND OPERATIONS MANUAL A maintenance and operations manual will be submitted at a later date, if requested. • May 27, 2008 File No. 06-206 Mr. Raymond Ng Skyway Home Improvements P. 0. Box 4084 Renton, WA 98057 Subject: Geotechnical Engineering Evaluation 2-Lot Short Plat 1515 Lake Avenue South Renton. Washington Dear Mr. Ng, PanGE@ ••coRPOWII.TSD As requested, PanGEO Inc. completed a geotechnical engineering evaluation for the subject property located at 1515 Lake Avenue South in Renton, Washington. The purpose of our study was to assist the project team to apply for a prcposed 2-Lot Short Plat. Tiris study was performed in accordance with our mutually agreed scope of work as outlined in our proposal dated April 4, 2008 and subsequently approved by you on May 6, 2008. Our service scope included reviewing readily available geologic data, excavating two test pits at the site, and developing the conclusions and recommendations presented in this report. SITE AND PROJECT DESCRIPTION The subject property is located on the west sid,: of Lake Avenue South, approximately 100 feet south of South 15th Avenue in the City of Renton Washington, as shown in Figure 1. As shown in Figure 2, the subject property is roughly trapezoid in shape, and encompasses approximately 15,003 square feet. The property is bounded by Lake Avenue South on the east, a single family residence on the south, and vacant land on the west and north. Based on a review of the topographic survey map and our field observations, the site grade slopes down gently from the east property line to west for the eastern% of foe lot with estimated slope inclinations of about 10 percent. The slope inclinations for the mos·: western Y. of the lot increased drastically to about 70 to 80 percent. Currently, a single family residence occupies the east half of the site (see Figure 2). The remainder of the property is undeveloped and covered by short grasses on the flat areas, and bushes and blackberry on the steep i:lope areas. (:;' Mr. Raymond Ng Proposed 2-Lot Short Plat -1515 Lake AvenuE South, Renton, WA May 27, 2008 We understand 1hat you plan to subdivide the property into two single-family residential lots, one to consist of1he existing building and one to the west of1he building, where a new single-family residence is planned. Detailed information of tile new building is not available at this time. We anticipate 1hat the proposed new building is me-st likely to consist of relatively light weight timber-frame structure wi1h a partial basement. Site grading up to 5 to 6 feet may be needed for 1he foundation and basement construction. The conclusions and recommendations in this i.tudy are based on our understanding of the proposed development, which is in tum based on 1he project information provided. If the above project description is incorrect, or 1he project information changes, we should be consulted to review the recommendations contained in this ;tudy and make modifications, if needed. SUBSURFACE EXPLORATIONS Two test pits (TP-1 and TP-2) were excavated at the site on December 5, 2006, to explore the subsurface conditions. The approximate test pit locations were measured from existing site features and are indicated on Figure 2. The test pits were excavated to a depth of about 6!h feet below the existing ground surface using a tract-mounted excavator owned and operated by Kelly Excavating, Inc., Kent, Washington. An engineer from PanGEO was present during 1he field exploration to observe 1he test pit excavations, obtain representative samples, and to describe and document 1he soils encountered in 1he explorations. A summary of 1he test pit logs are attached to this report, and provide descriptions of the naterials encountered, depths to soil contacts, and depths of seepage or caving observed in the test pits sidewalls. The relative in-situ density of cohesionless soils, or the relative consistency of fine-grained soils was estimated from the excavating action of the back-hoe, and the stability of the test pit sidewalls. Wbere soil contacts were gradual or undulating, 1he average depth of the contact was recorded in the log. After each test pit was logged, the excavation was backfilled with the excavated soils and the surface was tamped and re-graded smooth. SUBSURFACE CONDITIONS SITE GEOLOGY AND SUBSURFACE CONDITIONS According to the geology maps of the area (TI1e Geologic map of King County, Washington: scale I: 100,000, Booth, D. B., Haugerud, R. A., and Sacket, J., 2002), the site is underlain by Renton Formation. Renton Formation is desc1ibed by Booth et al. as generally consisting of fine-to coarse-grained sandstone with interbedded of siltstone, claystone, and coal. Our exploratory test pits excavated at the site confirmed the mapped stratigraphy. In summary, our test pits encountered about I Vz to 2 feet of topsoil/fill. Below the topsoil/fill, moderately to completely weathered sandstone consisting of slightly silty to silty sand to the maximum depth excavated of about 6\1, feet. The wea1hered sandstone is loose to medium dense 06-206 1Sl5 lake Ave S.doc 2 PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat-1515 Lake Avenue South, Renton, WA May 27, 2008 in density and becomes dense at about 4Y, and :511, below the surface. Caving of the side walls of the test pits was not observed during test excav 1tions. GROUNDWATER CONDITIONS Groundwater/seepage was not encmmtered in any of the test pits, however, very moist soil was observed in the test. Based on the weathered n 1ture of the soils near the top of the sandstone, we anticipate perched water forms atop the sandstone during periods of wet weather. It should be noted that groundwater elevations may vary depending on the season, local subsurface conditions, and other factors. Groundwater levels are normally highest during the winter and early spring. GEOLOGIC HAR1:ARDS ASSESSMENT We conducted a critical area assessment for the proposed short plat project as part of our study. The assessment includes evaluation of Landslide Hazards, Seismic (Earthquake) Hazards, Coal Mine Hazards, and Erosion Hazards. Based on our review of the City ofRenton's Sensitive Area Map and site topographic map, the weste:n Y. portion of the site is located in a steep slope area The site is also mapped a slide and erosion hazards area The following sections present our assessment of potential Geologic Hazards and their possible effects on the proposed short- plat. LANDSLIDE HAZARDS The site is mapped as a landslide hazard area i1 accordance with City ofRenton's Sensitive Areas Maps. We performed a site reconnaissance at the time of our field exploration. During our site reconnaissance, we did not observe any unusual terrace-like features, slump blocks, tension cracks or hummocky topography, which are frequently indicative of ground expressions associated with landsliding and slope instabili1y Based on our observations of ground features and the results of our field exploration, it is our opinion that the site is globally stable in its current configurations. It is also our opinion bat the proposed short plat development will not adversely impact the overall site stability, provided that the recommendations presented in this report are properly incorporated into the desiga and construction of the project. EROSION HAZARDS The site is mapped as an Erosion Hazards area in accordance with the City of Renton's Sensitive Areas Map. However, based on the test pits e~cavated, the site soils encountered exhibit low erosion potential. Therefore, in our opinion, be erosion hazards at the site is low provided our recommendations in this report and best management practice are implemented during proposed site development. 06-206151:5 lakeAveS.doc 3 PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat-1515 Lake Avenue South, Renton, WA May 27, 2008 SEISMIC HAZARDS Based on a review of City ofRenton's Sensitive Areas Map, the site is not mapped as a seismic hazard area. Based on the results of our field e~ploration, in our opinion, the potential for soil liquefaction and seismic settlement during a strong earthquake at the site is negligible. COAL MINE HAZARDS Coal mine hazard areas are directly underlain ty, or adjacent to, or affected by coal mine workings. Coal commonly exists in the Renton formation in the Cougar Mountain and Tiger Mountain areas and there were known and recc,rded coal mines in these areas, mainly east of SR405. Based on a review of City of Renton' s Sensitive Areas Map, the site is not mapped as a coal mine hazard area, and no documented pas: coal min activities were found in the immediate vicinity of the project site. Therefore, based on the available information and our field exploration, it is our opinion that the risk of coll mine hazards is minor for the site. DISCUSSIONS AND RECOMMENDATIONS GENERAL Based on the results of our study, in our opinicn, the proposed short-plat is feasible from a geotechnical engineering standpoint, provided the geotechnical engineering recommendations contained in this report are followed. New building on Lot 2 should have a minimur1 setback distance of 18 feet from the slope crest. To properly support the building and to mainu:in long-term stability, the building footing should be embedded a minimum of 5 feet below the e1sisting site grade, where dense to very dense sandstone was present. The new building may be supported on conventional perimeter and interior continuous footings bearing on competent native sand or newly placed structural fill. If soft/loose soil is encountered at foundation elevations, it should be overexcavated to competent native soil and replaced with compacted structural fill. SEISMIC DESIGN PARAMETERS The following provides seismic design parameters for the site that are in conformance with the 2006 and later editions of the International Building Code (IBC), which specifies a design earthquake having a 2% probability of occurrence in 50 years (return interval of 2,475 years), and the 2002 USGS seismic hazard maps: 06-206 lllS Jake Ave S.doc 4 PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat-1515 Lake Avenue South, Renton, WA May 27, 2008 Spectral Spectral Design Acceleration Acceleration Site Spectral Site Cocffici( nts Response Class at 0.2 sec. (g) at I. 0 sec. (g) Parameters Ss s, F, F, Sos Sm D 1.45 0.48 1.0 1.52 0.94 0.49 BUILDING FOUNDATIONS Control DesignPGA Periods (Sos/2.5) (sec.) To Ts 0.10 0.52 0.38 As previously discussed, the west wall of the new building on Lot 2 should be setback a minimum of 18 feet from the slope crest. In our opinion, the new building may be supported by perimeter footings and interior continuous footings structurally tied together. To improve the long-term stability of the building, we recommend the building footings be embedded a minimum of 5 feet below the site grade. The fJoting of the east building wall should have a key of at least 12 inches deep to provide additional lateral resistance. Pan GEO should review the foundation designs during the building permit process to confirm that our recommendations are properly incorporated into the design and cons !ruction of the proposed development. All footings should be founded upon native moderately weathered sandstone or structural fill properly compacted over the native sandstone. An allowable bearing pressure of 2,500 psf may be used for sizing the footings bearing on this ,tratum. The recommended allowable bearing pressure may be increased by 1/3 for transient conditions such as wind and seismic loadings. All footings should be founded a minimum depth · )f 18 inches below the adjacent finish grade, or for interior footings, 12 inches below floor slal)s_ Total and differential settlements are anticipat,~d to be within tolerable limits for footings designed and constructed as discussed above. Footing settlement under static loading conditions are estimated to be less than about I-inch and differential settlement across the house should be less than about Yi-inch. Most settlement will occur during construction as loads are applied. Lateral Load Resistance -Lateral forces from wind or seismic loading may be resisted by the combination of passive earth pressures acting against the embedded portions of the foundations and basement walls and by friction acting on the base of the foundations. Passive resistance values may be determined using an equivalent fluid weight of 300 pounds per cubic foot (pcO. Tiris value includes a factor safety of at least 1.5 assuming that a properly compacted structural fill will be placed adjacent to the sides of the footings. A coefficient friction of 0.35 may be used to determine the frictional resistance at the base of the footings. Tiris coefficient includes a factor safety of approximate 1.5. 06-206 1515 lakcAveS.doc 5 PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat-1515 Lake Avenue South, Renton, WA May 27, 2008 Footing Drain-We recommend that a 4-inch diameter, schedule 40 PVC or SOR 35, perforated pipe embedded in washed drain rock/pea grave I and wrapped in filter fabric be installed at the base of the perimeter footings to direct collected water to an appropriate outlet. The footing drains should not be discharged onto the slope. The perforations should be placed facing down. Under no circumstances should roof downspol1t drain lines be connected to the footing drain systems. Roof downspouts must be separately tightlined to an appropriate discharge. Cleanouts should be installed to allow for periodic maintenance of the footing drain and downspout tightline systems. Footing Excavation -All footing excavations should be trimmed neat and footing subgrades should be carefully prepared. Any loose or softened soil should be removed from the footing excavations. Footing excavations should be observed by PanGEO to confirm that the exposed footing subgrade is consistent with the expect<d conditions and adequate to support the design bearing pressure. The contractor should be aware that most oftbe site soils are extremely moisture sensitive due to their high silt content, and will become disturbed and soft when exposed to inclement weather conditions. As a result, depending on the wea:her condition at the time of footing construction, it may be necessary to place 2 to 3 inches of CDF or clean crushed rock on the exposed footing subgrade to protect against degradation of the subgrade from moisture and disturbance. CONCRETE SLAB ON GRADE Conventional slab on grade construction may be used for garage and basement floors. Concrete slab on grade floors should be supported on native medium dense to dense silty sand (weathered sandstone) or properly compacted structural fill placed on top of the native soil. We recommend that concrete slab on grade floors be underlain by a capillary break consisting of a minimum of 4 inches of %-inch, clean, crushed or washed rc,ck compacted to a firm and unyielding condition. Soft spots, where present in the subgrade, should be over-excavated and replaced with a compacted structural fill. We also recommend placing a minimum 10-mil polyethylene vapor barrier directly below the slab. BASEMENT WALL DESIGN PARAMETERS Basement walls should be properly designed 10 resist the pressure exerted by the soils behind the walls. Proper drainage provisions should alsc be provided behind the walls to intercept and remove any groundwater from behind the wall. Our geotechnical recommendations for the design and construction of the basement wall!, are presented below. Lateral Earth Pressures -The below grade rortions of the walls should be designed for a static lateral earth pressure based upon an equivalent fluid weight of 40 pcf. A uniform pressure of 7H psf should be added to reflect the increase loading for seismic conditions, where H corresponds 06-206 1515 lake Ave S.doc 6 PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat-1515 Lake Avenm: South, Renton, WA May 27, 2008 to the buried depth of the wall. The recommended lateral pressures assume that the backfill behind the wall consists of a free draining and properly compacted fill with adequate drainage provisions. If surcharge loads, back-slopes, or Juilding foundations will be located within a horizontal distance equal to the height of the wall, lateral earth pressures will need to be increased based upon the type and magnitude cf surcharge. Wall Drainage -As a minimum, 4-inch diameter perforated drainpipes should be installed behind and at the base of the wall footings, em bedded in 12 to 18 inches of pea or washed gravel. The gravel should be wrapped in ageotextile filter fabric to prevent the migration of fines into the drain system The drainpipe should be graded to direct water to a suitable outlet. Lateral Resistance -Lateral forces from wind or seismic loading and unbalanced lateral earth pressures may be resisted by a combination of passive earth pressures acting against the embedded portions of the foundations and by friction acting on the base of the foundations. Passive resistance values may be determined 1:sing an equivalent fluid weight of 300 pounds per cubic foot (pcf). 1bis value includes a factor of safety of at 1.5, assuming that the structural fill adjacent to the sides of the footing has been prnperly compacted. A friction coefficient of 0.35 may be used to determine the frictional resistaace at the base of the footings. This coefficient includes a factor safety of approximately 1.5 as well. Wall Backfill-Basement wall backfill shoulc consist of free draining granular soils. The existing on-site soils are fine-grained and will not be suitable for use as backfill behind the basement walls. All imported fill should conf Jrm to that of Gravel Borrow from the Washington State Department of Transportation (Standard Specification 9-03.14(1)) or other materials to be approved by PanGEO. In areas where space i, limited between the wall and the face of excavation, pea gravel may be used as backfil. without compaction. We recommend that the wall backfill be capped with 2 feet of soil with a high fines content to reduce surface water infiltration behind the walls. The on-site material may be used to cap the backfill, provided that it is properly moisture conditioned and adequately compacted. Wall backfill should be moisture conditioned to within about 3 percent of optimum moisture content, placed in loose, horizontal lifts less titan 8 inches in thickness, and systematically compacted to a dense and relatively unyielding condition and to at least 95 percent of the maximum dry density, as determined using te,t method ASTM D 1557. Within 5 feet of the wall, the backfill should be compacted to 90 percent of the maximum dry density with small compaction equipment. Damp Proofing-The exterior of all below giade walls should be protected with a damp proofing compound. 06-206 l.Sl51ake Ave S.doc , PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat -1515 Lake Avenue South, Renton, WA May 27, 200S CONSTRUCTION CONSIDERATIONS OVERVIEW The main geotechnical aspects of the project 1:onstruction will include: • Site preparation • Foundation excavation and preparation • Installation of floor slabs, and • Site drainage and erosion control SITE PREPARATION The proposed building areas and other improyement areas should be stripped and cleared of surface vegetation, organic matter, and other ,leleterious material. Based on the thickness of the vegetative cover encountered in our borings, a stripping depth of approximately 12 inches will generally be necessary, with localized areas that may extend as deep as 1 S inches. The actual stripping depth should be based on field obse1vation at the time of construction. Depending on the grubbing methods used, disturbance and loosening of the subgrade could occur during the grubbing process. Soil disturbed during the grubbing process should be compacted in- place to the requirements of structural fill. In no case should the stripped or grubbed mate:ials be used as structural fill or mixed with material to be used as structural fill. The stripped materials may be "wasted" on site in non-structural landscaping areas or they may be exported. TEMPORARY CUT SLOPES Temporary excavations up to about 5 to 6 feet deep may be needed to construct the foundations. Temporary excavations greater than 4 feet de,!p should be properly sloped or shored. All temporary excavations should be performed in accordance with Part N ofW AC (Washington Administrative Code) 296-155. The contract,)r is responsible for maintaining safe excavation slopes and/or shoring. For planning purposei, the temporary excavations may be sloped to as steep as lH:lV (horizontal:vertical), but should be re-evaluated in the field during construction based on actual observed soil conditions. 06-206 1515 lake Ave S.doc PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat -1515 Lake Avenm South, Renton, WA May 27, 2008 MATERIAL REUSE The contractor should be aware that the near-sJrface silt and silty sand soils contain excessive fines and are moisture sensitive, and will be difficult to compact to the specified requirements. As a result, the excavated silt and silty sand m1terials will not be suitable for use as structural backfill, but may be used as backfill in non-structural areas. If use of the existing soils is planned, any excavated soil should be stockpiled and protected with plastic sheeting to prevent softening from rainfall. STRUCTURAL FILL AND COMPACTION Structural fill should consist of imported, clean, free-draining granular soils that are relatively free from organic matter or other deleterious materials. Such materials should be less than 4 inches in maximum dimension, with less than 7 percent fines (portion passing the U. S. Standard No. 200 sieve), as specified in Section 9-03. l"-(1) of the 2006 WSDOT Standard Specifications for Road, Bridge, and Municipal Constructior,. The fine-grained portion of structural fill soils should be non-plastic. Structural fill soils should be moisture conditi,Jned to within about 3 percent of optimum moisture content, placed in loose, horizontal 11 fts less than 8 inches in thickness, and compacted to at least 95 percent maximum density, detennined using ASTM D 1557 (Modified Proctor). The procedure to achieve proper density of a compacted fill depends on the size and type of compacting equipment, the number of passes, thickness of the layer being compacted, and certain soil properties. 1n areas where the siw of the excavation restricts the use of heavy equipment, smaller equipment can be used, but the soil must be placed in thin enough layers to achieve the required relative compaction. Generally, loosely compacted soils are a result of poor construction techniques or improper moisture content conditioning. Soils with ah ,gh percentage of silt or clay are particularly susceptible to becoming too wet, and coarse-!;rained materials easily become too dry, for proper compaction. Silty or clayey soils with a moisture content too high for adequate compaction should be dried as necessary, or moisture conditioned by mixing with drier materials, or other methods. Sprinkling is sometimes required tc, wet a coarse-grained soil to near the optimum moisture content before compaction. WET WEATHER EARTHWORK 1n our opinion, the proposed site construction may be accomplished during the winter without adversely affecting the site stability. Howev,,r, earthwork construction perfonned during the drier summer months likely will be more economical. Winter construction will require the implementation of best management erosion and sedimentation control practice to reduce the chances of off-site sediment transport. The site soils contain a high percentage of fines and are 06-2061515 lakeAveS.doc s PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat -1515 Lake Avenue South, Renton, WA May 27, 2008 moisture sensitive. Any subgrade soils that become softened either by disturbance or rainfall should be removed and replaced with structunJ fill or CDF. General recommendations relative to earthwork performed in wet conditions are presented below: • Site stripping, excavation and subgrade preparation should be followed promptly by the placement and compaction of clear structural fill or CDF; • The size and type of construction equipment used may have to be limited to prevent soil disturbance; • The ground surface within the construction area should be graded to promote run-off of surface water and to prevent the por,ding of water; and • Bales of straw and/or geotextile silt fences should be strategically located to control erosion and the movement of soil. As a minimum, erosion control along the north and west property boundaries should be in place before construction begins. SURFACE DRAINAGE AND EROSION CONSIDERATIONS Surface runoff can be controlled during constmction by careful grading practices. Typically, this includes the construction of shallow, upgrade perimeter ditches or low earthen berms in conjunction with silt fences to collect runoff and prevent water from entering excavations or to prevent runoff from the construction area from leaving the immediate work site. Temporary erosion control may require the use of hay bales on the downhill side of the project to prevent water from leaving the site and potential storm water detention to trap sand and silt before the water is discharged to a suitable outlet. All collected water should be directed under control to a positive and permanent discharge system. Potential problems associated with erosion around the development may be reduced by establishing vegetation within disturbed areas immediately following grading operations. Permanent control of surface water should be incorporated in the final grading design. Adequate surface gradients and drainage systems should be incorporated into the design such that surface runoff is directed away from structures and collected, and not allowed to discharge onto the slope. All collected water from surface runoff and from downspouts should be routed into a suitable storm water sewer line, and should not drain into the wall or footing drain system. ADDITIONAL SERVICES To confirm that our recommendations are properly incorporated into the design and construction of the proposed development, PanGEO should be retained to conduct a review of the final project plans and specifications, and to monitor the construction of geotechnical elements. The City of Renton, as part of the permitting proc,iss, may also require geotechnical construction 06-2061.51.5lakeAveS.doc 10 PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat-1515 Lake Avenm South, Renton, WA May 27, 2008 inspection services. PanGEO can provide you a cost estimate for construction monitoring services at a later date. We anticipate that the following additional services may be required: • Review final proj eel plans and specifications • Monitor excavations • Observe subgrade preparation for footings and floor slabs • Monitor retaining wall construction • Verify structural fill compaction • Review of erosion control measures during construction Modifications to our recommendations presented in this report may be necessary, based on the actual conditions encountered during construction. CLOSURE We have prepared this report for Mr. Raymon:! Ng and the project design team. Recommendations contained in this report are based on a site reconnaissance, a subsurface exploration program, review of pertinent subsurface information, and our understanding of the project. The study was performed using a mutually agreed-upon scope of work. Variations in soil conditions may exist betwem the locations of the explorations and the actual conditions underlying the site. The nature and extent of soil variations may not be evident witil construction occurs. If any soil conditions ari, encountered at the site that are different from those described in this report, we should be notified immediately to review the applicability of our recommendations. Additionally, we should also be notified to review the applicability of our recommendations if there are any changes in 1he project scope. The scope of our work does not include services related to construction safety precautions. Our recommendations are not intended to direct ti: e contractors' methods, techniques, sequences or procedures, except as specifically described in our report for consideration in design. Additionally, the scope of our work specifically excludes the assessment of environmental characteristics, particularly those involving hazardous substances. We are not mold consultants nor are our recommendations to be interpreted as being preventative of mold development. A mold specialist should be consulted for all mdd-related issues. This report has been prepared for planning and design purposes for specific application to the proposed project in accordance with the gene,aJly accepted standards of local practice at the time this report was written. No warranty, express or implied, is made. o&-206 1515 lake Ave S.doc I l PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat-1515 Lake Avenu~ South, Renton, WA- May 27, 2008 This report may be used only by the client and for the purposes stated, within a reasonable time from its issuance. Land use, site conditions (both off and on-site), or other factors including advances in our understanding of applied science, may change over time and could materially affect our findings. Therefore, this report sho1tld not be relied upon after 24 months from its issuance. PanGEO should be notified if the project is delayed by more than 24 months from the date of this report so that we may review the applicability of our conclusions considering the time lapse. It is the client's responsibility to see that all pHties to this project, including the designer, contractor, subcontractors, etc., are made aware of this report in its entirety. The use of information contained in this report for bidding purposes should be done at the contractor's option and risk. Any party other than the client who wishes to use this report shall notify PanGEO of such intended use and for permission to copy this report. Based on the intended use of the report, Pan GEO may require that additional work be performed and that an updated report be reissued. Noncompliance with any of these requirements will release PanGEO from any liability resulting from the use this report. We appreciate the opportunity to be of service. Sincerely, ·,,f'. 4_·,·,,·:~ H. Michael Xue, P.E. Senior Geotechnical Engineer Enclosures: Figure 1 Figure 2 Vicinity Map Site and Exploration Plan Test Pit Logs (1 sheet) 06-206 1515 Wre Ave S.doc u Siew L. Tan, P.E. Principal Geotechnical Engineer PanGEO, Inc. Mr. Raymond Ng Proposed 2-Lot Short Plat-1515 Lake Avenue South, Renton, WA May 27, 2008 REFERENCES Booth, D. B., Haugerud, R A., and Sacket, J., 2002, The Geologic map of King County. Washington: scale 1: 100,000. International Building Code (IBC), 2003, International Code Council. WSDOT, (2006). Standard Specifications for Road, Bridges. and Municipal Construction. M41-10. 06-20615151akcAveS.doc PanGEO, Inc. TEST PIT LOGS Test Pit No. 1 Location: Southwest comer of property (soe Figure 2) Annroximate <>round surface elevation: 70 feet De11th (ft} Materil!! DescriJl!jon 0-lY, Loose to medium dense, moist, dark brown, silty SAND/sandy SILT with scattered roots (To~soil/Fill) 1 Y, -5Y, Loose to medium dense, very moist, tan-brown, silty SAND (Highly to Comnletelv Weathered Sandstone) 5Y,-6Y, Dense, very moist, light ~rown-tan, slightly silty SAND, (Moderately Weathered Sandstone), chunks of sandstone, breaks down to siltv sand Test Pit tenninated approximately 6Y, feet below ground surface. No seeoage or caving observed in the exoloration. Test Pit No. 2 Location: Northwest comer of property (see Figure 2) Annroxirnate <>round surface elevation: 71 feet De!!!h (ID M!!.teri;iJ Descriution 0-2 Loose to medium dense, moist, dark brown, sandy SILT, some roots <Toosoil/Fill) 2-4Y, Loose to medium dense, very moist, light brown-tan, silty SAND , · • · to Comoletelv Weathered Sandstone) 4Y,-6Y, Dense to very dense, ve1y moist, gray-tan, slightly silty SAND (Sli!!htlv to Moderatelv Weathered Sandstone) Test Pit terminated appnximately 6\t, feet below ground surface. No seenru,e or caving observed in the exoloration. Date Te•t Pit. excavated: October 5,2006 Te,t Pit. Logged by: HMX N ti ;·_..._.,-il· :r-+Tukwila :-1~·,, ;;:_ ' ' ~; ·z. ~ '';", .•. ; ... • ":,--f~'-·l-;,,.,.;.:-- :; ~-1~ I,; Renton ; ~; -:.~-1;~ ' " . ·•,:,, am,.,,,,;: P-,:.,t Pnl_j,.:,:t I t1,,:~1ti ,n ' - '0 _-... , '· ~: ;..·.1 ·:-1 ' "';'· "· f ' '·,;-,...; ()•1;;; , ·"··· ,5.· Approx. Scale: 1" = 1/2 mile ? ii L I I OJ :=. f.:: ~--;;: :I /' ;,,/ _:- ii s ? I.?:: I ~ :··~·.. ~~ ,;,' ( .= + ~·n1_1~:~ r.1.~oirm·ctr.te, , ~ ···:r. = " t. < f ;, f ~- " ,, = :..· <·. ,._\ l: .. ._-.. ,· I ! 1-------.----------,-----------------l t PanGE@ ~ I • ~ 0 • P O R A T ~ 0 Proposed 2-Lot Short Plat 1515 Lake Avenue South Renton, Washington VICINITY MAP roject No. Figure No. 06-206 l1legrtWf tiledal 5/27/08 (16:21)MHX l'.X . r:,, ~ ./!X /i .t'.-:'.}/,:. Not to Scafe Legend: , ' z 'o ;S 1" ~. .. , "- '& LOT 56 e;~ "''" ~0/ • i,'o. ;o;D ;;; vi '-'" '-" 0~ <S"' "' l' s.>-- -"" si ......... g ..., "z 1..-!.">0 " " u, <J1 ........ . ro, o"' • ... "'"' r "'"' zt.nm M~~ iii1"'l TP-1 Approximate Hand Excavated Test Pit Location Note: Base map modified plot plan Cramer Nprthwest Inc. r A-x PARCEL / /d."J4040-r i B5 ~ ~\ •' 1 or. 5 ~re1iCTfJ~OPERTY , -'. S89 '47 '03'1' 203.91' ;.iQ.z _ _ · IJS.99' , ~ • ( . ' . ' ' I ~,--J.: -, v· , \ I i 4' /#GIi CIWNLJHK FENCE TP~2· 10; 7 x· cQ.NCR£TE Rt:T, WALL :..-· , I . ~·~~~ ·2 ~TP-1 JJ6.!/ll' 88.98' ,, . ·-._ 160 94' -- "· \ N89"47'02"W 205.96'4' wruE HEpGE: -/ r·,. ' 18' BUITT:R FROJi mp Of SLOPE J' l"AU. .BMBEV -r[NC[ u,~ \ 0~ \t' ?> ~~ WOOD RETAIN/NC \ \ WALL S. FACf '. ±f..Q' s. ()f \ <ROP£RTY '": \ ' . \ \ 'l!, LO r .5.5 TAX PA~CFI /'.L~.(040-1 t 70 HOUSE 1.5' ,;.vES PanGE@ Proposed 2-Lot Short Plat 1515 Lake Avenue South Renton, Washington 1llc;O .. lf"OIIAT11iiO \ \ ~~~~' ~~~~- r"}~lv.~·, 9 12P Vi, !JI\ r , u,,ol;lr,',i a;:: ~~"1, ' ~~ 1:', 1l \ SITE AND EXPLORATION MAP Proiec.-t No Figure No 06-206 2 S!ff 600 IN ~ UT/u [L.~ . • ' t t • STEWART TIT L . . "IELOPMEII/T PLAN G!TY OF Fl"NTOI NING ·-· •l Subdivision Guarantee Guarantee No.: SG-2631-12334 GUARANTI COMPANY DEC l 6 2008 RECEIVED Effective Date: December 4, 2008 at 8:00 AM Fee; $300.00 OrderNumber: 208169112 The County of KING and any City within which said S11bdivisio1 is located in a sum not excccding $1,000.00 That, according to those public records which, under the recording laws, impart constructive notice of matters affecting the title to the land included within the exterior boundary of said Subdivision Guarantee, the only parties having any record title interest in said land whose signatures are necessary, under the requirem{mts of the Subdivision Map Act. on the certificates consenting to 1h¢ recoYdation of said map and 1-1ffcring for dedk..a.iio~ ::1.nv st~e,ets, roads. avenlie~ and 01.h.er easements offered for cied!cati'ln :;is. s!iJ~wn w '::i,1JtKi!Vts1on Guara.:Hee-, ,/~~ 'i~.i! :ii~ iHI~ 1ii.~J ijt~ i1iJ.',1!' ill~~ ,111~ ,ili!i ,iii!i Signed under seal for the Comoany. but this Guarantee ls to be valid onlv when it bears an authorized coum:ersioriature. ,iii -.. iili!a "--·VU!:,,::;::,J;.,t°;-:;,_. VJ, 1Ui~ ,t,: "' -f'""\. 111~ /'-4-....f.C ' L.I ,liili " -. --. ifii~ A·Jti·,,::,(i~d C,:,rcJiC.::t.:rig1i~n"t .[jj~ ~*"."'·"?.rt 'Tit!.,-. S~:!tt!"' 'Ii~ ------------:ii~ , ...... ,-,, '!\\ij f:,FATAC. W~<il•;"!!t:t\T! "ll~ r,.i~.-, ~~:'.f :;jj~ :di~ ,dig ,qp] ii Ii _..-!..~---~ --.I: 1 b&.t::VVi:; ii L --~L"cii'-'-""""';:,··•·•"'"'1y ~.!JI~!#(~~ :i1.f}1f~-J:~~t~ i"- i~~\~ila rtA! ~~-#).:~~,t~ ~~ C'.si;~i'fi:M.\J.,l" /J ' A . A,.---i-.. !"'I i / \'-} ...... .-:;v....J> /n,,u. Ji < , , 1 ,,., w_, , r ~· .---·/" Senior cna,rman of L~e l:loaro President Guarantee Ser 1al No. SG-2631-12334 !Iii~ !iii~ ,iiii iili~ In writin<; this comoanv olease address it at P .0. Box 2029. Ho·.1ston. Texas 77252. and refer to the orinted Serial Number. .,., 1111~ •ill~ liill iii~ ,111~ ~tJ!: 'i..ll.lH ~iirn ~1111 ~·ii11 ~illi ~ilil ~Iii ~illi (itill ~iiU ~!iii illii' ~~Ii (ijll ~HI LJm (iii! itiil, ta1i1 [liiii (ii iii [!Iii: filti "" illli ~Iii ...,., ~Ith 1lill !iiiii f1ii,1 iliiii ._JII ,iii~ 'I~ . ill&&-* ~~d:!t::~;;;;r?;!-..... ="!ze=:~::..""'~~~;:Y.!::Y.::::ir'-~-=-.,...A5':!'!! --V':!:.-.V-V-~ - SUBDIVISION GUARANTEE Guarantee No.: SG-2631-12334 UPDATED REPORT Order Number: 208169112 Reference Number: GUAN.LI Effective Date: December 4, 2008 at 8:00 AM Subdivision Guarantee: Sales Tax: Total: OWNERS: QING HUA GUAN, A SINGLE M 11.N AND QI FENG LI, A SINGLE MAN LEGAL DESCRIPTION: $300.00 $27.00 $327.00 LOT 56, BLOCK 7, G.D. HILLMAN$ EARLINGTON GARDENS ADDITION TO THE CITY OF SEATTLE, DIVISION NO. 1, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 17 OF PLATS, PAGE(S) 74, RECOHOS OF KING COUNTY, WASHINGTON. SUBJECT TO: 1. LIABILITY FOR SEWER TREATMENT CAPACITY CHARGES THAT MAY BE ASSESSED BUT NOT DISCLOSED IN THE PUBLIC RECORDS. PLEASE CONTACT THE KING COUNTY CAPACITY CHARGE DEPARTMENT FOR FURTHER INFORMATION AT 206-296-1450. ----------------------~--.. ·----·-·-------. -------------1 Guarantee No: SG-2631-12334 I I SUBDIVISION GUARANTEE 2. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: QING HLA GUAN, A SINGLE MAN AND QI FENG LI, TRUSTEE: BENEFICIARY: AMOUNT: DATED: RECORDED: RECORDING NO.: A SINGLI: MAN PACIFIC NORTHWESTTITLE COMPANY OF WASHIN·3TON, INC. SEATIU: PACIFIC MORTGAGE, INC. $311,200.00 JANUARY 23, 2007 JANUAR'( 25, 2007 2007012!i001856 ASSIGNMENT OF BENEFICIAL INTEREST: ASSIGNEE: JPMORGAN CAHSE BANK, N.A. DATED: JANUARY 23, 2007 RECORDED: JULY 20, 2007 RECORDING NO.: 20070720000875 NOTE: GENERAL TAXES FOR THE YEJIR 2008 WHICH HAVE BEEN PAID. AMOUNT: $2,101.04 LEVY CODE: 2100 TAX ACCOUNT NO.: 334040-1180-05 ASSESSED VALUATION: LAND: $125,000.00 IMPROVEMENTS: $ 88,00C.OO !----------------------------------------------------------------- Guarantee No: SG-2631-12334 SUBDIVISION GUARANTEE The Company's liability for this report is limited to the compensation received. This report is based on the Company's property records, ancl no llabillty is assumed for items misindexed or not indexed in the public records, or for ma~:ers which would be disclosed by an inquiry of parties in possession or by an accurate survey or inspection of the premises. This report and the legal description given herein are base,d upon information supplied by the applicant as to the location and identification of the premises in question, and no liability is assumed for any discrepancies resulting therefrom. Thin report does not represent either a commitment to insure title, an examination of or opinion as to the sufficiency or effect of the matters shown, or an opinion as to the marketabllity of title to the subject premises. I certify this is a true accurate reflection of thoi,e documents on file at the King County Court House, Seattle, Washington as of the date and time referenced above. Don Peters :de Guarantee No: SG-2631-12334 stewart ~-guaranty company ORDER NO: 208169112 This sketch is provided without charge for informatio11. It is not intended to show all matters related to the property including, but not limned to area, dimension;, encroachments or locations or boundaries. It's not a part of, nor does it modify, the commitment or polic t to which it is attached. The ccmpany assumes NO LJABILITf tor any matter related to this sketch. Refe renoe should be made to an accurate survey for further infomiation. ' / I I I . ,~ •••••• ~~~' J]-••••••• -- I lol 1 ,.. ~ ' I \ .!114. ,s ·····+ .... ·-~·-....... . -'"' I ~ I I g I I 1" I I 1010 riil ... "' _ 301. H .... 1. ••••••• ~.l. ........ .'" t !a I I " I .. 302.,4.,.L ..••.... J.L. ......... . """' •• """' ... 57 1185 ..... "'" 58 1180 209.46 • I ' I ' \ ' \ ' I ' \ ' I 53 1165 33 31 ,. c§!ewart ... ,",,, . " • 0 • •• ••• 18000 International Boulevard South, Suite 510 SeaTac, Washington 98188 2os.no-8100+ 888-896-1443 fax 206-770-8703 • 253-882-2033 COPIES OF DOCUMENTS ORDER NUMBER: 208169112 FOR PROPERTY ADDRESS: 1515 LAKE AVENUE SOUTH, RENTON, WA 98055 l}ranch :STK,User :8763 KING,WA Document: DE!) WAR 2007,0125001855 Order: 208169112 Title Officer; 41 Comment: Station Id :BXRE 20070125001855.001 Whan racorded retum to: QING HUA GUAN 1~15 LAKE AVENUE SOUTH RENTON, WA i8065 E2262266 ~~~,l,\· .If!--....... .. IS881tll,N escrow No.: aooeo&ea Tile Order No.: &423117 THE G"""1'0R(S) STATUTORY WARRANTY DEED '\ '5L.-- ~ U-fZ.'?"il-i FlLED BY PN\JIJT TODD M. FRANC£SCHINA Bl'Jd TAMARA P. FRANCESCHENA. husbend and wife ft.Ir n1 In cmsld11'1111un of TE.N DOLtARS ($1D.00) ANO OTHER GOOD /JKJ VALUA.81.E CONSIDERATION fn hanel s,lld., comreyi, and wimmtiii tel QING HUA Ol)AN. a 1&1gl& men 8nO Ol FENG LI, 1!1: :afngNI' 11111\ tne-fcllOWlng delCl'lbo(1 real estate. situa1ed 1n the or t<l"lg, state OfWaehfnuton:: LOT 66. 81.0CK 7, C.D. HILLMAN'$ EARLlNGTON GARDENS ACOITION TO THE CITY OF SEAm.E DIVISION NUMBER 1, ACCORO!Na TO THE PLAT THEREOF RECORDED tN VOLUME 17 OF PIAlB, PAGE 74, ON KING COUNTY, WASHINGTON. _ r .. Paroel Numbe~•t. 3340<0-11eo-os ~ ~RANef~ STATEOFW~ Page I of I Printed on 7/24/2008 1:18:19 PM ORDERNO. 20 B 1 b1 II 2-. Sectioo~TOWll&bip. ___ ~.--- rStev,art t.-:t1t1e ShortPlat Rec. No.--------- Volume / J Page 7 J.f ~ ·~·~ -----------k:~ ------__ _A~!!?] _____ ~------~ / ... , / .,l \ ,.,... : / Oo ' ./ : / 'B . . I /, ' ...... - I \ ... ··+·-----l---------- "' ~ I ~\ "' 1010 .., .. ... ., ... ., _J ____ . ___ _g_J_·--·----... I ;i I I . I L _______ -~-L--------- -- 203.91 -"" ..... ~ .. ....... ,,.. 57 1185 225. 16 ' I • I ' / ·::__ ( 1550 \ '" , ~--::a ... ~~--------•21;:0~0:.., ...... .,..1.,'""91"!.~3~8!""' I "': : RNLU/ " "' 1346.19 LINDHOLM AV!3 46 ·19 200608 \ -' I . • \ • I I • I ' \ ' I ' \ ' 53 1165 -34 1405 33 31 --""" -1406 1407 77 5 / R~· -"" 1l 1 " I §;; I 0~52 .r~ 1160 '::"28 "" This sketch is providec! without charge for your illfar.mation. It i.s not intended to show all .lllllltem relaled.to the property includ;ng, IM not linnll:d to area, <fuoensioos, easerne111s, encroachments or loca1ion of boundaries. It is not a part of, oor does it modify, the ~ommitment or policy to which it is attached. The company assumes NO UABJLlTY for any matter relab!ld to this sketcll. Reference sboui.! be ma<ie to an accmate sorvey for further informatior, . . ' .. t N 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 ) ------------,--------'-U=:!....c-t_,_/""'odi'2..::..J. '--'"'-r:-'-'11_1,-f_(_'tJ.--=i.:_o ________ • being first duly sworn on oath, deposes and ys: 1 , On the .1 day Of b o ['{ IYl J.,~•/ V/(Wtd ./-J.11 fl1Sh\.lU.,t} _ -='--'"~'----'-"-'=-v,__r_, 20.J2a__, I iRstelled _J.... public information s)gn(~) and plaji,tic flyer box on the property located at /'>IS 1-tf [e /hi~ . ..) for the following project: j I .5)/1,lt,"7 /lt./!?T Project name . . Ou; F-ena Li Owner Name v 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 locations in conformance with the requirem Code. as/were constructed and installed in hapter 7 Title 4 of Renton Municipal Signature ;e,wvV G:\Fotms\Planning\pubsign.doc 08/31/04 Printed: 12-16-2008 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUAOS-148 12/16/2008 11 :06 AM Receipt Number: R0806373 Total Payment: 1,550.00 Payee: SKYWAY HOME IMPROVEMENT 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 4054 550. 00 Payment Check 3940 1,000.00 Account Balances Amount 1,000.00 500.00 50.00 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 DO NOT USE -USE 3954 5955 000.05.519.90.42.l Postage 5998 000.231.70.00.0000 Tax .oo .00 .00 .oo .00 .oo .00 .00 .oo .00 .00 .00 .oo .00 .00 .oo .00 .00 .00 .oo .00 .00 .00 .oo .00 -·--- w ~ "" 0 w _., 0 Q:'. n.. . N I- I- I-w E I- I Cf) Cf) s I 0.. 0.. (L ·. ~ ·, .. , Erosion Control Notes 2005 -2006 THESE NOTES SHAil APPEAR FOR All PROJECTS -SITE IMPRO\£MENTS, SURFACE WATER UTILITY, WAS1EWATER UTILITY, WATER UTILITY, AND lRANSPORTA1ION PLANS: . 1. BEFORE ANY CONSlRUCTION OR DEvllOPMENT ACTIVITY OCCURS, A PRE-CONSTRUCTION MEETING MUST BE HELD 111TH THE CITY OF RENTON, PUBLIC WORKS DESIGN. ENGINEER. 2. All limits of clearing and areas of vegetation presefl'Otion os prescribed on the plon(s) shall be eleany flagged in the field and observed during construction. 3. All required sedimentation/erosion control facUities must be constructed and in operation prior to land clearilg and/or · construction to ensure that sediment-laden water does not enter the naturol drainage system. All erosioo and sediment facilities shall be maintained in a satisfactory condition untn such time that clearing and/or construction is complete and potential for on-site erosion has passed. lhe implementation, maintenance, replacement, and additions to erosion/sedimentation control systems shall be the responsibiity of the permitee. 4. The erosion and sedimentation cootrol systems de¢cted on this drawing are ~1tended to be minimum requirements to meet anticipated site conditions. As construction progresses ond unexpected or seasonal conditions dictate, the permitee shall anticipate that more erosion and sedimentation control focHities will be necessary to ensure complete siltation control on the proposed site. During the course of construction, it shall be the_ obligation and responsibility of the penmitee to address any new conditions lhot may be created by the actMties and to· pro~de additional facilities, over and above minimum requirements, as may be needed, lo protect adjacoot properties and water quality of the receMng drainage system. . . 5. Approval of this pion is for erosion/sedimentation control only.· It does not constitute on approval of storm dralnoge design, size or location of pipes, restrictors, channels, or re.tention facilities. • ''" .,_, .-,-----· -· _ ,,,.,,,,it:,t.,'i-,,,;6, __ Q~r\~g tht;Um~.}tii:lod of Oct9b!r.lst-tllfoligh -April 30th, all project distributed soil areas greater than 5,000 square feet, · · -.. · .. ···· · . that ore lo be left un.,-worl<ed for more than 1.2 hours, shall be covered by mulch, sod or plastic covering. · .·. . · 7. In any area which hos been stilpped of vegetatioo ond where no further work is anticipated for o period 30 days or more, . all disturbed areas must be Immediately slo//ilized with mulching, grass plantin~ or other approved erosion ciJntr~ treatment . · oppllcoble to the time of year. · Gross seeding alone will be acceptable only durin~ the months of April through September, inclusive. Seeding may proceed, however, whenever it is in the interest of the p,:rtiitee, but must be augmented with mulching, netting or other treotrnenl approved by ihe City of Renton, outside the. specified time period. . .. 8. For all erosion/sedimenlotion control ponds where the deod storage depth exceeds 6 inches, a fence is requireq with a minimum height of three (3) feet, 3: 1 side slopes. . · · · · . · < . ·... . 9. A temporary grovel oonstruction .entrance, 24 feet x 50 feet K 8 .inches of 4 to 6 inch quarry spoils shall beiocoled at all points of vehicular ingress and egress to the construction site. · \ \ \ I \ \ \ g \ I \ \ • ; LOCATED IN THE N.1111. 1/4 OF THE S. E. 1 /4, OF SECTION 19, TOWNSHIP 23 . NORTH, RANG:£ 5 E, UTIUTY CONFUCT NOTE THE. CONTRACT Or, SHALL BE . RESPONSIBLE FOR. V/£RIFYING . tH/£ LC c,\ TION, ·.· DIMENSION, /;ND [!/£PTH .OF ALL £Xl$TING UTILIT/1£5, WHITHER SHC!WN O.N . . TH/£S/£ PLANS ;OF, NOT, . BY POTHOLING TH/£ UTILITl/£S AND SURVE't !NG THE HORIZONTAL ANO VER1ICAL .LOCATION PRIO.R TO CONSTRUCT/ON. THIS . . SHALL INCLUDf: CALLING UTILITY LOCAT/£ @ 1-B00.~424-5555 A~D TH/£N . POTHOLING ALL CXISTING IJTILITIES AT LOCATION OF NEW UT/UTY ;ROSSINGS . . TO PHYSICALLY V/;;RIFY WHETHER OR NOT CONFLICTS 1£XIST.; LOCATIONS OF · . SAID UTILITIES Ag SHOWN ON TH/£SE PLANS ARE NOT GUARANTEE J AND ARE SUBJECT TO YAl?IATION.. IF CONFLICTS SHOIJLD OCCUR, TH/£ CO~TRACTOR SHALL CONSULT CRAMER. NORTHWEST· INC. TO RESOLVE ALL PROE!LEMS. . · PRIOR TO PROC££D1NG WITH CONSTRUCT/ON. I W.M. • \ I I ( ' ' I ' -' • ' ->;. ;- OLD.· LEGAL DESCRIPTION: i . . . · (PER STATUTORY WARRANTY DEED RECORDING NO. 2005101 /c>0/921) . . .. . . . I ' LOT 56, BLOCK 7, .G.D. HILLMAN'S /£ARLINGTON GARDENS ADDITION. TO TH/£ CITY OF SE:ATTL/£, ACCORDING TO TH/£ PLAT .THER/£0F REqORD/f.D · IN VOL.UM/£ 17 ·OF .. PLATS, · PAGE 74, RECORDS OF KING COVN[(, WASHINGTON TREE LEGEND . · -~ ,.·. DECIDUOUS TREE .. Tl: 12'' DOGWOOD . T2: 11" FRUIT . T3: . 16" APPLE (TBR). T4: 6" FRUIT (TBR) 15: 16" CHERRY T6: 6." HOLLEY T7: 7" FRUIT · ', •.;, ,a • •• •' • EX STRUC1URE TABLE #1: SSMH RJM,-'-;90.06 ·' - 8" RCP N.-5.= 72.04 ·.·. #2: SSMH RIM = 90.89. 8" RCP N.-S,= #J: CB 74.92 . RIM = 88.20 6" CONG. S.= 87.00 -t~ _,_ 90 '~ LINDHOLN AYE. "'.__ 8" A.D.S. . ' JO ~ 1.E.=89.B6 · 0 "'----'. · a'' A.0.S. · . l.1£.=90.04. \ \ \ \ . \ \ \ \ ' .--i ' I ' I ' ' ' '/ i l, . I ' ;' :,. ' ·t. ' ' S/TUAT/£ IN TH/£ COUNTY OF. KING, STAT£ OF WASHINGTON. \f. Table 4 •. 11 . Tei n'>oraJ" l=r?Sioo CP!lltrQI s d !ffl . ' Nix "'11 \\' .. ,bf %Pnm 11'9 Gt,1111j~oli,Q111. . Chewing, or am,ual bha.e '$f.S5S . Feii~c.a mbm \'GI~.-c.mt.-·?itutaia. or. Poa p,,,..,:nn,ial rye • LfJ'ltz,,_11J nsrtrJI.Jn~· Red top o,.r eolonial be:ntgi ass• . Ag,-oJ ti: alba mA.g,,i1sti.< t•,rui. · .. .• White dutch el<1.ve1 · :fri~l,11ro """"""' . ' INSTALL DRIVEWAY CULVERT IF THERE IS A ROADSIDE · DITCH PRESENt anru:r . ·. 4"-8" QUARRY SPAI.LS ~ >-1. ill 410 . . 50 5 ~. • \ ... Q .· o .. . '%, • 98. 90 9$ 90 92: S.5 98. 90 DRIVEWAY SHALL MEET fHE REQUIREMENTS OF THE PERMITTING AGENCY IT IS. RECOMMENDED THAT THE ENTRANCE BE CROWNEQ SO THAT RUNOFF DRAINS OFF TliE PAD ; l '' \ . I I \ ' ( , I I . 1 . '1 1, I ! -~ , • I .' \' ·:-,:, ,' . '. •' · .. · .. V1CINITY. MAP ' BENCHMARK:' CrTY OF RENTON B/£NCHMARK NO. 476 · FOUND. CONCRETE MONUMENT W/ BRASS . . . PIN IN GAS/£ 15' EAST OF INT/£RS/£CT/ON OF · . SHAmJCK AV/£NU/£ AND SOUTH 15TH STR/£ET .. . . ELEVATION: 132.86 i U.S. FT. SITE BENCHMARK: 60D NAIL SET IN I\'. FACE OF . UTILITY POL/£ · . • . . I · 1£L.=94.62 U.S •. FT.' VERTICAL DATUM: · .· . ' . NORTH AM/£R/CAN V/£RTICAL DATUM OF 1988 CONTOUR INTERVAL: 2.00 . · U.S. FEET . ABBREVIATIONS BLC C CB• CL co D DDCV DI BUILDING CORN/£R MH . COMPACT MJ c,\ TCH BASIN OVHD . CLASS PL . CLE"AN OUT R STORM DRAIN . . R/W . DOUBL/£ DIT/£CTOR CH/£CK VALVE S DUCTILE IRON . SQ FT DOWNSPOUT ~C DRIVEWAY .· ,, /£LEVA T/ON TP /£ASl£M/£NT . U.N.O. . FOUNDATION DRAIN · S FIRE DE:PT. CONNE:CTION W 1515 Lake Ave S. . Renton, WA MANHOLE MECHANICAL JOi/lT · OVE:RHE:AD PROPF;RTY LIN/£ RADIUS . RIGHT-OF-WAY SANrrARY SEWE:il: · · SQUARE FEET SIDE:WALK TOP OF CURB TEST Pl1 . · · UNLESS NOTED OTH/£RWISE: SOUTH W1£ST ----------·-s""-=-.. --a,--.--• •, • ,, ' •_a • ----C ••• ---., ·--·-·• L.. - -. -~E-OTEXTI .E_________,/ --·. DS D/W EL 1£SMT . FD FDC FF FHY · --: Ell!/ISH _fLOOB.__",_ , .,-· · --·,--·--'·-£,._ ·---·-·.,·-../£AST. -- NORTH NORTHWEST SOUTHW/£ST TAX PARCEL #JJ4040-0995 • A-2 APPROX/MA 1f LOCA T/ON OF CA 1£GORY 2 WETLAND BOUNDARY "Z ~ 0 ~ "4. ~\ ... !-\ . 81 • \ \ lli ~ \ 15 '3 "' "' "'~· ~~ 15 "' ~i 50' \ \ \ \ \ WETLAND 1:, BUFFER . ----------'->-~- A-1 · TAX PARCEL . #JJ4040-1010 \ . \ \ \ I C) \ .\ \ 18' BUFFER FROM . .TOP OF SLOPE ACTUAL. LQCATJON Of SSMII IS S09'5J 07 t 284.JB':t OF N'LY SSMH \ I \ \ \ \\, \ _EX 8" DI WATER \ ', \ \ \ \ ~ \ \ \ \ \' \ -·'" I \ \ \ \ I \ \ 8" A.D.S. l,E.=88.95 S.. 19TH ST. 12" MIN. rHICKNESS ---"---' PROVIDE FULL WIDTH OF INGRESS/EGRESS AREA ·.CONSTRUCTION ENTRANCE NTS ·· JOINTS IN FILTER FABRIC SHALL BE SPLICED . AT POSTS. USE STAPLES, WIRE RINGS, OR · · EQUIVALENT TO ATTACH FABRIC ro POSTS .. · 2·x2" 13Y 14 Ga. WIRE OR . 6' MAX. / POST SPACING MAY BE INCREASED TO 8' IF WIRE BACKING IS USED SILT FEN Ct~ ~----EQUIVALENT, IF STANDARD·.,·.~.---... STRENGTH F'ABRIC USED . FILTER .FABRIC--- ~ MINIMUM 4"x4" TRENCH// BACKFILL TRENCH WITH · NATIVE SOIL OR J/4"-1.5'/' WASHED GRAVEL . · · . . 2"x2" WOOD POSTS, STEEL FENCE POSTS, . OR EQUIVALENT 1 1 EROS'JON CONTROL PLAN NTS · 1 1'=30 SURVEYORS & ·PLANNERS ENGINEERS, ___ ...;... _ _;_ ___________ ...;... _____ _ 945 N. (253)852-4880 (local) -•····. --... ---. --~----.----· ·------- --· -' CENTRAL, STE. #104, KENT, WA 98032 or 1-(800)251-0189 (toll free) (253)852-4955 (fax) E-MAIL: cni@cramernw.com "' .. -.·-··' . --· ---~ ---······ ----, ---·-·------------____ , __ ··-···-' . --.--.. ··-·-··---------.. --·~---- . ,----------. ··-........ ----·-··· -------·---., ---. --- 1---1:..c...· -1--~---'-R"'E:.:.v.::1sc:1=.::.0N-=-s-''-PE:::Rc.:...c:..:o:..:R.:. . ....:8:.<...1:.:8:L....:0:.:9;__ ___ +-=-LS'--'K_c_+'"'s· ·2~L.'.co-"-9 J----j~sv===~t.':'.Nw':_ ___ _j =, DESIGNED: 1"=.30' LSK .. ·-. LSK l-;_.-;___:_-J-,___ ____ ~~-.,..'--~-----~-'-----1--'----+----+---'-'-,J CHJ;:OKEO: . LSK APPR ~.-~~PROVED-'--,-.'--·----. REVISION L·. ONE JNOH ~ AT l"\JU. SC,IJ,..E --:: NOT ONE INCH 3' 'ALE ACCORPINGlY ----' -, -----·-·---'·--·------., ...... -.::·.·--'------------- -VERl'ICH.: NAVO 19fl8 HORIZONTAL: NM) 1933/11)91 DATUM CITY OF RENTON ·'\ .. ;"' z ::. N ' ·-N. '· ., \ , I ' I I I I I FIR£ HYDRANT N FL H/C FLANGE JOINT NW . HANDICAP SW IE INV/£RT 1£L/£VATION NE LF .L/S. LINEAR FEET · Sf LANDSCAPING · LECEN.D: · DESCRIPTION . STORM SEW/£R . SANITARY SEW/£R WAT/£R. AC PAVING CONTOURS· STORM CA TCHBASIN SANITARY SEWER MANHOLE . WAT/£R VALV/£ FIRE HYDRANT UTILITY POL£ . WAT/£R MET/£R CULV/£RT MAIL BOX GUY ANCHOR .. . TELEPHONE·. MANHOLE SIGN POST NE'IY l'",''I .... ,· .. : ... , ' "' ,· - • . -··-·---··~--"'."0-.~ ,.-~-,_,.,,._. ', · NORTHEAST SOUTHEAST EXIST/NC EX. STORM _E&__ SEWER · _s&_cWAT[R 50 lllill @ Ell II> e 0 0 an le- Ci) 0 RECQMM.ENDED FOR APPROVAL --~--\ I '• .S'HEl''I' IN.DEX: . I . f€0S/ON CONTROL PIAN/DETAILS 2 ORA/NAG[ CONTROL Pl.AN . 3 ROAD io'l'ROVEMENr PW/ DATE: /.9-r-09 DA TE: / t-/1 if o'I' BY: ___ ~-------'-. DATE: __ _ 4 . WlTER l't },EWER PLAN, NOTES, BLOWOFF DETAIL 5 W,l,IDI ii SEWER DUA/LS 6 RilfJ}, WATE~ &-SEWER DETAILS ; BY: DATE: • . \ I l \ ' '· ·. '} l • ' ------------ QUI FENG LI SHORT PLAT FOR RAYMOND NG EROSION CONTROL PLAN/DETAILS ---- """ 5/26/09 SHEET: QF: 1 . 6 A-.. NN:NNAA . ----·-__ ,, ____ . ···--.. ··· ;·,_ .. ~ ... --------. . ~--· ·--' -