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HomeMy WebLinkAboutLUA-06-053_Report 1INOT"E: I STREET TREE LOCATIONS ANO QUANTITIES ARE APPROXIMATE ANO SHALL BE ADJUSTED PER FINAL DRIVEWAY ANO U_TILITY LOCATl(?NS. A PORTION OF THE N.W. 1/4, SECTION 15. TOWNSHIP 23 N., RANGE 5 E., W.M a ,J;, w 0 z w ~ j ~ 0 0 .. n H 1 1 ,---,----------I I i ------r----~--------~~ ' " I I I I ' ' 11.., I I ,' ~ J '\. I I J U.o ,R . ·• ~~~~\!:-:;',~::?a~::. -----_: ~ \ ': J ~ ":!-E. 2ND PLACE __ . -~ :::~: -, I s,: I -, --,,l '· L.9'., // .. oo· I , ,. t-_ I , I I a ' _,. I · J ' 1· -· L __J "" I . ---------1 ________ _J_ __ ·"0 ----L -~--:l:-=--=-T--£~~-'--~:-':' ·JL /G /1-) l _!) \, ,ci I c t '>' &,DE ,_.,.;\_,,,..,e,ccAF1: ~~-""'7"""\161.C".OJ>- 211 " """' ; ~ f. t VICINITY MAP \ \ I ' . 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MA.GHUSSEN PLAT 49 wrs 1Rff f't.AN PR£L/l,I/NARY GRADING PL4N 2 i ~ ~ , • I ~ i I I ; I I I ; • § ~ • " • \ii ! • a CJ i f"/1 I . JAEGER ENGINEERING 9419 Soutfl 21),flh Place Ke,,t. Ir,\_ !N'l03r -No. (25.J) 86(}-09J4 • .,. No. (25J) IW)---()155 • ~ , I s § , I I , I I I ' I ! I ~TLEG 1. ' i I I I I I I ' . ~-y LEG C. ~~L_-1 \ I ' i 8 I ~J_ 1_..,,_.w,,' ~L$,1!U~ ~- 1j -u._ _L § , I i , l! I ' I I ~-+t-+ttttttt1'-fi+I ! . I J I ·.i ' ' • II • f++H+l++++ll, .,c&f--.,++++-:~.- 1 •• \ "'j l+-++-+t-JC 1 ---+J-H_ ,-"' - \' J I I I " JAEGER ENGINEERING !U!i Soutfl 204l,I, ~ Kent WA 5180J'! "'-lo/o.f2")1!50--t:SH Fmlo/o. (~)85(1-(11!>:'i ' ,, -1. ~.·[Pl lJ ·,i/ 1,,,',i!1,···' ' ' :fr ,, ! ' • ' ' .....,;;.-. " -H ,. ---· - '' -g-· ' ' '' .'.T.-''. _t_ / ,, ., ~, ",~·, "'•', •·• + z j :;: Lui ~ I l + " w 6 "' 2 m L~ '" w l ~ F--=-.::;,-~ ' L-...') I~~ .. c --1 -~ I, w " ~ 0: z "' N ~ =-~ i' -t-. ..-... ; .__ '1 = '--- -' '' ' ' ll :o::: __ (9i ., 1: ~l CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 141h day of June, 2007, I deposited in the mails of the United States, a sealed envelope containing Request for Amendment to Manussen Plat Decision documents. This information was sent to: Name Parties of Record Morgan Nichols, J3ME (Signature of Sender):_ ~~.y' STATE OF WASHINGTON ) ) ss COUNTY OF KING ) See Attached Contact I certify that I know or have satisfactory evidence that Stacy Tucker Representing signed this instrument and acknowledged it tp be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: (p-llJ -O"] , I \ te of Washington Notary (Print): [, ,,~·4 • l, My appointment expires: I "B\ 2-1) d0\0 Project Nam1t: Magnussen Preliminary Plat :Project Num.bttr: LUA06-053, PP, ECF PARTIES OF RECORD MAGNUSSEN PREL PLAT LUA06-053, PP, ECF Susan Rider 1835 NE 20th Street Renton, WA 98059 (party of record) Marc Rousso Seattle Redevelopment, LLC PO Box 2566 Renton, WA 98056 tel: (206) 948-8899 (applicant) Stephen & Gena Lindberg 13832 SE 131st Street Renton, WA 98059 (owner) Ricardo Beltran 2108 Blaine SE Renton, WA 98055 (owner) Lisa Spahr Forest Practice Coordinator Department of Natural Resources PO Box 47015 Olympia, WA 98504-7015 (party of record) Updated: 06/14/07 Morgan Nichols J3ME 1375 NW Mall Street ste: #3 Issaquah, WA 98027 tel: (425) 313-1078 (contact) Paul & Lois Lindberg 4715 NE 2nd Place Renton, WA 98059 (owner) Patrick & Sarah Graham 13809 SE 131st Street Renton, WA 98059 (owner) Doug Jones 4907 NE 2nd Street Renton, WA 98059 tel: ( 425) 255-0877 (party of record) Jennifer McCall Landing Acquisitions Assistant Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 tel: (425) 454-8690 (party of record) Eric LaBrie ESM Consulting Engineers 33915 1st Way S ste: #200 Federal Way, WA 98003 tel: (253) 838-6113 eml: eric.labrie@esmcivil.com (contact) Timothy & Jennifer Lindberg 13845 SE 131st Street Renton, WA 98059 (owner) Frederick & Judy Busch 4808 NE 2nd Street Renton, WA 98059 tel: (425) 255-4765 (owner) James Jaeger 9419 S 204th Place Kent, WA 98031 tel: (253) 850-0934 (party of record) (Page 1 of 1) CITY F RENTON +o.~~·· , 0 .. ~ •. _ Planning/Building/PublicWorks Department ~ -~ Kathy Keolker, Mayor Gregg Zimmerman P.E., Administrator '~N'l'O·.,--------------------...----- June 13, 2007 Morgan Nichols J3ME 1375 NW Mall Street, Suite 3 Issaquah, WA· 98027 VIA Facsimile: (425) 31301077 SUBJECT: REQUEST FOR AMENDMENT TO MAGNUSON PLAT (LUA06-053) DearMs. Nichols, · I have reviewed your letter of May 24 1 " requesting amendments to th.e Magnuson Plat (File No. LUA06-053). I understand that Lozier Homes has purchased the property from JayMarc Development and that you have requested revisions on behalfofLozierHomes. Request These requested·revisions are summarized as follows: 1. Relocate Drainage Tract A from the intersection of Field Ave NE and NE 2•• Place to the interior of the site. 2. Reconfigure Lots 25-28 and 34 -42 as a result of the relocation of Tract A. 3. Revise Drainage Tract B by adding a retaining wall along the north and west perimeter of T~act B, and revise proposed planting plan within Tract n. 4. Revise fence design along stream buffer on east edge of Lots 48 and 49 to replace split rail fence with black vinyl chain link fence. 5. Revisions to the rightCof-way dedication requirement along NE 2•• Street. 6. Revisions to access easement and property boundary for Lots 45, 48 and 49. 7. Revise treeretention plan to replace trees on al:1 basis. Analysis 1. Re.locate Drainage Tract A from the intersection of Field Ave NE and NE 2•• Place to the interior of the site. The proposed drainage tract would be relocated from the intersection of Field Ave NE and NE 2°• Place to the interior of the site where Lots 34 and 39 were previously proposed. The applicant contends that the relocation of the drainage pond would allow the pond to be at the lowest topographic part of the site on the interior to both improve drainage functions and the aesthetic quality of the development. The approved plat indicates that the drainage tract was proposed to occupy approximately 19,670 square feet of area. As requested in the current letter, Tract A would be 20,217 square feet in ----'----10_5_5 -So_u_th_G_r-ad_y_W-.a-y---R-en-to_n_, W_as_h_in-gt-on-9-80_5_7 ______ ~ @ This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE June 13, 2007 Page2 size. The change in area results in an increase in the size of the tract by 2. 7%. The drainage tract would'relocate to the interior of the plat, rather than being located on a comer where Field Ave NE and NE z•d Place intersect. In the approved plat, the drainage pond was accessible from either Field Ave NE, NE 2"d Place or from NE 2"d Street via a joint driveway and utility access easement. The proposal is for access via two separate 15-foot wide public drainage easements; one from NE200 Place and the other from NE 2"d Street. Recommendation: Approve relocation of the drainage pond subject to the condition that a landscape plan providing extensive plantings and a 6-foot high wood fence be installed prior to recording of the final plat. The landscape plan would be required to be designed by a licensed Landscape Architect andprovide trees, shrubs and groundcOver that would result in an opaque screen within three years of installation. The final landscape plan and fence detail is subject to the review and approval of the Development Services Project Manager. 2. Reconfigure Lots 2$ -28 and Lots 34 -42. The relocation of the storm drainage pond results in the reconfiguration of Lots 25 through 28 and Lots 34 through 42. Lot sizes would change as shoivn below: . . . . · Lot Number . Size per Preliminary Plat Proposed Lot Size I• .. . . . 25· 4,613 s.f. 5,759 s.f. . .· . 26 . 5,450 s.f ., .. s;766 s.f . •· 27 . 5,450 s.f 7,068 s.f. . . 28 · 5,450 s.f. 5,138 s.f. 34 . 7,600 s.f. 5,500 s.f. . 35 5,000 s.f. 5,000s,f. . 36 . . 6,000 s.f. 7,150 s.f. (5,500 s.f. net · removing drainage access easement) 37 7,920 s.f. (6,204 s.f. net) 6,050 s.f. .. 38 . 6,720 s.f. (5,264 s.f. net) 5,683 s.f . . . 39 5,900 s.f.(5,114 s.f. net) 4,888 s.f. 40 5,000 s.f. 6,370s.f. (4,900 s.f. net minus drainage access easement) 41 6,076 s.f. 5,439 s.f. 42 5,746 s.f. (no change in lot 5,746 s.f. (no change in lot · size) size) . .. June 13, 2007 Page 3 On the approved plat drawing, Lots 34 and 39 do not have street frontage, while Lots 35, 36, 37, 38, 40, 41 and 42 do have frontage on the streets. The request for revision would allow each of · lots 34 through 42 to have street frontage, which is determined to be a preferable platting pattern. All of the lots would meet minimum size and dimensional requirements for lot width and depth. Lots 38 and 42 would be corner lots and would meet the required 60-foot width. The remaining lots would be interior lots and would meet the minimum 50 foot width requirement of the R-8 Zoning designation. Recommendation: Approve the reconfiguration of Lots 25 -28 and 34 -42 as proposed. 3. a) Revise Drainage Tract B by adding a retaining wall along the north and west perimeter of Tract B; and, b) revise proposedlandscaping planting plan with'in Tract B. The applicant proposes to install a retaining wall;~n the nor\!) and west perimeter of Tract B where the rear of Lots 43, 44, a11;d 49 abut Tract B in order to allow yards to be leveled and to eliminate a steep 2: I slope. A fence that is 6-feet in height would be installed at the top of the wall on the tract perimeter. · Changes are also proposed to landscaping within l4e,Drainage Tract B arna .. The applicant proposes to replace Silver Lind<in,trees (Tilia T~mei)foeya},ahd Austrian Black Pine (Pinus nigra),. Incense Cedar (Calocedrµs de,;urtens ), Rockrose. (tistl!~'J,urpur,,ea},)3ig 0j3luestem {Andropogon gerardii) with one tree and shrub.s. Recommendation: a) Approve the installation ofthe retaining wall and fence subject to the condition that the Development Services Project Manager provides rev\ew ,md approval authority regarding the fence detail. b) Deny the request to eliminate trees and shrubs surrounding Drainage Tract B. The applicant shall install plantings as indicated on Sheet L-2 of the Landscape Plan prepared for the project (reference name Lindberg Plat, dated 5/3/2006) subject to some minor substitutions may be allowed per the review and approval of the Development Services Project Manager. The · landscape plans must be submitted for review and plantings installed prior to recording of the plat. 4. Revise fence design along stream buffer on east edge ofLots.48 and 49 to replace split rail fence with black vinyl chain link fence. The applicant proposes to add a retaining wall with a 4-foot high black vinyl chain-link fence (with wetland signage) at the top of the retaining wall and at the edge of the 25-foot Native Growth Protection Easement, along the east edge of Lots 48 and 49. The black vinyl chain-link fence would prevent humans and pets from encroaching into the streambuffer area from the rear portion of Lots. 48 and 49. Recommendation: Approve as proposed. June 13, 2007 Page4 5. Revisions to the right-of-way dedication requirement along NE 2•d Street. The applicant proposes to shift the 12-foot and 15-foot right-of-way dedication requirement along NE 2•d Street, in order to better line up with each other and the right-of-way. A "jog" is proposed at Lot 42, where the 12-foot dedication will change to 15-feet. · Recommendation: Approve as proposed. 6, Revisions to acc.ess easement and property boundary for Lots 45, 48 and 49. The applicant proposes to modify the 20-foot wide access ea.semen! (previously located on Lots · 45, 48, and 49) such that it will be located on Lots 45 and 49 only, and will provide access to Lots 48 and 49. In addition, the southern boundary of L_ot 48 was shifted north. Recommendation: Approve as proposed. 7. Revise the tree retention plan to replace trees on a 1:1 basis. The Hearing Examiner requir~d that a revised tree retention plifo be Submitted that retained 25% of the trees identified forretertiion. The plan was to include m!"lsureSproposed to protect the • retained trees, The applicanlw!IS required to pr~v(,d!:-justification ror replacement of trees that . cou_ld not be retained. The applicant is proposiniito remove additional trees in the vicinity of the relocated Tract A storm pond. They propose rep)ace!ll<!ilt at a I: I basis. Based on the significant trees l_ocated on the site, .the applfcant was required to retain 63. The current proposal indicates that 19 trees will be retained and that 44 additiomfftrees (29 Acer X freepianii 'Autumn Blaze'; 8 Pyms calleryana 'Capital\ and 12 Tilia lomentosa) witha 2-inch cahp~r would be planted. In addition,. 58 additional ornl)metrlal trees are proposed. · Staff was able to find 16 of the 19 trees shown to be retained on the tree plan. No detail for. protection of the trees has been provided. In addition, trees previously slated for retention in the approved preliminary plat, especially in the vicinity of Lots 21 through 24 are now shown for removal. No justification is proposed for removal of these trees. They are not affected by the relocation of the storm pond. Recommendation: Applicant shall revise their tree clearing plan to retain trees shown at the confluence of the common property lines (central}to Lots 21, 22, 23 and 24. This represents 8 trees: 8-inch fir, JO-inch fir, 12-inch fir, 12-inch fir, 18-inch fir, 24-inch fir, and 42-inch fir (see . attached exhibit). In addition, the two 36-inch deciduous twin trees shown as located between Lots l7 and 18 must be retained, unless determined to be unhealthy or dangerous by an arborist (see Exhibit B). The applicant shall protect retained trees by installing chainlink construction fencing and signage around the trees consistent with City procedures (see attached Director's Rule, Exhibit C). The trees.must be fenced and protected prior to clearing and grading commencing on the site. The applicant also provided a revised landscape plan (prepared by ESM artd dated 2/5/2007, Exhibit D) for.the site. This plan is subject to· further review and will not be approved at this time. Staff will provide additional review comments under separate cover. June !3, 2007 Page 5 Decision City of Renton Municipal Code RMC 4-7-080M allows the Administrator to administratively approve a minor amendment to an approved preliminary plat prior io final plat approval provided: a) the amendment will not have the effect of decreasing the aggregate are of open space in the subdivision by ten percent (10%) or more; b) the amendment will not result inan increase in the number of lots in the subdivision beyond the number previously approved; c) the amendment will notreduce the residential dwelling unit density for the site below the allowed minimum density; · d) the amendment will not result in the relocation of any roadway access point to an exterior street from the plat; e) the amendment does not propose phasing when previously not proposed; and, f) the amendment will not (in the opinion of the Administrator) significantly increase any · adverse impacts or undesirable effects of the plat. The requested revisions, Numbered 1 through 7 are approved in part, denied in part, and approved subject to conditions as noted below: 1. Approve relocation of the drainage pond subject to \het<;ondition that a landscape plan providing extensive.plantings and a 6-foot high wood fen_c~ be installed prior to recording of the final plat The landscape plan would be required to be designed by a licensed · · Landscape Architect and provide trees, shrubs and· g;roundco~r that would result in an opaque screen within'three years of instaUali!)n. The final land~cape plan and fence detail is subject to the review and approva(ofthe DevelopmentcServices Project · Manager. · · · · 2 .. Approve the reconfiguration of Lots 25 -2& and 34 --' 42 as proposed. 3; a) Approve the installation of the retaining wall and fence sub.feet to the condition that the Development Services Project Manager provides review,and approval authority · regarding the fence detail. b) Deny the request to eliminate trees and shrubs surrounding the drainage tract. The applicant shall install plantings as indicated on Sheet L-2 of the Landscape Plan prepared for the project (reference name Lindberg Plat, dated 5/3/2006, Attachment"A") subject to some minor substitutions may be allowed per the review and approval of the Development Services Project Manager. The landscape plans must be submitted for review and plantings installed prior to recording of the plat. 4. Approve the addition of a retaining wall with a 4-foot high black vinyl chain-link fence (with wetland signage) at the top of the retaining wall&ndat the edge.of the 25-foot Native Growth Protection Easement, along the east edge of Lots 48 arid 49. The black vinyl chain-link fence would prevent humans and pets from encroaching int-0 the stream buffer area from the rear portion of Lots. 48 and 49. 5. Approve revisions to the right-of-way dedication along NE znd Street as proposed. 6. Approve revisions to access easement and property boundaries for Lots 45, 48, and 49 as proposed. · 7. Approve in part revisions to the tree clearing plan and replacement ratios, subject to a condition that certain trees as specified be retained. The applicant shall re.vise their tree clearing plan to retain trees shown at the confluence of the common property lines June 13, 2007 Page 6 (central) to Lots 21, 22, 23 and 24. This. represents 8 trees; 8-inch fir, 10,inch fir, 12• inch fir, 12-inch fir, 18-inch fir, 24-inch fir, and 42-inch fir (see attached Exhibit "B''). In addition,the two 36-inch deciduous twin trees shown as located between.Lots!? and 18 must bpetained, unless determined to be unhealthy"or dangerous by an arborist (s.ee also Exhibit "B''). The applicant shall protect retained trees by installing chainlink construction fencing and signage around the trees consistent with City procedures (see attached Director's Rule-Exhibit "C"). The trees must be fenced and protected prior to clearing and grading commencing on the site. The applicant is required to submit two copies ofrevised plans for all drawings that have changed. The applicant must also submit one copy of each drawing reduced to 8-1/2" by I !."as a Photo-Mechanical Transfer (PMT) or contact print for the City's official files. In addition to the above requested revisions, the applicant also provided a revised landscape plan (prepared by ESM and dated 2/5/2007) for the site,,·.T.hi~ plan-is subject to further review and is Not Approved at this time. Staff will provide additional 'tevi~w comments under separate cover. . . . -" . ,, This determinati1m will befiJ{ahmless a written aj>peal~Hhi~ administrative determination -accompanied by the required $75.00 filing fee -is.filed With t!ie{'.ity's Hearing Examiner Within 14 days oftf!e date' of this decision. . .. . Neil Watts,Director Development Services Division cc: Jennifer Hennin_g, Current Platlning Manager Jan Illian, Plan Review File Parties of Record Attachment A: ESM Landscape Plan, Sheet L·2, Drain~ge Tract B, dated 05/03/2006 Attachment B: Portion o(Lands_cape and Tree Clearing Plan, ESM, dated 02/05, 2007 At-tachment C: Director's.Rule .Regarding Tree Protection, dated 03/16/2007 ' ; ' ~ z z 0 w ~ I :, r z " >= 0 z z 0 Q u >-"' " 0 0 ~ " < ' ~ w '" I "' '" '" "' i o, n • 0 tj- ' ' tfl e -,-, .. ~ -....... ,, I --'"""'" ,,,··~ I Ov•,->o•Oc1,•.,, ~Ol~NO<S""' S3..lON ~ Sli'il.30 'N'fld 3dV:)SQNVl NO!N:lH SO >..II~ " :1 j • I ' j; --· °'""'""'"""' . ' l ~::, ClJOj i'~'.>WSO "'MM 1. 'v'l, :1380Nll • ~ 'i N "'"""M '"Ml"'"""' ' i ' .. ~ • 1<1>1@,-1 OOU"l""S'•M"IS<E« • • l1m8 ossnol:::l >n::1vv,,i 1 ::>NI '.1N3v.13d013A30 ONVl ~ '!? r n ii' ' Bi N 5'' §><~~N,~rn~ !lfllnns,io~ Hl 0 J " t2 !t.9r ~ I ,11 C !lj!! ~[;~ ~ w ~"'W' ~ • J n1,1 ~~J\ :s ~ I !, < i. C"' =E~ 0 ·I·''·'! ' 0 ~~ ~~ : a!a~ ~ ! ., ' u ,~ :k! I '1 ! r~ ~~i ' !j •i; / " ii I ij i; !:I .. I \~ I j -v.J:.i/\ n / !IC 7 ~~ ., i .~~ " ' 7~ [~ ! !~ 1-j ' I ,! I I } ! I J < !h 1.,,,11,,' >-2~ f!"I .. w !jii'.,•11!1 ,, ill ' 0 ~ ~Ji!; ! 1i!11 !! 11! ~~ ii q 0 ~ z ii 1' ·'' I· •I !' ,, Ii " w ~ i;:, ~ ~ ,. ~ II':". < 0 l I \ l : i;; 0 • ~i \ ', 0 5~ \ ~ i •' z" <. m '" :, " w I w w " >- w ~ ""'1,i,3ait<, ~\ :, 0 '! " w !. " z 0 u 11 ,1 i ~ i N 7 7 -I I l I ' '/ co : I I n --------• Fir I N ~ +,!i' ec~out z ~ I " f1a gr 2o~T •10 • ~ ir i:,;::i • a,l lFir 18" Fir ~ 1~18" ,4• Fir .26" Fi,J. --12+S0.27 ;;f 13;00 1410.79 PC --/ N.E. 3rd PLACE Fir Fir Fir Fir a ~,4· ~{2~ $12" Fir $10" Fir 2 4 ft0 .. .._'j,f' Fir Fir~ $ 16" Fir e18'· $14"1 •Hi Fir (t14" Ir • 14!' Fir $ z42Fir ~ 18" 24" Fir 2 ~8" ornament, tree -·"'20" ~8" r ~ 18" tir W1 if 01 < ~ ~ w +1 "-t twin e 12· deciduous DRIVEWAY EASEMENT/ $14" Fir I . ' I"· , 18'' ~F,:j,:. deciduous Jw(i) -I 17 1 • 111· Fir ',. -.. ·~-\i (t 12" deciduous I ~in\ I deciduou-3_ twi1 9 8" :a,,·1 16" deciduoub ~ •1: Fir \ I ~c~o:y ll*16• deciduous \ I 1 ()_ tt14• Fir \ I ::J'f O" 'deciduous l--.. $16'' Flr) 0 L 1t· 60" I • 1 f5' deciduous twin I (t 12" deciduous f 12" deciduous (t deciduous 0 I I \ I ' L j:::,.. I ~ MUNICIPAL CODE SECTIONS: REFERENCE: ' SUBJECT: 4-8-120A, B, & D Submittals for Public Works & Building Permits, 4-4-l 30H4, Tree Preservation, and 4-4-l 30H8 Protective Measures NIA Protection methods for trees to be preserved during the construction process. BACKGROUND: The City has policies and regulations requiring the protection of trees to be preserved on development sites, but they are not specific enough for staff to consistently implement. RMC Sections 4-8-120A, B, and D list information required on grading, roadway improvements, and utility drawings. However, they do not specifically note that proposed tree protection measures shall be depicted on each of these plan sheets. Additionally, while Section 4-4-130H requires a developer to take measures to protect trees to be preserved from construction damage, it does not specify how this is to be done. JUSTIFICATION: In order to avoid field problems with contractors removing and/or damaging trees that were required to be protected, visually and DECISION: physically significant barriers need to be installed to protect branches and root systems of trees to be preserved. In order for City inspectors to ensure that those trees intended to be preserved are not cut or damaged in the site development phase, protective measures need to. be identified on each construction plan sheet. Also, a procedure needs to be established to verify installation of all required protection measures prior to issuance of a construction, utility, or building pennit. • Temporary Fencing Required: Six f<lot high temporary chain link fencing (see attached plan detail) shall be required to completely enclose all trees to be preserved. :Jbe· fei,.ice, set upon concrete blocks and not into the topsoil, shall be located no closer than the drip line of any tree to be preserved or along the perimetel"of a stand of retained trees. The Development Services Division.must verify in the field that fencing has been installed prior to construction, utility, or building permit issuance. Temporary Signage During Con~tPtiction: A placard must be placed on the fence of each individual tree to be retained. In the case of stands of trees, placards are required at 50' minimum intervals. The placard should read: "PROTECTED TREES, Any damage to tree is subject to a fine and C,ty of Renton tree replacement requirements". DIVISION HEAD APPROVAL: APPEAL PROCESS: Dl08.doc Protective Measures identified/depicted on Plan Sheets: Each tree to be protected and the temporary chain link fencing shall be depicted on each of the following plan sheets: 1. Grading Plan 2. Utility Plans (sewer, water and storm drainage) 3. Building Permit Site Plan (for all projects, including individual platted lots, that have undergone land use/green folder permit review) Form Updates and Docketing: These requirements and procedures shall be added to the application instructions for each type of pennit and this determination shall be docketed for inclusion in the 2007 code update process. I , -----'--'A'---"--'--'/ eJL_C__/ tu~· ttt;-'---1._; _ DATE: c)'3/J6/U7 I I To appeal this determination, a written appeal--accompanied by the required $75.00 filing fee--must be filed with the City's Hearing Examiner (1055 South Grady Way, Renton, WA 98057) no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-1 JO of the Renton Municipal Code provides further information on the appeal process. -J3ME May 24, 2007 1375 NW Moll \tree( S l11oquoh, \'IA 98077 415.313.1078 (Bui) 415.313.1077 (Fax) Neil Watts, Director of Community Development Renton City Hall -6"' Floor 1055 South Grady Way Renton, Washington 98057 Re: Minor Amendment Request -Magnussen Plat (File #LUA 06-053) Dear Mr. Watts, DEV~~J~~ MAY 2 ~ 2007 RECEl'JEO This letter constitutes a formal request to make minor amendments to the Magnussen Plat, previously approved by the City of Renton as a Preliminary Plat under LUA 06-053. The Magnussen Plat application bas been modified due to changes in property ownership and a subsequent re-evaluation of project goals. The following details the nature and extent of each modification and describes the rationale and design intent. The goal of the redesign is to achieve a plat that functions more effectively, better protects the critical areas within the site, and is more aesthetically pleasing. Requested modifications are categorized below by impacted areas within the plat. Please note that the lot numbers refer to the revised lot numbering system on the amended Preliminary Plat sheet ( copy enclosed). 1. Tract A (Drainage} -Relocation • Changes o Tract A (Drainage Pond) was relocated from the intersection of Field Ave NE and NE 2•• Place to the interior. Changes to landscaping were made only within the drainage pond. • Rationale and Design Intent o The drainage basin and flow amounts will remain the same after the change. o The drainage pond was relocated from its' street frontage location to the lowest topographic part of the site on the interior to both improve drainage functions and the aesthetic quality of the development. Visual impacts to residents and passers-by on the street will be reduced, thus lessening the need for extensive screening and landscaping on the interior of the pond and along its perimeter. o Screening & Landscaping: • A 6-ft tall solid wood fence will screen Tract A and extend along the north, south, and eastern property boundaries along the rear yards of the adjacent lots ( see pond fence detail on Sheet 12). The westernmost boundary of Tract A currently consists of an existing fence and a very established dense screen of tall trees and vegetation. The existing fence and vegetation negate the need for additional screening. These elements will remain in place and form the western property boundary of Tract A. • Backyard landscaping (trees, shrubs, and groundcover) is proposed as external screening of Tract A for those lots that abut the fence and will occur as part of the house construction. Mog11u11e11 Plc,t 5.23.2007 Poge2of4 Since the pond will be inundated and graded at a 2: 1 slope, the fence will provide sufficient screening from the adjacent properties; and it is not necessary or viable to propose extensive interior landscaping. This tract will be vegetated with grass, clover, and appropriate hydrophilic, low growing, vegetation. 2. Tract A (Drainage) -Lot Reconfiguration • Changes o Lot layout immediately adjacent to Tract A was revised to accommodate the relocation. Impacted lots include Lots 25-28 and Lots 34-42. • Rationale and Design Intent o In addition to relocating lots along the perimeter of Tract A, Lots 34, 35, 36, and 37 were reoriented from a stacked east to west configuration to a side by side north to south configuration. This change results in the lots fronting onto NE 2•• St, thus eliminating the need for a joint driveway/access road. These lots now front onto the public roadway. A 15- ft drainage and access easement is now located over new Lot 36. 3. Tract B (Drainage) • Changes o 1) Lots 43, 44, & 49: A retaining wall was added on the north and west perimeter of Tract B where the rear of Lots 43, 44, and 49 abut the Tract. A 6-ft high solid wood fence will be placed at the top of the wall on the tract perimeter. Changes to landscaping were made only within the drainage pond. o 2) Lot 43: Southeastern property line of Lot 43 was reconfigured to follow the edge of the new rockery and the contour of the access road. • Rationale and Design Intent o 1) Lots 43, 44, & 49: • The original 6-ft high wood fence around Tract B was located 3-ft east and south of the property lines (within the tract) and within an area graded at a steep 2: I slope. The former configuration would have resulted in unusable yards and unsafe conditions for residents of the homes due to the steep slopes. The modification will create a safe, level, and more easily maintainable yard. Furthermore, the placement of the fence at 3-feet inside the Tract boundary would have resulted in confusion about where the rear yards of the adjoining lots were located. Such a condition leaves the door open for future claims for adverse possession. • Backyard landscaping (trees, shrubs, and groundcover) is proposed as external screening of Tract B for those lots that abut the fence and will occur as part of the house construction. • Since the pond will be inundated and graded at a 2: I slope, the fence will provide sufficient screening from the adjacent properties; and, it is not necessary or viable to propose extensive interior landscaping. This tract will be vegetated with grass, clover, and appropriate hydrophilic, low growing, vegetation. 13 i J3ME I. Suite 3 lssc,quah, WA 98027 e 425.313.1078 425.313.1077 Magnu 11en Plat 5'13 1007 Page3of4 o 2) Lot 43: This modification results in better, more level yards that will be easily maintainable for the future property owners 4. Stream Buffer Protection • Changes o A retaining wall with a 4-ft tall black vinyl chain link fence (with wetland signage) at the top of the wall was added at the edge of the 25-ft NGPE buffer along the eastern edge of Lots 48 and 49. The retaining wall and fence replace the original slope and split rail fence. • Rationale and Design Intent o The original approval included a 2: I slope leading down to the stream with a split rail fence to delineate the buffer boundary. As the NGPE is part of the lots, the potential for encroachment and stream impacts is high. The split rail fence and slope would have resulted in less than ideal conditions for residents and increased runoff and erosion to the stream. Additionally, it would be insufficient in preventing encroachment. The new proposal will serve several purposes. First, the retaining wall and fence will create a safer and more usable yard and provide more visual access to the buffer area. Second, the black vinyl chain link fence will address safety needs and more effectively protect the buffer from human and animal (i.e. pet) impacts. 5. Right of Way {ROW) Requirements on NE 2•d St • Changes o The 12-ft and 15-ft ROW dedication requirement locations along NE 2•• St (adjacent to the southern property boundaries of Lots 34-37) have been shifted. • Rationale and Design Intent o Lots 34-37 have been standardized to better line up with each other and with the ROW. As such, Lot 42 is where the ROW 'jog" will change from 12-ft to 15-ft. The road improvements and geometry will remain unchanged. 6, Access Easement and Property Boundary Shift • Changes o The 20-ft wide access easement (previously located on Lots 45, 48, and 49) has been modified and is now located only on Lots 45 and 49. Lot 48 southern property boundary was shifted north. • Rationale and Design Intent o A small portion of the access easement was previously located on Lot 48, which resulted in an offset of the southern property boundaries of Lots 46 and 48. To rectify this incongruity, 137 J3ME t. Suite 3 lssoquoh. WA 98027 e 425.313.1078 425.313.1077 Magnu11e11 Plat 5 23 2007 Poge4of4 the southern property boundary of Lot 48 was moved slightly north. As such, the easement will now only be located on Lots 45 and 49. o The easement portion on Lot 49 (adjacent to Lot 48) was extended from 15-ft to 20-ft to improve driveway access to Lot 48. 7. Tree Retention • Changes o Several trees originally designated for retention have been removed due to the relocation of Tract A and subsequent pond construction. In order to meet the 25% tree retention requirement, these designated trees will be replaced as necessary at a 1: 1 ratio in order to comply with the City of Renton Development Services Division "Interpretation/Policy Decision" (RMC Section 4-4-130H4 and 7; Performance Standards for Land Development/Building Permits -Tree Preservation; Tree/Ground Cover Retention). Thank you in advance for your time and consideration. We look forward to working with you for the remainder of our project. Best regards, 1YI (j1J)[l1,'1/AchcJs Morgan Nit:hois Planner Encl. As noted Cc: Paul G. Ebensteiner, Lozier at Laurel Crest, LLC Jennifer Henning, Sr. Planner, City of Renton 137: J3ME . Suite 3 Issaquah. WA 98027 425.313.1078 425.313.1077 06/11/2007 15:08 !FAX FAX@LOZII )UP.COM aul Ebenstelner ~ 001/001 . PATIO I < i Ii WATERSHED t __ l. 1l-1A_>~·:· June 15'\ 2006 Valerie Kinast City of Renton Planning Department 1055 South Grady Way Renton, WA 98055 Re: Magnussen Preliminary Plat~ Environmental Review Dear Valerie: SCIENCE & DESIGN Thank you for the opportunity to review the above referenced project for compliance with City of Renton Critical Areas Regulations, RMC 4-3-050. Specifically, you asked me to accomplish three tasks, rather than a comprehensive review. The first task was to evaluate the current status of the off-site wetland, labeled as Wetland A on the engineering drawings. Second, you asked me to determine the jurisdictional status of the swale draining Wetland A. Third, you asked me to determine how section 4.4.050.L.5.c.iv applies to the buffer of the stream along the eastern edge of the project. Findings As shown on the Preliminary Plat Map for the project, Wetland A extends onto the project site by a few feet. The on-site wetland area is indicated on the map with flag numbers WF-2, WF-3 and WF-4. During my site visit the off-site portion of the wetland had been cleared and was in the process of being filled with a crushed concrete aggregate, presumably as a base for future development and allegedly as authorized by the City of Renton. MSJ'lw.(f flee+ The small on-site portion is outside the silt fence/grading limits and likely will not be filled. This area retains all three wetland parameters. However, since the majority of the wetland was permitted to be filled as it was below the size threshold for regulation, this remnant area would similarly not be regulated by the City of Renton. The swale exiting the remaining wetland remnant is actually a piped system that appears to have been in place for a long time and is not a recently constructed feature. There is no evidence of a natural stream channel formed by erosion or hydraulic sorting of sediment. At some time in the past, the swale may have been a stream cham1el or wetland swale, or both. Remnant soils and a few patches of remnant hydrophytic vegetation persist. No wetland hydrology was noted. It appears that past disturbance has eliminated any regulated critical areas that may have once existed along this corridor. Code section 4.4.050.L.5.c.iv details how stream buffers may be approved for reduction in width. Subsection 1 asks if the land is extensively vegetated with native species, including trees and shrubs, and has less than five percent non-native invasive species cover. My evaluation of this 750 Sixth Street South , Kirkland, WA 98033 p 425.822.5242 / 425.827.8136 watershedco.com V. Kinas! June 15'\ 2006 Page 2 of2 area discovered that the buffer is extensively vegetated, but that a few patches of non-native species exist. Specifically these include the following: I) Patches of Himalayan blackberry vines at both the northern and southern on-site portion of the buffer. 2) A small area of ivy is found beneath the forest canopy at the northern edge of the buffer, just south of the blackberry patch. 3) A moderately sized patch of bishop's hat (Epimedium spp.) was noted in the middle section of the buffer. Bishop's hat is an aggressive escaped ornamental groundcover that prefers wet stream edges under shade. The ivy and bishop's hat likely comprise more than 5% of the groundcover within the buffer. However, the three invasive, non-native weeds noted above likely do not comprise 5% or more of the aggregate groundcover, mid-story and canopy cover within the buffer. Subsection (5)(c) of this section also requires that the project include a buffer enhancement plan. Such a plan should include provisions to remove these invasive weeds and their root systems. The weeded areas should then be replanted with appropriate species. This concludes my review of this project. Please call with any questions. Sincerely, Hugh Mortensen Ecologist/PWS CIT'\ _::>F RENTON December 12, 2006 Marc Rousso Seattle Redevelopment, LLC PO Box 2566 Renton, WA 98056 Re: Magnussen Preliminary Plat, LUA-06-053, PP Between Duvall Ave. NE and Field Ave. NE,just north of2"d St. Dear Applicant: City Clerk Bonnie I. Walton At the regular Council meeting of December 11, 2006, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If I can provide additional information or assistance, please feel free to call. Sincerely, Bonnie I. Walton City Clerk cc: Mayor Kathy Keolker Council President Randy Corman Jennifer Henning, Principal Planner Eric LaBrie, ESM Consulting Engineers, 33915 I" Way S., Ste. 200, Federal Way, WA 98003 ~~~~~~~~~~~~-~- 1055 South Grady Way-Renton, Washington 98057 -(425) 430-6510 I FAX (425) 430-6516 ~ Thrsoaoer contains 50% recvcled material. 30% cost consumer AHEAD OF THE CURVE • December I I, 2006 Plat: Magnussen, Duvall Ave NE, PP-06-053 Public Works: Blaine Ave NE ROW Dedication Release of Easement: The Landing, Boeing & Transwestem Harvest Lakeshore, RE-06-00 I CAO: 03-094, Oakesdale Ave SW Ph JI Wetland Monitoring, Osborn Pacific Group Utility: Ripley Lane N TIP Project, HUD Grant Funds Utility: Surface Water Design Manual, RW Beck Added Item 6.m. Legal: Correction Deed, Davis Ave S & S 43rd St Intersection Added Item 6.n. CAO: 06-082, Rainier Ave & Hardie Ave SW Improvements Design, KPG Inc Separate Consideration Item 6.f. Planning: The Landing Parking Garage, Transwestem Harvest Lakeshore Committee of the Whole Planning: The Landing Parking Garage, Transwestem Harvest Lakeshore Renton City Council Minutes Page444 I Hearing Examiner recommended approval, with conditions, of the Magnussen Preliminary Plat; 49 lots and two drainage tracts on 8.37 acres located between Duvall and Field Avenues NE, north of NE 2nd St. Council concur. Maintenance Services Division recommended acceptance of a deed of dedication from Benjamin M. Coleman and Melissa A. Bradbury for additional right-of-way at Blaine Ave. NE, and authorization for the expenditure of$9,100 to restore the property owners' driveway and parking strip. Council concur. Technical Services Division recommended approval of the City-initiated request for release of easement on behalf of Boeing and Transwestem Harvest Lakeshore LLC for property located in the vicinity of Garden Ave. N. for The Landing project. Council concur. Transportation Systems Division recommended approval of Supplemental Agreement #I to CAG-03-094, agreement with Osborn Pacific Group, Inc., to complete monitoring services for the Oakesdale Ave. SW Phase JI wetland in the amount of $63,110.2 L Council concur. Utility Systems Division recommended approval to use the remaining Housing and Urban Development grant funding in the amount of$146,683 to fund the Transportation Improvement Program Fund 317 budget for the Ripley Lane N. project, which is related to the Port Quendall site development. Council concur. Utility Systems Division recommended approval of a contract in the amount of $185,548 with R.W. Beck, Inc. to develop a new surface water design manual. Council concur. Legal Division recommended acceptance of a correction deed from United Way related to the conveyance of a portion of land at the intersection of Davis Ave. S. and S. 43rd St. Council concur. Transportation Systems Division recommended approval of Supplemental Agreement# I to CAG-06-082, agreement with KPG, Inc., for additional design services in the amount of $200,000 for the Rainier Ave. S. and Hardie Ave. SW Improvement project. Council concur. MOVED BY CORMAN, SECONDED BY PERSSON, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEM 6.f. FOR SEPARATE CONSIDERATION. CARRIED. Economic Development, Neighborhoods and Strategic Planning Department recommended approval of an agreement with Transwestem Harvest Lakeshore LLC to establish terms and conditions for the purchase of a public parking garage associated with The Landing project. MOVED BY CORMAN, SECONDED BY NELSON, COUNCIL SUSPEND THE RULES AND ADVANCE TO THE COMMITTEE OF THE WHOLE REPORT ON THIS SUBJECT. CARRIED. Council President Corman presented a Committee of the Whole report recommending concurrence in the staff recommendation to approve the parking garage agreement with Transwestem Harvest Lakeshore LLC (THL) for The Landing, an urban village development located on property formerly a part of the Boeing Renton Plant. The establishment of a public parking garage in the development will allow a higher intensity project, with more retail and restaurant square footage and a ,_ I /'\ (, OF RENTON COUNCIL AGENDA LL I Al#: V"J , -, • r, Submitting Data: For Agenda of: 12/11/2006 Dept/Div/Board .. Hearing Examiner Staff Contact.. .... Fred J. Kaufman, ext. 6515 Agenda Status Consent .............. X Subject: Public Hearing .. Correspondence .. Magnussen Preliminary Plat Ordinance ............. File No. LUA-06-053, ECF, PP Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept.. ...... . Council Concur Finance Dept.. ... . Other. ............. . Fiscal Impact: Expenditure Required... NIA Transfer/ Amendment.. .... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The hearing was held on October 10, 2006. The Hearing Examiner's Report and Recommendation on the Magnussen Preliminary Plat was published on October 31, 2006. The appeal period ended on November 14, 2006. No appeals were filed. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on pages 6 & 7 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Approve the Magnussen Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnet/agnbi11/ bh Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Marc Rousso Seattle Redevelopment, LLC PO Box2566 Renton, WA 98056 Eric LaBrie ESM Consulting Engineers 33915 !" Way S., Ste. 200 Federal Way, WA 98003 Magnussen Preliminary Plat File No.: LUA 06-053, ECF, PP October 31, 2006 Between Duvall Avenue NE and Field Avenue NE, just north of NE 2"" Street. Approval to subdivide 8.37 acres into 49 lots and 2 drainage tracts for the eventual construction of single-family detached homes. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on October 3, 2006. 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 October 10, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, October I 0, 2006, at approximately 9:34 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: Preliminary Plat Map application, proof of posting, proof of publication and other documentation oertinent to this r,.,,ucst. Exhibit No. 3: Concentual Drainage and Utilitv Plan Exhibit No. 4: Tree Plan and Preliminarv Grading Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page2 Exhibit No. 5: Landscane Plan (Sheet One) Exhibit No. 7: Excerpt from title report -Road Reservation Plan Exhibit No. 6: Landsca= Plan (Sheet Two) Exhibit No. 8: Zoning Map The hearing opened with a presentation of the staff report by Valerie Kinas!, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located east of Duvall Avenue NE, north of NE 200 Street. The site is zoned R-8 and the Comprehensive Plan designation is Residential Single-Family. The site consists of seven parcels for a total of 8.3 7 acres, there are five existing homes with accessory structures, all of them will be removed. The proposal for 49 lots arrives at a net density of 7.46 du/ac and is within the limits of the R-8 zone. All of the lots meet all dimension requirements of the R-8 zone. The lots offer enough room to meet front, rear and side yard setback requirements. The existing houses must be removed prior to recording the final plat. Access to the subdivision would be via a new road, NE 200 Place that would extend from Duvall through the site and loop down as Field Avenue and connect to NE 200 Street. An additional smaller looped road would extend north from NE 2 00 Place to serve Lots 5 -20. Street frontage improvements would be required along Duvall, NE 2•d Street and Field Avenue NE. A number of the lots will be served via access easements. A Homeowner's Association or Maintenance Agreement should be established to ensure maintenance of access easements and surface water facilities. Regarding the road reservations, one section along the east side of the lot is a right-of-way and the applicant has applied for a vacation of that, it should be approved by Council in October. The rest is reserved, the City had a right to use it as a right-of-way but never did. Property Services has stated that a statement would be placed on the face of the plat releasing that right to ever have it built out. There are offsite wetlands to the east and was categorized as a Category 2, but that has changed due to a drainage pond that was put in by King County, it now meets the criteria of a Category 3 wetland with a 25-foot buffer which does not reach to this site. There is a stream along the east property line, it is a Class 4 stream, which required a 35-foot buffer, code does allow that the buffer can be reduced to 25-feet by meeting certain criteria. The site is fairly flat, most of it is landscaped with some areas of natural vegetation. A revised tree retention plan has been required. 25% of the trees must be retained and/or replaced. The landscape plan shows two trees on the street frontages, however the plan does not show 2 trees on lots without frontage. The code does require trees on each lot, the plan must be revised to add trees to interior lots. The landscaping along Duvall needs to be increased to I 0-feet and 5-feet along NE 2 00 Street and Field. Landscaping has been proposed around the drainage tracts as well, grass for the interior of the tracts. To meet code, landscaping must incorporate the entire tract, not just the interior. Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page 3 The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with nine mitigation measures. No appeals were filed. Fire, Traffic and Parks Mitigation Fees have been imposed on this plat. Two detention ponds have been proposed by the applicant, one near the center and one in the southeastern corner of the site. The ponds would drain into Field Avenue NE into the existing stormwater system. The detention ponds should be fenced with 6-foot wood fencing and the fences should be set back from the edge of the sidewalk in order to accommodate the landscaping. Water for the site would be supplied by Renton and Water District 90. A water availability certificate has been submitted, Water District 90 stated that the water mains would need to be extended. A dedication ofright-of- way needs to be made along 200 Avenue, Field Avenue and the new streets. Sewer service would be provided by the City of Renton, there are sewer mains in Duvall and in NE 2 00 Street, it will need to be extended along NE 2 00 and through the site. James Jaeger, Jaeger Engineering, 9419 S 204th Place, Kent, WA 98031 stated that he represents J&M Development for this plat. They have reviewed the conditions in the staff report and are in basic agreements with them. He would like to see the dedication of 15-feet along NE 200, on the plans they are showing 12-feet. Currently there is 35-feet of dedication as a result of the Laurelhurst Division II. They have constructed a half street, in order to complete that street, they would have to add an additional 4-feet of pavement and a 5-foot sidewalk. That required 9 feet and they are showing 12-feet for that area. He would like to see the conditions conform to what is on the plans. Setbacks from easement and private roads affect Lots 35, 36, 37, and 38. So those four lost were re-oriented to actually come off the private road, changed from a joint driveway to a private road with 20-feet of pavement in 26 feet. Field Avenue is not yet developed, it will connect with NE z•d Street, which is built up to Laurelhurst Division II. Field will be constructed and be a 90 degree turn onto NE 200 Street when completed. Susan Rider, 1835 NE 20th Street, Renton, WA 98059 stated that she was concerned about the wetlands and now drainage tracts are being placed in the area. If the water is impounded to the drainage tract, what effect wills that have on the outer edges of the wetland. Will the wetland be further degraded by the impoundment of the water that used to go into them? Juliana Fries, Development Services stated that the 10-foot landscape along Duvall is due to not having sufficient right-of-way for the width of the landscape requirement and at the time of recording there was a permanent easement along the required additional footage. In order for the roads to align and meet up, a minimum of 12 feet is needed even though there is currently 28 feet of pavement, in this area there will most likely be 35-36 feet of pavement in order to match the curb and gutter coming into it. The modification is for internal streets to be reduced from SO-feet to 42 feet. She was not aware that it had been granted to NE 200 Street. South of Field is an undeveloped right-of-way and it seems very unlikely that it will ever be developed, therefore, there is no alignment to be maintained. Regarding the private roads, code requires that no more than two non-abutting lots access out of a private driveway, so this could be a private driveway, it does not have to be a private road. Access to Lots 34-39 would require a private road. Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page4 The whole site slopes from the east to the southwest, so this site does not con1ribute any water to the offsite wetland. The wetland to the west was filled and removed. Mr. Jaeger stated that the wetland to the east is fed from a stream that comes across NE 4lh and has a substantial drainage basin north of NE 4 ... It enters this wetland and continues along the Class 4 stream that resembles a ditch along the east property line and into the Colony Park subdivision southeast of the site. There was some flooding in that subdivision and in order to rectify that, the County built the pond with a 36" pipe that runs down Field Avenue in order to intercept that stream and route it around the subdivision. So as to not cause any additional drainage issues, they are connecting to the 36" pipe. 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 I 0:20 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Marc Rousso, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # 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. 5. The subject site is located on the north side of NE 2nd Street generally between Duvall Avenue NE and Field Avenue NE, although a portion of the property is located east of Field. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). 8. The subject site was armexed to the City with the adoption of Ordinance 5175 enacted in December 2005. 9. The subject site is approximately 364,502 square feet or 8.37 acres in size. The subject site is comprised of seven underlying lots that would be consolidated and re-divided in this process. 10. The subject site is generally flat. Existing single-family residences on the various lots would be removed if the plat were approved. 11. A Class 4 Stream is located just east of the subject site. The stream's required 35-foot buffer does extend onto the subject site. The applicant has been permitted to reduce the buffer width to 25 feet Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page 5 subject to creating an enhanced buffer with stream and/or vegetative restoration. Staff recommended that a Native Growth Protection Easement be created for the buffer area in what are proposed lots of the plat. 12. A portion of a Category 3 Wetland is located near the northwest comer of the subject site. The portion of the wetland located off-site has been filled. The portion on the subject site is considered an unregulated wetland at this time. 13. The tree survey shows 260 significant trees and the applicant proposes retaining approximately 60 of those trees. Staff noted that 25% of those trees would require retention of 63 trees. Staff also noted that species were not identified and only significant trees qualify for retention. 14. The applicant proposes dividing the subject site into 49 lots and 2 tracts. The two tracts would be for stonnwater detention. The plat would be divided into two sections by the creation and extension of Field Avenue north and west into the plat. Proposed Lots 1 to 42 and Drainage Tract A would be located between Duvall on the west and Field on the east. Proposed Lots 43 to 49 and Drainage Tract B would be located along the east side of Field. 15. Access to the site would be via NE 2nd Street which runs along the south side of the site, Duvall which runs along the west side of the site and, as noted, the northerly extension of Field into the site and then the westerly creation of NE 2nd Place which will connect Field to Duvall. The applicant shall be required to dedicate street right-of-way for the development and appropriate widening of access streets serving the subject site. The applicant will be creating a number of interior lots that will be accessed through a combination of private easements (26 feet wide) and private driveways (at least 20 feet wide). 16. The density for the plat would be 7.46 dwelling units per acre. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 22 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The development will increase traffic approximately JO trips per unit or approximately 470 trips. Approximately ten percent of the trips, or approximately 4 7 additional peak hour trips, will be generated in the morning and evening. 19. Stonnwater would be handled in two detention tracts, one east and one west of Field Avenue NE. Downstream flooding problems have been identified in the area and the applicant will be required to meet the standards of the 2005 King County Manual. The applicant has requested that its detention requirements be based on smaller impervious surface footprints for the proposed lots and subsequent homes and improvements. That modification was granted by the City w.ith the condition that covenants and conditions be imposed on the development limiting homes east of Field to 3,000 square feet of impervious surface and limiting homes west of Field to 3,300 square feet of impervious surface. The ERC also imposed drainage requirements to reduce impacts on the downstream systems. Staff recommends that the detention tracts be fenced. 20. Water service is provided by both the City (west of Field) and Water District 90 (east of Field). The property will have to meet fire flow and pressure requirements. 21. Sewer service will be provided by the City. Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page6 22. There are unopened sections of right-of-way affected by the plat as well as two tracts. These will have to be appropriately vacated or abandoned with City approval. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. The plat creates additional single-family detached housing with a variety of lot sizes. The plat will respect the stream buffer although, reducing that buffer to carve out additional lots in the northeast comer of the plat. The buffer enhancement is the trade-off for this encroachment. 2. The development of the plat will increase the tax base of the City and those taxes should help offset some of the impacts associated with new residents and homes. The applicant will be paying mitigation fees to offset more specific impacts on roads, parks and emergency services. 3. The applicant will have to dedicate property for roads and road widening as well as seek the vacation or abandonment of former right-of-way or reserved tracts. 4. The area is or can be served by the appropriate utility infrastructure including water from two sources and sewer service from the City. The stormwater system has been designed to prevent additional flooding issues downstream although the City did allow a more limited detention system in exchange for limiting the impervious surfaces that would be created by the development of each lot. Hopefully, this will not create an enforcement issue in the future. 5. In conclusion, the division of the subject site appears appropriate to provide additional infill housing in an area where urban services are available and where future residents chose to reside. RECOMMENDATION: The City Council should approve the proposed 47-lot plat subject to the following conditions: I. The applicant shall dedicate land to the appropriate development and widening of public right- of-way to serve the subject plat. 2. The applicant shall comply with all requirements of the Determination of Non-Significance - Mitigated that was issued by the Environmental Review Committee on September 11, 2006. 3. The edge of the stream buffers shall be permanently delineated with a split rail fence and signage shall be installed as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division 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 plat. 4. A Native Growth Protection Easement shall be recorded over the 25-foot stream buffer located on Lots 48 and 49 and on Drainage Tract B prior to or concurrent with the recording of the final plat map. 5. The applicant shall submit a revised Tree Retention Plan, noting the species of the trees on the site. Only the significant trees shall be included in the plan, and 25% of the trees must be identified for retention. The plan shall include information on what measures will be undertaken to assure that the trees are protected during construction. If trees are proposed for Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page 7 replacement, the applicant shall justify this. The revised Tree Retention Plan shall be submitted at the time of application for utility construction permits and shall be subject to approval by the Development Services project manager. 6. A revised landscape plan shall be submitted to the Development Service Division project manager for review and approval at the time of application for utility construction permits. The revised landscape plan shall show the planting strip along Duvall Avenue NE increased to the required ten-foot width. It shall illustrate the required five-foot planting strip along all of the other public street frontages. The plan shall illustrate landscaping of the whole detention tracts, not just the perimeter of these. It shall show two trees within the front yard areas of all lots, including the internal lots, which do not abut a public street, and the species and size of the trees shall be noted. 7. The stormwater detention tracts shall be fenced with 6-foot wood fencing prior to recording of the plat. The fence shall be placed behind the required five-foot frontage landscape strip area. The location of the fence shall be shown on the revised landscape plan, and fencing details shall be provided for the review and approval of the Development Services Project Manager prior to recording of the plat. 8. Demolition permits shall be obtained and all inspections completed on the demolition of the existing residences and detached accessory structures prior to final plat approval. 9. A homeowner's association or maintenance agreement shall be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be submitted at the time of application for utilities construction permits, so that it may be reviewed by the City attorney and the Development Services project manager. 10. The applicant shall have "No Parking" signage posted along the 26-foot wide private access easement prior to final plat approval. ORDERED THIS 31st day of October 2006. TRANSMITTED THIS 31st day of October 2006 to the parties of record: Valerie Kinas! 1055 S Grady Way Renton, WA 98055 Eric LaBrie ESM Consulting Engineers 33915 !''Way S., Ste. 200 Federal Way, WA 98003 Juliana Fries Development Services Division City of Renton Susan Rider 1835 NE 20th Street Renton, WA 98059 Marc Rousso Seattle Redevelopment, LLC POBox2566 Renton, WA 98056 James Jaeger 9419 S 204th Place Kent, WA 98031 Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 3 I, 2006 Page 8 Paul & Lois Lindberg 4 715 NE 2nd Place Renton, WA 98059 Patrick & Sarah Graham 13809 SE 131" Street Renton, WA 98059 Doug Jones 4907 NE 2nd Street Renton, WA 98059 Timothy & Jennifer Lindberg 13845 SE 131" Street Renton, WA 98059 Frederick & Judy Busch 4808 NE 2nd Street Renton, WA 98059 Lisa Spahr Forest Practice Coordinator Department of Natural Resources POBox47015 Olympia, WA 98504-7015 TRANSMITTED THIS 31" day of October 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Stephen & Gena Lindberg 13845 SE 131" Street Renton, WA 98059 Ricardo Beltran 2108 Blaine SE Renton, WA 98055 Jennifer McCall Landing Acquisitions Assistant Lozier Homes Corporation 1203 I !4th Avenue SE Bellevue, WA 98004 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section IOO(G) of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., November 14, 2006. 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.1 November 14, 2006. 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. Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page9 The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. VICINITY MAP ·-.. ------ s ~ !2 a '° ... • ~ C,ti l_ , .. -~·-··-- ---..----.. ·'--··-- ! R-lOi<P) ---R l1bl ·RMH I ·-,-_j f', I --·· .......... l_ ... _______ _ Jn.::J-· l; i 1 i I ~---------- j <P) RC(P) f ?! '-,{.J E6 • 10 TZJN R5E W 1/2, i:: 0 ...., .... ··--Q>· . E '·-··· 'CA&3 C . . 'i:,ci A ;iz t:q \ , r----·- _z ___ . -_ . w L~:::E G6 • 22 T23N R5E W 112 ~ ZONING ----.._,_..,."""" ~ = 'DCIIIIICAL-- CA R-10 R-8 !-i:::i -R...18Z <I) ---~ -c, -(l.) • ·-~ '~ ·z ; t,S ~ ,,.. SE 142nd St. Exhibit 8 0 "' ·-ro 1S T23N RSE W 1/2 5315 Ji r I I ;:; / ' ;;:' w "' z ..., N • I v ~ I I .. < .0 i: a :;.:e_ I !J .c 1: X 0 w • ' CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULEA (Continued) Order No.: 1172584 YourNo.: BELTRAN LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) LOT 1, KING COUNTY SHORT PLAT NUMBER 881050, RECORDED UNDER RECORDING NUMBER 8201220536, IN KING COUNTY, WASHINGTON. 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 31" day of October 2006, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this 3bf. day of /Jc~./-,.,, bev-, 2006 . . ' Application, Petition or Case No.: Magnusscn Preliminary Plat LUA 06-053, ECF, PP The Decision or Recommendation contains a complete list of the Parties of Record. • Minutes APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Marc Rousso Seattle Redevelopment, LLC PO Box2566 Renton, WA 98056 Eric LaBrie ESM Consulting Engineers 33915 !"Way S., Ste. 200 Federal Way, WA 98003 Magnussen Preliminary Plat File No.: LUA 06-053, ECF, PP October 31, 2006 Between Duvall Avenue NE and Field Avenue NE, just north of NE 2•d Street. Approval to subdivide 8.37 acres into 49 lots and 2 drainage tracts for the eventual construction of single-family detached homes. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on October 3, 2006. 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 October JO, 2006 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, October 10, 2006, at approximately 9:34 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: Preliminary Plat Map application, proof of posting, proof of publication and other documentation oertinent to this request. Exhibit No. 3: Conceptual Drainage and Utility Plan Exhibit No. 4: Tree Plan and Preliminary Grading Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page 2 Exhibit No. S: Landsca= Plan (Sheet One) Exhibit No. 7: Excerpt from title report -Road Reservation Plan Exhibit No. 6: Landsca= Plan (Sheet Two) Exhibit No. 8: Zoning Map The hearing opened with a presentation of the staff report by Valerie Kinas!, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The site is located east of Duvall Avenue NE, north of NE 2"" Street. The site is zoned R-8 and the Comprehensive Plan designation is Residential Single-Family. The site consists of seven parcels for a total of 8.3 7 acres, there are five existing homes with accessory structures, all of them will be removed. The proposal for 49 lots arrives at a net density of 7.46 du/ac and is within the limits of the R-8 zone. All of the lots meet all dimension requirements of the R-8 zone. The lots offer enough room to meet front, rear and side yard setback requirements. The existing houses must be removed prior to recording the final plat. • Access to the subdivision would be via a new road, NE 2"" Place that would extend from Duvall through the site and loop down as Field Avenue and connect to NE 2"" Street. An additional smaller looped road would extend north from NE 2"" Place to serve Lots 5 -20. Street frontage improvements would be required along Duvall, NE 2n• Street and Field Avenue NE. A number of the lots will be served via access easements. A Homeowner's Association or Maintenance Agreement should be established to ensure maintenance of access easements and surface water facilities. Regarding the road reservations, one section along the east side of the lot is a right-of-way and the applicant has applied for a vacation of that, it should be approved by Council in October. The rest is reserved, the City had a right to use it as a right-of-way but never did. Property Services has stated that a statement would be placed on the face of the plat releasing that right to ever have it built out. There are offsite wetlands to the east and was categorized as a Category 2, but that has changed due to a drainage pond that was put in by King County, it now meets the criteria of a Category 3 wetland with a 25-foot buffer which does not reach to this site. There is a stream along the east property line, it is a Class 4 stream, which required a 35-foot buffer, code does allow that the buffer can be reduced to 25-feet by meeting certain criteria. The site is fairly flat, most of it is landscaped with some areas of natural vegetation. A revised tree retention plan has been required. 25% of the trees must be retained and/or replaced. The landscape plan shows two trees on the street frontages, however the plan does not show 2 trees on lots without frontage. The code does require trees on each lot, the plan must be revised to add trees to interior lots. The landscaping along Duvall needs to be increased to 10-feet and 5-feet along NE 2"" Street and Field. Landscaping has been proposed around the drainage tracts as well, grass for the interior of the tracts. To meet code, landscaping must incorporate the entire tract, not just the interior. .. Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page 3 The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with nine mitigation measures. No appeals were filed. Fire, Traffic and Parks Mitigation Fees have been imposed on this plat. Two detention ponds have been proposed by the applicant, one near the center and one in the southeastern comer of the site. The ponds would drain into Field Avenue NE into the existing stormwater system. The detention ponds should be fenced with 6-foot wood fencing and the fences should be set back from the edge of the sidewalk in order to accommodate the landscaping. Water for the site would be supplied by Renton and Water District 90. A water availability certificate has been submitted, Water District 90 stated that the water mains would need to be extended. A dedication of right-of- way needs to be made along 2"" Avenue, Field Avenue and the new streets. Sewer service would be provided by the City of Renton, there are sewer mains in Duvall and in NE 2•• Street, it will need to be extended along NE 2"" and through the site. James Jaeger, Jaeger Engineering, 9419 S 204<h Place, Kent, WA 98031 stated that he represents J&M Development for this plat. They have reviewed the conditions in the staff report and are in basic agreements with them. He would like to see the dedication of 15-feet along NE 2"", on the plans they are showing 12-feet. Currently there is 35-feet of dedication as a result of the Laurelhurst Division II. They have constructed a half street, in order to complete that street, they would have to add an additional 4-feet of pavement and a 5-foot sidewalk. That required 9 feet and they are showing 12-feet for that area. He would like to see the conditions conform to what is on the plans. Setbacks from easement and private roads affect Lots 35, 36, 37, and 38. So those four lost were re-oriented to actually come off the private road, changed from a joint driveway to a private road with 20-feet of pavement in 26 feet. Field Avenue is not yet developed, it will connect with NE 2"" Street, which is built up to Laurelhurst Division IL Field will be constructed and be a 90 degree tum onto NE 2"" Street when completed. Susan Rider, 1835 NE 20"' Street, Renton, WA 98059 stated that she was concerned about the wetlands and now drainage tracts are being placed in the area. If the water is impounded to the drainage tract, what effect wills that have on the outer edges of the wetland. Will the wetland be further degraded by the impoundment of the water that used to go into them? Juliana Fries, Development Services stated that the JO-foot landscape along Duvall is due to not having sufficient right-of-way for the width of the landscape requirement and at the time of recording there was a permanent easement along the required additional footage. In order for the roads to align and meet up, a minimum of 12 feet is needed even though there is currently 28 feet of pavement, in this area there will most likely be 35-36 feet of pavement in order to match the curb and gutter coming into it. The modification is for internal streets to be reduced from 50-feet to 42 feet. She was not aware that it had been granted to NE 2"" Street. South of Field is an undeveloped right-of-way and it seems very unlikely that it will ever be developed, therefore, there is no alignment to be maintained. Regarding the private roads, code requires that no more than two non-abutting lots access out of a private driveway, so this could be a private driveway, it does not have to be a private road. Access to Lots 34-39 would require a private road. Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page4 The whole site slopes from the east to the southwest, so this site does not contribute any water to the offsite wetland. The wetland to the west was filled and removed. .. Mr. Jaeger stated that the wetland to the east is fed from a stream that comes across NE 4th and has a substantial drainage basin north of NE 4th. It enters this wetland and continues along the Class 4 stream that resembles a ditch along the east property line and into the Colony Park subdivision southeast of the site. There was some flooding in that subdivision and in order to rectify that, the County built the pond with a 36" pipe that runs down Field Avenue in order to intercept that stream and route it around the subdivision. So as to not cause any additional drainage issues, they are connecting to the 36" pipe. 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 I 0:20 am. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Marc Rousso, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located on the north side of NE 2nd Street generally between Duvall Avenue NE and Field Avenue NE, although a portion of the property is located east of Field. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 5175 enacted in December 2005. 9. The subject site is approximately 364,502 square feet or 8.37 acres in size. The subject site is comprised of seven underlying lots that would be consolidated and re-divided in this process. 10. The subject site is generally flat. Existing single-family residences on the various lots would be removed if the plat were approved. 11. A Class 4 Stream is located just east of the subject site. The stream's required 35-foot buffer does extend onto the subject site. The applicant has been permitted to reduce the buffer width to 25 feet Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page 5 subject to creating an enhanced buffer with stream and/or vegetative restoration. Staff recommended that a Native Growth Protection Easement be created for the buffer area in what are proposed lots of the plat. 12. A portion of a Category 3 Wetland is located near the northwest comer of the subject site. The portion of the wetland located off-site has been filled. The portion on the subject site is considered an unregulated wetland at this time. 13. The tree survey shows 260 significant trees and the applicant proposes retaining approximately 60 of those trees. Staff noted that 25% of those trees would require retention of 63 trees. Staff also noted that species were not identified and only significant trees qualify for retention. 14. The applicant proposes dividing the subject site into 49 lots and 2 tracts. The two tracts would be for stormwater detention. The plat would be divided into two sections by the creation and extension of Field Avenue north and west into the plat. Proposed Lots I to 42 and Drainage Tract A would be located between Duvall on the west and Field on the east. Proposed Lots 43 to 49 and Drainage Tract B would be located along the east side of Field. 15. Access to the site would be via NE 2nd Street which runs along the south side of the site, Duvall which runs along the west side of the site and, as noted, the northerly extension of Field into the site and then the westerly creation of NE 2nd Place which will connect Field to Duvall. The applicant shall be required to dedicate street right-of-way for the development and appropriate widening of access streets serving the subject site. The applicant will be creating a number of interior lots that will be accessed through a combination of private easements (26 feet wide) and private driveways (at least 20 feet wide). 16. The density for the plat would be 7.46 dwelling units per acre. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 22 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The development will increase traffic approximately 10 trips per unit or approximately 470 trips. Approximately ten percent of the trips, or approximately 47 additional peak hour trips, will be generated in the morning and evening. 19. Stormwater would be handled in two detention tracts, one east and one west of Field Avenue NE. Downstream flooding problems have been identified in the area and the applicant will be required to meet the standards of the 2005 King County Manual. The applicant has requested that its detention requirements be based on smaller impervious surface footprints for the proposed lots and subsequent homes and improvements. That modification was granted by the City with the condition that covenants and conditions be imposed on the development limiting homes east of Field to 3,000 square feet of impervious surface and limiting homes west of Field to 3,300 square feet of impervious surface. The ERC also imposed drainage requirements to reduce impacts on the downstream systems. Staff recommends that the detention tracts be fenced. 20. Water service is provided by both the City (west of Field) and Water District 90 (east of Field). The property will have to meet fire flow and pressure requirements. 21. Sewer service will be provided by the City. Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page6 22. There are unopened sections of right-of-way affected by the plat as well as two tracts. These will have to be appropriately vacated or abandoned with City approval. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. The plat creates additional single-family detached housing with a variety of lot sizes. The plat will respect the stream buffer although, reducing that buffer to carve out additional lots in the northeast comer of the plat. The buffer enhancement is the trade-off for this encroachment. 2. The development of the plat will increase the tax base of the City and those taxes should help offset some of the impacts associated with new residents and homes. The applicant will be paying mitigation fees to offset more specific impacts on roads, parks and emergency services. 3. The applicant will have to dedicate property for roads and road widening as well as seek the vacation or abandonment of former right-of-way or reserved tracts. 4. The area is or can be served by the appropriate utility infrastructure including water from two sources and sewer service from the City. The stormwater system has been designed to prevent additional flooding issues downstream although the City did allow a more limited detention system in exchange for limiting the impervious surfaces that would be created by the development of each lot. Hopefully, this will not create an enforcement issue in the future. 5. In conclusion, the division of the subject site appears appropriate to provide additional infill housing in an area where urban services are available and where future residents chose to reside. RECOMMENDATION: The City Council should approve the proposed 47-lot plat subject to the following conditions: I. The applicant shall dedicate land to the appropriate development and widening of public right- of-way to serve the subject plat. 2. The applicant shall comply with all requirements of the Determination of Non-Significance - Mitigated that was issued by the Environmental Review Committee on September 11, 2006. 3. The edge of the stream buffers shall be permanently delineated with a split rail fence and signage shall be installed as approved by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division 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 plat. 4. A Native Growth Protection Easement shall be recorded over the 25-foot stream buffer located on Lots 48 and 49 and on Drainage Tract B prior to or concurrent with the recording of the final plat map. 5. The applicant shall submit a revised Tree Retention Plan, noting the species of the trees on the site. Only the significant trees shall be included in the plan, and 25% of the trees must be identified for retention. The plan shall include information on what measures will be undertaken to assure that the trees are protected during construction. If trees are proposed for Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page 7 replacement, the applicant shall justify this. The revised Tree Retention Plan shall be submitted at the time of application for utility construction permits and shall be subject to approval by the Development Services project manager. 6. A revised landscape plan shall be submitted to the Development Service Division project manager for review and approval al the time of application for utility construction permits. The revised landscape plan shall show the planting strip along Duvall Avenue NE increased to the required ten-foot width. It shall illustrate the required five-foot planting strip along all of the other public street frontages. The plan shall illustrate landscaping of the whole detention tracts, not just the perimeter of these. It shall show two trees within the front yard areas of all lots, including the internal lots, which do not abut a public street, and the species and size of the trees shall be noted. 7. The stormwater detention tracts shall be fenced with 6-foot wood fencing prior to recording of the plat. The fence shall be placed behind the required five-foot frontage landscape strip area. The location of the fence shall be shown on the revised landscape plan, and fencing details shall be provided for the review and approval of the Development Services Project Manager prior to recording of the plat. 8. Demolition permits shall be obtained and all inspections completed on the demolition of the existing residences and detached accessory structures prior to final plat approval. 9. A homeowner's association or maintenance agreement shall be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be submitted at the time of application for utilities construction permits, so that it may be reviewed by the City attorney and the Development Services project manager. I 0. The applicant shall have "No Parking" signage posted along the 26-foot wide private access easement prior to final plat approval. ORDERED THIS 31" day of October 2006. TRANSMITTED THIS 31" day of October 2006 to the parties of record: Valerie Kinas! 1055 S Grady Way Renton, WA 98055 Eric LaBrie ESM Consulting Engineers 33915 1" Way S., Ste. 200 Federal Way, WA 98003 Juliana Fries Development Services Division City of Renton Susan Rider 1835 NE 20'h Street Renton, WA 98059 Marc Rousso Seattle Redevelopment, LLC P0Box2566 Renton, WA 98056 James Jaeger 9419 S 204 th Place Kent, WA 98031 Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page 8 Paul & Lois Lindberg 4715 NE zru1 Place Renton, WA 98059 Patrick & Sarah Graham 13809 SE 131" Street Renton, WA 98059 Doug Jones 4907 NE 2nd Street Renton, WA 98059 Timothy & Jennifer Lindberg 13845 SE 131" Street Renton, WA 98059 Frederick & Judy Busch 4808 NE zru1 Street Renton, WA 98059 Lisa Spahr Forest Practice Coordinator Department of Natural Resources PO Box 47015 Olympia, WA 98504-7015 TRANSMITTED 1HIS 31" day of October 2006 to the following: Mayor Kathy Keolker Stan Engler, Fire Stephen & Gena Lindberg 13845 SE 131" Street Renton, WA 98059 Ricardo Beltran 2108 Blaine SE Renton, WA 98055 Jennifer McCall Landing Acquisitions Assistant Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section lOO(G) of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m .• November 14. 2006. 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 .. November 14. 2006. If the Examiner's Recommendation or Decision contains the reqnirement for Restrictive Covenants, the execnted Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. Magnussen Preliminary Plat File No.: LUA-06-053, ECF, PP October 31, 2006 Page9 The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. VICINITY MAP . -,,,,----·- s ~ ! a :e • ~ R 8! RMH I I E6 · 10 T23N R5E W 1/2 f I)lE 4th' St. 1 c~ / --~] ___ _ ' ·--·,---L -· --···"···--· ;g\ ct, ~---. ·--1 '. R-1 -!--i ~-·"i ! ' "-'-·-l -·--.... _______ ....... - ! ~i~ i:\--c+-R--JD --·---,---·1 ; i --1:; ! ·-,:.; 'r-1, ·,-c·· ;--: \ ; l \ I r--------------- ! ' ' I RC(P) 2~BS lU c::===tJ.--....iZ~,,.,.--,-..,...,_,---ilt;; ,_________; '::::,J:~~I i ~~~~:::::; r-G SE 142nd St. L+)-~-----1 t__;_j ·-'-----;-----,_..;....::::_:== • (P) I r--------, Exhibit 8 G6 • 22 T23N RSE W 1/2 ~ ZONING ____ ...._..,........., ~=---D ,rg ...... ru 15 T23N RSE W 11;15 ------- LEGAL DESCRIPTION =-._ UII ~ -:.= ~~~. 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'J/ -_-~ ~-·t:r ' J --~-~ ,,· 1· \ . ----:')-••:::-!.-'.,...__ -~.:,,,;, 'l ·~~ ~~·-' ·-~....:;j ' l: --~: --. ' ,--..'._-__ -_t~.._,-.-4,t,'1....._ ~ I >,! ---:-' r.:.1 _j_ r-, .. , I M--• J:::---.,..~11~-::-i--------;.._--~~ ~ ----·-"' -I -=-·=--::.~~mi-~-~--_...:. J· . I I . : '":'l'"!'l--~·1-..: 'T;;}.-=j:~,i=·-r',{.f;', :-.;.,.. -=·-fr---i., :, !, 47 i ,!r ... \, 'l cm-""'"'" .. __ ;IM, 11 ' i" ' ·-~11 .. l , ....•• ,., :·····-. -... d:···""t_--·;h---' ···-··-.}, ..... i I~ ., I i ..... II \\ ,, ~1 1 I , fl, '•j1~,1, t ',, -........ , I: .. _ \ )I....._ !HlOH#I I I--~.;.:;;.!!,:·••,: \ :48 , I\ # ii! ' L -· ,; ~ ... , -· :t... J.5!. •. JA -.!7.f-~ ... : -~ ---· i : : 1111: 46 !'"~ 1 /1s,111·~ \Al)DL.o(IOIIO;SOitttOWIO'.IBtl,OW) "• I j · · ·' 1 I , , ,. ,. ,. · . i--.i....t"d 1 ~ .... ~ l.: ·!a :;: '·:: : _____ !': ----:1 ..... .!'! I 1':, ..• ___ J·: __ , __ ;1 [ • ~I. ,:1 / DRAINAGE iffl_! .. t ~ • ___ J • / :· I ~S>«)S. :::a:z: 11!':P.'.-: ·-· .. --./MrJMB "1 .~.J" __ , _ __:: ___________ _J __ H E ------·H-~----~.4----J ~ :,zm ,.,.~·' sm SERY'ICEs m¥III, QTl'O,ltOffl!H 1t1r«< cm-o, -• ite .... .11. 11e lDIOOo. -,c,-, ~ """ <;IITOI'- -· OlleT W:C'l!IJe<,i,. .. C,1,1,~--- C>a.[ f.¥.: tOll<:>S'I ~ION " z a: ::llsi; Z•lft1 ~~I~~ w~5i 1 oc•'I~ w: l r., w ~ '-} " '-" ~ :s; ;i!: t.?C.:.:; l,J Q >-- t:l ;"~ § i~ "( ~- " (;J &: I: 1· ----·-·---·.;· --l:.·~""'"9···--·, I -~~-;;.. ... .. i : : a f-iiiii,'-·--"-,-~~-·::ru ;,;;r.,.., ..... ' IO'tl.llle,T ,.._ .c.:-...um:ri I "" -.. I I 1112JOS. ·:: j I --· ,_, • : ' " 1 -~""'°''·=,··p··-·=··~, • , .. 45 · • ;· \@,j ~ ,;~ ·~---, ti: i . • ' i ~ i 34 .. r a l (1 1:ii ; l 40 .,. ·1 : . i =" . ~ ~:, i 'P. ~,.~ --~ ~ !~~-'h1 ,: · ~ .1: ~ ·~· 1,:;:,,,~ (g~, ~>nl1 1 r,r-~~·"'=-j-1' .Jf !~1/ I~~~~ ~, . I , ··-··-··----··-·--·--·-•: 35 ': J : ''" '--41. •i, f I : ••• , '-I! ,.,. ,.l.":/:.",.!!r,,~"'l',u-rm I h I . : "':-' : h ~-.. , , \-'1•·1 I r:··:r.;.,::-,e"' Acp i11 • .. ::1-a:: .. "-.l'l.'.:',:...-::.. ~ !'" .... , : :~l"=:.ct-Ll 11: ~ .. -=1~ ·c,'."\":,;:-. ' J ,;J:t~)loRA1J.d,: ~1!I __ .,.ff____ i i!! ~i~ \)"'""-~ • · 3s . 1 : 1 ,,, • t , 1 •• :r , ! d ~ I ',...J I ~ ... ·•··· -···;--. • , I .... '--.lt'--:U '--1 ELOPMENT p L ______________________ , .. ._t:;;;::;;::~-=~~~~~T.::'J..f---' ·----~= ~-~ CITY OF REl'fTONI ,: Nllnd.ST, -• -_.-> --~. -. ~..... 7 2006 _: ......,_ ---~" ··-----------------------·--:_,.;-·----.. I ,.-·--··1 r··1·---·-SEP o :~ _.':~:_~~= ~'W"~~i-=-~ ] i f /' ! I! j ed-~,,,,,,,, ~'='""j§ECEtVED ::...._ ~Of MEAS I I , 1 ~1, I t•111t1 --L- 1a1•-1-un-l I J I ' • I ·--·•"' (-1')-t'l.al""""•·I.OTl.hll-w-..,mm.1 l r----------~ • ..L..... I ~ I f Surve,u.g • .. I • l . . I • ' l -----~-.:!...~ .... w _,..,.,_, .. . • i: ~l • v +-' ·-.c ..c X w CHAD ARM!UR, LLC September 22, 2006 Job Number 05-006 Mr. Marc Rousso JayMarc Development P. 0. Box 2566 Renton, Washington 98056 Subject: Stream Buffer Enhancement Plan Magnussen Preliminary Plat LUA-06-053 Renton, Washington Dear Mr. Rousso: 6500 126'" Avenue S.E. Bellevue, Washington 98006-3941 (425) 641-9743 (425) 643-3499 (fax) chad@chadannour.com In their September 11, 2006 letter, the City of Renton (Renton) requested that JayMarc Development (Proponent) submit a plan to enhance the buffer adjacent to the off-site stream and Lots 48, 49, and Tract B. The following is our plan to enhance the stream buffer within 25 feet of the off-site stream. Background Information The 8.3-acre site is the location of several single-family dwellings, mowed lawn, gardens, and forest. It is located north of NE 2nd Street in Section 15, Township 23 North, Range 5 East, in Renton, Washington (Figure 1 ). The area of interest is located in the southeast corner of the site (Figure 2). The buffer is extensively vegetated with native trees and shrubs with less than 5 percent non-native invasives on slopes less than 15 percent. The overstory layer is dominated by big-leaf maple (Acer macrophylfum) and western red cedar (Thuja plicata) trees. Several large black cottonwood (Populus balsamifera) trees stick up higher than the canopy. Big-leaf maple saplings that grow under the overstory canopy and cascara (Rhamnus purshiana) are more or less common. The shrub layer is typically dominated by hazelnut (Cory/us comuta) and vine maple (Acer circinatum). Also present in the shrub layer are salmonberry (Rubus spectabilis), ocean-spray (Holodiscus discolor'), and Indian plum (Oemleria cerasiformis). The herbaceous layer is typically dominated by sword fern (Po/ystichum munitum) and trailing blackberry (Rubus ursinus). Other native plant species also present in the herbaceous layer are Cascade Oregongrape (Mahonia nervosa), salal (Gaultheria shallon), and bracken (Pteridium aquilinum). Renton's consultant reported that non-native invasives are present at three locations within the buffer. Himalayan blackberry (Rubus discolor') vines (canes) are located at the north and south part of the buffer, English ivy (Hedera helix) at the north end of the buffer south of the Himalayan blackberry, and a patch of bishop's hat (Epimedium sp.) in the middle section of the buffer. C:/Jobs/J&M/Lindberg/Enhancement Plan.doc Chad Armour, LLC 09122/06 Buffer Enhancement Pia Renton, Washington Stream Buffer Enhancement Plan & M Land Development • Remove all of the Himalayan blackberry plants in the buffer within 25 feet of the off-site stream. Remove the entire plant, including canes as well as the near- surface roots. These plants are concentrated on the north and south ends of the buffer. Discard the removed plants off of the site. • Remove all of the English ivy plants in the buffer within 25 feet of the off-site stream. Remove the entire plant including the roots and any vines clinging to the trunks of trees. If vines on tree trunks are out of reach, remove as much of the vine as possible. This plant is concentrated on the north end of the buffer. Discard the removed plant off of the site. • Remove all of the bishop's hat plants in the buffer within 25 feet of the off-site stream. Remove the entire plant including the roots and discard them off of the site. This plant species is concentrated in the middle section of the buffer. Because the buffer is well-vegetated with native plant species, it is not necessary to install native plant species where the non-native plant species are removed. Native plant species will likely naturally colonize the treated areas. The Proponent will identify the treatment areas in advance of treatment. Treatment shall occur simultaneous to site grading. A qualified biologist will flag the treatment areas prior to treatment. Limitations Work for this project was perfonmed, and this plan prepared, in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities, at the time the work was performed. It is intended for the exclusive use of JayMarc Development and their assigns for specific application to the referenced property. This letter is not meant to represent a legal opinion. No other warranty, express or implied, is made. Any questions regarding our work, this plan, and the presentation of the information are welcome and should be referred to the undersigned. Sincerely, Chad Armour, LLC ~ltl4•~~ Chad Armour Principal Attachments: Figure 1 -Vicinity Map Figure 2 -Buffer Enhancement Plan cc: Valerie Kinast, Associate Planner, City of Renton Matt Cyr, ESM Consulting Engineers C:/Jobs/J&M/Lindberg/Enhancement Plan.doc Chad Armour, LLC 2 09/22/06 1 ·c ·o ·;; --c w i Source: The Thomas Guide, 2003, King and Snohomish Counties: Page 656. NOTTO SCALE l'-----------------------------------------...1 'C C ~.--:===~~======----------------"T"--------------, ~ FIGURE 1: VICINITY MAP Chad Armour, LLC ~ Magnussen Preliminary Plat 6500 12s• Avenue SE J 1...R_e_n_1o_n_._w_a_s_h_in_g_1o_n ______________________ L-s-e_11e_v_u_e_, _w_a_s_h_in_g_to_n_s_s_o_o_s __ ....J ... ' .. .. , ·.~···· """""""'i"'.·.:,i /:,, // .. ,.· .. ,.,.,,,., I I . . I k /,~ \' \ .~\ f.\ ~ II'\ L ' l;;;!. . '1 Seasonal / "; . · 1 1.v.· • Stream • . ... I. d• I 9· I '" . . I I i .• 1 I , • ·1 ~·' • I _,.,, ''. ,, I 9}" I .. 4·-Ll I • j , I ' ..• t '"/ \ I ' ,.a ,,. . . 1. { I ,.,J ,, ,,, ·, ' ,, .. I / NE 2ND STREET I , ... ;,,,--... j· ' ' ,l?.···· t' I ·1 .. I I I j 0 Scale in Feet 50 j N j FIGURE 2: BUFFER ENHANCEMENT PLAN MAGNUSSEN PRELIMINARY PLAT Chad Armour, LLC 6500 126th Avenue SE Bellevue, Washington 98006 Renton, Washington DK NAME: rs/22/06 11:~ DA TE: G: \pro jsct\Oients\ormour\.MDevelopmsit-Lindberg-Mognussen \liidberg003.dwg 100 ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE September 11, 2006 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, September 11, 2006 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. Maqnussen Prelminarv Plat (Kinast) LUAOS-053, PP, ECF The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 49-lot subdivision of a 8.36-acre site located in the Residential -a dwelling units per acre (R-8) zone for the eventual construction of single- "tamily detached homes. The five existing homes on the site would be removed. The lot sizes would range from 4,517 sq. ft. to 8,540 sq. ft. New roads are proposed, extending NE 2"d Pl. and Field Ave. NE, to loop through the new subdivision. Two detention ponds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream and Category 2 wetland extend onto the site. A small portion of a Category 3 wetland, that was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately 60. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a surface water analysis and a wetland and stream study. The City has had secondary review completed on the wetland and stream study. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer EDNSP Director® J. Gray, Fire Prevention N. Watts, P/8/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Jody L. Barton, being first duly sworn on oath that she is the Legal Advertising Representative of the King County Journal a daily 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 daily newspaper in King County, Washington. The King County Journal 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 fonn annexed was published in regular issues of the King County Journal (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 September 18, 2006. The full amo11nt of the fee charged for said foregoing publication is the sum of$163.80. --------- ~ ~ .... 11'".°·~)1 · ";{fp ..,~.'' 1/1 ~~.,.. -O Coi) i'..-.~,. -~"".. '\) ,,~ .. "~ ~-·~ f{) --~ .arton / .. ·C:o"'mlss;0 ~ •• ~, ~ Legal Advertising Representative, King County Journal ; ., /:;.-' ,',1 _ t·/ ,~ Subscribed and sworn to me this 18th day of September, 200Ji. · ~'Ch ;;; ·. DD (£!OttildY2 \ . . 2010 .o"'.>'ltff B D Cantelon \ ( _.' "_[lj.1a::.r110~~ ~ ~ Notary Public for the State of Washington, Residing in Kent, WasJJingt9np'. '. ;0· \1G ,,,,, "&" u v,\"<. PO Number: •,,,,:,11,,·,\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBLIC HEARING RENTON, WAl:lHINGTON The Environmental Review Com- mittee has issued a Determination of Non-Significance-Mitigated for the fol- lowing project under the authority of the Rent.on Municipal Code. MagnUBseu Preliminary Plat LUA06-053, PP, ECF Location: 4715 NE 2nd Place. The applicant is requesting SEPA environmental f('View and Prf'- liminary Plat approval for a 49-lot cmhdivil"ion of a 8.36-acre site located in the Residential -8 dwelling units per acre (R-8) zone for the eventual construction of single-family detached homei:,. The five existing homes on the site would be removed. The lot sizes would range from 4,517 sq. ft. to 8,540 sq. ft. New roads are pro- posed, extending NE 2nd Pl. and Field Ave. NE, ro loop through the new subdivision. Two detention JXlnds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream and Cate- gory 2 wetland exU!nd onto the site. A small portion of a Category 3 wetland, that was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately 60. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a surface water analysis and a wetland and stream study. The City has had secondary review completed on the wetland and stream study. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 2, 2006. Appeals must be filed in writing together 1,1,'lth the r,equire,d S75.00 application foe with: Hearing Rxam- iner, City of Renton, 1055 South Grady Way, Renton. WA 98055. Appeals to the Examinl.!r are governed by City of Rent-On Municipal ('.,ode Sec- tion 4-8-110.B. Additional infurnrntion regarding the appeal process may be obtained from the Renton Citv Clerk's Office, (425) 430.6510. • A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on Octo- ber 10, 2006 at 9:00 AM to consider the Preliminary Plat. If the Environ- mental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hear-- ing Publication Date: September 18, 2006 Published in the King County Journal September 18, 2006. #861598 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 4th day of October, 2006, 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 Eric LaBrie, ESM Consulting Engineers Marc Rousso, Seattle Redevelopment, LLC Paul & Lois Lindberg Timothy & Jennifer Lindberg Stephen & Gena Lindberg Patrick & Sarah Graham Frederick & Judy Busch Ricardo Beltran Doug Jones James Jaeger Lisa Spahr, Dept. of Natural Resources Jennifer McCall (Signature of Sender):_~ h7Lf Jl,e/u,/ STATE OF WASHIN~TON ) ) ss COUNTY OF KING ) Dated: /D -L\ -D(,p !''i!r.wi~[~&iI1 Magnussen Preliminary Plat Reoresentina Contact Applicant Owners Owners Owners Owners Owners Owner POR POR POR POR . COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER· PUBLIC HEARING October 10, 2006 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL T~.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: Magnussen Preliminary Plat PROJECT NUMBER: LUA06-053, PP, ECF PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval to subdivide a 8.37-acre site located in the Residential-8 dwelling units per acre (R-8) zone into 49 lots and 2 drainage tracts for the eventual construction of single family detached homes. The resulting net density would be 7.46 du/acre. The five existing homes on the site would be removed. The lot sizes would range from 4,517 square feet to 8,540 square feet New roads are proposed, extending NE 2nd Place and Field Avenue NE to loop through the new subdivision. Two detention ponds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream extend onto the site. A small portion of a Category 3 wetland, which was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately 60. PROJECT NAME: Linn Office Conversion -Landscape Variance PROJECT NUMBER: LUA06-108, V-H PROJECT DESCRIPTION: The applicants are requesting approval from the Hearing Examiner of a variance from the landscape requirements in the CA zone. The subject lot is 47 ft wide and 103 ft. long and an existing house is located on the front half of the site. Because the applicants are proposing to convert the house to an office use and the lot is abutting a residentially zoned property, a 15 ft. lanscape strip is required along the south property line. The applicants are also required to provide four onsite parking stalls. Given the lot width and placement of the existing house, it is not possible for the applicants to provide required parking and also the 15 ft. of landscaping. For this reason the applicants are requesting that the requirement to provide a 15 ft. wide sight-obscuring landscape stirp along the south property line to be reduced to zero. HEX Agenda 10-10-06 • PUBLIC HEARING City of Renton Department of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Contact: Owners: Fife Number: Project Description: Project Location: October 10, 2006 Magnussen Preliminary Plat Marc Rousso Seattle Redevelopment, LLC PO Box 2566 Renton, WA 98056 Eric LaBrie ESM Consulting Engineers 33915 1st Way S ste: #200 Federal Way, WA 98003 Paul & Lois Lindberg 4715 NE 2nd Place Renton, WA 98059 Patrick & Sarah Graham 13809 SE 131 st Street Renton, WA 98059 Timothy & Jennifer Lindberg 13845 SE 131 st Street Renton, WA 98059 Frederick & Judy Busch 4808 NE 2nd Street Renton, WA 98059 Stephen & Gena Lindberg 13832 SE 131 st Street Renton, WA 98059 Ricardo Beltran 2108 Blaine SE Renton, WA 98055 LUA-06-053, PP, ECF Project Manager: Valerie Kinas!, Associate Planner The applicant is requesting Preliminary Plat approval to subdivide a 8.37-acre site located in the Residential-8 dwelling units per acre (R-8) zone into 49 lots and 2 drainage tracts for the eventual construction of single family detached homes. The resulting net density would be 7.46 du/acre. The five existing homes on the site would be removed. The lot sizes would range from 4,517 square feet to 8,540 square feet New roads are proposed, extending NE 2"" Place and Field Avenue NE to loop through the new subdivision. Two detention ponds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream extend onto the site. A small portion of a Category 3 wetland, which was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately 60. Between Duvall Avenue NE and Field Avenue NE, just north of NE 2"d Street (Please see location map on the next page.) City of Renton PIBIPW Departmen MAGNUSSEN PRELIMINARY PIA T Preliminary Report to the Hearing Examiner LUA-06-053, PP, ECF Page 2of 12 VICINITY MAP B. HEARING EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Exhibit 8: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Preliminary Plat Map (dated 3/26/2006) Conceptual Drainage and Utility Plan (dated 3/26/2006) Tree Plan. Preliminary Grading Plan (dated 3/26/2006) Landscape Plan -Sheet one (dated 05/03/2006) Landscape Plan -Sheet two (dated 05/03/2006) Excerpt from title report -Road reservation Zoning Map -Sheet F6, West Half (dated 02/16/2006) C. GENERAL INFORMATION: 1 . Owners of Record: Paul & Lois Lindberg, 4715 NE 2nd Place, Renton, WA 98059 Timothy & Jennifer Lindberg, 13845 SE 131st Street, Renton, WA 98059 2. Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: HEX Report 06-053.doc Stephen & Gena Lindberg, 13832 SE 131st Street, Renton, WA 98059 Patrick & Sarah Graham, 13809 SE 131st Street, Renton, WA 98059 Frederick & Judy Busch, 4808 NE 2nd Street. Renton, WA 98059 Ricardo Beltran, 2108 Blaine SE, Renton, WA 98055 Residential -8 (R-8) Dwelling Units per Acre Residential Single Family (RSF) Single-family residences to be removed City of Renton PIBIPW Departmen , Preliminary Report to the Hearing Examiner MAGNUSSEN PRELIMINARY PLAT LUA-06-053 PP ECF PUBLIC HEARING DA TE: October 10, 2006 Page 3 of 12 5. Neighborhood Characteristics: North: Commercial mini storage, CA zoning East: Single family residential, R-8 zoning South: Single family residential, R-8 zoning West: Single family residential, R-8 zoning 6. Access: Via proposed internal public streets, and private access easements 7. Site Area: 364,502 square feet (8.37 acres) 8. Project Data: Comments Existing Building Area: New Building Area: Area N/A N/A N/A Existing residences to be removed N/A Total Building Area: D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 5175 5099 5100 N/A 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 4-2-11 O: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Date 12/21/2005 11/01/2004 11/01/2004 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets-General Requirements and Minimum Standards Section 4-7-160: Residential Blocks-General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 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. HEX Report 06-053.doc City of Renton PIBIPW Departmei MAGNUSSEN PRELIMINARY PLAT PUBLIC HEARING DA TE: October 1 o. 2006 2. Environmental Element. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND Preliminary Report to the Hearing Examiner LUA..06..053, PP, ECF Page 4 of 12 The 8.37 acre site is bounded to the west by Duvall Avenue NE, to the south by NE 2°• Street, to the east by single family detached residential development and to the north by a commercial mini-storage facility. There are currently five homes and a number of accessory structures on the site, which would be removed as part of the proposal. The applicant is proposing to subdivide the 8.37-acre site located in the Residential -8 dwelling units per acre (R- 8) zone into 49 lots and 2 drainage tracts for the eventual construction of single-family detached homes. The resulting net density would be 7.46 dwelling units per acre. The lot sizes would range from 4,517 square feet to 8,540 square feet. Primary access to the lots would be from a new road, NE 200 Place. which would extend from Duvall Avenue NE through the site and loop down, as Field Avenue NE. to connect with NE 2°• Street. A smaller loop of road, Street A, would provide public access for Lots 5 through 20. Lots 9, 10, 15, 16, 34, 35, 38, 39, 48 and 49 would be accessed via 20 foot wide private access easements. The applicant applied for a received a modification to reduce the required right-of-way width of the public streets from 50 feet to 42 feet, which would include 32 feet of paving, and curbs, gutters and sidewalks on both sides. Street improvements to Duvall Avenue NE and NE 200 Street would be required along the frontages of the site. Two areas on the site were reserved for public roads under a previous plat under King County jurisdiction. The subdivision was never built. The reserved area is no longer necessary for roads, and the City will likely release it concurrently with plat approval and recording, because the new design for subdivision of the property provides a different pattern of public access through the site. A small segment of the road located at proposed Lot 20 is actual right-of-way, which must be vacated prior to recording of the plat. The vacation is in process in the City and would likely be approved by the Renton City Council this month, October, 2006. There is a Class 4 stream just east of the site. The 35-foot buffer of this stream extends onto Lots 48, 49 and Drainage Tract B. The applicant requested a reduction of the stream buffer from 35 feet to 25 feet It was approved during the Environmental Review process because it met the critical areas regulations buffer reduction criteria, which allow a reduction to 25 feet if the vegetation consists of native vegetation with less than 5% invasive species. The applicant is required to complete buffer enhancement to meet the critical areas requirements. There is also a Category 3 wetland to the northeast of the site, near proposed Lots 15 and 16. The 25 foot buffer of this wetland does not extend onto the Magnussen site. There is a Category 3 wetland on the parcel at the northwestern corner of the plat, which extends very slightly into proposed Lots 3 and 4. The portion of this wetland on the neighboring lot has been filled and the small remaining part is unregulated due to its size. The site is relatively fiat. The soils at the site are Alderwood gravelly sandy loam. The applicant proposes clearing and grading for the roads, building pads, utilities and detention ponds. An estimated 4,500 cy of soil would be excavated and then used as fill on the site so there would be a balance of cut and fill. The new surface water that would result from the development would be detained and treated in two new detention ponds, located on tracts at the southeastern corner of the site and just southeast of the center of the site. The site vegetation consists of residential landscaping, areas of native vegetation and approximately 250 significant trees. The applicant has proposed to retain approximately 60 significant trees. The applicant has submitted a conceptual landscaping plan showing two new trees in the front yard of each lot, except the lots not abutting a public street. The landscaping plan also illustrates a six-foot wide landscape strip along Duvall Avenue SE and in some areas along the new internal streets. An approximately ten-foot wide landscape strip is proposed along the perimeter of the drainage tracts, with hydroseeded grass on the interior of the tracts. Surface water drainage was designed according to the 2005 King County Surface Water Manual. Two drainage ponds are proposed which would discharge into existing storm water mains. Water service would be provided by the City of Renton and Water District 90. The water mains will be required to be extended in several areas, including NE 200 Street, Field Avenue NE, and the new interior streets. Sewer main extensions will also be required to the east property line and along Field Avenue NE. HEX Report 06-053.doc City of Renton PIBIPW Departme, MAGNUSSEN PRELIMINARY PLAT PUBLIC HEARING DATE: October 10, 2006 2. ENVIRONMENTAL REVIEW Preliminary Report to the Hearing Examiner LUA-06-()53, PP, ECF Page5of12 Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on September 11, 2006, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Magnussen Preliminary Plat. The DNS-M included nine mitigation measures. A 14-day appeal period commenced on September 18, 2006 and ended on October 2, 2006. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1. The applicant shall comply with the recommendations contained in the geotechnical report prepared by Earth Solutions NW, LLC, dated April 13, 2006 under "Site Preparation and Earthwork, "Detention Pond Recommendations," and "Utility Trench Backfill." 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This Plan shall be subject to the review and approval of the Development Services Division. 3. The applicant shall comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. 4. The applicant shall comply with the recommendation contained on the Drainage Report by Jim Jaeger, P.E., revised on August 2, 2006, with regards to the re-routing of the natural discharge location of pond B to the existing 36-inch pipe. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall remove the sight obscuring tree branches, noted in the Traffic Impact Analysis by Gibson Traffic Consultants, at the intersection of NE 2"" Street and Jericho Avenue NE and provide Development Services with proof of this at the time of submittal for street construction permits. 7. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 8. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 9. The existing water well shall be decommissioned according to applicable King County and/or Washington State regulations prior to final plat approval. 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. HEX Report 06-053.doc City of Renton PIB/PW Departmen MAGNUSSEN PRELIMINARY PLA I PUBLIC HEARING DA TE: October 10, 2006 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Preliminary Report to the Hearing Examiner LUA-06-053 PP ECF Page 6 of 12 Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: A. Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF} on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that ii would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use, and Environmental Elements: Land Use Element Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. The proposal for 49 lots on the subject site would arrive at a net density of 7.46 dwelling units per net acre after the required deductions, which is within the density range permitted in the R-8 zone. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 square feet) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The site is greater than one acre and all lots would be greater than or equal lo 4,500 square feel Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. There are four private access easements proposed to serve interior lots. The area within the private access easements was subtracted from the gross lot area of each affected lot. Environmental Element Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. The proposal would be consistent with the objective provided recommended conditions are followed. Staff recommends, under Topography and Vegetation below, that a Native Growth Protection Easement be placed over the buffer of the stream, which extends over part of Lots 48 and 49, and Drainage Tract B. A split rail fence and signage is recommended to be installed indicating that this is a protected natural area. This would protect the buffer from future impacts. The applicant should also be required to complete enhancement of the buffer, which would entail removal of invasive species, before the plat is recorded. B. Compliance with the Underlying Zoning Designation. The 8.37-acre site is designated Residential -8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 49 new single-family residential units. Density -The allowed maximum density in the R-8 zone is a minimum of 4.0 dwelling units per net acre (dulac} to a maximum of 8.0 dwelling units per net acre. Net density is calculated after public rights-of- way, private access easements, and critical areas are deducted from the gross acreage of the site. After the deduction of 74,344 square feet of proposed right-of-way dedication and 4,150 square feet of private access easements the proposal for 49 lots would result in a net density of 7.46 dwelling units per acre (364,502 gross square feet-74,344 square feet-4, 150 square feet= 286,008 square feet or 6.57 acres, 49 units/ 6.57 acres = 7.46 du/ac). The proposed plat would comply with density requirements for the R-8 zoning designation. Lot Dimensions and Size -The minimum lot size required in the R-8 zone for sites over one acre in size is 4,500 sq feet. The minimum lot width required is 50 ft for interior lots and 60 feet for corner lots, and a minimum lot depth of 65 feet is required. Proposed lot widths range from 50 to 80 feet and lot depths HEX Report 06-053.doc City of Renton PIB/PW Deparlmen MAGNUSSEN PRELIMINARY PLAT PUBLIC HEARING DA TE: October 10, 2006 Preliminary Report to the Hearing Examiner LUA-06-053, PP, ECF Page 7 of 12 range from 95 feet to 123.42 feet. The proposed plat would create 49 lots, which are proposed to range from 4,517 square feet in area to 7,800 square feet. As proposed, all lots appear to be in compliance with the required lot width, depth and size standards. Setbacks -Building setbacks required in the R-8 zone include a front yard and side yard along a street setback of 15 feet for the primary structure and 20 feet for attached garages, an interior side yard setback of 5 feet, and a rear yard setback of 20 feet. The building setback requirements for the new residences would be reviewed at the time of building permit review, however the proposed lots appear to contain adequate area to provide all the required setback areas. The setback envelopes shown on the preliminary plat drawing submitted on September 7, 2006 appear to be accurate, except that Lots 9, 15, 39 and 49 would require the setbacks to be measured from the access easement. Staff recommends that the applicant consult with the Development Services Division planner who will be reviewing the building permits about how to measure the setbacks from access easements. Because the plat is not designed to accommodate the existing houses and they would likely not meet their setback requirements, staff recommends that the applicant be required to demolish or remove all existing houses prior to recording of the final plat. Building Standards -The R-8 zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached single family residence. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Accessory structures are permitted only when associated with a primary structure located on the same parcel. The applicant has indicated that the existing five homes, and their accessory structures would be removed. Staff recommends as a condition of preliminary plat approval, that the applicant be required to have the houses and accessory structures removed or demolished prior to final plat recording. Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-8 zone restricts lots greater than 5,000 square feet in size to a maximum building coverage of 35% or 2,500 square feet, whichever is greater. The height and lot coverage of the new houses would be verified at the time of application for building permits. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The proposed building pads appear to be adequately sized for the provision of the required parking. Landscaping -The City's landscaping regulations require the installation of landscaping within the public right-of-way. The minimum width of landscaping required along the street frontage for sites abutting an arterial street, such as Duvall Avenue NE, is ten feet. Along a non-arterial public street five feet of landscaping must be installed. If there is additional undeveloped right-of-way in excess of the five or ten feet, this must also be landscaped. If sufficient area is not available within the public right-of-way due to required improvements, the landscape strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. In addition, the applicant is required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer), within the 15-foot front yard setback area for the proposed lots or within the proposed planting strip. A conceptual landscape plan was submitted with the project application. The landscape plan proposes a six-foot landscaped strip along Duvall Avenue NE. Ten feet would be required to meet the development re~ulations, so this would not meet the requirements. Between five and nine feet are proposed along NE 2" Street, which would meet the requirement. Along the new interior public streets, landscaping is only proposed in limited areas. This would not meet the requirement of five feet of landscaping along non- arterial public roads. Around the detention ponds, the applicant proposes perimeter landscaping and hydroseeding of grass in the remaining area. This would not meet the landscape regulations requirement to landscape and maintain all pervious areas. Grass would become overgrown and perhaps dangerous in the dry summer months. Plantings that can be adequately maintained would be required over the whole tracts. except in the ponds themselves. Staff recommends as a condition of plat approval, that the applicant be required to submit a revised landscape plan illustrating adequate landscaping along the public streets and on the drainage tracts at the time of submittal for utility construction permits. HEX Report 06-053.doc City of Renton PIB/PW Departmen MAGNUSSEN PRELIMINARY PLA, PUBLIC HEARING DA TE: October 10, 2006 Preliminary Report to the Hearing Examiner LUA-06-053, PP ECF Page 8of 12 The landscape plan also proposes two new trees in the front yard area of most of the new lots, as required. The applicant has provided more trees than required on some lots, and none on the lots without street frontage, Lots 9, 10, 15, 16, 34, 35, 38, 39, 48, and 49. Staff recommends that the revised landscape plan, recommended above, also illustrate two new trees on these lots. The size and species name shall also be noted on the plan. C. Compliance with Subdivision Regulations Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. The lots in the Magnussen Preliminary Plat are at right angles to the streets and have access to public roads. Lots: The size, shape and orientation of lots must meet the minimum area and width requirements of the applicable zoning classification and must be appropriate for the type of development and use contemplated. Each of the proposed lots is rectangular in shape, oriented to provide front yards facing a street or private access easement, and satisfies the minimum lot area and dimension requirements of the R-8 zone. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of detached single family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. Access and Street Improvements: There are currently no curbs, gutters or sidewalks along the frontage of the site along Duvall Avenue NE, NE 2°• Street or Field Avenue NE. The applicant will be required to provide these. To do this, dedication of a minimum of twelve feet will be required along Field Ave NE. Dedication of 15 feet along NE 2nd Street will be required. Street improvements including, but not limited to pavement, curb/gutter, sidewalks, streetlights street signs and landscape will be required. Along the new streets, street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required. Corner lots must dedicate a minimum radius of fifteen feet. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. Primary access to the lots would be from a new road, NE 2"" Place, which would extend from Duvall Avenue NE through the site and loop down, as Field Avenue NE, to connect with NE 2"" Street. A smaller loop of road would provide public access for Lots 5 through 20. The applicant requested and was granted a modification to reduce the required right-of-way width of the public streets from 50 feet to 42 feet, which would include 32 feet of paving, and curbs, gutters and sidewalks on both sides. Lots 9, 10, 15, 16, 34, 35, 38, 39, 48 and 49 would be accessed via 26-foot wide private access easements. In order to ensure efficient emergency access to the development is not obstructed, staff recommends as a condition of preliminary plat approval the applicant be required to place "No Parking" signage along the 26-foot wide private access easement prior to final plat approval. In addition, staff recommends a condition of approval requiring the establishment of a homeowner's association or maintenance agreement for the development, which would be responsible for any common improvements and/or tracts within the plat prior to final plat approval. There is an isolated segment of unused right-of-way in Lot 20 and extending into proposed NE 200 Place. The applicant has applied for a vacation of this right-of-way and Property Services. Staff have indicated that they will likely recommend approval to the City Council in October 2006. Also, there are two tracts of a previous recorded subdivision of the property, which was never built out, which would need to be released by the City. They are shown in Exhibit 7. Tract X extends from Duvall Avenue NE east and ends in a cul-de-sac at approximately where proposed Lots 21 and 24 are. Tract Y extends along the east property line from about Lot 15 through 20. Because the plat was never constructed, and the Magnussen Preliminary Plat has redesigned the subdivision under new zoning regulations, the necessity for roads specifically in the location of these tracts is no longer given. Property Services has indicated that because the City never exercised its right to convert this area to right-of-way, it is possible to release the property at the time the new plat and its associated right-of-way dedication are recorded. The applicant has submitted a proposal for the wording of the release and a copy has been forwarded to Property Services for review. HEX Report 06-053.doc City of Renton P/BIPW Departmen MAGNUSSEN PRELIMINARY PLAT PUBLIC HEARING DA TE: October 10, 2006 Preliminary Report to the Hearing Examiner LUA-06-053, PP, ECF Page 9of 12 To mitigate impacts to the local street system, the City's Environmental Review Committee requires the payment of a Traffic Mitigation Fee based on $75 per net new average daily trip attributed to the proposed subdivision. The proposed 49 new residential lots with credit given for the five existing residences would be expected to generate approximately 469 new average weekday trips based on 9.57 daily trips. The fee for the proposed plat is estimated to be $35,175 (469 total trips x $75.00) and is payable prior to the recording of the plat. Topography and Vegetation: The site is relatively flat. The soils at the site are Alderwood gravelly sandy loam. The applicant proposes clearing and grading for the roads, building pads, utilities and detention pond. An estimated 4,500 cy of soil would be excavated and then used as fill on the site so there would be a balance of cut and fill. Mitigation measures imposed by the Environmental Review Committee require that temporary erosion and sedimentation control be provided at the site during construction. There is a class 4 stream just outside the eastern most boundary of the site, which requires a 35-foot buffer that extends onto the site. The applicant has requested a buffer reduction under RMC 4-3- 050L.5.c.ii to reduce the stream buffer to a 25-foot enhanced buffer. This buffer reduction was approved under the Environmental Review of the project. The applicant has since submitted a Stream Buffer Enhancement Plan, dated September 22, 2006, completed by his consultant, Chad Armour, LLC to meet critical areas regulations. In addition, a condition is recommended, requiring that a Native Growth Protection Easement be recorded over the 25-foot stream buffer located on Lots 48, 49, and on Drainage Tract B prior to or concurrent with the recording of the final plat map. Fencing of the edge of the stream buffer with a split rail fence is also recommended. Signage should be required to be installed subject to approval by the Development Services Division Project Manager. A fencing and signage detail shall be submitted to the Development Services Division project manager at the lime of utility construction permit application for review and approval. The fencing and signage shall be installed prior to the recording of the final plat. The site vegetation consists of residential landscaping, and native vegetation along the eastern portion of the property. There are approximately 250 significant trees. The applicant has proposed to retain approximately 60 of these. RMC 4-4-070 indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping where practical, and RMC 4-7-130 requires that a reasonable effort should be made lo preserve existing trees. A Determination was made by the Director of Development Services that the retention or replacement of 25% of the existing trees would achieve these requirements. To comply with this Determination, the applicant would be required to retain 63 trees (outside of the Native Growth Protection Easement). If this is absolutely not possible, some of the trees may be replaced at a ratio of one to one with trees of a minimum caliper of 2 inches. A Tree Plan, Exhibit 4, was submitted for the project, indicating 60 trees to be retained. The plan did not indicate the species of the deciduous trees on the site. Certain trees, such as poplars and cottonwoods are not considered significant trees. Staff recommends as a condition of preliminary plat approval, that the applicant be required to submit a revised Tree Plan, noting the species of the trees on the site. Only the significant trees should be included, and at least 63 trees should be identified for retention. The plan should include information on what measures will be undertaken to assure that the trees are protected during construction. If trees are proposed for replacement, the applicant shall justify this. The revised Tree Retention Plan shall be submitted at the time of application for utility construction permits and shall be subject to approval by the Development Services project manager. Relationship to Existing Uses: There are five existing homes on the site of the Magnussen plat that would be removed in order to accommodate the new lots. To the north of the Magnussen Preliminary Plat is a mini-storage facility in the CA zone. Just west of the north part of the site is the six-lot MB Short Plat, which has received preliminary approval. The zoning to the west, east and south of the site is R-8. Across Duvall Avenue NE is the Laurelhurst subdivision and to the south is the second phase of the Laurelhurst plat. To the east are single family homes that were built in the 1980s and 1990s on large lots. The West Coast preliminary plat is proposed to the northeast of the Magnussen site. The proposal for 49 detached single family lots is consistent with the guidelines of both the Comprehensive Plan and zoning code and would not be out of character with the existing or recent development in the area. HEX Report 06-053.doc Cfty of Renton P/8/PW Departmen MAGNUSSEN PRELIMINARY PLAT PUBLIC HEARING DA TE: October 10, 2006 D. Availability and Impact on Public Services {Timeliness) Preliminary Report to the Hearing Examiner LUA-06-053, PP, ECF Page 10 of 12 Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee based on $488 per new single-family home. The fee is estimated at $21,472 (44 new lots x $488) and is payable prior to the recording of the plat. The requirements for fire prevention associated with water provision can be found under the section Water and Sanitary Sewer Utilities below. Fire department access roads must be paved to a minimum width of 20 feet. Dead end roadways over 150 feet in length are required to have an approved turnaround. Street addresses must be visible from a public street. Recreation: The proposal would not include any commonly owned recreation areas for future residents of the proposed plat. There are no existing recreational facilities in the immediate vicinity of the subject property, however the currently undeveloped Maplewood Park is in the project vicinity. It is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530. 76 per new single-family home. The fee is estimated at $23,353.44 (44 new lots x $530.76) and is also payable prior to the recording of the plat. Schools: The site is located within the boundaries of the Renton School District No. 403. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed plat would potentially result in 22 additional students (0.44 x 49). Children in the new subdivision would be assigned to Maplewood Elementary School, McKnight Middle School, or Hazen High School. The school district has indicated that they would be able to accomodate additional students coming from the proposed development. Storm Drainage/Surface Water: A Preliminary Technical Information Report prepared by James J. Jaeger, P. E., dated April 24, 2006 was submitted with the application materials, containing information on how the project would comply with the 2005 King County Surface Water Design Manual. An addendum, dated July 18, 2006, to the report was submitted upon request of City staff, updating the offsite analysis, providing downstream drainage complaint documentation, and providing revised drainage requirement calculations. The applicant applied for and was granted a modification on August 31, 2006 by Kayren Kittrick of Development Services, to allow the calculation of drainage pond capacity using impervious area assumptions lower than those found in the King County Manual. According to the addendum report surface water runoff currently flows east into the abutting stream and wetlands. Downstream, the water drains through the older subdivision, Puget Colony Homes, southeast of the site. There have been flooding problems in the Puget Colony Homes subdivision in the past, as the submitted reports of complaints demonstrates. To meet the 2005 King County Surface Water Management Manual, the applicant is proposing two detention ponds. In a request for modification to the City, the applicant proposed calculating the pond capacity assuming a lower level of impervious area than required in the 2005 King County Manual. On August 31, 2006, Kayren Kittrick approved a modification to allow the applicant to reduce the amount of assumed future impervious area per lot used for the calculations to 3,300 square feet for the lots served by Pond A and 3,000 square feet for lots served by Pond B. Conditions of this decision where that these limits of the impervious area be noted on the face of the plat, recorded in a covenant and listed in the CC&Rs of the HOA. The larger of the two proposed detention ponds, in Tract A, is located just southeast of the center of the site. The other, in Tract B, is at the southeastern corner of the site. Pond A would connect to the existing surface water drainage system in NE 2"" Street. The Environmental Review Committee required in a mitigation measure that Pond B discharge to the existing 36 inch drainage main in Field Avenue NE. This was required to avoid additional risk of flooding at Puget Colony Homes, by not allowing surface water discharge into the existing culvert at the southeast of the site. For safety reasons, staff recommends as a condition of approval that the stormwater detention tracts be fenced with 6-foot wood fencing. The fence should be placed behind the required five foot frontage landscape strip area. The fence shall be shown on the revised landscape plan and fencing details shall HEX Report 06-053.doc City of Renton PIBIPW Departmen MAGNUSSEN PRELIMINARY PLAT PUBLIC HEARING DA TE: October 10, 2006 Preliminary Report to the Hearing Examiner LUA-06-053, PP, ECF Page 11 of 12 be provided for the review and approval of the Development Services Project Manager prior to recording of the plat. A Surface Water System Development Charge, based on the current rate of $759.00 per new single- family lot, would be required prior to the issuance of construction permits for the plat. Water and Sanitary Sewer Utilities: The subject site is partially in the City of Renton and partially in the area of Water District 90. Water District 90 supplies water service to the area east of Field Avenue NE. A certificate of water availability from WD 90 was submitted by the applicant upon submittal for preliminary plat review. The certificate of water availability provided for the project from King County DDES states that an improvement of the water system will be required in order to serve the new subdivision. A 175 foot water main extension and/or replacement of the AC main in NE 2"" Street in front of the property will be required. Water is available at no less than 20 psi measured at the nearest fire hydrant, 580 feet from the property. Flow there is 1,000 gpm or more for two hours or more. The City of Renton provides water service in the portion of the plat west of Field Avenue NE. In that part of the plat, there is an existing twelve-inch water main in Duvall Ave NE that can deliver a flow rate of 2,500 gallons per minute (gpm). The static water pressure is about 75 psi at street elevation (see City water civil drawing no. W-0943). There is also an eight-inch water main along NE 2"" St that can deliver 1,250 gpm (see City water civil drawing No. W-3265). Static pressure varies from 71 to 75 psi. The Pressure Zone is 565. The proposed project is located outside the Aquifer Protection Area. A water main extension (eight-inch minimum diameter) within the new streets interior to the plat will be required. A water main extension along Field Ave NE, and connecting to the existing main in NE 2nd St will be required. Water main extension to the west property line (along the northerly line of proposed Lot 8), along with a 15-foot utility easement, and connecting to a recently installed water main will be required. New water service stubs to each lot must be installed in conjunction with the above water main extension prior to recording of the plat. The Water System Development Charge (SDC) would be triggered at the single-family rate of $1,956 per new single-family per building lot. This fee is payable at the time the utility construction permit is issued. To ensure adequate fire fighting service can be provided, existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. A fire hydrant with 1,000 gpm fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600, including the garage, the minimum fire flow increases to a minimum of 1,500 gpm and requires two fire hydrants within 300 feet of the structure. The subject property is served by City of Renton sewer service. There is an eight-inch sewer main in Duvall Ave NE, north of the northerly property line (fronting Duvall Ave NE -drawing S-3195). There is also an eight-inch sewer main on NE 2°• Street (drawing S-3265). A sewer main extension to the east property line will be required. The sewer main shall be installed at a depth that will allow sewer mains extensions to provide gravity sewer as far as possible. A sewer main extension along Field Ave NE will also be required. The plat is in the East Renton Interceptor Special Assessment District (SAD). Fees for this are collected at the lime the utility construction permit is issued. The Sanitary Sewer System Development Charges (SDC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. Prior to recording the plat, any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. H. RECOMMENDATION: Staff recommends APPROVAL of the Magnussen Preliminary Plat, Project File No. LUA-06-053, PP, ECF subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated that was issued by the Environmental Review Committee on September 11, 2006. 2. The edge of the stream buffers shall be permanently delineated with a split rail fence and signage shall be installed as approved by the Development Services Division Project Manager. A fencing and HEX Report 06-053.doc City of Renton PIBIPW Departmen MAGNUSSEN PRELIMINARY Pl.AT PUBLIC HEARING DA TE: October 10, 2006 Preliminary Report to the Hearing Examiner LUA-06-053 PP ECF Page 12of 12 signage detail shall be submitted to the Development Services Division 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 plat. 3. A Native Growth Protection Easement shall be recorded over the 25-foot stream buffer located on Lots 48 and 49 and on Drainage Tract B prior to or concurrent with the recording of the final plat map. 4. The applicant shall submit a revised Tree Retention Plan, noting the species of the trees on the site. Only the significant trees shall be included in the plan, and at least 63 trees must be identified for retention. The plan shall include information on what measures will be undertaken to assure that the trees are protected during construction. If trees are proposed for replacement, the applicant shall justify this. The revised Tree Retention Plan shall be submitted at the time of application for utility construction permits and shall be subject to approval by the Development Services project manager. 5. A revised landscape plan shall be submitted to the Development Service Division project manager for review and approval at the time of application for utility construction permits. The revised landscape plan shall show the planting strip along Duvall Avenue NE increased to the required ten-foot width. It shall illustrate the required five-foot planting strip along all of the other public street frontages. The plan shall illustrate landscaping of the whole detention tracts, not just the perimeter of these. It shall show two trees within the front yard areas of all lots, including the internal lots, which do not abut a public street, and the species and size of the trees shall be noted. 6. The stormwater detention tracts shall be fenced with 6-foot wood fencing prior to recording of the plat. The fence shall be placed behind the required five foot frontage landscape strip area. The location of the fence shall be shown on the revised landscape plan, and fencing details shall be provided for the review and approval of the Development Services Project Manager prior to recording of the plat. 7. Demolition permits shall be obtained and all inspections completed on the demolition of the existing residences and detached accessory structures prior to final plat approval. 8. A homeowner's association or maintenance agreement shall be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be submitted at the time of application for utilities construction permits, so that it may be reviewed by the City attorney and the Development Services project manager. 9. The applicant shall have "No Parking" signage posted along the 26-foot wide private access easement prior to final plat approval. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. 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N ' ij ,ii ., iz ,. .. __ t ~ a,' + 3 ,,o,·~ WARNING: King County has no responsibifity to build, improve, maintain or otherwise service t)e private toads contained within ot provided ser,ice to the property described in th is short plat. MADft'IIW!3 AGRDN!1ff CONTDnJED Tract "Z"• 30 foot vide pot'tion bJII Lot 1 a I • 2. 20 foot vlde portion by Lot l only. Aort PJet No,_88=:.:===~:::!.;... ______ _ .., / 1 / I ,., I \ ... KC770113069f SP 67;;075 + Tract'• "X" •nd "Z" to be al!intlined, repaired aa.d/or rebuilt by the GVDel°a of th! pa:rceb having le1al acce•• therefrGa and their hair•, aHip, or HtcccHor1 uule•• nd until such roa.jl1 are -,roved to llq COuntJ ,t.rndanla and en dedicated and accepted by Ung County for uintenance. lteaponalbilltJ' for ••id ••lnten1nce i• H follove: f Tract "X"• (Weit 123.5 1 ) tot•, 1,2,3~4 and Lot 3 of s.P.1676075. Reaainder, including turn4roun~ by Lot'~ 3 &: 4. · ........ ~ ....... -N I Dire-ction: II' -••~---+f---- Seale: / "'"= /00". 0 ---- Exhibit 7 E6 · 10 T23N R5E W 1/2 NE 4th St. CA CA CA NE :3rd' Et. R-lO'CP) ;o R-=10 R-8 ! ·····i;:: 0 RMH :::, RfB RMH CP) I -0 RCCP) Q CA i:.:i 0 z -.-.> i:.;Cl Q) ..... z Q) ~ s §.: Q) ~ CAd:i < ~ c~ R-10 G6 • 22 T23N R5E W 1/2 ~ ZONING ----...... ...., """,. ~ = 'l'BCHNICAL IBB.VICII -A NE Jtt:0 st. .. CA CA R-10 R-8 SE 142nd St. Exhibit 8 o •oo ...... ru 15 T23N R5E W 1/2 5315 Z( ~ING MAP BOO __ 92 i. 93 MSWBNTIAL ~ Re,ouroe Comiel'TtltiOn [!:!] ReaidenUal l du/ac ~ Rea:ldenUal 4 du/•c ~ Rellidentia.1 8 du/ac I RMH I Residential Manufactured Homes I 11-10 I ResidenU•I 10 du/ae I R-1~ I ResldenUal H du/ac I RH-rl Re1idenUal Kulti-J'amil,y IRM-1 j ResldenUal llulti-Family Traditional l11M-ul RealdenU.I )(ulti-Family Urban Center• 455 458 .,· tlpO . ---·Is_ --c·a 7 / KID']} USE GENffl ~ Cent.er Villqi, luc-NJ.I Urban C,mlo,r -North 1 ~ Urban Center -North 2 [E!J Center DOWDtown• I CCR I Cclmmercial/Offlce/RN:ldenUal CDNNfiRCUI ~ Commerelal Arterial• ~ Commercial ottice" 2T22N ASE JMPIJSTRIAL @ lllduat.rial -Bea"J' 0 Jndualrial -lledhun 0 Indu.utal -light (P) Public),y owned --Renton City Llr:i:iils --Adjacent City Umilll -Bcok P&ie• Bounth.ry 1 T2 ~ Commercial Neipborhood KROU PAGE • y_,. inelude O.erla, Di8tri.els. See Appendu: mape. For additiooaJ nl\llalions iD O't'lffl.,. Dletriels, please -RIIC 4-3. Prinllld by Prinl I. Mall Senrit:eB, CUy of Renton PAGE# INDEX SECTIT~ • October 3, 2006 Eric LaBrie ESM Consulting Engineers 33915 1st Way S ste: #200 FederalWay,WA 98003 SUBJECT: Magnussen Preliminary Plat LUA06-053, PP, ECF Dear Mr. LaBrie: CITY C')F RENTON ' Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the appeal period ended on October 2, 2006 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. This decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated September 11, 2006. A Hearing Examiner Public Hearing has been scheduled for October 10, 2006, The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7270. For the Environmental Review Committee, Valerie Kinas! Associate Planner cc: Paul & Lois Lindberg, Timothy & Jennifer Lindberg, Stephen & Gena Lindberg, Patrick & Sarah Graham, Frederick & Judy Busch, Ricardo Beltran/ Owners Marc Rousso / Applicant Doug Jones, James Jaeger, Lisa Spahr, Jennifer McCall/ Parties of Record Enclosure _______ 10_5_5_S_ou_th_Gr_ad_y_W_ay---R-e-nt-on-.-W-a-shin-.-gt-o_n_9_8_05_5 ______ ~ AHEAD OF THE CURVE Page 1 of 1 Valerie Kinast -Re: Fwd: Magnussen __ .liminary Plat LUA06-053 Proposed Note ------------------;,m;,,_;y,,1r-Wtlla:MMt _______________________ _ From: To: Date: Subject: Robert MacOnie Kinast, Valerie 10/02/2006 4: 12 PM Re: Fwd: Magnussen Preliminary Plat LUA06-053 Proposed Plat Note Hello Valerie, I think that works. bob >>> Valerie Kinast 10/2/2006 4:04 PM>>> Bob, Here is the draft of what the Magnussen plat applicant would like to put on the face of the plat in order to release the road tracts that were never converted right-of-way. Is it enough? Valerie Valerie Kinast City of Renton -Development Services 1055 South Grady Way Renton, Washington 98055 Phone: (425) 430-7270 Fax: (425) 430-7231 e-mail: vkinast@ci.renton_._wa_.us file://C :\Documents%20and%20Settings\nweil\Local %20Settings\ Temp\GW} 0000 l .HTM 10/02/2006 Page I of I Valerie Kinas! -Magnussen Preliminary Pl JA06-053 Proposed Plat Note -------------------,,....,1,;:w.;,44.,,;,~~;i,1, ________________________ _ From: To: Date: Subject: CC: "Matt Cyr" <matt.cyr@esmcivil.com> <vkinast@ci.renton. wa. us> 09/28/2006 5:08 PM Magnusson Preliminary Plat LUA06-053 Proposed Plat Kole "Eric LaBrie" <eric.labrie@esmcivil.com> -------------'"' ""···-·------------------------ Valerie, Please see the proposed plat note for the extinguishing of tract "x" and "y" of the Magnussen Plat. If you have any concerns please contact Eric LaBrie here at ESM as I will be out of the office until Oct. 9th, Thank you, Matt Proposed Plat Note: Existing tract's "X" and "Y" of King County Short Plat Number 882065 will be dissolved and maintenance responsibilities released at recording of final plat LUA06-053. MATT CYR Assistant Planner rnatt. cyrl§;esmcivil. com ESM CONSULTING ENGINEERS, LLC www.esmcivil.com Federal Way Bothell ; Cle ..:l,:m 33915 1st Way South, Suitt' 2C'. Federal Way, WA 98003 Tel: 253.838.6113 l'ax: 253.838.7104 Civil Enqineerinq Surveyinq i Land Planninq I Landscape Ar:::nitcc .. ne GIS file://C:\Documents%20and%20Settings\nweil\Loca1%20Settings\Temp\GW} 0000 I .HIM 10/02/2006 CHAD ARMOuR, LLC September 22, 2006 Job Number 05-006 Mr. Marc Rousso JayMarc Development P. 0. Box 2566 Renton, Washington 98056 Subject: Stream Buffer Enhancement Plan Magnussen Preliminary Plat LUA-06-053 Renton, Washington Dear Mr. Rousso: 6500 126'" Avenue S.E. Bellevue, Washington 98006-3941 (425) 641-9743 (425) 643-3499 (fax) chad@chadannour.com In their September 11, 2006 letter, the City of Renton (Renton) requested that JayMarc Development (Proponent) submit a plan to enhance the buffer adjacent to the off-site stream and Lots 48, 49, and Tract B. The following is our plan to enhance the stream buffer within 25 feet of the off-site stream. Background Information The 8.3-acre site is the location of several single-family dwellings, mowed lawn, gardens, and forest. It is located north of NE 2nd Street in Section 15, Township 23 North, Range 5 East, in Renton, Washington (Figure 1 ). The area of interest is located in the southeast corner of the site (Figure 2). The buffer is extensively vegetated with native trees and shrubs with less than 5 percent non-native invasives on slopes less than 15 percent. The overstory layer is dominated by big-leaf maple (Acer macrophyllum) and western red cedar (Thuja plicata) trees. Several large black cottonwood (Populus ba/samifera) trees stick up higher than the canopy. Big-leaf maple saplings that grow under the overstory canopy and cascara (Rhamnus purshiana) are more or less common. The shrub layer is typically dominated by hazelnut (Cory/us comuta) and vine maple (Acer circinatum). Also present in the shrub layer are salmonberry (Rubus spectabilis), ocean-spray (Holodiscus discolor'), and Indian plum (Oemleria cerasiformis). The herbaceous layer is typically dominated by sword fern (Polystichum munitum) and trailing blackberry (Rubus ursinus). Other native plant species also present in the herbaceous layer are Cascade Oregongrape (Mahonia nervosa), salal (Gaultheria shal/on), and bracken (Pteridium aquilinum). Renton's consultant reported that non-native invasives are present at three locations within the buffer. Himalayan blackberry (Rubus discolor') vines (canes) are located at the north and south part of the buffer, English ivy (Hedera helix) at the north end of the buffer south of the Himalayan blackberry, and a patch of bishop's hat (Epimedium sp.) in the middle section of the buffer. C:/Jobs/J&M/Lindberg/Enhancement Plan.doc Chad Armour, LLC 09/22/06 Buffer Enhancement Plan Renton, Washington Stream Buffer Enhancement Plan M Land Development • Remove all of the Himalayan blackberry plants in the buffer within 25 feet of the off-site stream. Remove the entire plant, including canes as well as the near- surface roots. These plants are concentrated on the north and south ends of the buffer. Discard the removed plants off of the site. • Remove all of the English ivy plants in the buffer within 25 feet of the off-site stream. Remove the entire plant including the roots and any vines clinging to the trunks of trees. If vines on tree trunks are out of reach, remove as much of the vine as possible. This plant is concentrated on the north end of the buffer. Discard the removed plant off of the site. • Remove all of the bishop's hat plants in the buffer within 25 feet of the off-site stream. Remove the entire plant including the roots and discard them off of the site. This plant species is concentrated in the middle section of the buffer. Because the buffer is well-vegetated with native plant species, it is not necessary to install native plant species where the non-native plant species are removed. Native plant species will likely naturally colonize the treated areas. The Proponent will identify the treatment areas in advance of treatment. Treatment shall occur simultaneous to site grading. A qualified biologist will flag the treatment areas prior to treatment. Limitations Work for this project was performed, and this plan prepared, in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities, at the time the work was performed. It is intended for the exclusive use of Jay Marc Development and their assigns for specific application to the referenced property. This letter is not meant to represent a legal opinion. No other warranty, express or implied, is made. Any questions regarding our work, this plan, and the presentation of the information are welcome and should be referred to the undersigned. Sincerely, Chad Armour, LLC Chad Armour Principal Attachments: Figure 1 -Vicinity Map Figure 2 -Buffer Enhancement Plan cc: Valerie Kinast, Associate Planner, City of Renton Matt Cyr, ESM Consulting Engineers C:/Jobs/J&M/Lindberg/Enhancement Plan.doc Chad Armour, LLC 2 09/22/06 i '~ .. 1"11 • ¥jf. '·t ,;. ~ . 'iCE j· i . . ',ll, .f ,, • ·~··. ,•,.,_I• SC i I I NE 2ND STREET FIGURE 2: BUFFER ENHANCEMENT PLAN MAGNUSSEN PRELIMINARY PLAT Renton, Washington DWG NAME! DATE: 09/22/06 11: D9am G: \pro jecl\Cllenb\twmour\.NDl!Mllopment-Lindberg-1.!cgnuuen \trlci,«g003.dwg •· l I \ \ 1, J 0 50 Scale in Feet Chad Armour, LLC 6500 126th Avenue SE Bellevue, Washington 98006 100 ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Magnusson Preliminary Plat PROJECTNUMBE.R: LUA0&-053, PP, ECF LOCATION: 4715 NE 2nd Place DESCRIPTION: The applicant Is requesting SEPA envlronmentlll review and Prallmlnuy Plat approval for a 49-IOC eubdlvlalon of a 8.38-acre aita located In Iha Rnklantlal -e dwellln11 unltll per acre (R-8) zona for the w.ntual conatructlon of alngla-family dalachad hOffW9. Tha fin ulstlng homn on the site would be remov«I. The lot alzn would l'Jlnga from 4,517 sq. ft. to 8,540 1q. ft. Naw roada 1111 propo1111d, extending NE 2nd Pl. and Field AYI, NE, to loop thro\lgh thv m•w aubdlvls1on. Two detention ponds are propoud to manage aurfae. water r1moff. Bufffl"I ol' 1n ofblla Clan 4 stream and Category 2 wetland ext.nd onto tha alui. A ,mall portion of 1 C11teg,ny 3 W.Cland, that was filled on the abutting parc,J, elCUlnd• onto Iha altl 11,0. Of U-160 1lgnlflcant Inn on the 11te the applicant propoaes retaining approxlma1,1y 60. The applicant hu aubmltt•d a SEPA checkllel, a gl!Olel:hnlcal r,port, a traffic atudy, a surface water analy,11 and I wetland and strffm t1udy. Thi City haa had Hoondary revlaw completed on the wetland and etnam 1tudy. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. App,ll!e of the envlronrMnhl determination must be fll9d In writing on or befont S:00 PM on October 1, 2006. Appeals muat b1 f111d In writing together with tht r&qul.-d $75.00 applicalion f" with: Hearing Eumlner, City of RentOft, 1065 S0uth Gnidy Way, Renton, WA 911055. App&als to th• Enmlner are governed by City of Renton Munlclpal Code Section 4-8-110.B. Additional Information n,ganllng the appeal procen ma~ be obtained from the Ranton City Clerk'• Office, 1425) 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 OCTOBER 10, 2006 AT 9:00 AM TO CONSIDER THE ~~Ct.L:~iiitsTPA~/tF\~~i~RuOJJL~l~~l~~:ERMINATION IS APPEALED, THE APPEAL FOR FURTHER INFORMATION PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION ,._., ,. .,...;;;.;ptheprojectNUMBE -j,@j@Mc;c.::I;·,, ,, CERTIFICATION I, Szy <¢..ISFP , hereby certify that 3 copies of the above document were posted by me in ~ conspicuous places or nearby the described property on "''"'"111 111 $-'"'-'(MN~'« DATE: P'--1,/-iPG SIGNED: ,,..,~\"li~~~ ~ oT~ .. ~ IO ~ J. A TIEST: Subscnbed and sworn before me, a Notary Pub he, in and for the State of Washington residinion ~o -, _ • ,.. ~ ~ ,0 i ~ ~\.,c. :!,: ""}q0~~\Q__ ,onthe \Sll-\ dayof"::>vj)~-1Y'b<-e_[ -~i5Tii~sf~~:j' '1•1111::"""~ • ' CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 141h day of September, 2006, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies Owners Parties of Record Eric LaBrie, ESM Consulting Engineers Marc Rousso, Seattle Redevelopment, LLC (Signature of Sender):, ..Aia1tf ,:11J!..Kt¥' STATE OF WASHINGTON ) ) ss COUNTY OF KING ) See Attached See Attached See Attached Contact Applicant I certify that I know or have satisfactory evidence that Stacy Tucker Renre.seolinn signed this instrument and acknowledged it to be his/her/their free and voluntary act for t!l_Q.~~ij purposes mentioned in the instrument. ,;s--." ;:!~~~i, : ~ ..... f.~tu,v 1, * Dated: q /is:lo<e t : fV'.oTA-, Notary Public in d for the Sate o cjjft'iington _ ~ ~ i = ~ ~\ '°u '-'" ~f Notary(Print): (\",\2', l..:,jl:)1, l:k8&ma0 ~;"'~.., .... ,~ My appointment expires: c)-\ q. 1 L-· 11; o;'"• ,.........,P,,e-1,,,,., "'"~.J "'""'""" Project Name: Magnussen Preliminary Plat Project Number: LUA06-053, PP, ECF template -affidavit of service by mailing ·, Dept. of Ecology • Environmental Review Section PO Box 47703 Olvmnia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 33031 0 Seattle, WA 98133-9710 US Army Corp. of Engineers• Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor• Depart. of Natural Resources PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton. WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160th Ave SE 39015 -172"' Avenue SE Bellevue, WA 98008 Auburn. WA 98092 Duwamish Tribal Office • Muckleshoot Cultural Resources Program• 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division• Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box48343 Seattle, WA 98104-3855 Olvmoia. WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom. AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster. Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila. WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing • '-. Eric LaBrie ESM Consulting Engineers 33915 1st Way S ste: #200 Federal Way, WA 98003 tel: (253) 838-6113 PARTIES OF RECORD MAGNUSSEN PREL PLAT LUA06-053, PP, ECF Marc Rousso Seattle Redevelopment, LLC PO Box 2566 Renton, WA 98056 Paul & Lois Lindberg 4715 NE 2nd Place Renton, WA 98059 (owner) eml: eric. labrie@esmcivil.com (contact) tel: (206) 948-8899 (applicant) Timothy & Jennifer Lindberg 13845 SE 131st Street Renton, WA 98059 (owner) Frederick & Judy Busch 4808 NE 2nd Street Renton, WA 98059 tel: (425) 255-4765 (owner) James Jaeger 9419 S 204th Place Kent, WA 98031 tel: (253) 850-0934 (party of record) Updated: 09/14/06 Stephen & Gena Lindberg 13832 SE 131st Street Renton, WA 98059 (owner) Ricardo Beltran 2108 Blaine SE Renton, WA 98055 (owner) Lisa Spahr Forest Practice Coordinator Department of Natural Resources PO Box 47015 Olympia, WA 98504-7015 (party of record) Patrick & Sarah Graham 13809 SE 131st Street Renton, WA 98059 (owner) Doug Jones 4907 NE 2nd Street Renton, WA 98059 tel: ( 425) 255-0877 (party of record) Jennifer McCall Landing Acquisitions Assistant Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 tel: ( 425) 454-8690 (party of record) (Page 1 of 1) ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Magnussen Preliminary Plat PROJECT NUMBER: LUAOS-053, PP, ECF LOCATION: 4715 NE 2nd Place DESCRIPTION: The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 49-lot subdivision of a 8.36-acre site located in the Residential -8 dwelling units per acre (R-8) zone for the eventual construction of single-family detached homes. The five existing homes on the site would be removed. The lot sizes would range from 4,517 sq. ft. to 8,540 sq. ft. New roads are proposed, extending NE 2nd Pl. and Field Ave. NE, to loop through the new subdivision. Two detention ponds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream and Category 2 wetland extend onto the site. A small portion of a Category 3 wetland, that was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately 60. The applicant has submitted a SEPA ch&eklist, a geotechnical report, a traffic study, a surface water analysis and a wetland and stream study. The City has had secondary review completed on the wetland and stream study. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be flied in writing on or before 5:00 PM on October 2, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. 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 OCTOBER 10, 2006 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. September 14, 2006 Eric LaBrie ESM Consulting Engineers 33915 1" Way S #200 Federal Way, WA 9.8003 SUBJECT: Magnussen Preliminary Plat LUA06-053, PP, ECF Dear Mr. LaBrie: CITY •FRENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERG Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental detenmination must be filed in writing on or before 5:00 PM on October 2, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. 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 October 10, 2006 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7270. For the Environmental Review Committee, Valerie Kinas! Associate Planner cc: Paul & Lois Lindberg, Timothy & Jennifer Lindberg, Stephen & Gena Lindberg, Patrick & Sarah Graham, Frederick & Judy Busch, Ricardo Beltran/ Owner(s) Doug Jones, James Jaeger, Lisa Spahr, Jennifer McCall/ Party(ies) of Record Marc Rousso / Applicant Enclosure - -------10_5_5-So_u_th_Gr_ad_y_W_a_y---R-en-to_n_, -W-as_h_in_gt-on-9-80_5_5 ______ ~ AHEAD OF THE CURVE September 14, 2006 Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 CITY F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P .E., Administrator Subject: Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on September 11, 2006: DETERMINATION OF NON-SIGNIFICANCE· MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Magnussen Preliminary Plat LUA06-053, PP, ECF 4715 NE 2nd Place The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 49-lot subdivision of a 8.36-acre site located In the Reslde.ntial-8 dwelling units per acre (R-8) zone for the eventual construction of single-family detached homes. The five existing homes on the site would be removed. The lot sizes would range from 4,517 sq. ft. to 8,540 sq. ft. New roads are proposed, extending NE 2nd Pl. and Field Ave. NE, to loop through the new subdivision. Two detention ponds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream and Category 2 wetland extend onto the site. A small portion of a Category 3 wetland, that was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately 60. The applicant has submitted a SEPA checklist, a geotechnlcal report, a traffic study, a surface water analysis and a wetland and stream study. The City has had secondary review completed on the wetland and stream study. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 2, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7270. For the Environmental Review Committee, Valerie Kinas! Associate Planner cc: King County Wastewater Treatment Division WDFW. Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT. Northwest Region _e_nc_io_s_ur_e ___ l_0_55-So_u_th_Gra __ dy-W-ay--R-e-n-to_n_, W_as_hin_' _gt_o_n_9-80_5_5 _______ ~ AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA06-053, PP, ECF Marc Russo, Seattle Redevelopment, LLC Magnussen PreliminaryPlat DESCRIPTION OF PROPOSAL: The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 49-lot subdivision of a 8.36-acre site located in the Residential -8 dwelling units per acre (R-8) zone for the eventual construction of single-family detached homes. The five existing homes on the site would be removed. The lot sizes would range from 4,517 sq. ft. to 8,540 sq. ft. New roads are proposed, extending NE 2nd Pl. and Field Ave. NE, to loop through the new subdivision. Twodetention ponds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream and Category 2 wetland extend onto the site. A small portion of a Category 3 wetland, that was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately .60. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a surface water analysis and a wetland and stream study. The City has had secondary review completed on the wetland and stream study. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 4715 NE 2"a Place The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall comply with the. recommendations <:Ol}lained in the geotechnical report prepared by Earth Solutions NW, LLC, dated April 13, 2006 under "Site Preparation and Earthwork", "Detention Pond Recommendations," and "Utility Trench Backfill." 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's. Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This Plan shall be subject to the review and approval of the Development Services Division. 3. The applicant shall comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. 4. The applicant shall comply with the recommendation contained on the Drainage Report by Jim Jaeger, P.E., revised on August 2, 2006, with regards to the re-routing of the natural discharge location of pond B to the existing 36-inch pipe. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall remove the sight obscuring tree branches, noted in the Traffic Impact Analysis by Gibson Traffic Consultants. at the intersection of NE 2"a St. and Jericho Ave. NE and provide Development Services with proof of this at the time of submittal for street construction permits. 7. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 8. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. · 9. The existing water well shall be decommissioned according to applicable King County and/or Washington State regulations prior to final plat approval. ERC Mitigation Measures Page 1 of1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA06-053, PP, ECF Marc Russo, Seattle Redevelopment, LLC Magnussen Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 49-lot subdivision of a 8.36-acre site located in the Residential -8 dwelling units per acre (R-8) zone for the eventual construction of single-family detached homes. The five existing homes on the site would be removed. The lot sizes would range from 4,517 sq. ft. to 8,540 sq. ft. New roads are proposed, extending NE 2nd Pl. and Field Ave. NE, to loop through the new subdivision. Two detention ponds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream and Category 2 wetland extend onto the site. A small portion of a Category 3 wetland, that was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately 60. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a surface water analysis and a wetland and stream study. 1he City has had secondary review completed on the wetland and stream study. LOCATION OF PROPOSAL: LEAD AGENCY: 4715 NE 2°• Place The City of Renton Department of Planning/El'uil!ling/Public Works Development Planning Section Advisory Notes ti:J Applicant: The following notes are supplemental information provided1n conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental d~terminations. Planning 1. State Dept. of Natural Resources commented that a forest practice application may be required. Call (360) 825-1631 to inquire about this. 2. The applicant will be required to fence and landscape the proposed cletention ponds according to the King County Surface Water Manual and RMC 4-4-07002. 3. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 4. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. · 5. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Property Services 1. See attached memo dated June 13, 2006. ERC Advisory Notes Page 1 of3 Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet jn area, including the garage, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. Plan Review -Surface Water 1. The Surface Water System Development Charges (SDC) is $759 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. A water main extension (8-inch minimum diameter) within the new streets interior to the plat will be required. 2. A water main extension along Field Ave NE, and connecting to the existing main in NE 2nd St will be required. 3. Water main extension to the west property line (along the northerly line of proposed lot 8), along with a 15-foot utility easement, and connecting to a recently installed water main will be required. 4. New water service stubs to each lot must be installed in conjunction WKh the above water main extension prior to recording of the plat. 5. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. 6. The Water System Development Charge (SDC) would be triggered at the single-family rate of $1,956 per new single- family per building lot. This fee is payable at the time the ublity construction permit is issued. Plan Review -Sewer 1. A sewer main extension to the east property line will be required. The sewer main shall be installed at a depth that will allow sewer mains extensions to provide,gravity sewer as far as possible. 2. A sewer main extension along Field Ave NE will also be required. 3. Existing septic systems shall be abandoned in accordance with King County Health prior to recording of the plat 4. These parcels are subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 5. The Sanitary Sewer System Development Charges (SDC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Private streets are allowed for access to six (6) or less lots, with no more than 4 of the lots not abutting a public right- of-way. Private streets are required to have a 26-feet easement with a 20-feet pavement. A joint use driveway may be permitted for access to two (2) lots. The private access easement shall be a minimum of 20-feet wide with 12-feet paved. 2. Dedication of a minimum of 12-foot along Field Ave NE will be required. 3. Dedication of15-footalong NE 2nd St will be required. 4. Street improvements including, but not limited to pavement, curb/gutter, sidewalks, streetlights street signs and landscape will be required. ERC Advisory Notes Page2 of 3 5. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the new proposed streets. 6. Comer lots shall dedicate a minimum radius of fifteen feet. 7. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. General 1. All plans shall confonn to the Renton Drafting Standards ERC Advisory Notes Page 3of3 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA06-053, PP, ECF APPLICANT: PROJECT NAME: Marc Russo, Seattle Redevelopment, LLC Magnussen Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 49-lot subdivision of a 8.36-acre site located in the Residential -8 dwelling units per acre (R-8) zone for the eventual construction of single-family detached homes. The five existing homes on the site would be removed. The lot sizes would range from 4,517 sq. ft. to 8,540 sq. ft. New roads are proposed, extending NE 2nd Pl. and Field Ave. NE, to loop through the new subdivision. Two detention ponds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream and Category 2 wetland extend onto the site. A small portion of a Category 3 wetland, that was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately 60. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a surface water analysis and a wetland and stream study. The City has had secondary review completed on the wetland and stream study. LOCATION OF PROPOSAL: LEAD AGENCY: 4715 NE 2°' Place The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 2, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner. City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services September 18, 2006 September 11, 2006 Date ex ietsch, Administrator EDNSP Date Date ENVIRONMENTAL REVIEWCOMMlTTEE MEETING NOTICE September 11, 2006 .. To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, September 11, 2006 _, ,'' , Time: 3:00PM · . . ,Location: Sixth Floor Conference Room #620 .· Agenda listed below. Magnussen Prelminary Plat (Kinast) LUA06-053, PP, ECF The applicant Is requesting SEPA environmental review and Preliminary Plat approval for a 49-lot subdivision of a 8.36-acre site located In the Residential -8 dwelling units per acre (R-8) zone for the eventual construction of single- family detached homes. The five existing homes on the site would be removed. The lot sizes would range from 4,517 sq. ft. to 8,540 sq. ft. New roads are proposed, extending NE 2"" Pl. and Field Ave. NE, to loop through the new subdivision. Two detention ponds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream and Category 2 wetland extend onto the site. A small portion of a Category 3 wetland, that was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately 60. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a surface water analysis and a wetland and stream study. The City has had secondary review completed on the wetland and stream study. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer EDNSP Director ® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner S. Engler, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® REPORT City I enton Department of Planning / Building / Public Works & DECISION ENVIRONMENTAL REVIEW COMMITIEE REPORT ERC MEETING DA TE: September 11, 2006 Project Name: Magnussen Preliminary Plat Applicant: Marc Rousso Seattle Redevelopment, LLC PO Box 2566 Renton, WA 98056 Contact: Eric LaBrie ESM Consulting Engineers 33g151st Way S ste: #200 Federal Way, WA 98003 Owners: Paul & Lois Lindberg Timothy & Jennifer Lindberg Stephen & Gena Lindberg 4715 NE 2nd Place 13845 SE 131 st Street 13832 SE 131 st Street Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 Patrick & Sarah Graham Frederick & Judy Busch Ricardo Beltran 13809 SE 131st Street 4808 NE 2nd Street 2108 Blaine SE Renton, WA 98059 Renton, WA 98059 Renton, WA 98055 Fife Number: LUA-06-053, PP, ECF Project Manager: Valerie Kinast, Associate Planner Project Description: The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 49-lot subdivision of a 8.36-acre site located in the Residential -8 dwelling units per acre (R-8) zone for the eventual construction of single-family detached homes. The five existing homes on the site would be removed. The lot sizes would range from 4,517 sq. ft. to 8,540 sq. ft. New roads are proposed, extending NE 2°• Pl. and Field Ave. NE, to loop through the new subdivision. Two detention ponds are proposed to manage surface water runoff. Buffers of an offsite Class 4 stream and Category 2 wetland extend onto the site. A small portion of a Category 3 wetland, that was filled on the abutting parcel, extends onto the site also. Of the 260 significant trees on the site the applicant proposes retaining approximately 60. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a surface water analysis and a wetland and stream study. The City has had secondary review completed on the wetland and stream study. (Please see Project Description on next page.) Project Location: 4715 NE 2"" Place Exist. Bldg. Area SF: To be removed Proposed New Bldg. Area SF: N/A Site Area: 364,502 square feet (8.36 acres) Total Building Area SF: N/A RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). ERC Report Magnussen City of Renton PIBIPW Department MAGNUSSEN PRELIMINARY PLAJ Envir ,ental Review Committee Staff Report REPORT OF September 11, 2006 IIPART ONE: PROJECT DESCRIPTION/BACKGROUND CONTINUED LUA-06-053, PP, ECF N t Vicinity map Page 2of8 There are currently five homes and a number of accessory structures on the site, which would be removed as part of the proposal. Primary access to the lots would be from a new road, NE 2"" Pl., which would extend from Duvall Ave. NE through the site and loop down, as Field Ave. NE, to connect with NE 2"" St.. A smaller loop of road would provide public access for Lots 5 through 20. Lots 9, 10, 15, 16, 34, 35, 38, 39, 48 and 49 would be accessed via 20 ft. wide access easements. The applicant has asked the City to grant a modification to reduce the required right-of-way width of the public streets from 50 ft. to 42 ft., which would include 32 ft. of paving, and curbs, gutters and sidewalks. Street improvements to Duvall Ave. NE and NE 2"" St. will be required along the frontage of the site. A 30 ft. wide unused right-of-way easement extends along the east property line starting at the north property line. It makes up a significant portion of Lots 15 through 20 and the larger of the two drainage tracts. The easement was placed by owners of the property at a time when the land was previously subdivided under King County jurisdiction. The previous subdivision was never constructed. The area in the easement is no longer necessary for right-of-way, because the new design for subdivision of the property provides a different pattern of public access through the site. For this reason, the easement will be released at the time the final plat is recorded. A very small segment of that 30 ft. wide strip located at proposed Lot 20 is actual right-of-way, which must be vacated prior to recording of the plat. The applicant has contacted the City and the vacation is in process. There is a Class 4 stream just east of the site, near Lots 48, 49 and Drainage Tract B, which the applicant is proposing a 25 ft. reduced buffer for. This reduction from the required 35 ft. is allowed by the critical areas regulations if the vegetation consists of native vegetation with less than 5% invasive species. There is also a Category 2 wetland to the east of the site, near proposed Lots 15 and 16. The 50 ft. buffer of this wetland would extend over the corner of Lot 15. There is a Category 3 wetland on the parcel to the north, which extends very slightly into proposed Lots 3 and 4. The portion of this wetland on the neighboring lot has been filled and the small remaining part is unregulated due to its size. The site is relatively flat. The soils at the site are Alderwood gravelly sandy loam. The applicant proposes clearing and grading for the roads, lots, utilities and detention pond. An estimated 4,500 cy of soil will be excavated and then used as fill on the site so there would be a balance of cut and fill. The site vegetation consists of residential landscaping and approximately 250 significant trees. The applicant has proposed to retain approximately 60 significant trees. The applicant has submitted a conceptual landscaping plan showing two new trees in the front yard of each lot. IIPART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21 C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. ERC Report Magnussen City of Renton PIBIPW Department MAGNUSSEN PRELIMINARY PLAT REPORT OF September 11. 2006 A. Recommendation Envir ,ntal Review Committee Staff Report LUA-06-053, PP, ECF Page 3 of 8 Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period. B. Mitigation Measures X DETERMINATION OF NON· SIGNIFICANCE· MITIGATED. Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with a Concurrent 14 day Appeal Period. 1. The applicant shall comply with the recommendations contained in the geotechnical report prepared by Earth Solutions NW, LLC, dated April 13, 2006 under "Site Preparation and Earthwork. "Detention Pond Recommendations," and "Utility Trench Backfill." 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This Plan shall be subject to the review and approval of the Development Services Division. 3. The applicant shall comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. 4. The applicant shall comply with the recommendation contained on the Drainage Report by Jim Jaeger, P.E., revised on August 2, 2006, with regards to the re-routing of the natural discharge location of pond B to the existing 36-inch pipe. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall remove the sight obscuring tree branches. noted in the Traffic Impact Analysis by Gibson Traffic Consultants. at the intersection of NE 2"" St. and Jericho Ave. NE and provide Development Services with proof of this at the time of submittal for street construction permits. 7. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 8. The applicant shall pay the appropriate Parks Mitigation Fee based on $530. 76 per new single-family lot prior to the recording of the final plat. 9. The existing water well shall be decommissioned according to applicable King County and/or Washington State regulations prior to final plat approval. C. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The site is nearly flat, the steepest slopes being 8%. A geotechnical report prepared by Earth Solutions NW, LLC, dated April 13, 2006, was submitted with the land use application. The surface soils are mapped as Alderwood gravelly sandy loam. The applicant proposes grading for site preparation and road construction. The applicant anticipates approximately 4,500 cy of cut and 4,500 cy of fill, with no soil leaving or being brought to the site. The geotechnical engineer concludes that the existing soils are suitable for the proposed development of single-family homes and infrastructure. It is recommended that construction take place during the drier summer months. with additional measures required if construction is proposed during the wet season. ERC Report Magnusson City of Renton P/8/PW Department MAGNUSSEN PRELIMINARY PLAT Envir mtal Review Committee Staff Report LUA-06-053 PP ECF REPORT OF September 11, 2006 Page 4 of 8 Staff recommends that the applicant shall comply with the recommendations contained within the geotechnical report prepared by Earth Solutions NW, LLC as a SEPA mitigation measure. Clearing of vegetation on the property and grading of the site in order to locate the proposed utilities, construct the proposed roadway and prepare the site for residential building pads is proposed. In the Preliminary Technical Information Report prepared by the applicant's stormwater consultant, Jim Jaeger, temporary erosion and sedimentation control is proposed. Staff recommends that the applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. Staff anticipates that if these measures and the existing code provisions are followed, stormwater and erosion control impacts would be adequately mitigated. In addition, these measures, once implemented, would ensure that neighboring properties would not be impacted by this development. Mitigation Measures: 1. The applicant shall comply with the recommendations contained in the geotechnical report prepared by Earth Solutions NW, LLC, dated April 13, 2006 under "Site Preparation and Earthwork, "Detention Pond Recommendations," and "Utility Trench Backfill." 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This Plan shall be subject to the review and approval of the Development Services Division. Policy Nexus: SEPA Environmental Regulations; Vol. II 2001 DOE Stormwater Management Manual 2. Water -Surface Water Impacts: The applicant has provided a surface water drainage report prepared by James J. Jaeger, P.E., dated April 24, 2006. Revisions were made to the report in a supplement received from Mr. Jaeger dated August 2, 2006. The surface water plan proposes two drainage ponds, one on a corner within the subdivision and a smaller one on the southeastern edge of the plat. Water detention and water quality treatment will be provided before the system discharges into the existing public drainage system in NE 2°• St. and further south to Maplewood Creek. Staff have reviewed the proposed surface water drainage system and offsite improvements. They point out that there are known downstream flooding and erosion problems in the Maplewood Creek Basin. To avoid possible impacts to the drainage basin, they recommend that the applicant be required comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. They also recommend that the applicant be required to comply with the recommendation contained in the revised drainage report, dated August 2, 2006, with regards to the re-routing of the natural discharge location of Pond B to the existing 36-inch pipe. This would bypass the Puget Colony Homes surface drainage system that had previous problems that were repaired, but could re-occur. Staff notes that the 2005 King County Surface Water Design Manual allows that projects having multiple natural discharge that recombine within a quarter mile downstream to be considered as a single natural discharge location. Mitigation Measures: 1. The applicant shall comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. 2. The applicant shall comply with the recommendation contained on the Drainage Report by Jim Jaeger, P.E., revised on August 2, 2006, with regards to the re-routing of the natural discharge location of pond B to the existing 36-inch pipe. Policy Nexus: SEPA Environmental Regulations; 1990 King County Surface Water Design Manual ERC Report Magnussen City of Renton P/BIPW Department MAGNUSSEN PRELIMINARY PLAT REPORT OF September 11, 2006 Wetlands and Streams Envir ,ntal Review Committee Staff Report LUA-06-053, PP, ECF Page5of8 Impacts: The applicant has provided a Critical Areas Assessment and Delineation Report prepared by Chad Armour, LLC, dated April 14, 2006 addressing the wetlands and stream on or near the site. Staff had secondary review completed on the report by The Watershed Company and the results are contained in their letter dated June 15, 2006. As explained in the description above, there are an off-site wetland, an off-site stream and a wetland that is partially on the site in the project area. To the east of the site at the north end a small area of the 50 ft. buffer of a Category 2 wetland extends onto the site. This wetland was identified and categorized as part of the West Coast Properties Preliminary Plat LUA04-149 by Gary Schulz on October 31, 2004. The Critical Areas Assessment submitted by the applicant for the Magnussen Preliminary Plat proports that this wetland is only a Category 3, because it has been severely disturbed by recent construction of a regional stormwater system in the wetland. As such, only a 25 ft. buffer would be required, and the buffer would not extend onto the Magnussen Plat site at all. The off-site stream located just east of the site near lots 48, 49 and Tract B is a Class 4 stream with 35 ft. buffers. The applicant has requested to have the buffer reduced to 25 ft. as allowed in the stream regulations. The reduction may be granted if the buffer is extensively vegetated with native species and has less than 5% invasive species, stream and habitat functions are not compromised by the reduction and a buffer enhancement plan is included in the project. The applicant's consultant and the City's consultant agree that the buffer qualifies for the buffer reduction to 25 ft. The City's consultant recommends as part of the required enhancement plan the removal of 1) the Himalayan blackberry vines at the north and south part of the buffer, 2) the small area of ivy at the north end, south of the blackberry, and 3) the patch of bishop's hat (Epimedium spp.) in the middle section of the buffer. Because the enhancement plan is required if the buffer is to be reduced, the applicant must submit the plan prior to October 2"", 2006 so that it can be entered into the record for consideration by the Hearing Examiner. The small, approximately 65 sq. ft., portion of wetland that extends onto the Magnussen Plat site from the north onto proposed Lot 4, is a fragment of a Category 3 wetland primarily located on the site of the MB Short Plat, LUA05-060. This wetland was defined as unregulated and filled recently, leaving only an isolated remnant on the Magnussen Plat site. Because of its small size, it is considered unregulated and can also be filled. Mitigation Measures: No further mitigation is recommended. Policy Nexus: NA 3. Plants Impacts: The applicant is proposing clearing the existing vegetation on the site for construction of the new lots, utilities, streets and detention ponds. A Tree Plan and Preliminary Grading Plan was submitted with the application for review. It appears that of the approximately 250 trees on the site, approximately 60 are proposed for retention. The tree policy requires that a minimum of 25% be retained, and if this is not possible, replaced at a ratio of 1 :1, so an additional three trees would need to be designated for the Magnussen site. The trees identified for retention on the submitted tree plan must be protected from damage at all stages of site development, including site preparation, construction of improvements, and building construction. In addition to the retained trees, the vegetation in critical areas buffers must be retained. The 25 ft. buffer area of the stream at the east of the site must be placed in a Native Growth Protection Easement, which must be recorded with the final plat. The trees in the Native Growth Protection Easement do not count toward the 25% of protected trees. To lessen the impact of removing trees and other vegetation, the applicant is also required by the development regulations to plant two new trees in the front yard area of each lot of the plat and to provide landscaping along the frontage of the new lots. The area around the proposed detention ponds must also be landscaped. The applicant submitted a preliminary landscape plan illustrating the two new trees per ERC Report Magnussen City of Renton P/BIPW Department MAGNUSSEN PRELIMINARY PLAT Envir ental Review Committee Staff Report LUA-06-053, PP, ECF REPORT OF September 11, 2006 Page 6 of 8 lot, the frontage landscaping and the detention pond landscaping. A detailed landscaping plan will be required at the time of submittal for construction permits. The loss of vegetation from developing the site is reduced and mitigated by the tree retention requirement, the new tree requirement and the landscaping requirements. Mitigation Measures: No further mitigation is recommended. Policy Nexus: NA 4. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees. As the proposal would add 44 new residences to the City, staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per new single-family residence with credit given for 5 existing residences. The total fee is estimated at $21,472 (49 new residences -5 existing residences = 44 x $488.00 = $21,472). Staff recommends that the payment of the fee be required prior to the recording of the final plat. Mitigation Measures: 1. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 5. Transportation Impacts: The addition of 44 new homes to the area would result in an increase in traffic trips to the City's street system. A Traffic Impact Analysis, prepared by Gibson Traffic Consultants, dated May 2, 2006 was submitted by the applicant. The study estimates the addition of 469 additional daily trips would result from the new development, with 37 new a.m. peak-hour trips and 49 new p.m. peak-hour trips on an average weekday. The analysis states that mitigation for the new traffic will be provided by extending NE 2"" St. and Field Ave. NE through the development, providing frontage improvements to NE 2"' St. from the western boundary of the site to Field Ave. NE, and installing stop signs where traffic from the new development enters Duvall Ave. NE and also NE 2"" St.. The report notes a "partial sight restriction (tree branches) looking to the left, north on Jericho Ave. NE from NE 2"" St. stopped approach." Staff recommends that the applicant remove the tree branches and certify that any sight restriction is eliminated at the intersection of NE 2nd St. and Jericho Ave. NE. Staff also recommends as mitigation for the increased traffic volumes, that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip. Each new residence is expected to generate approximately 9.57 trips per day with credit given for 5 existing residences. For the proposal, the Traffic Mitigation Fee is estimated at $31,581 (49 new residences -5 existing residences = 44 x 9.57 trips x $75 per trip = $31,581). Staff recommends that this fee be payable prior to the recording of the final plat. Mitigation Measures: 1. The applicant shall remove the sight obscuring tree branches, noted in the Traffic Impact Analysis by Gibson Traffic Consultants, at the intersection of NE 2"" St. and Jericho Ave. NE and provide Development Services with proof of this at the time of submittal for street construction permits. 2. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. ERC Report Magnussen City of Renton PIBIPW Department MAGNUSSEN PRELIMINARY PLAT Envir ental Review Committee Staff Report LUA-06-053, PP, ECF REPORT OF September 11, 2006 Page 7of8 6. Parks & Recreation Impacts: Staff anticipates that future residents of the proposed plat will utilize City facilities, and it is anticipated that the proposed development would generate future demand on existing and future City parks, recreational facilities and programs. Staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $23,353.44 (49 lots -5 existing lots = 44 x $530.76 = $23,353.44). Staff recommends that this fee be payable prior to the recording of the final plat. Mitigation Measures: 1. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. D. Comments of Reviewing Departments The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. -1£. Copies of all Review Comments are contained in the Official File. __ Copies of alt Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, October 2, 2006 Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. 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. State Dept. of Natural Resources commented that a forest practice application may be required. Call (360) 825- 1631 to inquire about this. 2. The applicant will be required to fence and landscape the proposed detention ponds according to the King County Surface Water Manual and RMC 4-4-07002. 3. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 4. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 5. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Property Services 1. See attached memo dated June 13, 2006. ERG Report Magnussen City of Renton PIBIPW Department MAGNUSSEN PRELIMINARY PLAT Envir ental Review Committee Staff Report LUA-06-053, PP, ECF REPORT OF September 11, 2006 Page Bo/8 Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, including the garage, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. Plan Review -Surface Water 1. The Surface Water System Development Charges (SDC) is $759 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. A water main extension (8-inch minimum diameter) within the new streets interior to the plat will be required. 2. A water main extension along Field Ave NE, and connecting to the existing main in NE 2nd St will be required. 3. Water main extension to the west property line (along the northerly line of proposed lot 8), along with a 15-foot utility easement, and connecting to a recently installed water main will be required. 4. New water service stubs to each lot must be installed in conjunction with the above water main extension prior to recording of the plat. 5. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. 6. The Water System Development Charge (SDC) would be triggered at the single-family rate of $1,956 per new single-family per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Sewer 1. A sewer main extension to the east property line will be required. The sewer main shall be installed at a depth that will allow sewer mains extensions to provide gravity sewer as far as possible. 2. A sewer main extension along Field Ave NE will also be required. 3. Existing septic systems shall be abandoned in accordance with King County Health prior to recording of the plat 4. These parcels are subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 5. The Sanitary Sewer System Development Charges (SDC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Private streets are allowed for access to six (6) or less lots, with no more than 4 of the lots not abutting a public right-of-way. Private streets are required to have a 26-feet easement with a 20-feet pavement. A joint use driveway may be permitted for access to two (2) lots. The private access easement shall be a minimum of 20-feet wide with 12-feet paved. 2. Dedication of a minimum of 12-foot along Field Ave NE will be required. 3. Dedication of 15-foot along NE 2nd St will be required. 4. Street improvements including, but not limited to pavement, curb/gutter, sidewalks, streetlights street signs and landscape will be required. 5. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the new proposed streets. 6. Corner lots shall dedicate a minimum radius of fifteen feet. 7. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. General: 1. All plans shall conform to the Renton Drafting Standards ERC Report Magnussen :i .., "' \ > \ \ ---------~ . i: I. !1 0 \ , > ~ w i:: ~ w 0 z < ~ i M N ~ l?i ~ ' ii· z i· ' ~ ~itc;~ I-i~'~' .. ,,,, ~rr • P! g I: u U I ~ " i ~ z z 0 w ~ I " e z " ;= 0 z z 0 0 " ~ "' ~ 0 0 u. • < I ~ t;; "' I V, "' "' V, ' v1 .,,. , _.;,__ I, I.ti " "' n 0 .,. 11! I i( : II'~ 1: I ; 'T I ~II' °"" I!! 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NE ,il'Ji 0 st CA R-1 CA R-10 R-8 "'" /"y. -,-..--.I R-8:z; Q) ~ "O -Q) ·- SE 142nd St. • ... f"' F6 ...... 15 T23N R5E W 1/2 5315 L INING MAP BOC__~ 92 26 T24,N R4E 82/ 25 T2~''fl4~.:.,,_ 94W ~ Reaouree Conaervation ~ Realdential l du/ac a Beaidentill). 4 du/ac I R-9 I Residential 8 du/ac 93 I RHH I Reaid.e.DUaJ Manufactured Rome11 I R-10 I RffldenUaJ 10 d.u/•c I R-141 RealdenUal U. du/ac I ~, Re1ldenUal llultl-Family IRH-ll Reatdenlial Multi-Family TrdiUouJ IRH-ul Reriden.Ual Multi-Family Urban Center* 455 ¥JXliD UM CJNTlijR ~ Cenuir VillaV' luc-Nil Urban Center -Noll'lb l ~ Urban Center -North 2 ~ Center Donton• ~ Commeretal/Ofnce/RelldenU.I ~ Commerei.t Arteri«I• ~ CommereiaJ Offioe9' 35 T23N ASE 833 J1 2 T22N R.5E INPUSTRI.U. W lndwitrial -Hea.-vy 0 Industrial -Medium 0 lnd119tml -Lisht cP> Publlci,, owned --Renton City Umita --Adjacent CitJ, Lim.ila -Be>ol:: Papi lkiundary ,1 2• 36 1T2 ~ Commerelal Neighborhood '"'"'-PAGE • llay include OYerlay Districb.. See Append~ map•. For additional ra,ulationll in OTerlf,J' Dlatricta. plea1e ne RIIC f-3. PAGE# INDEX SECT~ September 11, 2006 Jim Jaeger Jaeger Engineering 9419 S. 2041h Place Kent, WA 98031 SUBJECT: Magnnssen Preliminary Plat (LUA 06-053) Reqnest for Modification -Street Width Reduction Dear Mr. Jaeger: We have reviewed the proposed street modi ft cation request associated with the proposed 49-lot single-family residential preliminary plat located generally on NE 2nd Street between Duvall Avenue NE and Nile Avenue NE. This is an infill development in a rapidly developing area with two proposed access points. The existing streets are substandard pavement with some pedestrian improvements. The proposed modification requests to allow the proposed new roads width be reduced to 42-feet throughout the plat with standard cross-section of32-feet of pavement, parking, curb, gutter and sidewalk on both sides. This will allow the creation ofreasonable lots within the constraints of property shape, size, storm system requirements and stream buffer. The Street Modification request is hereby approved. City Code 4-6-050 (Street Standards) requires full street improvements for all adjacent rights-of- way for, within, and dedicated by a plat. There are also certain standards for width of dedication for proposed streets to be added to the City grid. One of these is the 42-foot wide dedication with 32 feet of pavement, 5-foot sidewalk and curb, and streetlights. This allows full use of the street in normal manner. The City can modify street improvements for new plats if there are practical difficulties in carrying out the provisions of the Street Improvement Ordinance. The Modification Procedures as defined in Section 4-9-250D clearly states the criteria for approval by the department Administrator. In order for a modification to be approved, the department Administrator must, " ... find that a special individual reason makes the strict letter of this Ordinance impractical, that the modification is in conformity with the intent and purpose of this Ordinance, and that such modification: (a) Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by this Ordinance, based upon sound engineering judgment; and (b) Will not be injurious to other property(ies) in the vicinity; and (c) Conform to the intent and purpose of the Code; and (d) Can be shown to be justified and required for the use and situation intended; and (e) Will not create adverse impacts to other properties in the vicinity." Jim Jaeger September 11, 2006 Page 2 Meets objectives and safety, function: Due to the physical constraints within the parcel at this location due to the stream and its buffer and connection requirements with adjacent roadways, staff supports the modification request. The intent of public and emergency access and pedestrian amenities is met with the proposal, as there is no reduction in the pavement width or sidewalks. The proposed road cross-section meets the minimum standards providing two lanes of traffic, parking, curb, gutter and sidewalks on all frontages. Not injurious or adversely impact adjacent properties: Adjacent properties are not injured nor adversely impacted as all dedications are from the proposed plat. Conforms to the intent of the code: The intent of providing for the City street network is met with the dedication and extension of NE 2"d Place and Field Avenue NE from Duvall Avenue NE to NE 2"d Street. Justified and required for use and situation intended: The modifications as requested allow the maximum density and number oflots that still meet the various setbacks and access criteria. The plat provides the minimum necessary for full use for access, emergency and domestic, as well as parking and pedestrian amenities. The Street Modification is approved. This decision to approve the proposed Street Modification is subject to a fourteen-(14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m., September 25, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. City of Renton Municipal Code Section 4-8-110 governs appeals to the Examiner. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, ( 425) 430- 6510. Sincerely, Kayren Kittrick Development Engineering Supervisor Public Works Inspections & Permits cc: Neil Watts, Development Services Director Stan Engler, Fire Marshal Valerie Kinas!, Planner Juliana Fries, Civil Engineer III, Land Use File DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM June 13, 2006 Valerie Kinast Sonja J. Fesser :pf Magnussen Plat, LUA-06-053, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The Supplemental Commitment for Chicago Title Insurance Co., Order No. 001148453, dated April 18, 2006, includes a new "Paragraph 25" which mentions the right, title and interest of Beth Shewchuk, presumed by the King County Tax Rolls to have an interest in Lot 3 of King County Short Plat No. 882065, Tax Lot No. 152305-9222. New "Paragraph 26" mentions matters that may be disclosed by a search of the records against the name of the spouse of Beth Shewchuk, if married. It is not exactly clear if, or how, these two items encumber said tax lot, but if they do, they will have to be resolved prior to approval of the final plat, or the individuals will need to become signatories thereto. The preliminary plat drawing notes that a 30' X 60' strip of land, conveyed to King County under Rec. No. 8705050924 for road purposes in April 1987, is proposed for vacation. If so, then be sure to allow for sufficient time for the City of Renton street vacation process to be completed. Information needed for final long plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-10-0446, respectively, on the plat drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. A licensed surveyor will need to prepare, stamp, sign and date the final short plat drawing(s). \H:\File Sys\LND -Land Subdivision & Surveying Records\l...ND-10 -Plats\0446'R.V060613.doc June 15, 2006 Page 2 Tie to the City of Renton Survey Control Network. The city will check the geometry when the ties (2) are provided. Provide plat and lot closure calcnlations. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the corners of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. The city will provide addresses for the proposed lots after the preliminary plat is approved. On the final plat submittal, remove all references to utility facilities, topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing. Remove all references to density and zoning data. Required City of Renton signatures, on the final plat drawing, include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be provided for also. All vested owners of the subject plat property need to sign the final plat document. Include a dedication/certification block on the drawing. Note that ![there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat will be recorded first (with King County). The recording number(s) for the associated document(s) should he referenced on the plat drawing. H:\File Sys\LND · Land Subdivision & Surveying Rccords\LND-10 · Plats\0446\RV060613.doc\cor June 15, 2006 Page 3 If there is a Homeowners' Association (HOA) for this plat, the following statement concerning ownership of drainage tracts, applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A and Tract B are hereby granted and conveyed to the Magnussen Plat Homeowners Association (HOA) for drainage tracts. Ownership and maintenance of said Tracts shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. The new private 20' wide easements shown on the face of the plat are for the benefit of future owners of specific proposed lots. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easements created until ownership of the lots are conveyed to others, together with/or subject to specific easement rights Add the following Declaration of Covenant language on the plat submittal, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the lana embraced within this plat, in retumfor the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easements shown on this plat to any ana all future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the lana as shown on this plat. The new private access/utilities easements require a "NEW PRN A TE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the plat drawing. See the attachment. If there is a CC&Rs document associated with the subject plat, reference said document on the final plat submittal, and provide a space for the recording number thereof. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\File Sys\LND -Land Subdivision & Surveying Records\LND-10 -Plats\0446\RV060613.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 PLAT. THE OWNERS OF LOTS SHALL HA VE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HA VE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS OREA TER THAN 20 FEET. PROPERTYS ICES FEE REVIEW FOR SUBDIVISIOI APPLICANT: /.Jl..!QeEBGj) GjBAHAM & "Bl iscfd -4Boe-J.J= .2.J.JC>, sr . lo. 2006 • ~8~1 __ _ RECEIVED FROM ---~c-c-c~ (date) .roB ADDRESS: 4-7QS,4'715 ,4'.Te4, 480.e, ABo'5 blE eun PL. W0#_7_.__.7~5-S~7_,_ ______ _ NATURE OF WORK: 4g-L.q: Ll~l-lr....:J?,I 4':fl'~µ Us,:;l;LJ 1?/ A'.f ) I.ND # IQ ~ 04:-4,G. x PRELIMINARY REVmWOF SUBDtviiroN avi:mfo PLAT, NEED MORE INFORMATION, -LEGAL DFSCRIPfloN SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP FINAL REVIBW OF SUBDIVISION, TIIlS REVIBW REPLACFS SQUARE FOOTAGE · OTHER PRELIMINARY FEE REVIBW DATED • FRONT FOOTAGE SUB.rECT PROPERTY PARENTPID# l5?;3o~·9205,-q.21::"6, X' NEW KING CO. TAX ACCT.#(s) are required when •qea~,-q~J:.,-qo44, assigned by King County. It is 1he intent of this development fee analysis to PJ~fe~Jope~o~r'ofi notice, that the fees quoted below may be applicable IO die wbject site upon development of the property. All quoled fees are potential ~es that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (i.e. wdetyound utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and derennined by dte applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Pennit/Consttuction Permit application. The existing house on SP Lot # , addressed as has not previously paid --,--,---c SDC fees, due to colllleelion to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched wltbin current City Ordloances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. folio · _ noted fees do NOT incl of water meters. SPEOIALASSESSMENT DISTRICT PARCEL MEI110DOF ASSESSMENT AS8BSSMBNT DIBTRICTS NO. NO. AS8FBSMENT UNITS OR FEE Latecomer -o - Latecomer ent ATER -o - • $75.00 PER TRIP CALCULATED Bl' TRANSPORT4TION • Estimated SDCFEE • Never Pd • Never Pd · PRELIMINARY TO'l'!L r \bi-:!!!}t~ .1 iLc3z toofh ) 5/3 I /0m _ SignaTif Revi{fong Authority ' okre *If subject property Is witbin an LID, it Is developers responsibility to check with the Finance Dept. for paid/un-paid status. Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to ________________ _ EFFECTIVE January 8, 2006 ~ I\) • g " .0\ I • • • 0 ~ September 1, 2006 James Jaeger Jaeger Engineering 9419 South 204th Place Kent, WA 98031 SUBJECT: Magnussen Preliminary Plat Request for Modification Dear Mr. Jaeger: CIT"\' )F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., A.dministrator The proposed modification request dated August 1, 2006, associated with the proposed 49-lot single-family residential plat located generally at the intersection of Field Avenue NE and NE 2nd Street, has been reviewed and researched. This is a new development with two (2) proposed access points. The modification request is rather complicated, asking for impervious surface limitations to be imposed on the residential lots, in particular Lots 1-42 draining to Pond "A" be restricted to a maximum coverage of 3300 square feet, and Lots 43-49 draining to Pond "B" be allowed a maximum of 3000 square feet. No method of enforcement was suggested. The developer has requested to be allowed to limit the maximum impervious surface per lot to control the size of the required storm water facilities serving the plat per the 2005 King County Surface Water Design Manual. This figure is below the maximum allowed by Renton City code. There is no minimum Jot coverage threshold. There is a mix of proposed housing styles and lot sizes. The square footage proposal represents the maximum impervious surface coverage to be allowed including porches, decks, pavers, or additional paving or concrete. The modification request is approved to allow final design of the pond using 3,300 square feet per lot for Pond "A" and 3,000 square feet per lot for Pond "B" with two (2) conditions: 1. A statement of covenant shall be placed and recorded both on the face of the plat and within the CC&R's for the HOA to be formed with the plat limiting the impervious coverage of the single family lots to 3,300 or 3,000 square feet in accordance with the drainage pond serving the Jot. 2. A restrictive covenant shall be recorded limiting installation within the backyard setbacks to pervious landscaping only such as grass, shrubs, and trees. This decision to approve the proposed modifications is subject to a fourteen-(14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m., September 14, 2006. _______ 10_5_5_S_ou_th_Gr_ad_y_W_ay---R-e-nt-on-,-W-a-sh-in_gt_o_n_9_8_05_5 ______ ~ AHEAD,OF THE. CURVE James Jaeger September I, 2006 Page 2 of2 Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Ei.amirter, City of Renton, 1055 South Grady Way, Renton, WA 98055. City of Renton Municipal Code Section 4-8-110 governs appeals to the Hearing Examiner. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Sincerely, ~!~:~~ Development Engineering Supervisor Public Works Inspections & Pennits cc: Neil Watts, Development Services Director Land Use File DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM August 30, 2006 Valerie Kinas! Juliana Fries (x: 7278) Magnussen Preliminary Plat -LUA 06 -053 4703, 4715, 4724, 4802, 4805 NE 2nd Place & 4808 NE 2nd Street I have reviewed the application for this 49-lot plat, located at the NE 2nd Pl and NE 2nd Street, and the following comments: EXISTING CONDITIONS WATER SEWER STORM STREETS There is an existing 12-inch water main in Duvall Ave NE that can deliver a flow rate of 2,500 gallons per minute (gpm). The static water pressure is about 75 psi at street elevation (see Ci~ water civil drawing no. W-0943). There is also an 8-inch water main along NE 2n St that can deliver 1,250 gpm (see City water civil drawing No. W-3265). The proposed project is located outside the Aquifer Protection Area. Static pressure varies from 71 to 75 psi. Pressure Zone is 565. 3. Lots 43 to 49 are within Water District No. 90 service area. The applicant submitted a certificate of water availability from the Water District No. 90. The Certificate shows that the District's system can provide a minimum of 1,000 gpm of available fire flow. There is also an 8" sewer on Duvall Ave NE, north of the northerly property line (fronting Duvall Ave NE -drawing S-3195). There is also an 8-inch sewer main on NE 2nd Street (drawing S-3265). A storm drainage plan and drainage report in accordance to the 2005 King County Manual was provided. The applicant is proposing two detention and water quality ponds. This project drains to Maplewood Creek. There are no curb/gutter, sidewalk, fronting the site, on Duvall Ave NE, NE 2nd St and Fields Ave NE. CODE REQUIREMENTS WATER 1. A water main extension (8-inch minimum diameter) within the new streets interior to the plat will be required. 2. A water main extension along Field Ave NE, and connecting to the existing main in NE 2nd St will be required. 3. Water main extension to the west property line (along the northerly line of proposed lot 8), along with a 15-foot utility easement, and connecting to a recently installed water main will be required. 4. New water service stuu~ to each lot must be installed in conJu .. ction with the above water main extension prior to recording of the plat. 5. Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. 6. The Water System Development Charge (SOC) would be triggered at the single-family rate of $1,956 per new single-family per building lot. This fee is payable at the time the utility construction permit is issued. SANITARY SEWER 1. A sewer main extension to the east property line will be required. The sewer main shall be installed at a depth that will allow sewer mains extensions to provide gravity sewer as far as possible. 2. A sewer main extension along Field Ave NE will also be required. 3. Existing septic systems shall be abandoned in accordance with King County Health prior to recording of the plat 4. These parcels are subject to the East Renton Interceptor Special Assessment District (SAD). Fees are collected at the time the utility construction permit is issued. 5. The Sanitary Sewer System Development Charges (SOC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. SURFACE WATER 1. The Surface Water System Development Charges (SOC) is $759 per building lot. This fee is payable at the time the utility construction permit is issued. TRANSPORTATION 1. Private streets are allowed for access to six (6) or less lots, with no more than 4 of the lots not abutting a public right-of-way. Private streets are required to have a 26-feet easement with a 20-feet pavement. A joint use driveway may be permitted for access to two (2) lots. The private access easement shall be a minimum of 20-feet wide with 12-feet paved. 2. Dedication of a minimum of 12-foot along Field Ave NE will be required. 3. Dedication of 15-foot along NE 2nd St will be required. 4. Street improvements including, but not limited to pavement, curb/gutter, sidewalks, streetlights street signs and landscape will be required. 5. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along the new proposed streets. 6. Corner lots shall dedicate a minimum radius of fifteen feet. 7. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. PLAN REVIEW -GENERAL 1. All plans shall conform to the Renton Drafting Standards • CONDITIONS 1. The traffic mitigation fee of $75 per additional generated daily trip shall be assessed at a rate of 9.57 trips per single-family residence. 2. The site drains to Maplewood Creek. Due to downstream flooding and erosion problems, staff will recommend as a SEPA condition this project to comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. 3. The applicant shall comply with the recommendation contained on the Drainage Report (Revision dated Aug 2, 2006) with regards to the re-routing of the natural discharge location of pond B to the existing 36-inch pipe. This would bypass the Puget Colony Homes surface drainage system that had previous problems that were repaired, but could re-occur. Note: The 2005 King County Surface Water Design Manual allows that projects having multiple natural discharge that recombine within Y. mile downstream to be consider as a single natural discharge location. 4. Staff recommends that fencing and landscaping be provided along the proposed detention/water quality ponds abutting Right-of-Way (Pond A: NE 2nd Pl and Field Ave NE, and Pond B: NE 2nd St). 5. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of Construction permits. 6. According to the Traffic Impact Analysis, prepared by Gibson Traffic Consultants and dated May 2, 2006, page 6: "There is a partial sight restriction (tree branches) looking to the left/north on Jericho Ave NE from NE Z'd St stopped approach." Staff recommends that the applicant remove the tree branches and certify that any sight restriction is eliminated at the intersection of NE 2nd St and Jericho Ave NE. 7. The applicant shall comply with the recommendations contained in the Geotechnical Engineering Study dated April 13, 2006, regarding "Site Preparation and Earthwork"; "Detention Pond Recommendations; and Utility Trench Backfill"". 8. The existing water well shall be decommissioned in accordance to local and state regulations. cc: Kayren Kittrick City . enton Department of Planning I Building I Pu , Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p hn ~eJ\ 'PJ..,,, APPLICATION NO: LUA06-053, PP, ECF APPLICANT: Marc Rousso PROJECT TITLE: Maanussen Preliminarv Plat SITE AREA: 8.36 acres LOCATION: 4703, 4715, 4724, 4802, 4805 NE 2°• Pl & 4808 NE 2°• Street COMMENTS DUE: JUNE 2, 2006 DATE CIRCULATED: MAY 18, 2006 PROJECT MANAGER: Valerie Kinas! R E C E I V E D PLAN REVIEW: Jen-titian \, 1\1...,(\o. ""' ~ ~ MM ........ vv ... BUILDING AREA lnross\: N/A WORK ORDER NO: 77587 BUILDING DIVISION SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner preliminary plat approval to subdivide a 8.36 acre site into 49 single-family lots. The proposal, in the R-8 zone, would result in a density of 7.46 du/acre. All existing structures on the site would be demolished. The new lots would range in size from 4,500 sf to 8,540 sf. To serve the new lots, NE 2nd Pl. would be extended and connected with Field Ave. NE and a new looped road would be built within the development. Most lots would access from the new roads, 6 would access from NE 2nd St. and 8 would be served by access easements. There is one small segment of an unregulated wetland on the northwestern edge of the property, and wetlands and a stream east of the property with buffers extending partially onto the site. Of the approx. 150 trees on the site, the applicant is proposing to retain approx. 50. 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 Eanh Housina Air Aesthetics Water Linht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transrvv1ation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Presetvatlon Airporl Environment 10,000Feet 14,000Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS Se£_ ai:lodiRd 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 informati , needed to properly assess this proposal. Date Project Name: l\'IP,1:)100'..>0>\:!0 Pr Project Address: 1-,lG ?_AA \)U\c.:o-M-,.l.('I Ni2 '2-"'" ~(4, ... ,-(!.Je;:,0 t.1..:<.\LJ .....:.;;.;;;.. __ ....,_;:.:..:..;:;.;;.._:.;;.;.;;.;;;:...-"-..;._..;._---= Contact Person: 'fv\/\.£c, '\U:),.;·.=,-:,c Permit Number: LUI\-Ov · o S ~ Project Description: __ L\.:...C\..:,_.:;S(..;..:,.f...c:..._-'-f-=L-'-'ri,'-'t.__ ________________ _ Land Use Type: Er Residential D Retail D Non-retail ,:Ci"lculatfon: . ··""" ·-~~-. _ I.-\ \iti.' Y a.,s, """ ,~ ~o'?, ,,s ' . '. . . . : ·~· . .,., -~ j Method of Calculation: a-ITE Trip Generation Manual, 7'" Edition la-Traffic Study ~,0 1Tl.4PRL eoiv'.., D Other // <;;/;,..)~ 1,; 1'ransportation ~ .-i.:::-__ .;ll . Mitigation Fee: _ _.!f.__..;;....;;"'-'·~_,_J ..:..11....:....;;'.:;:,c....:..., ----------- c···~--·-.. ::::u::t;:,:nt~-~1 -~rlhc·~ . _ --· _____ :~te: ""'=,""--1/.:;;.~ .... 1,...hwo=-. "'~=-.·--·:_-_-_______ _ City enton Department of Planning I Building I Pu ·" Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET -_,J _ r REVIEWING DEPARTMENT: I Wf,--~~~, ll~A \,~,--, I APPLICATION NO: LUA06-053, PP, ECF APPLICANT: Marc Rousso PROJECT TITLE: Maanussen Preliminan, Plat SITE AREA: 8.36 acres LOCATION: 4703, 4715, 4724, 4802, 4805 NE 2"' Pl & 4808 NE 2"' Street COMMENTS DUE: JUNE 2, 2006 DATE CIRCULATED: MAY 18, 2006 PROJECT MANAGER: Valene Kina~--, •. --· , · ,- PLAN REVIEW: Jaf\..llliar>. 'vi. . . -cnv OF RENTON BUILDING AREA lnross\: N/A M&v i Q •Jnll~ WORK ORDER NO: 77587 --. --- SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Healing Examiner preliminary plat approval to subdivide a 8.36 acre site into 49 single-family lots. The proposal, in the R-8 zone, would result in a density of 7.46 du/acre. All existing structures on the site would be demolished. The new lots would range in size from 4,500 sfto 8,540 sf. To serve the new lots, NE 2nd Pl. would be extended and connected with Field Ave. NE and a new looped road would be built within the development. Most lots would access from the new roads, 6 would access from NE 2nd St. and 8 would be served by access easements. There is one small segment of an unregulated wetland on the northwestern edge of the property, and wetlands and a stream east of the property with buffers extending partially onto the s~e. Of the approx. 150 trees on the site, the applicant is proposing to retain approx. 50. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mo,e Environment Minor Major lnformatfon Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housinri Ai, Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans ation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS a.:f;{o. J..t;d We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas w re additional inform n is needed lo properly assess this proposal. lf'.-30-0G Sign Date 4,, DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM June 13, 2006 Valerie Kinas! Sonja J. Fesser J>i Magnussen Plat, LUA-06-053, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The Supplemental Commitment for Chicago Title Insurance Co., Order No. 001148453, dated April 18, 2006, includes a new "Paragraph 25" which mentions the right, title and interest of Beth Shewchuk, presumed by the King County Tax Rolls to have an interest in Lot 3 of King County Short Plat No. 882065, Tax Lot No. I 52305-9222. New "Paragraph 26" mentions matters that may be disclosed by a search of the records against the name of the spouse of Beth Shewchuk, if married. It is not exactly clear if, or how, these two items encumber said tax lot, but if they do, they will have to be resolved prior to approval of the final plat, or the individuals will need to become signatories thereto. The preliminary plat drawing notes that a 30' X 60' strip of land, conveyed to King County under Rec. No. 8705050924 for road purposes in April 1987, is proposed for vacation. If so, then be sure to allow for sufficient time for the City of Renton street vacation process to be completed. Information needed for final long plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-10-0446, respectively, on the plat drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will he different from the preliminary plat and is unknown as of this date. A licensed surveyor will need to prepare, stamp, sign and date the final short plat drawing(s). \H:\Fi]e Sys\LND -Land Subdivision & Surveying Reconls\LN D-l O -Plats.\0446\R V0606 l 3.doc .. ' June 15, 2006 Page 2 Tie to the City of Renton Survey Control Network. The city will check the geometry when the ties (2) are provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the corners of the proposed lots. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. The city will provide addresses for the proposed lots after the preliminary plat is approved. On the final plat submittal, remove all references to utility facilities, topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Note encroachments, if any. Note all easements, agreements and covenants of record on the drawing. Remove all references to density and zoning data. Required City of Renton signatures, on the final plat drawing, include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals need to be provided for also. All vested owners of the subject plat property need to sign the final plat document. Include a dedication/certification block on the drawing. Note that ![there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat will be recorded first (with King County). The recording number(s) for the associated document(s) should be referenced on the plat drawing. H:\File Sys\LNO -Land Subdivision & Surveying Records\LNU-! 0 -Plats\0446\RV060613.doc\cor .. June 15, 2006 Page 3 If there is a Homeowners' Association (HOA) for this plat, the following statement concerning ownership of drainage tracts, applies to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract A and Tract Bare hereby granted and conveyed to the Magnussen Plat Homeowners Association (HOA) for drainage tracts. Ownership and maintenance of said Tracts shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (I 8) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. The new private 20' wide easements shown on the face of the plat are for the benefit of future owners of specific proposed lots. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easements created until ownership of the lots are conveyed to others, together with/or subject to specific easement rights Add the following Declaration of Covenant language on the plat submittal, if the previous paragraph applies: DECLARATION OF COVENANT. The owners of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the new easements shown on this plat to any and al/future purchasers of the lots, or of any subdivisions thereof This covenant shall run with the land as shown on this plat. The new private access/utilities easements require a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the plat drawing. See the attachment. If there is a CC&Rs document associated with the subject plat, reference said document on the final plat submittal, and provide a space for the recording number thereof. Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\Filc Sys\LND -Land Subdivision & Surveying Records\Ll\D-10 -Plats\0446\RV0606 I 3.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 CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HA VE AN EQUAL AND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PA YING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS 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, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PA YING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY&. t'ICES FEE REVIEW FOR SUBDMSIO. No. 2006 -~fl~'~-- APPUCANT: Ltb-roeEBGi; ~BAHAM & 51 i5C RECEIVED FROM _____ _ (date) 4Boe, j.JE" ..e.J.Jt>.S'f"· JOB ADDRESS: 470:3 .4'715 .,47.e.4, .<f:aOE. 48d5 1-JF eun PL. W0#_7.l.J.7_5.,_,a=-7<-------- NATURE OF WORK: 4g-~ LC)J..Y~ .IM4::ibJ USeeW :Er .tq:) LND# 10.-041-<:e X PRELIMINARY REVIEWOF SUBDl'visioN BY LONG PLAT, NEED MORE INFORMATION: -LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP • FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE -OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# I !5?,3oq ·98QS J -<1806, ')( NEW KING CO. TAX ACCT.#(s) are required when -Cfae.3;-9"i:!EL:J:.:qc,44, assigned by King County. It is the intent of this development fee analysis to j;.~~~Jo~~~r1nfi nocice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on·site and off-site improvements (i.e. underground ulilities, street improvemenrs, etc.) Triggering mechanisms for the SOC fees will be based on current City ordinances am determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot# , addressed as has not previously paid ____ SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Loi# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The follow· uoted fees do NOT include · ·t fees or the cost of water meters. SPECllAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT NO. NO. ASSESSMENT UNITS OR FEE WATER WASI"EWATER OTHER $75.00 PER TRIP CALCULATED BY TRANSPORTATION ·· Estimated • Never Pd • Never Pd -o- -o- -o- • SDCFEE 4Cf asa.oo 4 PRELIMINARY TOTAL l \D~ 11. c,l tQDfh) 5/31 ICG Signa._Tif Rev{:J,iug Authority W.. TE •If subject property Is within an UD, it Is developers responsibility to checl< with the Finance Dept. for pald/un-paid status. Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to------------------ EFFECTIVE January 8, 2006 ' ' City . enton Department of Planning I Building I Pu Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA06-053, PP, ECF APPLICANT: Marc Rousso PROJECT TITLE: Ma nussen Prelimina Plat SITE AREA: 8.36 acres LOCATION: 4703, 4715, 4724, 4802, 4805 NE 2"" Pl & 4808 NE 2"' Street COMMENTS DUE: JUNE 2, 2006 DATE CIRCULATED: MAY 18, 2006 PROJECT MANAGER: Valerie Kinas! PLAN REVIEW: Jan Illian BUILDING AREA ross : NIA WORK ORDER NO: 77587 SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner preliminary plat approval to subdivide a 8.36 acre site into 49 single-family lots. The proposal, in the R-8 zone, would result in a density of 7.46 du/acre. All existing structures on the site would be demolished. The new lots would range in size from 4,500 sf to 8,540 sf. To serve the new lots, NE 2nd Pl. would be extended and connected with Field Ave. NE and a new looped road would be built within the development. Most lots would access from the new roads, 6 would access from NE 2nd St. and 8 would be served by access easements. There is one small segment of an unregulated wetland on the northwestern edge of the property, and wetlands and a stream east of the property with buffers extending partially onto the site. Of the approx. 150 trees on the site, the applicant is proposing to retain approx. 50. 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 lnfonnatlon Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Uaht/G/are Plants Recreation Land/Shoreline Use utilities Animals Trans.......natian Environmental Health Public Services Energy! Historic/Cultural Natural Resources Prese,vation Airport Environment 10,000 Feet 14,000 Feet B. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM May 19, 2006 Valerie Kinas!, Associate Planner ~ James Gray, Assistant Fire Marsha Magnussen Preliminary Plat, 470 4800 Blk. NE z•d PI. I. A fire mitigation fee of$488.00 is required for all new single-family structures. F1RE CODE REQUIREMENTS: I. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire department access roads are required to be paved, 20 feet wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\magnussenpreplterc.doc City enton Department of Planning I Building I Pu Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: '\--i I"{_ COMMENTS DUE: JUNE 2, 2006 APPLICATION NO: LUA06-053, PP, ECF DATE CIRCULATED: MA' 1820"" ;;-r·:::\ ·i 1eK nast .. . 'I: APPLICANT: Marc Rousso PROJECT MANAGER: Val '. ! i' ' i ! PROJECT TITLE: MaQnussen Preliminarv Plat PLAN REVIEW: Jan Illian •. ' ",v t n ftftM ! L,, '' BUILDING AREA tnrossl: ' .. '"'i "· SITE AREA: 8.36 acres A ' LOCATION: 4703, 4715, 4724, 4802, 4805 NE 2"' Pl & 4808 WORK ORDER NO: 77587 CITY cc P,~W :··,•· NE 2"' Street i : :_·_ .. . ' SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner preliminary plat approval to subdivide a 8.36 acre site into 49 single-family lots. The proposal, in the R-8 zone, would result in a density of 7.46 du/acre. All existing structures on the site would be demolished. The new lots would range in size from 4,500 sf to 8,540 sf. To serve the new lots, NE 2nd Pl. would be extended and connected with Field Ave. NE and a new looped road would be built within the development. Most lots would access from the new roads, 6 would access from NE 2nd St. and 8 would be served by access easements. There is one small segment of an unregulated wetland on the northwestem edge of the property, and wetlands and a stream east of the property with buffers extending partially onto the site. Of the approx. 150 trees on the site, the applicant is proposing to retain approx. 50. 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 Ea,th Housinn Air Aesthetics Water LiahVGlare Plants Recreation Land/Shoreline Use Utilities Animals Trans ation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000 Feet Ji A ff,.-- B. POLICY-RELATED COMMENTS AJA C. CODE-RELATED COMMENTS q~ 'b~r1 i I i particular attention to those areas in which we have expertise and have identified areas of probable impact or eded to properly assess this proposal. Date City . enton Department of Planning I Building I Pu Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: '":'v 11vt /.fl' . APPLICATION NO: LUA06-053, PP, ECF APPLICANT: Marc Rousso PROJECT TITLE: MaQnussen Preliminary Plat SITE AREA: 8.36 acres LOCATION: 4703, 4715, 4724, 4802, 4805 NE 2"" Pl & 4808 NE 2"' Street COMMENTS DUE: JUNE 2, 2006 DATE CIRCULATED: MAY,-, -,:, PROJECT MANAGERIV4 Kinas! ,J PLAN REVIEW: Jan 11~~1 fr: I BUILDING AREA lnrossl: NIA WORK ORDER NO: 77587 SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner preliminary plat approval to subdivide a 8.36 acre site into 49 single-family lots. The proposal, in the R-8 zone, would result in a density of 7.46 du/acre. All existing structures on the site would be demolished. The new lots would range in size from 4,500 sf to 8,540 sf. To serve the new lots, NE 2nd Pl. would be extended and connected with Field Ave. NE and a new looped road would be built within the development. Most lots would access from the new roads, 6 would access from NE 2nd St. and 8 would be served by access easements. There is one small segment of an unregulated wetland on the northwestern edge of the property, and wetlands and a stream east of the property with buffers extending partially onto the site. Of the approx. 150 trees on the site, the applicant is proposing to retain approx. 50. 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 Ea,th Housina A;r Aesthetics Water UghVGlare Plants Recreation Land/Shoreline USf:J Utilities Animals Transnnm:,tion -· Environmental Health Public Services y Energy/ Historic/Cultural Natural Resources Preservation Airpo,t Environment 10,000 Feet 14 OOOFeet , I I '-i\Q (_ (f. f O C J . 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 infoml{OJJ. is neede~ to properly assess this proposal. l>I; ,>, : _, ~( .... 11_-·~},_0~7f:_1 ___ _ Signature of Director or Authorized Repr entative Date A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee • • City ____ enton Department of Planning I Building IP Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: - APPLICATION NO: LUA06-053, PP, ECF APPLICANT: Marc Rousso PROJECT TITLE: Ma nussen Prelimina Plat SITE AREA: 8.36 acres LOCATION: 4703, 4715, 4724, 4802, 4805 NE 2"' Pl & 4808 NE 2"' Street COMMENTS DUE: JUNE 2, 2006 DATE CIRCULATED: MAY 18, 2006 PROJECT MANAGER: Valerie Kinas PLAN REVIEW: Jan Illian BUILDING AREA ross : NIA WORK ORDER NO: 77587 SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner preliminary plat approval to subdivide a 8.36 acre site into 49 single-family lots. The proposal, in the R-8 zone, would result in a density of 7.46 du/acre. All existing structures on the site would be demolished. The new lots would range in size from 4,500 sf to 8,540 sf. To serve the new lots, NE 2nd Pl. would be extended and connected with Field Ave. NE and a new looped road would be built within the development. Most lots would access from the new roads, 6 would access from NE 2nd St. and 8 would be served by access easements. There is one small segment of an unregulated wetland on the northwestern edge of the property, and wetlands and a stream east of the property with buffers extending partially onto the site. Of the approx. 150 trees on the site, the applicant is proposing to retain approx. 50. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Uaht/G/are Plants Recreation Land/Shoreline Use utilities Animals Trans ation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. -«cV( - Signature of Director or Authorized Representative Date City enton Department of Planning I Building I Pu Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r -" -\ , , ,·-ti"" APPLICATION NO: LUA06·053, PP, ECF APPLICANT: Marc Rousso PROJECT TITLE: Maanussen Preliminan, Plat SITE AREA: 8.36 acres LOCATION: 4703, 4715, 4724, 4802, 4805 NE 2°• Pl & 4808 NE 2°• Street COMMENTS DUE: JUNE 2, 2006 DATE CIRCULATED: MAY 18, 2006 PROJECT MANAGER: Valerie Kina,liEV""dC.lPMi:cN I SERVICES PLAN REVIEW: Jan Illian Cl I Y UI-l"<C"' I UN BUILDING AREA lnrossl: NIA MAY 18 2006 WORK ORDER NO: 77587 RECEIVED SUMMARY OF PROPOSAL: The applicant is requesting environmental review and Hearing Examiner preliminary plat approval to subdivide a 8.36 acre site into 49 single-family lots. The proposal, in the R-8 zone, would result in a density of 7.46 du/acre. All existing structures on the site would be demolished. The new lots would range in size from 4,500 sfto 8,540 sf. lo serve the new lots, NE 2nd Pl. would be extended and connected with Field Ave. NE and a new looped road would be built within the development. Most lots would access from the new roads, 6 would access from NE 2nd St. and 8 would be served by access easements. There is one small segment of an unregulated wetland on the northwestern edge of the property, and wetlands and a stream east of the property with buffers extending partially onto the site. Of the approx. 150 trees on the site, the applicant is proposing to retain approx. 50. 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 Ea,th Housi Air Aesthetics Water LinhVGlare Plants Recreation Land/Shoreline Use Utilities Animals Transrvvration Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14.000Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS August 21, 2006 Eric LaBrie ESM Consulting Engineers 33915 !st Way S ste: #200 Federal Way, WA 98003 SUBJECT: Magnussen Preliminary Plat LUA06-053 Off Hold Notice Dear Mr. LaBrie: CITY .:>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Thank you for submitting the additional requested materials. Your project has been taken off hold and the City will continue review of the Magnussen Preliminary Plat project. The Preliminary Plat has been rescheduled for the Environmental Review Committee on September 11, 2006 and is tentatively scheduled to go before the Hearing Examiner on October I 0, 2006 at 9:00 am. If you have any questions, please contact me at ( 425) 430- 7270. Valerie Kinast Associate Planner cc: Paul & Lois Lindberg, Timothy & Jennifer Lindberg, Stephen & Gena Lindberg, Patrick & Sarah Graham, Frederick & Judy Busch, Ricardo Beltran/ Owners Marc Rousso / Applicant Doug Jones, James Jaeger, Lisa Spahr, Jennifer McCall/ Parties of Record _______ I0_5_5_S_ou_th_Gra-dy-W-ay---R-e-nt-on-,-W-as-h-in_gto_n_9_8_05_5 ______ ~ ~ ThiS oaoercontains 50% recvd8d mi;rteli81 30% oostcansumer AHEAD OF THE CURVE August 31, 2006 Jim Jaeger Jaeger Engineering 9419 S. 2041h Place Kent, WA 98031 SUBJECT: Magnussen Preliminary Plat Request for Modification Dear Mr. Jaeger: The proposed modification request dated August I, 2006 associated with the proposed 49-lot single-family residential plat located generally at the intersection of Field Avenue NE and NE 2nd Street has been reviewed and researched. This is a new development with two proposed access points. The modification request is rather complicated asking for impervious surface limitations to be imposed on the residential lots, in particular Lots 1-42 draining to Pond "A" be restricted to a maximum coverage of 3300 square feet, and Lots 43-49 draining to Pond "B" be allowed a maximum of 3000 square feet. No method of enforcement was suggested. The developer has requested to be allowed to limit the maximum impervious surface per lot to control the size of the required storm water facilities serving the plat per the 2005 King County Surface Water Design Manual. This figure is below the maximum allowed by Renton City code. There is no minimum lot coverage threshold. There is a mix of proposed housing styles and lot sizes. The square footage proposal represents the maximum impervious surface coverage to be allowed including porches, decks, pavers or additional paving or concrete. The modification request is approved to allow final design of the pond using 3,300 square feet per lot for Pond "A" and 3,000 square feet per lot for Pond "B" with two conditions: I. A statement of covenant shall be placed and recorded both on the face of the plat and within the CC&R's for the HOA to be formed with the plat limiting the impervious coverage of the single family lots to 3,300 or 3,000 square feet in accordance with the drainage pond serving the lot. 2. A restrictive covenant shall be recorded limiting installation within the backyard setbacks to pervious landscaping only such as grass, shrubs and trees. This decision to approve the proposed modifications is subject to a fourteen-(14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m., September 14, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. City of Renton Municipal Code Section 4-8-110 governs appeals to the Examiner. Additional information , regarding the appeal process may be obtained from the Renton City Clerk's Office, ( 425) 430- 6510. Sincerely, Kayren Kittrick Development Engineering Supervisor Public Works Inspections & Permits cc: Neil Watts, Development Services Director Land Use File JAa;ER ENGI~EE .• NG . ·. 9419 S. 204 PLACE • KENT, WASHINGTON 98031 PHONE (253) 850-0934 FAX (253) 850-0155 August 1, 200. 6 · · · : · · · , ix~\1'111~G . .. · 1""11c.1,r1 ~o,·\ o1:c'>J Ec~'! of \\lo . Kayren Kittrick City of Renton Development Services Division 1055 S. Grady Way · Renton, WA .. 98055 " 1.1.<o<o'o ~~\) ~ . ,c I ,t:.\\lio ~'C,v'-' RE: · Request for Modification from the Drainage Code Magnussen 49 Lot Preliminary Plat · Dear Kayren, The Magnussen Plat is a 49 lot preliminary plat that will be located north.of NE 2nd St. and between Duvall Ave. NE and NE 14Qlh St. (Nile Ave. NE). It is north and east of the Laurelhurst Plats. This project is in the Maplewood Creek drainage basin. The pre-application meeting comments indicated that the drainage system for this project will be subject to the 2005 King County Drainage Manual. using the Conservation Flow criteria. This criteria specifies that the pre-developed condition for the drainage calculations be considered as l 00% forest. This results in some very large pond volumes. We are agreeable to meeting this requirement. The County Drainage code also recommends that the developed site condition use 4000 SF of impervious surface per lot, or the maximum allowable impervious surface as specified by the zoning code. The City has also asked that this number be used for the developed condition. The 4000 SF number should not be used by the City of Renton for several reasons. The City zoning code does not have a specified maximum . impervious surface per lot. This removes one of the options in the County code. More importantly, the County building setbacks are much smaller than the City's setbacks (5' rear, sides, 10' front). As such; it is much easier to improve a new lot with more building and impervious surface. A few other significant notes; The City of Kent has also adopted the 2001 King County Drainage Manual. They have adjusted their code to use 3000 SF per lot for developed impervious, re~ognizing that its zoning code is different than the County's. Also, the 2005 County Manual recommends using flow control BMP's as part of the drainage system design. One of those BMP's is a restricted footprint for the house and i_mpervious surface for the lots. In this case, the final plat plan specifies limits to the impervious surface that can be developed on the lots. . I would like to request that the City allow this plat to use less than the 4000 SF of impervious surface per lot for the developed drainage design. I have developed a table that shows a proposed restricted impervious surface are for each lot in this plat. The proposed design impervious surface was developed using each lot area and its respective maximum building coverage percent based on the zoning code. (Lots over 5000 SF used max. 35% or 2500 SF. whichever is larger per zoning code). I also evaluated each lot for the maximum building coverage based on the building setbacks. This was the limit for building coverage on some of the smaller lots. I also added area for driveways (500 SF or larger lots • .400 SF for smaller lots) and area for patios and walkways. This results in a table of maximum impervious surface per lot. I addes joint driveway easements and private road easements as separate impervious surfaces. along with all of the roads. I have attached this table and the pertinent pages from the 2005 King County Manual and the City of Kent Manual. Please review and grant our request for the modification lo the drainage code. I also think ii would be prudent for the City to consider this issue since it will likely re-surface on many future projects where the 2005 County code is used. It is my belief that the 2005 County manual already allows this restricted footprint as a flow control BMP and a modification might not be necessary. Thank you for your time. Sincerely, James Jaeger. P.E. ' -------------------------·------- .. 'J ----'. i --·---· i I -,-'S1Z-E .. --______ J,. _____ ~----------------·~ [.....()._____________ --- C ~----·-··------TOT'M..--% N\A-k rf)*-'.SLOO.-. _&:Q~L. ___ LoT --- --:: .. L0-'t----{SF,) e L DC,. sers &:dr: s . tti\ P. _ , t<\f'E.iW -----"··- ---. _3 ! _______ 5460______ 2...SoO ___ ]00 ____ 3_2.or> __ ____ , 0 2-S-4:s:9_~. Z.Soo ]OD ____ 3U)O .. ~ lo9't ZSbD -----·c·-:34 -~7000 2-1 ~ :: z~ -i~- ---~3$' ______ 5400 __ . ----2,~ ·--~ 700 ... _3'2..00 . _ __ •• 3(., _______ $40D __ _ _ 2-SOO tOO ~l-Q\? __ ______ . 3l ___ ~ ~f(?Q_______ 2::-,-VU _____ _....._______ 790 ___ 32,.DD __ _ _ _ __ 30 __ _ {.;,(DD_ __ _ 2-Sa:> _____ 700 _ 3_'2-0Q_ __ __ -----~']_ ____ f;_r:::,-0 2-S:b ------~---____ --~OD__ _ ..3100 ___ :tP ____ :129_~---· -~-2::;-w ___ _Z_<b.:O ____ ~co --~-~ _ -__ 41__ ______ &ollo -~----2-9;.o _____ i12P _______ &02_ __ 2-12-o . . _±2. ---_$ ],:4/o -2-~ . --~ ~ ~ 2..() ----___ i:JQD . 2... 'i :W ) _ ___ 4 3 _ _ < 3eo L_ z.s 7it;,____ _ =------__ 12cx:::2 . __ 3J 1!o _____ 14-__ __ 4-_7~-2 3TS__ __l.-2.-0() &;;ro 2..roo'D ·---~-15___ 4]So 2-0,:S: __ ~_z:L.oo _ _(c/YJ_ -z..~OQ __ # ~p z~S z~ 0w ~w · ::·A"l~~--~4j_,S'b_ _ 2-,31S----~2~ ______ _ _ 1.oog _____ 2~00 __ _ _ 4'3_ _ 5'1~4-2-5:>o (.QCX:> s tOD -~-4-°t --:;-11acr 2-sco ----. /.poo 3100 -----------': __ /tl,~OSf -------C~~::=~=--1 'L"l , 3>o0 §-. ~-·-· .. °305fu:1~sfy~;--··--=---=----- ... -------· . -------~<=t--k15 ~~--. _ _ _ -------·--.. r i 05~].~~-;,,o fl\o.)<,D:1~--6F <>r"O--,,-. ~ ---------~: __ bLQ_L __ J ~llift9b~vuv : -,z.o ',,,..z.d =-------I~ .lof~ . --~=----i ·~· . _:------------0-. ( ....... ~---·· 20' )(" z~/~ ~~:=rt~~;1:1:ti ______ j _________________ _ _______ P°'-110 : ro' ),/0 1 :: /DO .s£ _____________ _ ___J _______ L___ _ ------------WN-k-ulh~L:._2 . .S_~k±' .:c )OD sf ----- ,1 - ·.:._Jl __ ----~---_:==~ ----~~----· ---· =-;: ~~ ~~ ,I U ---------------------·---·------~ ---------- ti 1.2.3 CO EQUIREMENT #3: FLOW COJ\"TROL D. SIZL~G CREDITS FOR USE OF FLOW CON])lOL B!\IPS When sizing flow control facilities and assessing exceptions from lhc flow control facility requirement, target impervious surfaces served by a flow control BMP lhat meets lhc design~spccifications for lhat BMP in Appendix C and lhe requirements for use of BMP credits in Section 5.2.2 may be modeled as specified in Table 1.2.3.C below . ... ~J~b~li.iAD~~~~~ Flow Control BMP Type Facility Sizing .Credit '' Fun dispersion ' Model fully dispersed surface as forest ·. " Full infiltration1'1 Subtract impervious area that is fully infiltrated Umtted infiltration Model tributary impervious surface as 50% impervious, 50% grass Basic dispersion Model dispersed impervious surface as 50% impervious, 50% grass Rain garden Model tributary impervious surface as 50% impervious, 50% grass Permeable pavement (non-grassed) Model permeable pavement area as 50% impervious, 50% grass Grassed modular grid pavement Model permeable pavement as all grass Rainwater harvesting Subtract area that is fully controlled Vegetated roof Model vegetated roof area as 50% impervious, 50% grass Restricted footprint Model footprint as restricted Wheel strip driveways Model credtted area as 50% impervious, 50% grass Minimum disturbance foundation Model foundation area as 50% impervious, 50% grass Open grid decking over pervious area Model deck area as 50% impervious, 50% grass Native growth retention credit Model mitigated impervious area as 50% impervious, 50% grass Perforated pipe connection None Noles: ''1 These credits do not apply when determining eligibility for exemptions from Core Requirement #3 or exceptions from the flow control facility requirement unless otherwise noted in the exemption or exception. m For any project subject to Small Project Drainage Review, and for any single family residential project subject to Full or Large Project Drainage Review, the design requirements and specifications in Appendix C, Section C.2.2 may be used for design of full infiltration. For all other projects, full infiltration must be designed in accordance with infiltration facility standards in Section 5.4. E. MITIGATION OF TARGET SURFACES THAT BYPASS FACILITY On some sites, topography may make it difficult or costly to collect all target surface runoff for discharge to the onsite flow control facility. Therefore, some project runoff subject to flow control may bypass required onsite flow control facilities provided that all of the following conditions are met: I. The point of convergence for rnnoff discharged from the bypassed target surfaces and from the project's flow control facility must be within a quarter-mile downstream29 of the facility's project site discharge point, AND 2. The increase in the existing site conditions 100-year peak discharge from the area of bypassed target surfaces must not exceed 0.4 cfs, AND 3. Runoff from the bypassed target surfaces must not create a significant adverse impact to downstream drainage systems, salmonid babiiat, or properties as determined by DDES, AND 4. Water quality requirements applicable to the bypassed target surfaces must be met, AND 29 Note: ODES may allow this distance to be extended beyond a quarter mile to the point where the project site area constitutes less than 15% of the tributary area. 2005 Surface Water Design Manual 112412005 1-41 . PUBLIC WORKS DEPARTMENT Don E. W' rom. P .E., Pub~c.:works Director Phone: 253-856-5500 Fax: 25~500 : · · Address: 220 Fourth Avenue s. __ . . Kent, WA 98032-5895 . Date: To: From: Copy: January 21, 2004 2002 City of Kent Su~ce Water Design Manual File . Don E. Wickstr~ .• Public Works Director Gary Gill, P.E., City Engineer Bill Wolinski, P.E., Environmental Engineering Manager Tim LaPorte, P.E., Design Engineering Manager · Charlene Anderson, Planning Manager· Regarding: . Blanket Adjustment 2004-2 for the 2002 City of Kent Surface Water Design Manual The City of Kent has reviewed the amount of impervious surface actually being constructed on several single family developments. This has been done with the purpose of confirming that the single family lot impervious surface requirements fairly equate to real life conditions. The result of this review indicate that the amount of impervious surface being installed on single famny residential lots is less than the minimum amounts currently required to be included in the stormwater analysis by the 2002 City of Kent Surface Water Design Manual. Blanket adjustment 2004-2 revises the section on page 3-27 of the 1998 King County Surface Water Design Manual titled Calculation of Impervious Surface under section 3.2.2 KCRTS/Runoff Files Method to assume impervious surface coverage for urban residential development shall not be less than 3,000 square feet per lot or the maximum impervious coverage permitted by code, whichever is less. The section is revised to read: "Q CALCULATION OF IMPERVIOUS AREA Total Impervious Coverage Table 3.2.2.D (p.3-28) lists impervious percent coverage for use in KCRTS analysis of existing residential areas. The tabulated figures are· useful in offsite analysis that includes large developed residential areas, making a detailed survey of impervious coverage impractical. Impervious coverage for proposed residential and commercial developments must be estimated for each specific proposal. Impervious coverage of streets, sidewalks, hard surface trails, etc., shall be taken from layouts of the proposal. House/ driveway or building coverage shall be as follows: · • For urban residential development, the assumed impervious coverage shall not be les.s than 3,000 4,GOO square feet per lot or the maximum impervious coverage permitted by code (K.C.C.21A,12.030), whichever is less. · 0, ' ; Ill. OFFSITE DRAINAGE A. UPSTREAM DRAINAGE The surrounding property that is higher than the subject plat is the property to the north and the west. Duvall Ave. NE runs along the west property line. This ROW has recently been improved by the Laurelhurst plat. The improvements include curb. gutter & sidewalk and a drainage system. These improvements will intercept any flows from the west and direct them into the Laurelhurst drainage system. The property to the north is nearly the same elevation as the subject property. There is a recently constructed short plat in the northwest corner with a drainage system. The property to the east of the short plat and north of the Magnussen plat generally drains to the east, towards the wetland and creek area. I do not anticipate any off-site flows entering the site that will cause problems. B. DOWNSTREAM DRAINAGE The proposed project has 2 drainage ponds. Pond A is the larger of the two and will handle 85% of the plat. It is located just west of 1401h Ave. SE (Nile Ave. NE} and near the center of the plat. Pond Bis the smaller of the two and is located at the southeast corner of the plat. Pond A will discharge into an existing type 2 CB that is located within the 140th Ave. SE right-of-way. There is a 36" CPEP pipe that enters this CB from the north and exits to the south. There is a County constructed drainage pond just northeast of the subject plat. It appears that the 36" pipe is the outlet/overflow from that pond. It also appears that the 36" pipe may be an overflow or high flow conveyance system for the stream that is east of the plat. The 36" pipe runs due south within the 14Qth Ave. SE ROW. At 132nd Ave. SE. this ROW becomes part of an area along the eastern boundary of the Laurelhurst Div. 2 plat that was landscaped and left open as a buffer strip. The recent landscaping and retaining walls seem to have hidden some of the drainage structures within the 140 1h Ave. SE ROW. The City provided me with a generalized drainage system plan that shows the 36" conveyance system within 14Qth Ave. SE. A subsequent field inspection, with this map in hand, enabled me to find more of the type 2 structures. Based on this additional field observation, the 36" CPEP pipe continues south within the 140th Ave. SE ROW to approx. 100' north of SE 134th St. At this point, the 36" pipe turns to the southeast and runs through a xacant lot and into the cul-de-sac bulb at the west end of SE 134th St., in Puget Colony Homes subdivision. The 36" pipe then turns to the east and runs along the south side of SE 134th St. There are 2 type 2 catch basins that were found along this run. The pipe crosses 142nd Ave SE to q type 2 CB in the east shoulder of that road. The 36" pipe then turns south and runs to the south along the east edge of the road pavement. There are 7 type 2 CB's along this run, from SE 134th St. to SE 136th St. These 7 CB's were found in the field. There is also a large ditch within the east shoulder of 142nd Ave. SE that flows to the south. This ditch displayed running water during a dry period and has signs of high flows. The 36" pipe discharges into this ditch just south of SE 136th St. At this point, the ditch flows into a well-defined tributary of Maplewood Creek. Pond 8 will discharge into the existing roadside ditch along the north side of SE 132nd St. This ditch runs for approx. 100' and enters an 18" culvert that flows to the south under SE 132nd St. This culvert continues within a 12" piping system that is located in various easements within the Puget Colony Homes plat. The easement runs to the south between lots 3 & 4, then to the east behind lot 13. It then runs south between lots 12 & 13 to SE 133rd St. It then crosses SE 133rd St. to the south and runs between lots 20 & 21 and then lots 28 & 29. It then meets SE 134th St. and crosses to the south under that street. It then continues to the south between lots 36 & 37 and 44 & 45 to SE 135th St . . . There are several CB 's within the streets that are near the easement path. There are no open ditches or pipes that are visible within this easement path. However, there are previous drainage complaints that were obtained from King County that indicate incidents where a 12" pipe within this easement was repaired. At SE 1351h St., the drainage easement ends. There are no pipes, ditches or catch basins that indicate where the 12" goes. It is assumed that the 12" pipe runs to the east within SE 1351h St. and into the large drainage ditch in the east shoulder of 142nd Ave. SE. There are several type 2 catch basins within 142nd Ave SE. These CB' s were locked and unable to be opened. The 12" pipe can enter this shoulder drainage system within one of these CB's. SUMMARY The 36" downstream piping system is confirmed to bypass the Puget Colony Homes surface drainage system and it appears to be adequate to accommodate the discharge from Pond A. The surface drainage system within Puget Colony Homes appears to have had previous problems that were repaired, but may re-occur. The system is probably old and not built to current standards. Both ponds will use the King County Level 2 flow control with conservation flow standard. This will substantially reduce the flows that enter the downstream system. I would recommend that the discharge from Pond B also be piped into the 36" downstream system and bypass the Puget Colony Homes surface drainage system. Ii .t • t • • • • • • • • • • • .c • • • • • • • • • • • • • :1 I I • I • I :1 •• • • ••• . ' • • •••• I I I :I I .·., ' ·• ... • • ••• I ' •• • • i I I . .I· Ii ,. It I ----·-·· 14 th \ ••• I -.......___ \ . -------- i - ...... .....,.. ·-=:-:..-= ----, :, ~· Fo'-' . .. , ,, . . .... ·.·'· ... : . ,, ... -~ I ' I l --\ \ ., ' '' ' , ... __ _ ' , ' • ' ' .. . ' ' ' ' ' , • ,, ' ' \ . ' :.:·\i' ,I· .,:'{. ' ' .... i· 42S 430 ?231 -.. ----~·-.. ,. 7071 Dolt -· ' .... ; : I ', l ., .. _____ -:-"_ L-. · --·-\.· .. ·1 r .- . ' I I i j~ ., I . 'J • P.811'01 ---.. 1 ... ( j• •• ' ' ! i..---· --~~-:.~-=--;..-. ·' . ' : ..,- i- !... -, • - CIT"\'. ::>F RENTON u~~Y ~~ + ~ + Planning/Building/Public Works Department dJr::: Q~,~-K-at_h_y_K_eo_l_ke_,_,Ma_yo_, ______________ G_re_gg_z_i_m_m_e_r_ma_n_P_.E_.,_A_d_mm_·_u_tr-a-to_r __ _ ~·N?f July 31, 2006 Eric LaBrie ESM Consulting Engineers 33915 !st Way S #200 Federal Way, WA 98003 Subject: Magnussen Preliminary Plat LUA06-053, PP, ECF Project remains on hold Dear Mr. LaBrie: Thank you for having the additional information submitted for review as requested in our first letter. We received an addendum to the Preliminary Technical Information Report from Jim Jaeger on 7.21.2006. It was reviewed by Juliana Fries of our department, and there are few items that she says remain in question: I. Off-site drainage. The downstream analysis makes assumptions that need to be verified by the engineer. Apparently there are downstream problems (noted on the list of complaints) and more information is needed to verify that a Level 2 flow control would not aggravate them. 2. Drainage requirement calculations. The impervious area per lot is not what the 2005 KC Manual requires. For plats in the R-8 zone the manual requires 75% of the lot area to be considered in the calculations for impervious area, or 4,000 sq. ft., whichever is less. The average impervious area per lot used in the submitted calculation was 3,000 sq. ft. A code modification would be needed to allow for the reduction in impervious area. Before the project can be taken off hold, you will need to have received the modification to allow a drainage calculation based on a lower ratio of impervious area than required. You may contact Juliana Fries, the utilities plan reviewer for the project, with questions about the drainage information requirements at ( 425) 430-7278. At this time, your project remains on hold pending receipt of the requested information. Please contact me at (425) 430-7270 if you have any questions. Sincerely, Valerie Kinast Associate Planner cc: Marc Rousso, Seattle Redevelopment., LLC, Contact Jim Jaeger, Jaeger Engineering, Engineer Paul & Lois Lindberg, Owners Timothy & Jennifer Lindberg, Owners Stephen .& Gena Lindberg, Owners Patrick & Sarah Graham, Owners Frederick & Judy Busch, Owners Ricardo Beltran, Owner Lisa Spahr, Department of Natural Resources Doug Jones, Party of Record ---J-en_n_ife_r_M_c_C_•'_'·-:-:rt-:5- 0 -:-:-:-:-~--y-W-ay---R-e-nt_o_n_, -W-as-h1-·n_gt_o_n_9_8_05_5 ________ ~ AHEAD OF THE CURVE JA9iER ENGINEE1-NG 9419 S. 204 PLACE • KENT, WASHING,ON 98031 PHONE (253) 850-0934 FAX (253) 850-0155 April 24, 2006 .TvL'{ I e I '2.DOC.. PRELIMINARY TECHNICAL INFORMATION REPORT MAGNUSSEN PLAT 49 LOTS DUVALL A VE. NE @ NE 2"d PLACE RENTON, WA. PREPARED FOR: J & M Land Development, Inc. Marc Rousso P.O. 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S14~ ) _ _ ____ 43_ r3cot 44-4-15) ····---------... ,. .. ---------- -__ _ _ 4S 41--59 _ 4-b 4 cSO _ 47___ _'t-""1,SD 4'3 5'1~4-f°t s11acr ··-----. -.... ------------lU~ % _N\A-k ___ li'\i>r~.c'SLDG.~ . __ &Q~L-__ Lor __ e, LDC>, SEzI:8&:dr:S _ L'l'l\P-1MfEJW 2.,5'00 -700 ---3.2oD - 2..500 ]OD ____ 32-Q.O_ 29::>D______ ]_Q9 ___ 3Wv __ Z.13<;> ._ (,qOC ~i) 2.-S?D _ ---7 00 ---· ___ 3""2-00 2--S"oD _____________ ,CO _____ 6"2.0u_ ~c)t)_ -------_ _ 700 ______ 32.00 _ 2-S<;D ~-------------700 -----3~0 2.S2o _ _ ----.. __ __ _ _ c.aoo_ 3100 2~c)f>_ _ ---_ _ 2 <J-d)____ --~ a:; ---3_~-- 2-Sbo _________ 2. 3 ~ _ --&00 ____ 2j'2-?_ 2--:J-:v '2-~ 2-0 ~ OD 2.. '1 W 2.,s7~----_____ 12CO 3Jl!P 2 375". _2..~_ &;ro 2.<oo"D z.. ?:J 7:S-2:2.00 _ lo_QQ. -z.~op 2-?>1S' _____ z..2-co _0_co_ ~cooo z,315""' 2.-Z..CO (o00 2.'oDO z.,po - 2.S-OC) ------- Goa 000 st0D 3100 '-/4-1 ~o .3' I N • ,;! - gl t i DEVELOPMENT STANDARDS FOR SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS (Primary and Attached Accessory Structures) .B1:l,leB)j1 .• -·"-~ ... ~, Maximum Building 12 stories and 30 ft. Height and Number of Stories, except for uses having a "Public Suffix" (P) deslgnatlon9 Maximum Height I See AMC 4+140G. for Wireless Communication Facllltles 2 stories and 30 ft. See AMC 4-4-140G. Maximum Bulldlng Coverage {Including primary and accessory buildings) Lots 5 acres or more!_2%. An I 35%. additional 5% of the total area Vertical Facade Modulation may be used for agricultural buildings. Lots 10,000 sq. ft. to 5 acres: 15%. On lots greater than 1 acre, an additional 5% of the total area may be used for agricultural buildings. Lots 10,000 sq. ft. or less: 35%. Conlllcta: See RMC 4-1•080. 2 stories and 30 ft. for stan-12 stories and 30 ft. dard roof. 2 stories and 35 ft. for roofs having a pitch greater than 3/12. See AMC 4·4·140G. I See AMC 4-4-140G. Lots greater than 5,000 sq. ft.: 35% or 2,500 sq. ft., whichever Is greater. Lots 5,000 sq. ft. or less: 50%. All dwelling units shall provide vertical facade modulation at least every twenty horizontal feet (20'), Including front, side and rear facades when visible from a street. Lots 5,000 sq. ft. or greater: 35% or 2,500 sq. ft., whichever is greater. Lots less than 5,000 sq. ft.: 50%. ~ .... "' • --~ Ill. OFFSITE DRAINAGE A. UPSTREAM DRAINAGE The surrounding properly that is higher than the subject plat is the properly to the north and the west. Duvall Ave. NE runs along the west properly line. This ROW has recently been improved by the Laurelhurst plat. The improvements include curb. gutter & sidewalk and a drainage system. These improvements will intercept any flows from the west and direct them into the Laurelhurst drainage system. The properly to the north is nearly the same elevation as the subject properly. There is a recently constructed short plat in the northwest corner with a drainage system. The properly to the east of the short plat and north of the Magnussen plat generally drains to the east. towards the wetland and creek area. I do not anticipate any off-site flows entering the site that will cause problems. B. DOWNSTREAM DRAINAGE The proposed project has 2 drainage ponds. Pond A is the larger of the two and will handle 85% of the plat. It is localed just west of 1401h Ave. SE (Nile Ave. NE) and near the center of the plat. Pond Bis the smaller of the two and is located at the southeast corner of the plat. Pond A will discharge into an existing type 2 CB that is located within the 14Qth Ave. SE right-of-way. There is a 36" CPEP pipe that enters this CB from the north and exits to the south. There is a County constructed drainage pond just northeast of the subject plat. It appears that the 36" pipe is the outlet/overflow from that pond. II also appears that the 36" pipe may be an overflow or high flow conveyance system for the stream that is east of the plat. The 36" pipe runs due south within the 140th Ave. SE ROW. At 132nd Ave. SE, this ROW becomes part of an area along the eastern boundary of the Laurelhurst Div. 2 plat that was landscaped and left open as a buffer strip. The recent landscaping seems to have hidden any drainage structures within the 140th Ave. SE ROW. It is assumed that the 36" CPEP pipe continues south within the 14Qth Ave. SE ROW to 136th Ave. SE. The topography of the general area would indicate that this pipe would flow to the south. I inspected the area around the intersection of SE 1361h ST. and 140th Ave. SE (projected). I did not find any drainage structures or signs of any drainage conveyance system. There is a drainage easement that runs to the east from 14Qth Ave. SE to 142nd Ave. SE, along the back of the last row of lots in the Puget Colony Homes subdivision. There is also a large ditch within the east shoulder of 142nd Ave. SE that flows to the south. This ditch displayed running water during a dry period and has signs of high flows. It is possible that the 36" pipe is directed towards this ditch within that easement. Just south of 136th Ave. SE. the ditch flows into a well-defined tributary of Maplewood Creek. If the 36" CPEP pipe continued to the south within the projected 1401h Ave. SE ROW, then it would also enter this same Maplewood Creek tributary. Pond B will discharge into the existing roadside ditch along the north side of SE 132nd St. This ditch runs for approx. 100' and enters an 18" culvert that flows to the south under SE 132nd St. This culvert continues within a 12" piping system that is located in various easements within the Puget Colony Homes plat. The easement runs to the south between lots 3 & 4, then to the east behind lot 13. It then runs south between lots 12 & 13 to SE 133rd St. It then crosses SE 133rd St. to the south and runs between lots 20 & 21 and then lots 28 & 29. It then meets SE 134th St. and crosses to the south under that street. It then continues to the south between lots 36 & 37 and 44 & 45 to SE 135th St. There ore several CB's within the streets that are near the easement path. There are no open ditches or pipes that are visible within this easement path. However, there are previous drainage complaints that were obtained from King County that indicate incidents where a 12" pipe within this easement was repaired. At SE 1351h St., the drainage easement ends. There ore no pipes, ditches or catch basins that indicate where the 12" goes. It is assumed that the 12" pipe runs to the east within SE 135 1h St. and into the large drainage ditch in the east shoulder of 142nd Ave. SE. There are several type 2 catch basins within 142nd Ave SE. These CB's were locked and unable to be opened. The 12" pipe can enter this shoulder drainage system within one of these CB's. SUMMARY The 36" downstream piping system appears to be adequate to accommodate the discharge from Pond A. The drainage system within Puget Colony Homes appears to have had previous problems that were repaired, but may re-occur. The system is probably old and not built to current standards. Both ponds will use the King County Level 2 flow control with conservation flow standard. This will substantially reduce the flows that enter the downstream system. If desirable, the discharge from Pond B can be piped into the 36" downstream system and bypass the Puget Colony Homes system. - ' ~,....), l,ff..P' .(?oa.,o ... j: .... ... , ' . .;;' -~· 4 4 - ""' .} ... -" - " ·-rr ; I I • ~; ~1 ! I I I ""' .. .. : .... 4, .., -,I ' - , ' ' ! e ,, "". 111.n •I· "" l:ll "' 1'" •' .u..n,1~ \.. ( /- N ' ~ ~ ~ > z tf'l ) N ) E-4 Ir) • ~ ) I ) \0 ~ ) ) ) ) ) ) • • ) • --· .i .1 I r _ _____J I • • -----,·- ;! ----.... c,;..:;. r - E6 -10 T23N R5E W 1/2 ______ ·\ ' •/ ___ -,c:_ __ _ -..... ,.115-U I, i 1 '1 ; I t ~.;;~-.--;- I, I,'------~ 1' ~-I I I I +-_;_\-~~ \~--;;~ I ' I . I . , I . \ I '' ' -·~-· ·-' .. \ -~--- ' ' ' ', ' \ ' ' ' ' . ' ' ' \ \ ', '. \ \ ~ .. ~ .. : i,' I ' ' I I ' \ \' \'~~~ .1-·· -+--· ·,.I \ ;,, :,=·\\~~"-~·=~,! ., ·, I ·,._ ';,d} .. .: I 1,/ -:::-iv i ,,,~---1 \ \ I --__ ( ___ _ /,,,,.,,· -i ' ~ ' " = ' ~ t , , , , , , , , t f ' "'rj t °' t ' ~ 1-1-f Vt ""1 , ~ ' ~ z f := , ~ f trj f 1-1-• ........ • ~ • • • • • • DOWNSTREAM DRAINAGE COMPLAINTS A list of the drainage complaints within the downstream drainage system were obtained from King County Water and Land Resources. The list resulted in approx. 30 incidents dating back to 1985. Copies of the pertinent complaints are attached. The most recent complaint was a 1999 incident that stated that a house was settling. It was mentioned that the settling may have been caused by previous repairs to the Puget Colony drainage system. Another incident was in 1995 that was based on the drainage review for a proposed ROW vacation for a portion 1401h Ave. SE. The majority of the complaints were in 1991 after two years of heavy winter rains. The piping system within Puget Colony Homes was undersized for these events and failed in several locations. COMPLAINT MITIGATION The complaints all centered around the drainage system within the Puget Colony Homes plat. These complaints were previous to the year 2000. It is my belief that the 36" CPEP pipe within 1401h Ave. SE. was constructed after 2000 as a County project to relieve the Puget Colony drainage problem It appears that the stream east of the Magnussen plat flowed through this old system prior to the 36" pipe installation. Also, it may be a good idea to divert the discharge from Pond B from the roadside ditch that flows into the Puget Colony System and into the 36" pipe. lV.U1}J VUl}JUL (® King County IIG:mllli lllm!DIII Services ~·-I, ~ ·-·,.r.,:., S 111'1 l:1·1 D ·,:1 ,· .,, , 6:.:;Hlt''~ UC1!1 P;q-::> 4 IF. S·/',"'!, t, .• ·::1·1~-',,l''FJ: . .-J C"r-:l.\!l:1:,1'..' U,:__!_j,:· l;.; :;.~'.'SH."' J'>"L" S! J•!•!o\"~k' l :> "l; ~:, s~-·.·s f.:.,: ,.:1~ -11.11-s:·:•.,,,,....,11t·: f'•t' ' • ~i D D Le!-]~nd :..'!-It~~ ;-i·d ! •J•q;, H,.,.;,.,-; j;J:J) h~!•, 1·1 ,::··:. )SOiid hH•;,, 1\:,,t' Y,t !l:rn :i: P'i• .. ,, Comments Ci¥i43,M I .. .. .; .. c' g . ' e information included on this map has been compiled by King County staff from a variety of sources and is su~ect to change Ytlithout .• i": ., .. ·. ,I otice. King county makes no representations or warranties, express or implied. as to accuracy, completeness, timeliness, or rights to the use 1 such information, King County shall not be liable for any general, special, indirect, incidental, or consequential damages including, but not imited to, lost revenues or lost profits resulting from the use or misuse of the infonnation contained on this map. Any sale of this map or nfonnation on this is rohlbited e b written nnission of Kin Coun . King COL!nty J GJS Genter 1 News I Sen,ices I Commen\s I Search By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The delarl~ ~ING COUNTY DRAINAGE COMPLAINT MAP /rom.hri.esrimap.Esrimap?ServiceName=overview&ClientVersion=4.0&Form=True&Encod2/6/2004 I. 11 i i ~1 l ! ;\ ·! ' - KING COUNlY SURFACE \"/ATER MANAGEMENT DIVISIO DRAINAGE INVESTIGATION REPORT\ Received by: Page 1: INVESTIGATION REQUEST ~ Date;,, Cf (6/q5 OK'd ~=t[i Received from: (Plea .. print plainly for s=viing). [Day) NAME:._--!4,.'J)e,'.;.gYl=..:;..:.:)yp:.c...,,:...::;S,.::..;/C:::.:. /:..L/_.:::....aii....:..:....ffi~· _ed.__;:c, _____ PHONE. ___ _ ADDREss:. __ ,;....'-li_,_o::;_;_;1 o;____.;:;;S_E._..c..;13;;_.,_'f_1n_s_r._. _ City £-mfrm Location of problem, if different: 1yoth !We sc.·) Reported Problem: St;c. ~~....ey 8e-t£re.. r;,ves.f{51q-l-i~ I•· "0·3/ _;..i, I"' • 31ock No: • • • • • "' , .. Y" .............. .,.11' ... :,;.,... ............ __ 1 Z:7 .. "'"';"!i°-........ * .. ~.,.."' .......... "" ... *--..-s..-.~o == r.-.. ... ~,·~,--•'"""Y,.,...._"";J..1;::,1 .•.,l,,_;T' -=~ ..... _:::..o.u ST"T-'"'r ... ., .. " . . ... ,: .,·,: .. ··,,.~~,.= •.... :. ·.:.-.:.~ .... ,;,;:.;,i:~ .. :·: .. _ ... :: .... " .· .' .1 .. -:-.~~~~1-~_:...1 __ ~,./~-:'.Y..'.:.-:~·-~ .. 1:r.::~\.,;"~-:-'.~~--~·': I• ................. -· AJ e;_ 15 23 5 ' ?EiC~I No. {.pt:/,;) f 00 () 310 K;oll g'/1) £, Ill ~res: New & 54,H: ~~;=--r.-, Old :35D5 RESPONSE: ~k aasin?-CA(. Co,m=il Dist./ 2-Ch~r;;e No: ·---=:.:::::::==~;:.::=-=====----=========-------·------ Citizen notified on 9-22-:zroy Gks,ed _l.VL~ .s~f- ' DISPOSITION: Turned to ___ on-----by ---0?.: No tu:1her action recommended beca _ Leed 2gency has been no1ified: ---,------,------------:-c,-:-= bl ~,,·o·, ,·iiv(,.w·.~.,tion addresses pro 1 _ Problem hes been corrected, _ No problem /12s been idemiiied. , ~ -Se& Filo '1 ........... --- -Pri.'a,e problem • NDAP will nor consider becausa: _ Water origina,es onsite and/or on neighboring parcel -·---· _____ L 1 0:ti~n-~ ~ut;i:S~M Se~- Other (Specliy): ---------·=,·-==-··-'""=----------- • '-":_· ~-J=-----:---==--=-----···r•1t1111rl!J.l!l,.l.!IIJ!.Z!lil il!lil···· .111 tllll~.JJM -~ I_JJ • • • • • • • • • • • • • • • • • • complaint 95..()763 Dembroski, Alfred investigated by Doug· Dobkins on 9-18-95 Mr. Dembroski is requesting to vacate some ROW along 140th avenue SE. The area in question is unopened ROW and not maintained. The only drainage ~ J could.find was-at the end of SE 132nd avenue which crossed the 140th A've. SE ROW from the west to the easl This is a 12"concrete pipe. No other pipes or drainage systems were found fn this ROW . Drainage within the plat of Puget Colony Homes drains -a!NaY from the 140th avenue southeast right-of-way to the southeast On the westslde of the 140th Ave se ROW there are 4 large parcels which have no drainage systems affected by this proposed vacation or ROW . Right of Way isn't improved for travel, see attached drawing ili 1t ... _ 7 •• : .:.l : I r . Gettle, Larry . From: Sent: To: Cl= Subject: Kara.Wendy Wednesday, January 06, 1999 8:36 AM Getue, larTY Jacobson, Jeff dr.mage complaint In Puget Colony Homes ,..., ... ~::, I'. lt:Vl~ ·I··:: 1 rt1111111· 0 2 71 : 1 ·; ; ·~..r~: tW I II t I J I I 7 i J .. 'Hera's Info on a drainage complaint was ~to me at 14013SE 133rdSl Cindy Dearmlt (sp?} called reporting that her h~se and yard has sellled. They releveled the house last summer and now lt's settled again. cabinets puffed away from walls, walls c;racldng. fenceposts out of lhe ground, etc. She says the problems started this past year. Her hUsband thinks It might be the result al a small profect that we had Jeff Jacobson do for their ne!Qhbors last year:. We had a smeD drain Une installed that outlets to a basin near their house. Her husband thiriks the basin is "broken", so the~ doesn't have any.vhere to go. I think Jeff would be the ideal candidate lo investigate this one since he's already famffiar with the area. Whoever goes can talk to me first We have a profect planned for the next couple months (pending funcfing} behind the house In question; but it won't solve this problem {though it may help slightly).. Let me know when someone might go out so I can Jet Cindy knoW. Her phone number is (425)2n-6953. Thank youl Page 1 ~ KING COUNl Y Ut:i"A11 I Mt:.N I r V ruc1.1v vvvnn.,,;, " SI. ,CE WATER MANAGEMENT DIV1SI ~(N"'" ~ . ,~ I I I· COMPLAINT INVESTIGATION REP est/ ~ ! - Olll floc 'G: " NATURE OF COMPLAINT: rldt?/~/A/&-Cl-L-9/ .. OCA110N: I °!7~t:'$" /~Z.11? Al/~ 7_1"' 4~N.,.r, S~ L:J:.. ~RGE ~ KROLL PG. ~() COMPlAINANT: fp77>~Nt£/l! j ~dress /~l/17:f /f./z•-'/IV£ • • • • IPLAINT RECEIVED BY: DETAILS Or INVESTIGAnON: II • :!~ /7.4.N COUNCIL DIST. ' HO'Je Z..5,2(.e'l B~ City /( 11NTrMI State WA-'1Jp '9,l'(IS t WORK: . ;)MPLAINT INVESTIGA:reo BY: DATE: "1mplainant advised of action possible or taken by: Phone D Letter 12( Personal Contact 0 · ,omplaint Action Handled By~ M)'t:,~ S (V(!} tJ Closed;B (i..o/q ( OK'd;M • • • • I I • • ti II ---·--·------·-· . ·- 141 05 SE t 33' aenton, 1.A 98056 20 AUeUSt 1991 Sur:f'a.ce 'later ,-Ianageme!l.'t DiVision 400 Yes.ler Seattle, WA 98104 Deu Mr. :!rs.mer: As you can see from the attached copy, we here in ?uget Col.on;r have lived u.p to oUl' part of the asreement we st:ru.ck in June, Chris and Barbara. Crosby have been given copies of the pe::rndssion fol'l1U:I to let County repair crews have access to theU' property. These :foms were recei'1ed by them on August 19, 1 991 • I think that the rest is now up to you. I:f you ha'1e not recieved the form,s back signed in a reasonable length o:f time, then we here in Puget Colewy wou1d expect the County to ta.ke enforcement action against the Crosbys • Ii' the County sees fit not to follow through ·.,ith this, then we here in .Pu€;et Colony wiJ.1. be forced to seek other remedies available ta us at law. · I realize that this is a strong letter, ·but "throWing down the gaunt.let" is not what it is a.bout, I want you to understand that this neighborhood is ver:, serious in this matter, and we will not let it rest until we have a. satis:factory resolution. '.:':!lank you, ~v .3el'.Ul u, Z.amb cc : .?.andy Snow :-J e s .?:!J.illi pp s S,b.ris ~ 3arbaxa Crosby I • • - II • • II • • King Count;r Council King Count;r Courthouse Seatt1e, WA 9S104 ·Dear lies: Dan Leonard has played "telephone tag" with you for the past :few days, and I ·decided that a l.ette:t' might make more se~e at this point. In our June meeting here in Puget Col.ony, I agreed to get signatures from owners of two lots. !hose signatures wou1d permit County repair vehicl.ea/personne1 on the respective lots. Mr, Leonard recieved a !ax from Bandy Snow, SWM, on 7-18, ~he f.u: was the :forms, which the property owners had only to sign. I brought them 'round and eot them. signed and llla.iled back on 7-19. These signatures were obtained by me in good faith, lacki.ng ini'ormation which is readi1y avai1able to County employees, which states names and addresses of legal owners. Now, it seems, one of the signatures I obtained was not, in fact, a property owner's. With the help of Mr. Snow I got the llallle and address of the owners, sent them a registered letter expla1ning the situation, enclosed the forms to sign and instructed the.111 to re-turn them. to Mr. Snow at SWM • I recieved a call from Barbara Crosby, one of the own.era, this ai'ternoon. (The other owner is Chris Crosby; address: P.O. Box 2851, Renton, WA 9S056.) She stated that she wanted to cooperate, but did not want to eign the papers because the out!it which is installing the dra.iD:fields told her to give no one access to her property. I pointed out that the County agreed to return the property to its original. condition, and told her that if she refused to sign, she might provide a cause of action for the County or for u.s in the neighborhood. She asked to speak to someone "izr. authority." I gave her Jim Kramer's phone num.ber. · · The point of this 1.,,tter i:s to keeo you posted on the status of this matter, and to let you know that I am beginning to feel the agreement which flowered in June is rapidly beginning to ~ilt in August. • • .. - -' .. -.. .. .. .. ' .. Ill 1111 • 1111 DEC. 22. 2003 10: 42l'rl 1/( l,.LRD t!0.415 P.13/19 . ' •.. :.J,·,; .• · ~-·%·1v:; .• I I .Anything you.can do to move this along.would be greatly appreciated. CC: :Randy Snow Jill Kramer Bruce Ljang Thank you, ~o Benn o. Lamb .~.")i'.:t • ~ ~\... • C..,:. • C,..ut:.,,=i ..LU• '"KJ"'II I l'U. <11:, r', 14/1~ • •• • • • • • • • • • • • • • • II ... . /:=--.., ; .> • : ']·.:··:: -. ... "'-'-~ . '·....;..;::;, .... Kln!l'Coun,y Surface water Managemei>t Div!Don t>tpartment o(Public Works Ye,lor JuilcliDg -400 Yesler way • ltocm 400 Sc.nd._ WA !llho+-2'37 c.ic,il 2ff.6319 August 28, 1991 Mr, Benno. Lamb 14105 Sautheast 133rd Street Renton, WA 98056 RE: Puget Colony Project Dear Mr. Lamb: >Wm=-- Thank you for your August 20, 1991 letter concerning the planned repair of the pipe across Lots 37 and 44 of Puget Colony Homes, Chris and Barbara Crosby have both expressed their willingness to grant access to County forces to repa i.r the pipe across thef r property. I expect to shortly receive their written permission in the form of the temporary access easement and right of entry documents which were forwarded to them. Upon receiving these, we will schedule the project at the earliest possible date • Than!<: you again for your concern and assistance in this matter.· If further information is needed, please ca11 Randy Snow, Drainage Investigation Unit rngineer, at 296-6519 • Si nee rely, ;i__rf>;~, Jim Kramer Manager JK:RS:vs M22:LT12 cc: Bruce Laing, King County Councilmember 6I]]: Wes Phillips, Legislative Aide Tim Hill, King County Executive Chris and Barbara Crosby Dick Thiel, P,E,, Manager, Engineering Services Section · ATTN: Curt Cra~ford, P.E., Acting Supervising Engineer, Drainage Investigation Unit ~ ,-~ KING COUNTV DEPARTMENT OF PUBLIC '"'ORKS :JI SURI , WATER MANAGEMENT DIVISIOt ~ ·-~~----~~~~~~~~~~----"'T"!'"!'-.-=~-"-i--1.~:,· _ COMPLAINT INVESTIGATION REPORT ! \ . . TURE OF COMPI.AINT! OLAJNT RECEIVED BY: w+ l1a. W ft!:'.) J AiLS OF INVESTIGATIO~: ;VI S1<etchonre"81Suide:Yes D No D Photos:Yes O_Na D - PLAINT INVESTIGATED BY: DA"TE: I I I J I I - I I I I I I DEC.22.2003 10'41A1 ·- . ·-· •, KC 14..RD Kinf:' Counly Drnnh·'-" TlM HIU. ~00 J.:Jnp; Cnunt,-(~muil10Ut'-f' ;,)i; Thurl A,Tm11· ~.,m h:. ,,~,•u•hmie1n11 ?tri)' l.t C:!06)29~0 January 14, 1991 Mr. Benn O. Lamb 14105 Southeast 133rd Street Renton, WA 98056 · RE: Drai naoe Concerns -Southeast 133rd Street Dear Mr. Lamb: N0.415 P.7/19 ' .. ~,.. . :-. Thank you for your November 25, 1990 letter expressing your concerns about surface water problems on the street in fron~ of your property. The Surface Water Management Division has completed the "Yahn Drainage Study, Phase II." The first phase of this study identified all of the problems with this drainage basin and the magnituoe of those problems. The Pnase ll portion of the study identified solutions and recol!lllendations for solving these problems. The study has recommended three areas which must be addressed to solve the problem on your street: (1) to provide an adequate upstream storm- water. storage facility; [2) to increase the capacity of the drainage system in the basin; and (3) to provide erosion protection of the downstream natural chan- nel and reduce tne siltation of the Cedar River. Based on the results of the, study, the proposed solution to the flooding and erosion proble~ will require a Capital Improvement Program.{CIP) project estima~ed ~1~q.9op;. This project cannot be' started until all existing CIP j,, -{~ .?---project commitments are fulfilled. The Surface Water Management Division has a Ir commitment to design and construct Sl2,3 million in CIP projects over a five- I I I I I -;,;,i_ {'.}) year period ( 1987 -1991}. These C IP projects address serious flooding and ero- sion problems similar to the problems you are facing. All available funds are being used to address these problems and, without additional funding, your ClP project cannot be constructed in 1991. The Surface Water Management Division will consider this CIP project for fonding as part of a new five-year CIP beginning 1r. 1992. This S300,DDO project will likely oe high on the priority iist. Piease be aware, however, that there .;re unmet C!P project needs in King County estimated et over sao millfon. Given this deraand for projects, this project must be evaiua~ed along side other com- peting projects and scheduled accordingly. I I I I I I I I I I I I I I 1 ,, Mr. Benn 0. January l<, Page Two Lamb l!l9l Your request to c1ean the open ditc11es was invest:igated. The ditches appear t:O be c1ear of debris and are functioning correctly. Tne reason the area floods is due to a lack of capacity in the pipe system that connects to t11e open ditcnes. These pipe systems are on K1ng County rignt-of-way and 011 private property. To correct the hck of capacity in this system, it wnl require the ClP proji,ct ti>at 1,1as identified in our engineering study, The issue of the two rnobi1e homes on one site is a temporary condition. Toe second mobile home was installed because of a medica1 hardship. Before this 1,1as allowed by the Building and Land Development Division, a notice was sent to ne!~hborjng property owners for their contnents. Tne public Health Department approved the septic tank system for these mobile homes.· The Surface Water Management Division will investigate the ffl1ing of the open ditch to determine if the drainage has been.impacted by the site changes. Thank you again for bringing your concerns to 1lff attention. If you need addi- tional information concerning the drainage problem, please c.ontact Jim Kramer, Surface Water Management Division Manager, at 2!16-6565. Sincerely, Tim Hill King County Executive TH:BD: lm { 0108-4, 5) cc: Lois Schwennese·n, Direct9r, Par~s, Phnn i ng and Resources Depart~nt .4iTN: Gregory Kipp, l~anager, au'ilding and Land Development Division ~ Gary Kohler, Manager, Resident;a1 Products Section Bruce Miyaiiara, Ac.:ing Dire:1:or, S,Eattle-King County Department of Health Paul Tanakc, Director, Department of Public Works hTTN: Louis J. Haff, County Road Engineer, Roads and Engineering Division Jim Kramer, Manager, Surface Water Management Division ,. ~ ··-·--N0.415 P.2/19 KING cou.-; DEPARTMENT OF PUBL YORKS SURFACE WATER MANAGEMENT"Ol'o'ISION . . COMPLAINT INVESTIGATION REPORT ''-------.-----~~ NAT)JRE OF COMPlA!NT: ':'.lCATIOl-t Set IM4, IIOMPLA!NANT: D.c,...,~ ~Qhb 'l,ddress / 4 0. I I S (' I&, 'Z-... ;1 :, i: City ~ State • COUNCIL DJST. -lJµ_ __ _ ..,. "' HOME:£~~.,. &ie]) WORK: z, G!: -4 4 f o IETAltsoFcoMPLAJm: ~ ~ s.f-r-e.:::r f we..d-~ ~ ~ g·;µJ~~ a_~\~~5~s -+. ~-~ ~7 1/J, ()~~~-~~ I. tl!J-i.r MC ~ ~ f,,>-~-+; ~ Sf" Jsi,..J s-i:-: ff ?l~c.~-. J./~ ~~~ 4.-11..t..~. • ,PLAINT RECEIVED BY: ~ DETAILS OF INVESTIGATION: Sketch on reverse side: Yes s" No D Photos:Yes 13'.'. No D I On site 3-15-91. °"""''" I I I l I The area of concern is relatively level with a general slope from north to south. There is vacant property north of SE 132nd St that has been ditched to 132nd. To the west is a private residence that is ditched and culverted under an access road to an R/D pond, and this is draining to the vacant property. The R/D pond also drains to the vacant lot. Ditches and culverts were clean and functioning. This run off is then culverted under 132nd and to the south. Photo 1) Fenced R/D pond north of 132nd. . 2J Looks west at end of 132nd and access road to right. • 3 Looks east at ditch on north side of 132nd.Cross culvert beyond truck. 4 Ditched area that drains into ditch on 132nd. · ~ION'l'AKEN: ~-Z""f.-'tf. ;?, f,,<Jw c.,_/(J dJ / .. fr "'r;} ,.., .,..,._., .. ,....., r•da.,..11,::, ,~....;1 , G..e,.f ·-lr ,' J 'Z),~,....,,izs,...>s:, v ~ .. ...,..,r' S.lo.i. ;../o lv~#.;:TL J,-r,0 ,; ,+r .,.-!hJ r,m..,-_ {,f-rl,.) lo-r...,t,-.' Voff'OFt7°/'<>,J -n p,,..,~ 'b. )GE fiJ· 0 f4 / rmplainant advised of action possible or taken by: Phone ~Letter D Personal contact 9 ,Jmplalnt Action Handled By f?.!+)t. (...£j~'7= /1,,(.....Jr ~Closed; r-{: ~/ -- J Sketch ,. l l r I I ._..,,. I I ~ I - Ll I I I I I: I·_· ·- ·-;;.J .·, n· /'( ot( I NI , ... , '"··- . 2 · ?'f ~ CO"c.· Ir I'\/ l j . ( . • l • /8 '1C'oo<C ~ I I ~ C:.---:- --,-. N ------- - CHAD ARMvUR, LLC June 15, 2006 Job Number 05-006 Mr. Marc Rousso J & M Land Development P. 0. Box 2566 Renton, Washington 98056 Subject: Wetland and Stream Buffers Magnussen Preliminary Plat LUA-06-053 Renton, Washington Dear Mr. Rousso: 6500 1261 " Avenue S.E. Bellevue, Washington 98006-3941 (425) 641-9743 (425) 643-3499 (fax) chad@chadarmour.com JI'> .. l11)) ; In their May 24, 2006 letter, the City of Renton (Renton) requested that we justify reducing the width of the buffer adjacent to a seasonal Class 4 stream from the 35 foot standard to 25 feet. Renton also states that the buffer adjacent to the wetland off of the site to the east is 50 feet rather than 25 feet. The following paragraphs are our answers. Stream Buffer The standard 35 foot wide buffer of Class 4 streams may be reduced to 25 feet if: • The buffer is extensively vegetated with native trees and shrubs with less than 5 percent non-native invasives on slopes less than 15 percent; • The project includes a buffer enhancement plan; • There will be no net loss of ecological functions; and • The reduction is supported by Best Available Science. The forest within 40 feet of the stream is extensively vegetated. The overstory layer is dominated by big-leaf maple and western red cedar trees. Several large black cottonwood trees stick up higher than the canopy. Big-leaf maple saplings that grow under the overstory canopy and cascara are more or less common. The shrub layer is typically dominated by hazelnut and vine maple. Also present in the shrub layer are salmonberry, Himalayan blackberry, ocean-spray, and Indian plum. The herbaceous layer is typically dominated by sword fern and trailing blackberry. Other plant species also present in the herbaceous layer are Cascade Oregongrape, salal, and bracken. We estimated that the cover of blackberry is ±5 percent (Armour, 2006). The literature indicates that the ideal buffer width for aquatic areas varies from less than 25 feet to more than several hundred feet. The wider widths are exclusive to wildlife. The question is 'will a 25 foot wide buffer function ecologically similarly to a 35 foot wide buffer?' We think so. There would be no obvious ecological difference for water quality, hydrology, or habitat functions. Clearing the approximately one acre of trees east of the riparian buffer will have a greater impact on habitat functions than will a 10 foot reduction in width of the stream buffer. C:/Jobs/J&M/Lindberg/Letter to Renton.doc Chad Armour, LLC 06/15/06 - Critical Areas Buffers Renton, Washington & M Land Development Renton (2003) found that much of the natural buffer functions for hydrologic and water quality functions (peak flow attenuation, base flow releases, and water quality treatment) are removed from riparian buffer control by stonm drain systems. Storm water detention and water quality treatment requirements are regulated for new development and redevelopment within the City without reliance on riparian buffer function. The majority of plant material and insects that fall into streams comes from directly over or within a very short distance of the stream. Within the City of Renton urban areas, there are few if any mature trees and the potential of trees being allowed to grow to maturity and then naturally fall is remote. Most old and potentially unstable trees near developed areas are removed as hazard trees. There are no critical areas on the site that need enhancing. We understand that you are willing to fund a like valued enhancement project off of the site to meet Renton's code requirement. Wetland Buffer A forested wetland of undetenmined size is located east of the site. The overstory layer is dominated by black cottonwood, western red cedar, and red alder trees averaging more than 21 inches in diameter. The shrub layer is dominated by salmonberry, vine maple, Indian plum, and hardhack. The herbaceous layer is dominated by slough sedge, lady fern, sword fem, and bare soil. The bare soil appears to be the result of prolonged periods of standing or slow-moving water. The vegetation within 25 feet of the western edge of this wetland is relatively undisturbed and dominated by native plant species. Sometime in the recent past what appears to be a regional stormwater system (ponds) was constructed in this wetland. When the regional stormwater system was constructed in the wetland, it was diked and the stream's outlet modified. The ponds restrict the natural flow of the stream that is present in this wetland. Conclusions We conclude that you have and will comply with Renton's buffer reduction provisions. As such we support a 25 foot wide buffer adjacent to the Class4 4 stream. Among other things, the ecological functions of a 25 foot wide buffer are similar to that provided by a 35 foot wide buffer. The enhancement provision may be satisfied off of the site. Although the wetland to the east appears to function as Category 2 wetland, it meets Renton's criteria for Category 3 wetlands because it is severely disturbed. The standard buffer for Category 3 wetlands is 25 feet (Armour, 2006). References Armour, Chad, LLC. 2006. Critical Area Assessment and Delineation Report. Lindberg Preliminary Plat. Prepared for J&M Land Development. Renton (City of). 2003. Best Available Science Literature Review and Stream Buffer Recommendations. Prepared by A. C. Kindig & Co. and Cedarock Consultants, Inc. for the City of Renton. C:/Jobs/J&M/Lindberg/Letter to Renton.doc Chad Armour,_ LLC 2 06/15/06 • Critical Areas Buffers Renton, Washington L.i111itlltic,r,!; & M Land Development Work for this project was performed, and this letter report prepared, in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities, at the time the work was performed. It is intended for the exclusive use of J & M Land Development and their assigns for specific application to the referenced property. This letter is not meant to represent a legal opinion. No other warranty, express or implied, is made. Any questions regarding our work and this letter, the presentation of the information, and the interpretation of the data are welcome and should be referred to the undersigned. Sincerely, Chad Armour, LLC ~11----- Chad Armour Principal cc: Valerie Kinas!, Associate Planner, City of Renton Matt Cyr, ESM Consulting Engineers C:/Jobs/J&M/Lindberg/Letter to Renton.doc Chad Armour, LLC 3 06/15/06 CIT"1 ::>F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P .E., Administrator Eric LaBrie ESM Consulting Engineers 33915 1st Way S ste: #200 Federal Way, WA 98003 Subject: Magnussen Preliminary Plat LUA06-053, PP, ECF Project placed on Hold Dear Mr. LaBrie: This is to inform you that staff has determined that additional information is required to continue our review of the above-described project: 1. An off-site drainage description. The previously submitted off-site drainage (upstream and downstream) report was not relevant to this project. 2. Report of downstream drainage complaints. There are known drainage problems in the area. We have heard from downstream residents, on previous projects, that there are drainage problems. Since this area was very recently annexed to the City, the applicant should include a "list of complaints for the past 5 years" from King County records. This is necessary so we can be sure the system has the capacity to handle this project. 3. New drainage requirement calculations. In the submitted calculations for developed condition, the assumption is 3,000 sq. ft of impervious/lot. The King County Surface Water Design Manual specifies that impervious areas are to be either 75% of lot area or 4,000 sq. ft., whichever is less. In this case the calculations should be based of 4,000 sq. ft./lot instead of 3,000 sq. ft./lot You may contact Juliana Fries, the utilities plan reviewer for the project, with questions about the drainage information requirements at (425) 430-7278. At this time, your project remains on hold pending receipt of the requested information. Please contact me at (425) 430-7270 if you have any questions. Sincerely, Valerie Kinas! Associate Planner cc: Marc Rousso, Seattle Redevelopment, LLC, Contact Jim Jaeger, Jaeger Engineering, Engineer Paul & Lois Lindberg, Owners Timothy & Jennifer Lindberg, Owners Stephen & Gena Lindberg, Owners Patrick & Sarah Graham, Owners Frederick & Judy Busch, Owners Ricardo Beltran, Owner Lisa Spahr, Department of Natural Resources 1055 Somh Grady Wav -r · ''ton, Washington 98()55 --~ -RENTON '.~II fl AD OF THE CURVE DEVELOPMENT CITY O;c RE~'rti~f'ilNG MAY 3 1 2006 RECEIVED DATE: 24 May 2006 TO: Valerie Kinast, Associate Planner REVIEW OF: File No. LUA06-053 PROJECT: Magnussen Short Plat FROM: Lisa Spahr, Forest Practice Coordinator, South Puget Sound Region I l)hl\2_ [] [X] We do not have an interest in the above project and have no cmmnents on the proposal. We do have an interest in the above project and wish to make the following conunents: A forest practice application may be needed if timber will be harvested. Please call Department of Natural Resources, Forest Practices, at 360-825-1631, for assistance. cc: Boyd Powers -SEPA Center JUN 01 2006 2:07PM HP LASERJET 3200 p. 1 @ The Watershed Company June 1" 2006 Valerie Kinast ~~Ml:N l SE:RVlCEs VIIT 0FRENToN City of Renton Planning Department Renton City Hall -611, Floor 1055 South Grady Way Renton, WA 9SOS5 Via Fax: (425) 430-7300 Re: Magnussen Preliminary Plat -proposal for environmental review Dear Valerie: JVN O l 2006 Rece,vso This letter shall serve as our proposal for environmental review scope and services for the above referenced project. Under this proposal we will provide the following work tasks for this review with the estimated hours by task: I) Preliminary review: respond to planner, send out proposal, and set up file -HM, I 2) 3) 4) 5) 6) Totals: hour Conduct field visit to: a. Evaluate the northwestern wetland status and swale classification b. Deteroiine invasive cover of the southeastern stream buffer-HM 3 hours. Prepare letter report of findings -HM, 4 hours. Internal review ofleUer -A ViW, 0.5 hour. Telephone/email communication with planner. -HM, 0.5 hour. Mileage estimate -32 round-trip miles. HM -9 hours@ $100 = AWW-0.S bour@$115 = Mileage -32 @ 0.485 = $900 $57.50 -ill,S.Q $973.00 The cost to complete the work as described above will not exceed $973.00 without prior written amendment to this task authorization. This cost does not include subsequent reviews of resubmitted or amended applications or proposals. Please call with any questions. Sincerely, 4 ~ ~ (J//4._, ~ &J,,,l,l,1$JJ A. William Way City ofRenton Date President {,1:dvz1,/ci11tu·1- Staff lnltlal key: A WW -A. William Way, Preoidc:nt HM -Hugh Mortoru,en, Ecologist/PWS 1410 Market Street, Kirkland, WA 98033 -(425) 822 5242 -fax (425) 827 8136 watershed@watershedco.com -www.watershedco.com May 24, 2006 Eric LaBrie ESM Consulting Engineers 33915 151 Ways, Suite 200 Federal Way, WA 98003 CIT'\_ :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Subject: Additional Information for Magnussen Preliminary Plat LUA-06-053 Dear Mr. LaBrie: After a quick review of the Magnussen Preliminary Plat submittal, it has come to my attention that some additional information is needed. First, we will need to see the building setback lines on a revised plat plan. Please show the lot widths on all lots, also. Lot 13 does not appear to meet the minimum lot size of 4,500 sq. ft. The buffer of the wetland offsite to the northeast of the site is 50 feet wide, not 25 feet, and should be shown on the project drawings as such. A Native Growth Protection Easement will be required over it and over the stream buffer on the southeast of the site. Is it known to the applicant, that the surface water detention facjlity must not be located in the stream buffer? The stream buffer takes up a good portion of the tract that is set aside for a detention pond. If a reduction of the required stream buffer from 35 feet to 25 feet is proposed, the critical areas consultant will need to justify this reduction according to the criteria in. RMC 4-3-0SOLSc(iv). Please submit five copies of a revised plat plan, addressing all of the issues noted above. Include ,;1lso an 8 V2" x 11" high-quality reduction of the plan. Submit one copy of the justification for the reduction of the stream buffer width. You can submit all of these things to my attention. I'll be out this Thursday and Friday, and back at my desk on Tuesday, May 30'". Please contact me at 425-430-7270 if you have any questions. Sincerely, ;J~{/jt,~ Valerie Kinast Associate Planner cc yellow file -------10_5_5 _So_u_th_Gr_ad_y_W_a_y---R-en-to_n_, -W-as-h-in-gt-on-9-80_5_5 ______ ~ ~ This Daoer c::inta1ns 50% recvded material. 30% oostconsumer AHEAD OF THE CURVE May 24, 2006 Hugh Mortensen The Watershed Company 1410 Market St. Kirkland, WA 98033 CIT~ )F RENTON Planning/Building/Public Works Department Gregg Zimmerman P .E., Administrator Subject: Plat Secondary review of a portion of the Magnussen Preliminary LUA-06-053 Dear Hugh: As I explained in a message I left on your voicemail today, I'd like to have you review a part of the Wetlands/Stream Study that I received for the Magnussen Preliminary Plat, a proposed 49-lot subdivision. The study by Chad Armour, LLC shows what he has labeled a swale and ditch running from a wetland just northwest of the site through the middle of the site toward the southeast. The wetland at the northwest was filled as part of a short plat development. What I would like to know is: 1. Is there anything left of that wetland? 2. Is the swale classified correctly, or could it be a stream and/or wetland? Could you also look at the stream at the south.east of the site and tell me if it appears there are less that 5% of non-native invasive species in the buffer on the project site? If the cost of review will exceed $1,000.00, please contact me prior to r€view. I'll be out this Thursday and Friday, and back at my desk on Tuesday, May 301h. Please contact me at 425-430-7270 if you need any information. Sincerely, faJt-{!U~ Valerie Kinast Associate Planner Attachment -Critical Areas Assessment by Chad Armour, LLC cc yellow file _______ 10_5_5-So_u_th_Gr_ad_y_W_a_y---R-en-to_n_,_W_as_h-in_gt_o_n_9_80_5_5 ______ ~ AHEAD OF THE CURVE CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 181h day of May, 2006, I deposited in the mails of the United States, a sealed envelope containing Acceptance Ltr, NOA, Environmental Checklist, PMT's documents. This information was sent to: Name Agencies Eric LaBrie, ESM Consulting Engineers Marc Rousso, Seattle Redevelopment, LLC Paul & Lois Lindberg Timothy & Jennifer Lindberg Stephen & Gena Lindberg Patrick & Sarah Graham Frederick & Judy Busch Ricardo Beltran Surrounding Property Owners -NOA only (Signature of Sender):~ .,,,d,,u:/t;,r' STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Dated: 5:-re-a<a Project Name: Magnussen Preliminary Plat Project Number: LUA06-053, PP, ECF template -affidavit of service by mailing Representina See Attached Contact Applicant Owners Owners Owners Owners Owners Owners See attached Dept. of Ecology • Environmental Review Section PO Box47703 Olvmoia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Anmy Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor • Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 1601 " Ave SE 39015 -112"• Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program • 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"" Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"" Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing 692800016002 ARCHER LOLA L 14004 SE 133RD ST RENTON WA 98056 692800003000 BATSON JUANITA M 14017 SE 132ND ST RENTON WA 98059 152305908203 BUSCH FREDERICK L & JUDY R 13843 SE 132ND ST RENTON WA 98056 152305901802 CONNER HOMES COMPANY 846 108TH AV NE #202 BELLEVUE WA 98004 152305903709 HARGRAVES CHARLES RAY 13820 SE 132ND ST RENTON WA 98059 692800002002 JONES DOUGLAS H+SHARON R 14011 SE 132ND ST RENTON WA 98059 152305920505 LINDBERG PAUL A 13836 SE 131ST RENTON WA 98056 152305903204 MR VAN GARD SELF STORAGE C/0 MORRIS PIHA REAL ESTATE PO BOX 53290 BELLEVUE WA 98015 152305922204 SHEWCHUK BETH 2105 N MARGUERITE SPOKANE VALLEY WA 99212 152305921701 YAHN CLYDE 14100 SE 132ND RENTON WA 98056 152305907502 BABOLDASHTIAN M S 1038 S WALKER AV #1 SAN PEDRO CA 90731 692800004008 BEGALKA BRENT E+KAREN L 14023 SE 132ND ST RENTON WA 98059 152305900101 CAMWEST WEST COAST LLC 9720 NE 120TH PL STE100 KIRKLAND WA 98034 692800015004 COOK FRANK J 14012 SE 133RD RENTON WA 98059 152305903105 HILLCREST SQUARE L LC 10430 RENTON-ISSAQUAH RD SE ISSAQUAH WA 98027 152305922709 KING COUNTY 500 KC ADMIN BLDG 500 4TH AV SEATILE WA 98104 152305920604 LINDBERG STEPHEN J+GENA R 13832 SE 131ST ST RENTON WA 98059 152305920703 OCKWELL RICHARD J+KAREN E 13116 138TH AV SE RENTON WA 98059 152305921800 SNOW MICHAEL T & JODI E 14114 SE 132ND ST RENTON WA 98059 692800013009 BAMFORD ROBERT E+NANCY J 14024 SE 133RD RENTON WA 98056 152305904806 BEL TRAN RICARDO Q 2108 BLAINE SE RENTON WA 98055 152305917709 CHAUSSEE EDWARD C+CYNTHIA A 20924 284TH AV SE MAPLE VALLEY WA 98059 152305904400 GRAHAM PATRICK J+SARAH R 13809 SE 131ST ST RENTON WA 98059 692800006003 HIMES BRUCE W+JEANMARIE 14111 SE 132ND ST RENTON WA 98056 692800001004 LEA IVYL T 7443 NE 123RD PL KIRKLAND WA 98034 152305922303 LINDBERG TIMOTHY ]+JENNIFER 13845 SE 131ST ST RENTON WA 98059 692800014007 RIGOR AB 14018 SE 133RD RENTON WA 98055 692800005005 TATMAN JAMIE L+MCGINNIS TOBY R 14103 SE 132ND ST RENTON WA 98059 ~~ ~ NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LANO USE NUMBER: PROJ!CT NAME.: May 18, 2006 LUA06-053. PP, ECF Ma9nusun Short Plat PROJECT DESCRIPTION: The applf&ant is requesting env,ronmantal re"1aw an<I Hearing Examiner pr91mln9ry plat epproval to subdivide a 8 36 acre sile into 49 single-family lots. The proposal, In the R-a mne, would result in a Olntity of 7.46 dulaCJe. All exi$Ur,g ttruCM'eS on the sHe would be dem~ished. Th1t new lots would range in size lrom 4,roG If to 8,540 sf. To serve the rvm lots, NE 2nd Pl. would be extended and connected with FIAld A~a NE and a new looped read would be built within the development Most lots would acce,e from the new roads, 6 would access from NE 2nd st end 8 would be sarved by acceu eaeements. Then! ~ one smal aegmerrC of an unregulated wetlar.d on the ~,m edge of the property, end wetlands and a snam east o1 the property with bl.lffe~ eidending partially onto the 11111. orttie awrox. 150 tree1t on the site, the ,;ippllcant is proposing to retain approx 50. l'ROJKT LOCATION: 200 Bloc~ of ouvell Avenue NE & Fields Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MmGATED tDNS.MJ: As the Lead Agency, the City o1 Renton ha cai.rm1nec1 that tJgnificent environmental Impacts are unlikely to result from the proposed projee1. Therefore, as permlllad under the RCW 43.21C. 110, the City of Rarrton ie valng the Optional DNS-M process tog~ nooce that a DNS... M Is lllaly to be luued. Comment periods for the projeci end the proposed DNS...M are Integrated Into a single comment period. There wm be no commenl period fullowlng the luuenOI of the Threehold Deterrnlnatiorl of Non·S1gnifa;ance· Millgaled (DNS-M) A 14-day appeal period wl1 follow the luuenee of the ONS-M. PERMIT APPLICATION DATE: NOTICE OF COMPl.ETE APPLICATION: Mey4,2006 May 18, 2011!! APPLICANT/PROJECT CONTACT PERSON: Elle L,BM, ESM Con,ultlng l!nutnnrs; Tel: (253) 838-6113; Eml: erkJ1brle@NmcMl.com Permlta/Revlew ReqUNted: Environmental (SEPA) Review, PreUmln1ry Plat 1pproval Otherpermltlil which m1y be required: Con'1ructlon and Bulldlnu Permits RaquNted StudlN: Stream & Wetlfind Studln, Geot.ehnlca1 Report, and Traffic Sludy Loc:atlon wher11 application may be ntYIIIWtld: PllnnlnwB,ulldlnllff'ubHc Works Department, Dev.lopment Sarvlcu DMt1lon, Sixth Floor Renton City Hall, 1055 South Gt1d~ Way, Renton, WA 9801111 PUBLIC HEARING: PutiJki hlldOO II lflnt@ljYfllx aGhftdYl&d for Jut, 10 200§ hA!I"!' the Renton Had on Eooloor In Rtnklo Council Ctlarotxtto-Hearings begin at 9 oo AM on the 7th noor afU1& oew Renton City Hell located 81105S South Grady Way CONSISTENCY OVERVIEW: Zonlng.rllncl U..; Envil'Otlmental Oocllmenls that Evtiluata the Proposed Project Development Reguletions Used For Prtject Mitigation- • Tti• subject a'~ is designated Resldentiel Sltlgle Family (RSF) on the City of Rt!lton ComprehensiYe Lend Use Mep and Residenijal • 8 (R-8) on the City's Zor\ing ~P- Em,iroomental {$EPA) Checklst The projecl will be subject to the etty·s SEPA on:lioance, Development Sta~dards R-B, SubdlVision RegulaUons, Critical Areas Regulations, and other appl<cable cod11& end r-egulettons as appropnllte. Propoud Mitigation MNSurn: The fellowing Mitigation Measures will likely be Imposed on the proposed project. These recommended Mitigation Measures address prtject impacts not covered by exiaiing codti 11nd r-egulelions es cited &boV$ Tha applic1mt wNI be n,quil9d to pay the fJpp(Dpn8/$ Trrmsportrilion Mltlgetlon ~- The epplicant w/11 be requir&d to pey the fl{)Pl'Of)(mo Fir& Mllige//on FM. ThtJ appHcent Will be n,quit9d to pey tfltJ ep()IOpflete Perl<! Mitlgetron ~- The epp/icant will be required to comply with /he r&GOmfllffldalion! found in the Cntical Areas k.,!i'ssment afld Delinffllion Raport. TM applicant Will Oe n,quirad to oomp(y with tha recomm1m,;tetions round In /he georechnICal rapo,t. The projact shell be deaigMd m accoroance Will! the 2005 King CCunty Sumi~ Weter Design Mtinuel. The .projr,(;1 shall be required to comply with Iha Dflpatfment of Ecology Slom-tW!lflJI' Managarr11mt MM!Jd ro, eros,on and sa,::t/rnenletion controf. Co111menta on the above 1ppllcatlon mu,t be 1ubmltted In wrtllnu to ValeM Klnnt, Associate Plan-, Development Servlc" DM,lon, 10&5 South Gt1dy Way, Renton, WA 980SII, by S:00 PM on June z. 2008. Tbllil matter Ill 1190 r.ntattnly ,chedul9d for I publlc hNrtn; on July 18, zooa, 1t 9:00 AM, Counell Chambtlra, seventh Floor. Ranton City Hall. 1055 South arady Way, Reriton. If you are ln!erflsted !""I attending !tie heenng, plus• contact Ill& Develapmt!lt S!lrvM:ee DIYiaion to ensure thet the heeling hu not been rescheduled at (425) 430.7282. II commtnts c.-ioot be submitted in writing by Iha dete lndk:ated aboYe, you ITl.!IY &WI eppear at the heer1ng and present your comments en the propo,ael before tha Hearing Euminar. If you have queaticn1 about this proposal, or Wish to be mada a p11rty of racon:I and reee~ additional Information by mail. please contact the project menager. Arl)IOJ"le who submits wnn.n comments w!tt automalicalty btlo:lrne a party of record end wlll be notified of any decision on this project. CONTACT PERSON: Valerie Kinast, Aesociata Planner, Tel: (425) 430-7270 If you would like to be made a party o! reoord to receive further information on this proposed project, oomp!ete this ronn and return to·. City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055 Name/FIie No.-Magnunen Short Plet/LUAQ&-053, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO CERTIFICATION I, 1/tl{fqj, J4'Mtf: , hereby certify that .3 copies of the above document were posted by me in _J_ conspicuous places or nearby the described pr~perty o~~:--::;~'t~!\!1_1 111 ? -/ --.,<;:, . '" ". 7v ,.~,~ SIGNED: (~ /~,;-';;.;.,,: ',,.,;_;!~,.'~~ ; .:.::.. e 'ii-o r.., ,ii~ .-(\ ~ DAIB: ;; :: <.; .,. <)ill . . , (A~ J.. ~ ATTEST: Subscnbed and sworn before me, a Notary Pubhc, m and for the State of Washington res1dmg ti!: ' .,. :! '"•ltG E E if.: \\\~'\'''~ ~~~ I 4SHl~G,,~ It,\\\\\\'-\."-' , on the -~--day of_'-c1J,l--'-'L",'-'''-~"~-----· LIC SIGN A ,,,~y 0 :~~ (/,~< t0NcrO NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: May 18, 2006 LUA06-053, PP, ECF Magnussen Short Plat PROJECT DESCRIPTION: The applicant is requesting environmental review and Hearing Examiner preliminary plat approval to subdivide a 8.36 acre site into 49 single-family lots. The proposal, in the R-8 zone, would result in a density of 7 .46 du/acre. All existing structures on the s·1te would be demolished. The new lots would range in size from 4,500 sf to 8,540 sf. To serve the new lots, NE 2nd Pl. would be extended and connected with Field Ave. NE and a new looped road would be built within the development. Most lots would access from the new roads, 6 would access from NE 2nd St. and 8 would be served by access easements. There is one small segment of an unregulated wetland on the northwestern edge of the property, and wetlands and a stream east of the property with buffers extending partially onto the site. Of the approx. 150 trees on the site, the applicant is proposing to retain approx. 50. PROJECT LOCATION: 200 Block of Duvall Avenue NE & Fields Avenue NE OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.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 will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: May 4 2006 May 18, 2006 APPLICANT/PROJECT CONTACT PERSON: Eric LaBrie, ESM Consulting Engineers; Tel: (253) 838-6113; Eml: eric.labrie@esmcivll.com Permits/Review Requested: Other permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project Development Regulations Used For Project Mitigation: Environmental (SEPA) Review, Preliminary Plat approval Construction and Building Permits Stream & Wetland Studies, Geotechnical Report, and Traffic Study Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing is tentatively scheduled for July 18, 2006 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subJect site 1s 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, Development Standards R-8, Subdivision Regulations, Critical Areas Regulations, and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee. The applicant will be required to pay the appropn·ate Fire Mitigation Fee. The applicant wilf be required to pay the appropriate Parks M;tigation Fee. The applicant will be required to comply with the recommendations found in the Critical Areas Assessment and Delineation Report. The applicant w111 be required to comply with the recommendations found in the geotechnical report. The project shall be des;gned in accordance with the 2005 King County Surface Water Design Manual. The project shall be required to comply with the Department of Ecology Stormwater Management Manual for erosion and sedimentation control. Comments on the above application must be submitted in writing to Valerie Klnast, Associate Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on June 2, 2006. This matter Is also tentatively scheduled for a public hearing on July 18, 2006, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Valerie Klnast, Associate Planner; Tel: (425) 430-7270 I If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Magnussen Short PlaULUA06-053, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: CIT"\-:>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator May 18, 2006 Eric LaBrie ESM Consulting Engineers 33915 1•1 Way S #200 Federal Way, WA 98003 Subject: Magnussen Preliminary Plat LUA06-053, PP, ECF Dear Mr. LaBrie: The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on June 20, 2006. 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 July 18, 2006 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7270 if you have any questions. Sincerely, Valerie Kinast Associate Planner cc: Paul & Lois Lindberg, Timothy & Jennifer Lindberg, Stephen & Gena Lindberg, Patrick & Sarah Graham, Federick & Judy Busch, Ricardo Beltran I Owners Marc Rousso/ Applicant -------,o-5_5_S_ou_th_Gr_ad_y_W_a_y ___ R_e_nt-on-.-W-as-h-in_gt_o_n_9_8_05_5 ______ ~ ~ This oaoer contc1im:; 50% wrvr,IP<l mi'lt,,.ri;:il .10% no-::tr:ons111'Tlf'1'" AHEAD OF THF. CURVE HECE-\\i ,:::U lilAY 7 ~ 1006 CITY. )F RENTON N o~n Kathy Keolker, Mayor I KI-\NSf'ORT A 110 - Planning/Building/Public Worlcs Department Gregg Zimmerman P .E., Administrator May 18, 2006 Michael Fortson Department of Transportation Renton School District 1220 N 4 lh Street Renton, WA 98055 Subject: Magnussen Preliminary Plat LUA06-053, PP, ECF OPUENT PLAI\JM:i·;G fYO:RENTOr-! "4AY 3 0 2006 :ECEIVED Mi'iY J 3 ZOO& " The City of Renton Development Servit;es Division has received ar, application for ,:; 49-lot single-family subdivision located at 200 block of Duvall Avenue NE & Field Avenue NE. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by June 2, 2006. Elementary School: ;({IJILE P!/c::id !) . Middle School: ,ll~Kf'l//15t'/T High School: l/l"J2i£/V Will the schools you have indicated be able to handle the impact oH~dditional students estimated to come from the proposed development? Yes ,L__ No __ _ Any Comments: ____________________ ~------ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7270. Sincerely, Valerie Kinast Associate Planner Encl. -------10-5-5-So_u_th_Gra_dy_W_a_y_--R-en-to_n_, W-as_h_in_gt-on-98_0_5_5 ------~ (i) This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE " City of Renton MAY -4 2006 LAND USE PERMIT RECEIVECMASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Paul and Lo)(is Lindberg Lo,s PROJECT OR DEVELOPMENT NAME: l'j\~ '-' S:sVI'\ f> \o:\""" ADDRESS: 4715 NE 2"" Pl PROJECT/AOORESS(S)ILOCA TION ANO ZIP CODE: CITY: Renton ZIP:98059 13636 SE 131-St, Renton, WA 98059 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) '152305-9205 9206, -9223~9044, -9082, - 9048 NAME: Marc Rousso EXISTING LAND USE(S): Single family residential and vacant land COMPANY (If applicable): Seattle Redevleopment, LLC PROPOSED LANO USE(S): Single family residential ADDRESS: PO Box2566 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residenllal Singla Family CITY: Renton ZIP'.98056 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION TELEPHONE NUMBER 206-948-8899 (If applicable): Residential Single Family EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING (If appBceble): R-8 NAME: Eric LaBrle SITE AREA f11 square feet): :!M,502 sf COMPANY (If applicable): ESM ConsuHlng Engineers ADORESS: 33915 1st Way S. Ste #200 SQUARE FOOTAGE OF PUBLIC ROADWAYS~<;/~// T / tr DEDICATED: 78.494 sf ·-::., r11 /J nff/ (J, ,~ SQUARE FOOTAGE OF ~ATE ACCESS EASEJENTS: (}. I None ~-- CITY: Federal Way ZIP:96003 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (If applicable): 7.46 unils/acn. TELEPHONE NUMBER ANO E-MAIL ADDRESS: 253-838- NUMBER OF PROPOSED LOTS (ff applicable): 49 6113 ericlablle@esmclYil.com NUMBER OF NEW OWEWNG UNITS (~ applicable): 49 04/17/06 , PR ECT INFORMATION continuL . NUMBER OF NEW DWELLING UNITS [d appliceble): 49 PROJECT VALUE: ~/A IS THE SITE LOCATED IN ANY TYPE OF NUMBER OF EXISTING DWELLING UNITS (lf applicable): 5 ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE [d applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL O AQUIFER PROTECTION AREA ONE BUILDINGS (W applcable): Approximately 2,500 sf SQUARE FOOTAGE OF EXISTING RESIDENTIAL )( AQUIFER PROTECTION AREA TWO BUILDINGS TO REMAIN (K applicable): NIA O FLOOD HAZARO AREA sq. ft. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL o GEOLOGIC HAZARD sq. ft BUILDINGS (lf applicable): NIA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL O HA8ITATCONSERVATION sq. ft. BUILDINGS TO REMAIN (lf applicable): NIA 0 SHORELINE STREAMS AND LAKES sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applcable):NIA O WETI.ANDS sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT [d applicable): NIA LEGAL DESCRIPTION OF PROPERTY fAttach klnal descrintlon on senarate sheet with the followino information Included) SITUATE IN THE ~ QUARTER OF SECTION .1L TOWNSHIP~. RANGE_L IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat 3. 2. SEPA 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) , declare lhat I am (please chock one)_ the current owner of the property Involved In lhls appllca11on or __ the aulhorlzed represenlaHve to act for a corporation (please alladl pn,ol ol aul-llon) and lhat the foregoing stalements and al1S1MlrS henlln contained and the Information herewith are In all respects true and correcl to the best of my '"-ledge and belief I certify thal I know or hove satisfactory eYldance that i&. ,\ -b Ull,; / ,',,.l !9( (jJ signed this inslrument and •-«led H to be his/her/their lree and 1/0lunlary act lhe uses and purposes mentlonod In the Instrument. Q:wcblpwldevserv/fonns/planningtma,...,.pp doc 2 04/171116 Q:weblpw/devscrv/forms/plannincf1111Slerapp doc PROJECT INFORMATION (continued) Myappolnbnenlexplres: Y /?,~, /uiof) J 04/17/06 City of Renton MAY -~ 2006 RECEIVED LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Timothy and Jennifer Lindberg PROJECT OR DEVELOPMENT NAME l'l\°"11'-n u s :s-"'-"' PIG.:\ ADDRESS: 13845 SE 131 11 St PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: CITY: Renton ZIP:98059 13836 SE 131" St. Renton. WA 98059 TELEPHONE NUMBER: KING COUN1Y ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (If other than owner) 152305-9223"-9206, -9205, -9222, -9044, -9082, • !IU4tl NAME: Marc Rousso EXISTING LAND USE(S): Single family residential and vacant lend COMPANY (If applicable): Seattle Redevleopment, LLC PROPOSED LAND USE(S): Single family residential ADDRESS: P0Box2566 EX1STING COMPREHENSIVE PLAN MAP DESIGNATION: Resldentlal Slngle Family CITY: Renton ZIP:98056 PROPOSEO COMPREHENSIVE PLAN MAP DESIGNATION TELEPHONE NUMBER 206-948-8899 (ff applcable): Residential Single Family EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING (If applicable): R-8 NAME: Erle LaBrie SITE AREA (In square feel): 364 ,502 sf COMPANY (ff applicable): ESM Consulting Engineers SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDtCA TED: 78,494sf ADDRESS: 339151 11 WayS. Ste #200 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: None CITY: Federal Way PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ZIP:98003 ACRE (II applicable): 7 .46 units/acre NUMBER OF PROPOSED LOTS (II appHcable): 49 TELEPHONE NUMBER AND E-MAIL ADDRESS: 253-838- 6113 erlc.labrie@esmcivll .com Q:wcb/pw/dcvscrv/rarms/planninc/mastaapp doc 04/17,1!6 PR<.. .. ..:CT INFORMATION continue -. NUMBER OF NEW DWEWNG UNITS (H applicable): 49 PROJECT VALUE: "'/ A IS THE SITE LOCATED IN AfN TYPE OF NUMBER OF EXISTING DWELLING UNITS (If applicable): 5 ENVIRONMENTALLY CRmCAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable}: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL EJ AQUIFER PROTECTION AREA ONE BUILDINGS (H appUcable): Appro>dmately 2,500 sf SQUARE FOOTAGE OF EXISTING RESIDENTIAL ')l AQUIFER PROTECTION AREA TWO BUILDINGS TO REMAIN (If applicable): NIA C FLOOD HAZARD AREA SQ. ft SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL C GEOLOGIC HAZARD sq. ft BUILDINGS (If applicable): NIA c HABITAT CONSERVATION sq. ft SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NIA C SHORELINE STREAMS AND LAKES SQ ft NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if C WETLANDS SQ. ft. appllcabfe):NIA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (W appllceble): NIA LEGAL DESCRIPTION OF PROPERTY (Attach I-al descrintlon on senarate sheet with the following infonnation Included\ SITUATE IN THE ~ QUARTER OF SECTION 1§__, TOWNSHIP~. RANGE~ IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat 3. 2. SEPA 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP ·"·1c.,~.0 L~\~ I, (Prlnt Namelslli) 077ft L JNdl3§Yl4 • , declan, Ulat I. aa!P-l,lf,a se ched< one) . "'!he rurrant owner of the pmpeny Involved In this appltcatlcn a __ the authorized representaUve lo act for a corpOlllu6n (please proof ol authorization) -that the foregoing statements and answers herein contained -the lnfonnatlon herewith are In all ,.,.,_._ 111.Je and to the bast of my knowledge and _,. I certify that I !<now or have satisfactory klence 6,~<f"f ~ :;Ce M\r:d' t..J!.>,-<3- signed this Instrument and acknowledged It to be his/herlthelf free and voluntary act for the uses and purp0$B$ mentlonad in 1he inslrument. • (Slgnalure~wner/R~v Q:wcblpwldevS<fvlforms/planning/m1s_ cki,;. z 04/\7/06 PROJECT INFORMATION (continued) My appointment expin!s: W. / z l:, lz.oo'i5 3 04117/06 • City of Renton LAND USE PERMIT MAY -4 2006 MASTER APPLICATION=lECEIVED PROPERTY OWNER(S) PROJECT INFORMATION NAME: Stephen and Gena Lindberg PROJECT OR DEVELOPMENT NAME: ADDRESS: 13832 SE 131" St. f'(\°'?f'V\'-' ;p'e.,/\, f'lo._z- PROJECTIAOORESS(S)ILOCATION AND ZIP CODE: CITY: Renton ZIP:98059 13836 SE 131" St, Ranlon, WA 98059 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER($): APPLICANT (If other than owner) , '1 sr--___ .,,.. -9205, -9223, -9222. -9044, -9082, - 9048 NAME: Marc Rousso EXISTING LAND USE(S): Single family residential end vacant land COMPANY (II applicable): Seattle Redevteopment, LLC PROPOSED LAND USE(S): Single family residential ADDRESS: PO Box2566 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential Single Family CITY: Renton ZIP:98056 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION TELEPHONE NUMBER 206-948-8899 (II applcable): Residential Single Family EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING (II applicable): R-8 NAME: Eric LaBrie SITE AREA Qn square feet): 364-,502 sf COMPANY flf applicable): ESM Consulting Engineers SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 78,494 sf ADDRESS: 339151"WayS. Ste#200 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: None CITY: Federal Way ZIP:98003 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (lfappllcable): 7.46 units/acre TELEPHONE NUMBER AND E-MAIL ADDRESS: 253-838- NUMBER OF PROPOSED LOTS fd applicable): 49 6113 ark:Jabria@esmclvll.com Q: ... blpwldcvscrv/forms/plami~pp doc 04/1711)6 • PRL .. ...:CT INFORMATION continue_ NUMBER OF NEW DWELLING UNITS (if applicable): 49 PROJECTVALUE: NIA IS THE SITE LOCATED IN ANY TYPE OF NUMBER OF EXISTING DWELLING UNITS (if appllcable): 5 ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE SQUARE FOOTAGE rit applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL a AQUIFER PROTECTION AREA ONE BUILDINGS (If applicable): Approximately 2,500 sf SQUARE FOOTAGE OF EXISTING RESIDENTIAL )l AQUIFER PROTECTION AREA lWO BUILDINGS TO REMAIN rit applicable): NIA 0 FLOOD HAZARD AREA sq. fl. SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL a GEOLOGIC HAZARD sq. fl_ BUILDINGS (If appllcable): NIA a HABITAT CONSERVATION sq. fl_ SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (If applicable): NIA a SHORELINE STREAMS AND LAKES sq. fl_ NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if a WETLANDS sq. ft. appllcable):N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NIA LEGAL DESCRIPTION OF PROPERTY (Attach )enAI descriotlon on SAt>.arate sheet with the followlno Information Included} SITUATE IN THE NW QUARTER OF SECTION 1§_, TOWNSHIP 23 , RANGE..Q..., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat 3. 2. SEPA 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print-) St::,pbeooodGieno. Liodw;1 . declare lhal I am(ploue check one)_ lhe currentownerol lhe -rty lnwllv1HI In this applk:a or __ lhe aUUlorlzed __,1a11vo acl for a COIJ)Oralion (ploue altach pool ol authoriZallon) and lhal the fcregolng stataments and .......,.,. -contained and lhe lnfcnnatlon herewith are In all respects true and correot lo lhe best of my knowledge and beUef ~ / I certify Iha! I know or have~ evidence Iha! S\e.Pbe Q -b (,fO?-, I :..Jb,o, / . signed lhls lnslrumanl ard acknov.ledged ll lo be his/her/their rrea and vokmtary ad f<Jf the/ %...., / 'I uses and purposes men-In lhe lnslrument ~~~ ~ ~or/RepruantaHve , @.emfl\~~ (Slgnalure of Owner/Represonlativo) Notary(Prinl);;?-k:,o< I ~f<::::. 2 04/17/06 • PROJECT INFORMATION (continued) My appolnlment expires: L/l-4 j'Zbo 8: 3 04/17/06 City of Renton ·;:i\,,'.'oVi',i'E. ;::'r""i""" ... 1'1,0,. LAND USE PERMIT MAY -4 2006 MASTER APPLICATIOt.fECEIVEO PROPERTY OWNER(S) PROJECT INFORMATION NAME: Patrick and Sarah Graham PROJECT OR DEVELOPMENT NAME: ADDRESS: 13809 SE 131" St ft\~VSS'"-N'\ Pla-t" PROJECTIAOORESS(S)ILOCATION AND ZIP CODE: CITY: Renton ZIP:98059 13836 SE 131" St., Renton, WA 98059 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (If other than owner) I ~ --.'A -9206, -9223, -9222, -9205, -9082, - 9048 NAME: Marc Rousso EXISTING LAND USE(S): Single family resldenllal and vacant land COMPANY (If appllcable): Seat0e Redevleopment, LLC PROPOSED LAND USE(S): Single family residanllal ADDRESS: PO Box2566 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Res-Single Famlly CITY: Renton ZIP:98056 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION TELEPHONE NUMBER 206-948-8899 fd applicable): Residential Single Family EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING fd applicable): R-8 NAME: Eric LaBrie SITE AREA (in square feel): 364,502 sf COMPANY (II applicable): ESM Consulting Engineers SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 78,494 sf ADDRESS: 33915 1" Way S. Ste #200 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: None CITY: Federal Way ZIP:98003 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (If applicable): 7 .46 Lnils/acre TELEPHONE NUMBER AND E-MAIL ADDRESS: 253-838- NUMBER OF PROPOSED LOTS (If applicable): 49 6113 eric.labrie@esmcivil.com Q:web/pwldcvscrv/forms/planning/mastcnpp doc 04/17/06 . .. PRi... .. .:CT INFORMATION continue- NUMBER OF NEW DWELLING UNITS (ff applicable): 49 PROJECTVALUE: TIJ//i,. IS THE SITE LOCATED IN PM TYPE OF NUMBER OF EXISTING DWELLING UNITS (If applicable): 5 ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (If applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL 0 AQUIFER PROTECTION AREA ONE BUILDINGS fd applicable): Approximately 2,500 sf SQUARE FOOTAGE OF EXISTING RESIDENTIAL )t AQUWERPROTECTIONAREAlWO BUILDINGS TO REMAIN (tt applicable): NIA o FLOOD HAZARD AREA sq. ft SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL O GEOLOGIC HAZARD sq. ft BUILDINGS (If applicable): NIA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL a HABITAT CONSERVATION sq. ft BUILDINGS TO REMAIN fd applicable); NIA a SHOREUNE STREAMS AND LAKES sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if O WETLANDS sq ft. applicable):NIA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (If~~ NIA LEGAL DESCRIPTION OF PROPERTY (Attach !Anal descrlntlon on .......,rate sheet with the followino Information Included\ SITUATE IN THE NW QUARTER OF SECTION .1L TOWNSHIP~. RANGE..Q.., IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat 3. 2. SEPA 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP (Slgnatuni ol Owner/Representative) Q:wcblpw/dcvserv/rorms/planning/maslcrapp doc 2 04/17/06 PROJECT INFORMATION (continued) Q:wcblpwldc...,./forms/plamlnglmuterapp doc My .p~ntment expires, tv71<-1 Iv GJ I I 3 0017/06 • Apr 24 os 02:1sp ... Hare Rousso 4252354877 p. 1 City of Renton t.:~Yt-U .. Jt"'l'!ll::1\1: r'l..J"\1'0~11'31,.;J i ;1 r'/ :J!: i-".Ei..JT(': LAND USE PERMIT MAY -4 2006 MASTER APPLICATION RECEIVED PROPERTY OWNER(S) PROJECT INFORMATION NAME: Frederick and Judy Busch PROJECT' OR DEVELOPI.ENT NAME: N'I,_ -~ ~ ..... \I .• vs P1o.:t- ADDRESS: 4808 NE 2"' St PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: CITY: Renton ~ 13838 SE 131• St., Ranton. WA 98059 TELEPHONE NUMBER: 42-S--255-A11c>S-KING COUNTY ASSESSOR"S ACCOUNT NlJr.illERlS): APPLICANT (If other than -ner> I 152305-9082)-1!206, -9223, -9222, -9044, -9205, -........ NAME: Marc Rousso EXISTING LAND IJSl:(S); Slngla famly -11181 and - land COMPANY (f applcable): Seataa Raclavleopment, LLC PROPOSED l.AHD USE(S): Slngla famlly 1e-1llal ADDRESS: POBox2566 EXISTING COMPREHENSIVE PLAN !'MP DESIGNATION: Ra I lanllal Slngla Family arv: Renton ZIP:98056 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION TELEPHONE NUMBER 206-94~B899 (II applicable): RHldanllel Single Family EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONIIIG (1111'?1 tlla): R-8 NAME: EriclaBrie SITE AREA (In -faal): 3M,502 sf COMPANY (f appllc1ble): ESM Consulting Engineers SQUARE FOOTAGE OF PUBLIC RONNiAYS TO BE DEDICATED: 78,494 &I ADORES&: 339151"Way S. 818#200 SQUARE FOOTAGE OF PRNATE ACCESS EASEMENTS: None arv: Federal W8'f ZIP:88003 PROPOSED Rl:SIDENTIAL DENSITY IN UNITS PER NET ACRE (If 11, lie ti ): 7.4S unilslacnl TELEPHONE NUMBEA AND E-Mi\11. ADDRESS: 253-838- NUMBER OF PROPOSED LOTS (If appllcable): 49 8113 erlcJabrioGeomcMI.-, IM/17/06 , Apr 24 06 02:lSp Marc Rousso 4252354877 p.2 PROJECT INFORMATION continued NUMBER OF NEW DWELLING UNrtS (If appbble): 49 PROJECT VALUE: N/A IS THE SITE LOCATED IN ANY TYPE OF NUMBER OF EXISTING DWB..UNG UNffS (If applcable): 5 ENll1RONMENTAU. Y CRITICAL AREA. PLEASE INCLUDE SQUARE FOOTAGE (If applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL Cl AQUIFER PRO~CTION AREA ONE 8UILDINOS (W apple able): Appadmalllly 2,500 el SQUARE FOOTAGE OF EXISTING RESIDEN11Al Cl AQUIFER PROTECTION AREA lWO BUILDINGS TO REMAIN (If ar46 BIiie): NIA Cl R.000 HAZARD AREA aq.ft. SQUARE FOOTAGE OF PROPOSEO NON-RESIOENTIAL Cl GEOLOGIC HAZARD aq.ft. BUILDINGS (If appllcallle): NIA Cl HABfl'AT CONSeRVATION sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIOENTIAL BUILDINGS TO REMAIN (ti appilcallle): NIA Cl SHORELINE STREAMS ANO LAKES lq. "· NET FLOOR AREA OF NOH-RESDENTIAL BU1l01NGS (W Cl WET1.ANDS lq. n. .,~ .. 411e):NIA NUMBER OF EMPLOYEES TO SE EMPLOYED BY THE NEW PROJECT (If IJlplc Ible): NIA LEGAL DESCRIPTION OF PROPERTY 1am11 descrlmkm on -rata sheet with the folbN!na lnfOrmallon lnclud""' SIT\JATE IN THE NW QUARTER OF SECTION 1.§.... TOWNSHIP 2L RANGE.§_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use appllcations being applied for: 1. ere11rn1oarv Plat 3. 2. SEPA 4. Staff will calculate appllceble fees and postage: $ AFFIDAVIT OF OWNERSHIP 2·«476 .iaj ,i3ll4A) ;:.__ of 0...r/Rop,WWW-) Q.-,rpxtleu•Jba..J .. Jtet I I doc 2 04/111116 _ Apr 24 06 02:lSp Marc Rau!lsa 4252354877 p.3 ' PROJECT INFORMATION (coatblued) Myappolntmenl mq,lreo;. ________ _ J 04/17JQO City of Renton C..."'1!1/l'·<J•·,....:,· . "/"( '; ...,., LAND USE PERMIT MAY -\ 2006 MASTER APPLICATIO~ECEIVED PROPERTY OWNER(S) PROJECT INFORMATION NAME: R1CA1<,t,o t>cLTRP>rN PROJECT OR DEVELOPMENT NAME: rn-~ .. ~ Plot ·~-,\U ADDRESS: 210Cc 6LPr1t-lE SE: " PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: RENToN. ZIP: 'I '6 f)~ ;:;-I :>~3<.e ::sE... 131~.sj. 1 I<~ Wit-• 9~o5"7 TELEPHONE NUMBER: 42--S'-'2. 71 -14 ?S- APPLICANT (if other than owner) KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 15'230S-'f2.i>S'1 q2..0(. 'fU..3, qz..u.., '?O"oZ. 1 /<t o"'•l-'e) , 'i' ti 44 NAME: rn~v-c.. Rou:rso EXISTING LAND USE(S): :S\~,ly ReS"c:/1. i t- . COMPANY (if applicable): -Seo..,trle... l<~e!'f rt,e; L-LC.. PROPOSED LAND USE(S): Fo,,v'l\,l'f ~J . .::s, = ~I c.... ADDRESS: Bo. Be>< U:>tolo EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Re.n,.\l, -S\ '<'91e. ~,I..,. • . CITY: R~ ZIP: "'I !l> 'D5Co ~ROP?SED COMPREHENSIVE ~;;rp DESIGNATION (ifapphcable): Re,;,.J, -S\ e..-~,fy TELEPHONE NUMBER zo<..-q~ -cagcrq EXISTING ZONING: R-~ CONTACT PERSON PROPOSED ZONING (if appficable): R.-~ NAME: C-t-1c-l.c,._5,-;e.. SITE AREA (in square feel): ~(94., 502-::sF SQUARE FOOTAGE OF ROADWAYS TO BE DEDICATED COMPANY (if applicable): ESIV\ ~~l"hv;Yj &r . ADDRESS: '3:,'f IS-1 :s-t-WA'f s., "Su,t~ '2i1l FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): 70,4>?4 sr PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: FeJ~ Wo.'( ZIP: 9'?>D03 ACRE (if applicable): 7, 4-(p NUMBER OF PROPOSED LOTS (if applicable): ¥1 TELEPHONE NUMBER AND E-MAIL ADDRESS: 2.-s:,-<12,3<2, -eo u::. NUMBER OF NEW DWELLING UNITS (if applicable): 4~ Q:\WEB\PW\DEVSERV\Forms\Planning\masterapp.doc08/29/03 PRL_..:CT INFORMATION (contin1.-d) ~---'-------'----------~ NUMBER OF EXISTING DWELLING UNgi, (If applicable): PROJECT VALUE: N I A SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Atfl€'f"l>'x· Z.S,:,0 'SF IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (If applicable): µ/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (If applicable): 'N(t,, SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (If applicable): N,/ p., NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS flf appficable): N>/ A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (If applicable): Nf I'\ a AQUIFER PROTECTION AREA ONE )I{ AQUIFER PROTECTION AREA TWO a FLOOD HAZARD AREA a GEOLOGIC HAZARD a HABITAT CONSERVATION a SHORELINE STREAMS AND LAKES a WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.fl. ___ sq.ft. ___ sq.ft. ___ sq.fl. ___ sq.fl. (Attach laaal descrlotlon on senarate sheet with the followina infonnation included) SITUATE IN THE 1:::1e.. QUARTER OF SECTION J.S::, TOWNSHIP2-3 RANGE !>, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I\A• nrt 0-<;,. 0 I, (Print Namels) ··~"-•-vi.I ~ , declare that I am (please check one) _ the current owner of the property Involved in this application or :J.2:'the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and conacl to the best of my kn~ and belief. I certify that I know or have satisfactory evidence that /vi it v( /CCU S-o 4 d signed this instrument and acknowledged tt to be his.Iller/their fnle and voluntary act for the ~ ~ __.-o uses and purposes mentioned in the instrument. > ot~~ (Signature of Owner/Representative) Notary Public in and for the 5mm of Washington (Signature of Owner/Representative) Notary(Print)'--c_,;._• k.;;;__f_li_;! f!.o_ My appointment e,pires: __ 3 ........ /-'l~i ... ,,_/r..:..r_b __ _ Q:IWEBIPW\DEVSERWorms\Planninglma<terapp.doc08129/03 Sep 01 05 07:24p Marc Rousso 4252354Dt:8'lt;I.Ut-'Mt:NI l"'LANl~INl:i p. 2 -,1:)fTYOFRENTOM _ MAY -4 2006 RECEIVED <!-l -0 5( REAL PROPERTY SALE AGREEMENT @~~ .. q .. ?-, t> ~ JHJS REAL PROPERTY SALE AGREEMENT (this "Agreement") is entered into as of ~ l"A11¥ ;nsi;. 2005 (the "Effective Date"), between Ricardo Q. Beltraa, a single man, and Ricardo Q. Beltran, as Personal Represeatative of the Estate of Rosiaa C. Beltran, deceased (coDectively, "Seller"), and Seattle Redevelopment LL.C., a Washington limited liability eompaay, and/or its assigJls ("Parchaser"). l. PURCHASE AND SALE. rn consideration of their mutual covenants set forth in this Agreement, Seller agrees to sell to Purchaser, and Purchaser agrees to purchase from Seller, for the Purchase Price (as defined below) and on the terms and conditions set forth herein, the following: (a) That certain vacant real property located in the City of Renton, King County, Washington, more particularly described on Exhibit A attached hereto (the "Real Property" or "Property''); and (b) all rights, privileges, easements and appurtenances to the Real Property, if any, to the extent assignable, including. all of Seller's right, title and interest, if any, in and to any mineral and water rights and easements, rights-of.way and other appurtenances used or connected with the beneficial use or enjoyment of the Real Property. (b) All intangible property owned by Seller and used solely in connection with the Real Property including all hereditaments, privileges, tenements and appurtenances belonging to the Real Property, and all licenses, pennits and entitlements now in effect with respect to the Real Property (the "Intangible Prnpetty"), all of which shall be transferred to Purchaser (as and to the extent such rights may be transferable) pursuant to an assignment in the form attached hereto as Exhibit B (the "Assignment and Assumption of Intangible Property"), provided that said assignment shall be effi:ctive only to the extent any of the foregoing mattCl'S relate specifically to the Real Property. 2. PURCHASE PRICE; DEPOSITS. The purchase price shall be FOUR HUNDRED TWENTY THOUSAND DOLLARS ($420,000) (the 'Purchase Price.) The Purchase Price shall be payable as follows: Within five (5) business days after the execution of this Agreement by Seller and Purchaser, Purchaser will deposit an earnest money note (the ''Note") in the form attached hereto as Exhibit C in the sum of EIGHTY FOUR THOUSAND DOLLARS ($84,000) into an escrow account (the 'Escrowj opened with Chicago Tille Company at its offices located at 555 South Renton Village Place, Suite 225 Renton, Washington 98055 (the "Title Company") as earnest money (the "Earnest Money Deposit"). (a) Within five (5) days of mutual acceptance of this Agreement by Seller and Purchaser, purchaser shall deposit FIVE 1HOUSAND DOLLARS ($5,000) earnest Buyer's Initial~ 9-t-05 Seller's Initials~ Page I of26 Hare Rousso 42523548?? p.18 Sep 01 05 0?:2?p · •_H-l'fl r-L.J(1'<fi'4'H<qU -- ' :Jf-AENTOi'·! MAY -4 2006 RECEIVED whether or not bo1il Seller and Purchaser may or may not have executed this Agreement on such Effective Date. 27. NO RECORDING. Seller and Purchaser agree that neither this Agreement nor any memorandum thereof shall be recorded. 28. ESCROW INSTRUCTIONS. Upon execution of this Agreement, Seller and Purchaser agree to execute escrow instructions to enable the Title Company to comply with the terms of this Agreement. 29. AITORNEYS' FEES. In the event of any litigation arising out of this Agreement, the prevailing party shall be entitled to TeaSOnable attorneys' fees and costs. Any such attorneys' fees and costs incurred by either party in obtaining or enforcing a judgment in its favor under this Agreement shall be recoverable separately ftom and in addition to any other amount included in such judgment, and such attorneys' fees obligation is intended to be severable from the other provisions of this Agreement and to survive and not be merged into any such judgment. 30. ATIORNEY REVIEW. This offer is subject to attorney's review by all parties. 31. REAL F.ST A TE AGENTS. Buyers are licensed real estate agents in the State of Washington. IN WTINESS WHEREOF, the parties hereto have executed this Agreement as of the day and year first above written. SELLER: Dated: 4, :r: ~ PURCHASER: Dated: °t-( -05 Buyer's Initial~ -;"I·(· D5 Seller's Initials~"f-t -o 5 By: By: EL1RAN, as Personal ·ve of the Estate of Rosina C. Beltran, Deceased SEATTLE REDEVELOPMENT L.L.C., a Washington limited liability company ~~ Marc L.~usso By:~~ y ezistrano Page 18 of26 DEVELOPMENT SERVICES DMSION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS r• ··· .. · .LAff.··.•··•·.····o ... u.is.·.·.e. PER.· .. ··.•.·.M.·.·.rr .. ii.o.···a.·.•.·.M.lrr.·····•. A.t ·· ······• ·····Arv , ····oot · .. ·.·.··· ··· , .· . ··.·.· ···.· .. ·.·.· ···.·.·.··. ····.·.·.······· . .. .. . ; , w EP · .. ·.• •. · .•.. M ... · ... •·.· .. • •. • ••. •.·• .. s··.· .. ···v·.· . .F ..• :IEO.··•·•.·.··.·.•.·•·.•···'··· .... ' >. .· ..• • . Jdt&OIREMENTSf . .·· . . .. i . BY: . .. . I .. ···c6~g~til i •... . .... Parking, Lot Coverage & Landscaping Analysis , (\}fr Pl#~ ~~uptjb~~ (RM't#t4 ··· · · .. · ·.· · ·. · •· · > .· · .· · • . • ·••........ ~ 77 .::::·::==:·:-: .. :=--·::::.=·.: : .. -. -·-:.::,_:·:-·>':: .. --:..::=::::=:.::tr:::::::.:.-·,::·=·:'·.--(: Plat Name Reservation , ~· .. .. ·. Preapplication Meeting Summary 4 f!il~lqY'{9/¥ii . .§iij@y~lll,~i·•······················· ... ,'--[·_·_· :_::: __ ;.-.-_-: ..=.-·:-. I::-___ ._.-.·· .. : .. ·• Rehabilitation Plan 4 /IJA §#~ijij~\!4•.········· .·.·.·.··.·.··.·.·········· •···•••··.·• ?<\•.· ..... .... ·· . ... ·.;ftk~E~mts••••······ S~e Plan 2 AND• . / ~i~i~~-~~t>····. •.•···· { ,. , .. I\. .-.: -Stream or Lake Study, Supplemental 4 Street Profiles 2 Topography Map, -..•............. .., ....•.. ).•·····•· ... •··-:=-::-,·::··_: ............ •· .·· ...... •.• .... .. . . . -..... ·.-- Tree Cutting/Land Clearing Plan 4 bµ-z·.·i:PalZLZ:JiJ:···ge;:f;:;61eiziimfoo[/S:.···.··EijEfr;;;;,gGlke115i/;:~y7i•····Pisiilcl;;;,:j/;:;:····J};:;~::····•·S/JirTI,;;zr TIHTI\TI/T~·TI· ... ~ •• ··rt.T .~T >i < .. ··~ UtJlities Plan, Generalized 2 . ·.· Wetlands Mitigation Plan,. Preliminary 4 ... ""lp ... :··.:::·:·.-·-_:,;·: .·· ·-. ·:_--· · .. • .. -: . _---. Wireless: /\ 1A Applicant Agreement Statement 2 AID, Inventory of Existing Sites 2 AND 3 Lease Agreement Draft 2 AND, Map of Existing S~ Condnions 2 AID 3 Map of View Area 2 ,.,.,, Photosimulations 2 ,.,.,, This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section PROJECT NAME: ____________ _ 3. Building Section 4. Development Planning Section , , ,--,,~L ;pT-....l ' ,r,,.-·1_vr· 1,_,c_1~1--_-.·':;. DATE: MAY -4 2006 'CE nr::'\ C ., . , ... w a:,WEBIPW\DEVSERV\Forms\Planning\waiver.xls -------------- 11/04/2005 MAY -4 2006 RECEIVED DENSITY WORKSHEET City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 3/o4-9>2-square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 14,344-square feet a., tSD square feet 0 square feet 2. 7<a, 4:C/4= 3. ~:ooto 4. ea.s, 5. 4-q square feet square feet acres units/lots 6. Divide line 5 by line 4 for net density: 6. ], lUl2 = 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. Q:\WEB\PW\DEVSERV\Fonns\Planning.iensity.doc Last updated: J l/0812004 I AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) duly sworn on oath, deposes and says: being first 1. On the 4 ,Ji day of f{\ [\_:.f , .J. c;:()f.R , I installed _..__ public information sign(s) a"J plastic fly~ box on the property located at _..1.!-2uc?i.,_3~(p'----"'$=-1.-l 3.2..I:...-______ for the following project: [i\~u .,se..,v, .()( cq- Owner Name 2. I have attached a copy of the neighborhood detail map marked with an ·x· to indicate the location of the installed sign. 3. Thi~~1~ublic information sign(s) was/were constructed and installed in locations in 4,_~attwah the requirements of Chapter 7 Title 4 of Renton Municipal Code. :~~~~"t~~";.";.""j;~;; dfi ~ : QT-I '-<>\Q~ ~ = ~ "-'· ~ z VJ'(\.ilO . ~ ~ rn~ ~ ---""""'-:..,,.,...::....::...=1---,1::,t.==--=++----- ::C § -· -"'~ ~ l Installer S atu ~ f.!t1'. ..o r -~ :..\ (/9, ,0 ~# SUBSCR1}:$,~~o before me this ;L. · day of M 11:;;;) 1111 1\\\\\,,,x (-(LaJij;7 1a~ -.· ., ·:"":'""''.:'.:-~>":" ~L~-.r·:\J!NG / .--,..: ;-:i--.\;T:'_,;-~ MAY 2 4 2006 ,_,. ":', /r: .. · ',; • !::.U NOT ARY PUBLIC in and for the State of residing at My commission expires on -~3__,_/i.._(_'},_,_(~!~7> __ ; I Qc\WEB\PW\DEVSERV\Fonns\Planning\pubsign.docOS/27/03 ... · lnst,,,ller, Jnsfn(Ctfi>ii,: . ·. ,,c/:!.v~~r.i~~~;fliJ~l-m>t ., [ .vf Q•\WEBIPW\DEVSERV\Forms\Planning\pubsign.doc08n7/03 .. ... ..... MAGNUSSEN PLAT PRELIMINARY PLAT PROJECT NARRATIVE MAY C 4 2CC5 Rec .... The proposed Magnussen Plat is an application for a 49 lot single family residential subdivision situated on 7 existing lots with a total area of 8.37 acres. It is located on the east side of Duvall Ave. NE, between NE 2nd St. and NE 3rd St., if extended. This project will require preliminary plat approval and a SEPA determination by the City of Renton. The site is zoned R-8, residential. All of the proposed lots will be single family detached residences. The surrounding properties are also similarly zoned R-8. The site is currently has five existing residences. All of the existing houses and garages/sheds will be removed. All four of the existing houses have driveways connected to Duvall Ave. NE. and one has a driveway connection onto NE 2nd St. A recently constructed plat, Laurelhursl, is adjacent to the site, across Duvall Ave. NE to the west and across NE 2nd St. to the south. There is a small wetland at the north side of future lot #4 tho is too small to be regulated. There is an off-site wetland to the northeast that does not affect the site. There is a low-grade stream/ditch just east of the site that projects a 25' buffer onto the site. The site is flat. The steepest slope is approx. 8% near the existing driveway onto Duvall Ave. NE at the west property line. There are some similar slopes near the northeast portion of the property. The soils on the site are a fine silty sand, with some and silt loam. The site is dominated by residential landscaping many trees. There are approx. 150 trees that are spread throughout the plat. The existing drainage in the west and central portion of the site sheet flows across the property to a ditch that runs from the north to the south and then to the east, approx. in the center of the plat. The eastern portion of the plat sheet flows to the east towards the offsite wetland and ditch. There is a constructed drainage pond within the wetland area to the east that collects the runoff from all of the low areas surrounding the site. The proposed use of the property as a 49 lot residential subdivision will be consistent with the surrounding developments. All of the surrounding properties are developed, with the exception of the wetland area to the northeast. The proposed lots will range in size from the minimum of 4500 SF to a maximum of 7800 SF (including the stream buffer portion), in the R-8 zone. The density of the plat is 7.46 units per acre in the R-8 zone. Access to the new lots will be from a new internal public street that runs east/west and is connected to Duvall Ave. NE. and then turns to the south as an extension of Field Ave. NE. Field Ave. NE is currently undeveloped and will be constructed to connect to NE 2nd St., that was recently constructed as . . . .. part of Laurelhurst. Additionally, an internal loop road will be in the northern portion of the plat. These new streets are proposed to be 32' wide residential streets with a 42' right-of-way. The reduced ROW will be wide enough to accommodate the street and sidewalks on both sides. The reduced ROW width is needed to keep the net plat area at a maximum to stay under the maximum density. Four joint driveways will be placed within easements and will be used to access 2 lots each. Duvall Ave. NE is currently improved on the west side (by Laurelhurst) but not on the east side. The proposed plat will construct the east side of the street to complete the full road section. A new water main and sewer main will be installed in the new plat streets. The water main will be looped through the site. The eastern portion of the site, east of Field Ave NE, will be serviced by King County Water District #90. The finished lots are estimated to be worth approx. $170,000 for a total value of approx. 3.5 million dollars. The value of the lots with preliminary approval only is estimated to be $8.3 million dollars. The site will require minimal grading for the proposed road. The building pads for the lots will also require some minor grading but nothing over 2 feet. The main grading activity will be associated with the excavation for the detention ponds. The estimated amount of grading is 5120 CY for cut and 320 CY for fill. It is anticipated that the site will use some of the cut material on-site, but the majority may be exported off site if it is unsuitable for on-site fill. There are numerous trees on the site. There are approx. 150 trees on the site. Most of the trees will need to be removed due to conflicts with the roads, utilities and building pads. Land that will be dedicated to the City include the internal public roads and the drainage pond tracts. The lots will be sold by the developer to one or several builders or investors. The future builders will likely use model homes and temporary job trailers. MAGNUSSEN PLAT PRELIMINARY PLAT CONSTRUCTION MITIGATION DECRIPTION The Magnussen Plat preliminary plat is a 49 lot residential subdivision located on the east side of Duvall Ave. NE. It is anticipated that the construction of the plat will begin in the spring of 2007 and continue through the fall of that same year. The construction of the houses will likely begin in the late winter, early spring of 2008. The house construction will likely continue for approx. 1 year. depending upon the local demand for housing. The construction will occur from 7:00 AM to 6:00 PM, Monday through Friday and possibly on Saturday. If work is to be outside of these hours, previous approval will be received from the City. The proposed hauling and construction traffic routes will be along 1-405 to the Maple Valley highway interchange. The traffic will then proceed north on Sunset Ave. and turn east on NE 4th St., up into the Renton Highlands area. The traffic will then turn south on Duvall Ave. NE and proceed south on Duvall Ave. NE for approx. 'h mile to the site. Construction that occurs during the dry summer period can produce dust. This will be controlled using water trucks. Impacts to traffic will be regulated by having a traffic control plan approved by the City for work within the existing ROW. The tracking of dirt and mud will be reduced by constructing a quarry spoil construction access point as one of the initial construction items of development. MAY C 4 2006 I . . ' CHAD ARMa,JR, LLC April 14, 2006 Job Number 05-006 Mr. Marc Rousso J & M Land Development P. 0. Box 2566 Renton, Washington 98056 6500 126'" Avenue S.E. Bellevue, Washington 98006-3941 (425) 641-9743 (425) 643-3499 (fax) chad@chadarmour.com MAY -~ 2006 HECEIVED Subject: Critical Areas Assessment and Delineation Report Lindberg Preliminary Plat 13836 SE 131 st Street Renton, Washington Dear Mr. Rousso: We are pleased to present the results of our critical areas assessment and delineation for the above-referenced property located in Renton, Washington (Figure 1 ). The work was accomplished in accordance with Chad Armour LLC proposal No. 131 dated March 18, 2005 as verbally amended. The purpose of the work is to identify wetlands and/or streams on and near the site. The report is organized in sections and includes: SUMMARY OF FINDINGS that presents a synopsis of the pertinent issues related to wetlands and streams; SITE DESCRIPTION of the subject property (site) and adjacent properties; BACKGROUND INFORMATION that presents existing information about the site and surrounding area; EXISTING CONDITIONS that describes wetlands, streams, and uplands on the site; REGULA TORY CONSIDERATIONS that describes the applicable regulations associated with wetlands and streams; CONCLUSIONS that summarize the results of the critical areas assessment and delineation; and LIMITATIONS of this project. References, tables, figures, and appendices follow the text. Table 1 is a list of the plant species we observed on and near the site. Figure 1 is a Vicinity Map showing the location of the site. Figure 2 is a Site Plan that shows the location of wetlands, streams, sampling points, and other pertinent site features. The soil type mapped for the site is shown on Figure 3. Critical areas assessment methods and field data forms are presented in Appendix A Our wetland functional assessment is presented in Appendix B. C:/Jobs/J&M/Lindberg/Assessment Report.doc Chad Armour, LLC 1 04/14/06 • Critical Areas Assessmen' · d Delineation Renton, Washington SUMMARY OF FINDINGS & M Land Development All but a few square feet of the 8.3-acre Lindberg Preliminary Plat are upland. A small wet area (-65 square feet) is located on the site. Most of this wet area extends off site the north and appears to be a part of a stormwater management system. It appears that this wet area is not regulated as a wetland by the City of Renton (Renton). A forested wetland east of the site meets Renton's criteria for Category 3 wetlands. A seasonal stream flows through this wetland. It appears that this wetland was incorporated into a regional stormwater management system. When ponds were constructed in this wetland, the wetland was diked and the stream outlet modified. This wetland's 25-foot wide buffer does not encroach on the site. The stream mentioned in the previous paragraph meets Renton's criteria for Class 4 waters. The minimum buffer for Class 4 waters is 25 feet. SITE DESCRIPTION The 8.3-acre site is the location of several single-family dwellings, mowed lawn, gardens, and forest. It is located east of Duvall Avenue NE in Section 15, Township 23 North, Range 5 East, in Renton, Washington (Figure 1). It is bounded by a temporary storage facility and the BM Short Plat to the north, a mature forest to the east, and single-family homes to the south and west. Elevation on this relatively level site ranges from 390 to 406 feet above mean sea level (Center Pointe Surveying, 2005). A shallow swale crosses a part of the site. It terminates in a shallow ditch that is connected to the regional stormwater system previously described (Figure 2). BACKGROUND INFORMATION The following sections of the report present information about the planned development, wetlands, streams, soils, and precipitation. Planned Development We understand that you are considering constructing as many as 49 single-family residences on the site. To do so, you intend to demolish the existing structures. Critical Areas We reviewed existing available reports and maps to assess the potential for wetlands and streams to be present on or adjacent to the site. The site is located in the Cedar River/Lake Washington watershed and Lower Cedar River drainage basin (King County, 2006). Wetlands The National Wetlands Inventory (NWI) does not show any wetlands on or near the site (FWS, 2005). The King County (County) iMap for the area in the vicinity of the site shows an 11-acre wetland (No. 31150) present on and off site to the east (King County, C:/Jobs/J&M/Lindberg/Assessment Report.doc Chad Armour, LLC 2 04/14/06 Critical Areas Assess men· d Delineation Renton, Washington , & M Land Development 2005). Renton's sensitive areas map indicates that a wetland similar to that shown on the County map is mapped on and adjacent to the site (Renton, 2004). Streams Neither the NWI nor United Stated Geological Survey (USGS, 1994) topographic maps show any streams on or near the site. The County iMap shows an unclassified stream located east of the site. This stream is shown to flow through Wetland 31150. Renton's sensitive areas map also shows this stream. Soils There is one soil type mapped on the site; Alderwood gravelly sandy loam 6 to 15 percent slopes (Figure 3). Alderwood soils are made up of moderately well drained soils underlain by a dense till layer typically two to 3.5 feet below the surface. Alderwood soils formed in glacial deposits under conifer trees. Till is a barrier that retards the downward percolation of the rain that falls on the soil. When the soil above the till layer becomes saturated, water that accumulates on the till surface will pool in depressions or flow in the direction of the gradient. The general subsurface flow is ultimately concentrated in depressions or streams. The erosion hazard for Alderwood soils on gentle slopes is moderate (Snyder et al., 1973). Alderwood gravelly sandy loam is not a listed hydric soil (NRCS, 1995). Precipitation In March 2005, the day before we first visited the site, 0.14 inch of precipitation was recorded at Seattle-Tacoma International airport (NOAA, 2005). The previous 40 days were uncharacteristically dry. In contrast January 2006 was very wet and the following two months were somewhat dry (NOAA, 2006). EXISTING CONDITIONS We visited the site on March 17 and September 23, 2005 and April 13, 2006 to check for the presence of wetlands and streams on and in the vicinity of the site. On-Site Conditions The site is generally characterized by environmental conditions typical of western Washington upland plant communities. Uplands We characterized a small stand of immature trees on parcel number 152305-9206. At this location the site is dominated by Douglas-fir and big-leaf maple trees in the overstory layer (Table 1). These trees average somewhat less than 18 inches in diameter (dbh) (range 13 to 22 inches dbh). The mid-story is dominated by big-leaf maple saplings. Six different shrub species are present in the shrub layer, but none dominate. The herbaceous layer is dominated by sweetscented bedstraw. Not one of these plant species is a hydrophyte (Appendix A -Plot ID SP-2). At this location the soil resembles the soil mapping unit, Alderwood gravelly sandy loam. The first 4 inches of the soil profile is duff. The next 14+ inches of soil is described as dark yellowish brown C:/Jobs/J&M/Lindberg/Assessment Report.doc Chad Armour, LLC 3 04/14/06 Critical Areas Assessmen d Delineation Renton, Washington & M Land Development (10YR 4/4) gravelly sandy loam with no hint of mottles. In March 2005 the soil to a depth of more than 18 inches was moist. We characterized the forest in the southeast corner of the site ion September 2006. Here the overstory layer is dominated by big-leaf maple and western red cedar trees. Several large black cottonwood trees stick up higher than the canopy. Big-leaf maple saplings that grow under the overstory canopy and cascara are more or less common. The shrub layer is typically dominated by hazelnut and vine maple. Also present in the shrub layer are salmonberry, Himalayan blackberry, ocean-spray, and Indian plum. The herbaceous layer is typically dominated by sword fern and trailing blackberry. Other plant species also present in the herbaceous layer are Cascade Oregongrape, salal, and bracken. Where we observed the soil, the surface layer is black (10YR 2/1) gravelly silt loam over very dark grayish brown (1 OYR 3/2) gravelly sandy loam. There was no hint of hydrology in this slight depression (Plot ID SP-3). We characterized the swale that crosses a part of the site because it supports two very small (<20 square feet) areas of slough sedge -an obligate wetland plant species. In general the swale is either characterized by bare soil or a thick tangle of Himalayan blackberry canes. The soil is best described as 11 inches of black (1 OYR 2/1) gravelly sandy loam over more than 9 inches of grayish brown (2.5Y 5/2) gravelly sandy loam with many, coarse, faint mottles. As noted on our field data form, the bare soil is not a result of prolonged standing water. We encountered saturated soil 6 inches below the ground surface (Plot ID SP-1). The remainder of the site is characterized by mowed lawn, gardens, and ornamental plantings. Wetlands A very small area (-65 square feet) of land with wetland characteristics is located on the site (Figure 2). Most of this wet area extends off site the north. It appears that a significant portion of this wet area was excavated to serve as a stormwater management system. In April 2006 we observed that the part of this wet area on the adjacent property to the north (BM Short Plat) had been cleared. Based on the map posted on the sign in front of this plat, this portion of the wet area will be converted to single-family homes. As such we assume that this area is not regulated as a wetland by Renton. Off~Site Conditions One wetland, an area with wetland characteristics, and a stream are located near the site. Wetlands A forested wetland of undetenmined size is located east of the site (Figure 2). Although the County inventory indicates that this wetland covers 11 acres, it is likely that it covers far less area because their map shows it extending on to the site (it does not). Based on a single measurement, we estimate that this wetland is about 80 feet wide east to west. Sometime in the recent past what appears to be a regional stormwater system (ponds) C:/Jobs/J&M/Lindberg/Assessment Report.doc Chad Armour, LLC 4 04/14/06 Critical Areas Assessmen• ~nd Delineation Renton, Washington J & M Land Development was constructed in this wetland. The ponds restrict the natural flow of the stream that is present in this wetland. It appears that someone else delineated the edge of the wetland east of the site within the last two or more years. It is dominated by an overstory layer of black cottonwood, western red cedar, and red alder trees averaging more than 21 inches in diameter. The shrub layer is dominated by salmonberry, vine maple, Indian plum, and hardhack. The herbaceous layer is dominated by slough sedge, lady fern, sword fern, and bare soil. The bare soil appears to be the result of prolonged periods of standing or slow-moving water. The vegetation within 25 feet of the western edge of this wetland is relatively undisturbed and dominated by native plant species. There appear to be no wetland dependent wildlife species present in this wetland. Although our functional assessment suggests that this wetland exhibits moderate wetland functions (Appendix B), it meets Renton's criteria for Category 3 wetlands because it is severely disturbed. When the regional stormwater system was constructed in the wetland, it was diked and the stream's outlet modified. The standard buffer for Category 3 wetlands is 25 feet (Renton, 2005). What appears to be a stormwater pond is located north of the BM Short Plat. This wet area is dominated by black cottonwood trees that average 18 inches dbh (range 12 to 24 inches). Growing beneath the cottonwood canopy are patches of hardhack and soft rush. The linear wet area that extends south of this basin is dominated by shrubs (willow and red alder saplings, and hardhack) and soft rush. As mentioned previously, a portion of this wet area has been cleared and is planned for development on the adjacent BM Short Plat. Streams A seasonal stream is located east of the site and flows through the wetland to the east. After passing through ponds, the stream flows along the eastern boundary of the site (Figure 2). The stream was dry at the time of our September 2005 site visit. It held standing water during our April 2006 site visit. We assume that it flows during the winter rainy season following prolonged periods of rain. It is unlikely that it supports salmonids. This stream flows into another stream before discharging to the Cedar River. Based on Renton regulations, the stream appears to meet the criterion for Class 4 waters. The buffer for Class 4 waters is 35 feet. The buffer for Class 4 waters can be reduced to 25 feet (RMC-L5Civ). REGULATORY CONSIDERATIONS Renton adopted new wetland and stream regulations in 2005. Wetlands Among other things Category 3 wetlands are severely disturbed. Severely disturbed wetlands are characterized by: • Hydrologic isolation; • Human-related hydrologic alterations such as diking, ditching, channelization, and/or outlet modification; C:/Jobs/J&M/Lindberg/Assessment Report.doc Chad Armour, LLC 5 04/14/06 Critical Areas Assessme,· · · d Delineation Renton, Washington • The presence of fill, soil removal and/or compaction; and • The vegetation that may have been altered (RMC-M1aiiia). & M Land Development It is assumed that the functions of Category 3 wetlands cannot be fully protected unless their buffers are fully vegetated with native vegetation. Otherwise a wider buffer may be required. Where disturbance has occurred, revegetation with native vegetation may be required (Renton, 2005). Streams . Class 4 waters are non-salmonid-bearing water courses that flow intermittently during years with normal rainfall (RMC-L 1 aiv). CONCLUSIONS All but a tiny fraction of the 8.3-acre Lindberg site is upland. A very small wet area is present on the site. This wet area appears to be a part of a stormwater management system. The on-site portion of this wet area is mowed lawn. A forested wetland and seasonal stream are located east of the site. The wetland meets Renton's criteria for Category 3 wetlands because it has been severely disturbed. The 25-foot wide buffer does not encroach on to the site. The stream meets Renton's criteria for Class 4 waters. The minimum buffer width for Class 4 waters is 25 feet. LIMITATIONS Work for this project was performed, and this letter report prepared, in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities, at the time the work was performed. It is intended for the exclusive use of J & M Land Development and their assigns for specific application to the referenced property. This report is not meant to represent a legal opinion. No other warranty, express or implied, is made. It should be noted that Chad Armour relied on information provided by others indicated previously. Chad Armour can only relay this information and cannot be responsible for its accuracy or completeness. Also note that delineating critical areas and assessing functions and values are inexact sciences. Biological professionals may disagree on the precise location of critical area boundaries, their functions, and classification. The final determination of these characteristics is the responsibility of the permitting authority. Accordingly, the critical area assessment and delineation performed for this study, as well as the conclusions drawn in this report, should be reviewed by the appropriate permitting authority prior to committing to detailed planning and design activities. C:/Jobs/J&M/Lindberg/Assessment Report.doc Chad Armour, LLC 6 04114106 Critical Areas Assessmen· --d Delineation Renton, Washington & M Land Development Any questions regarding our work and this report, the presentation of the information, and the interpretation of the data are welcome and should be referred to the undersigned. Sincerely, Chad Armour, LLC ~A~·-- Chad Armour Principal Attachments: References Table 1 -Plants identified on and adjacent to the Lindberg Preliminary Plat Figure 1 -Vicinity Map Figure 2 -Site Plan Figure 3 -Soils Map Appendix A -Wetland Assessment Methods and Wetland Field Data Forms Appendix B -Field Rating Form for Wetland Function Evaluation C:/Jobs/J&M/Lindberg/Assessment Report.doc Chad Armour, LLC 7 04/14/06 Critical Areas Assessme · d Delineation Renton, Washington & M Land Development REFERENCES Centre Point Surveying. 2005. Boundary & Topographic Survey for J & M Land Development, P.O. Box 2566, Renton WA 98056. Cooke, S.S. 1997. A Field Guide to the Common Wetland Plants of Western Washington and Northwestern Oregon. University of Washington Press. Ecology (Washington State Department of Ecology). 1997. Washington State Wetlands Identification and Delineation Manual. Publication No. 96-94. 88 pages plus appendices. Environmental Laboratory. 1987. U.S. Army Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Mississippi. FWS (U. S. Fish and Wildlife Service). 2005. National Wetlands Inventory Wetlands Mapper, Lower 48 States. http://wetlandsfws.er.usgs.gov/wtlnds/viewer.htm. Hitchcock, C. L. and A. Cronquist. 1973. Flora of the Pacific Northwest. University of Washington Press. King County. 2005. iMap. http://www5.metrokc.gov/servlet/map output.him. King County. 2006. Parcel Report, Districts and Development Conditions. Parcel number 3422059041. NRCS (U.S. Department of Agriculture Natural Resources Conservation Service). 1995. Hydric Soils of the United States. ftp:/Jftp- fc. sc. egov. usda. gov/NSSC/Hyd ric _Soi ls/Lists/h yd ricsoils. pdf NOAA (National Oceanographic and Atmospheric Administration). 2005. Climatological Report (Daily). National Weather Forecast Office, Seattle, WA, Seattle-Tacoma location. NOAA. 2006. Climatological Report (Daily). National Weather Forecast Office, Seattle, WA, Seattle-Tacoma location. Reed, P. B., Jr. 1988. National List of Plant Species That Occur in Wetlands: Northwest (Region 9). U. S. Fish and Wildlife Service, Biological Report 88(26.9). 89 pages. Renton, City of. 2004. Rivers, Stream, & Wetlands. City of Renton Planning/Building/Public Works Technical Services. Renton. 2005. Critical Areas Ordinance. Section L-Streams and Lakes and Section M -Wetlands. C:/Jobs/J&M/Llndberg/Assessment Report.doc Chad Annour, LLC 04/14/06 Critical Areas Assessment Pnd Delineation Renton, Washington · & M Land Development Snyder, D. E., P. S. Gale, and R. F. Pringle. 1973. Soil Survey of King County Area, Washington. USDA Soil Conservation Service in cooperation with Washington Agricultural Experiment Station. 100+ pages plus maps. USGS (U.S. Geographical Survey), 1949 revised 1994. Renton, Washington. 7.5 Minute Quadrangle. C:/Jobs/J&M/Lindberg/Assessment Report.doc Chad Armour, LLC 04114106 '8 ~ ~ i i Source: The Thomas Guide, 2003, King and Snohomish Counties: Page 656. NOTTO SCALE ]"'------------------------------------------.. !..----------------------------------------.. FIGURE 1: VICINITY MAP Chad Armour, LLC ~ Lindberg 6500 126• Avenue SE j ._R_e_n_to_n_, w_a_sh_i_ng_t_o_n ___________________ -'_s_e_n_ev_u_e_,_w_a_s_h_in_g_to_n_9_8_o_o6 __ __. Critical Area Assessment ~nd Delineation Renton, Washington Table 1. Plants identified on and ad·acent to the Lindber big-leaf maple black cottonwood bracken Cascade Oregongrape cascara Douglas-fir English holly hardhack hazelnut Himalayan blackberry Indian plum lady fern red alder ocean-spray salal salmonberry soft rush slough sedge sweetscented bedstraw sword fern trailing blackberry vine maple western red cedar willow Acer macrophy/Jum Populus balsamifera Pteridium aquilinum Mahonia nervosa Rhamnus purshiana Pseudolsuga menziesii /lex aquifo/ium Spiraea doug/asii Cory/us comuta Rubus discolor Oemleria cerasiformis Athyrium filix-femina A/nus rubra Holodiscus discolor Mahonia nervosa Rubus spectabilis Juncus effusus Carex obnupta Ga/ium trif/orum Polystichum munitum Rubus ursinus Acer circinatum Thuja plicata Salix s . Refer to Appendix A for an explanation of Indicator Status. C:/Jobs/J&M/Lindberg/Assessment Report.doc Chad Armour, LLC J & M Land Development FACU FAC FACU FACU FAC- FACU NI FACW FACU FACU FACU FAC FAC NI FACU FAC+ FACW OBL FACU FACU FACU FAC- FAC FAC+ 04/14/06 "8 ..; I Age -Aldeiwood gravelly sandy loam 6 to 15 percent slopes .2 Source: Soil Survey of King County Area, Washington, Sheet No. 11 0 2000 4000 Scale in Feet O f u...._ _______________________________________ __, cc 3.------------------------------------------. .~ FIGURE 3: SOILS MAP Chad Armour, LLC ~ Lindberg 6500 125• Avenue SE j Renton, Washington Bellevue, Washington 98006 'I t Ji E ::, z 'l5 ii: Ol C a. E "' (J) ~ ci.. (J) • a z :'.5 f- L!J ~ --~z ,/ ' '', ' ' f ---! i /. /·/·/ ':._ .-.:·~-··-p:wQ ______ ·~- •._._ __ · ·--· ··:·: ... ::·.) ~7,~-~----· ... -,:~·::C-~ .... , .. ··-·· .. --.::: "'.~ "'·''' "'"' 'i I, I ,:1 -'·1 r I I 1 · I I I' I ~ ...J .: ::J 0 E c( "C <ti .c u z <( ....I Q. LU I- U) N LU Cl'. :::) Cl LL CD 0 0 w O'.) en m Q) C :, 0 C G) > <{ Q) :, > Q) 0 0 en '" '° m C 0 en .s .s:: "' 0 3: ry ~ C " _c, 0 "D C C Q) :.::; ct: 0 CD 0 OJ ~ Q) Q) u_ ·- " 0 u 0 VJ Critical Area Assessment <>nd Delineation Renton, Washington APPENDIX A J&M Land Development Chad Armour reviewed the King County iMAp (2005), National Wetland Inventory (FWS, 2005), City of Renton inventory maps (Renton, 2004), and the topographic map (USGS, 1994) for the site and surrounding area to identify mapped wetlands and streams. After we arrived at the site, we traversed the area in and around the proposed development to look for indicators of wetlands. We used the Routine On-site Determination method detailed in the U.S. Army Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987) and Washington State Wetlands Identification and Delineation Manual (Ecology, 1997). We identified plant species using the Flora of the Pacific Northwest (Hitchcock and Cronquist, 1973) and A Field Guide to the Common Wetland Plants of Western Washington and Northwestern Oregon (Cooke, 1997). The associated indicator status for each plant species was determined using the National List of Plant Species That Occur in Wetlands: Northwest [Region 91 (Reed 1988, updated in 1993). We reviewed City of Renton (2005) regulations to assess applicable issues associated with wetlands and streams. Soils were identified using the Soil Survey of King County Area, Washington (Snyder et. al, 1973). We used the Natural Resources Conservation Service Hydric Soils of the United States list to determine if the soils mapped on the site are hydric (NRCS, 1995). We marked the location of sampling points, wetland boundary, stream centerline, and the swale/ditch centerlines with a unique identifying number on pink-colored flagging. Others flagged the boundary of the wetland located east of the site. Following our site visit, Centre Pointe Surveying fixed the location of the flagged wetland boundaries (including a portion of the wetland located east of the site flagged by others), stream centerline, swale/ditch centerline, and sampling points. Brick Tudor Studios produced the figures. The location of the sampling points, wetlands, streams, buffers, and the swale/ditch system are shown on Figure 2. Wetland detenmination and wetland rating forms completed by Chad Anmour are presented at the end of this appendix. Indicator categories shown on the field data forms are defined as follows: OBL (obligate) >99% FACW (facultative wetland) 67% -99% FAC (facultative) 34% -66% FACU (facultative upland) 1 % -33% UPL (upland) <1% NI No Indicator Assi ned A positive or negative sign more specifically defines the regional frequency of occurrence for FACW, FAC, or FACU species. A positive sign(+) indicates a frequency toward the higher end of the category. Conversely, a negative sign(-) indicates a frequency toward the lower end of the category. C:/Jobs/J&M/Lindberg/Assessment Report.doc Chad Armour, LLC 04/14/06 DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Man, ,r 1987 Corns Wetland Delineation Manual' , I Proj.ect/Site: I l.,-,,.Q k~ Date: :)/17 /b:J Applicant/owner: 54 fl L .._.,). J)&,J<'.J O f,...,. .,:;c. County: K•~.j c2.J,a 1 A r)A.,\.ou/. LLL- State: wtf Investkator(s): SfTIR: Do Normal Circumstances exist on the site? @ no Community ID: Is the site significantly disturbed (atypical situation)? yes~ Transect ID: Is the area a potential Problem Area? yes no Plot ID: Sf-. I Explanation of atypical or problem area: VEGETATION (For strata, indicate T = tree; S ~ shrub; H = herb; V = vine) Dominant Plant Soecies Stratum % cover Indicator Dominant Plant Species Stratum % cover Indicator ~re,-cJ,.,...,,+"L ;+ 1< DBL {< "-. b "' ' J.1!,,?D)• / 6 3o PAll.l. P,i...,h IA..$ ~-ed,.~. Ji 6 s-,f k.+-. HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC oi'o Check all indicators that apply & explain below: /Jo "a, Visual observation of plant species growing in Physiological/reproductive adaptations -- areas of pro]onged inundation/saturation --Wetland plant database -- Morphological adaptations --Personal knowledge of regional plant communities -- Technical Literature Other (explain) Hydrophytic vegetation present? yes (22) Rationale for decision/Remarks: 7 J J )/ ~A,..,e, 5,L,1o,,~/A, 1J f l!i..-'/-L.t!!:,'!), v e ~:r.f,.. A-, P • -rk ,., 'i 11 ... .5 .... j-;_J.,.; bc..-+ .. .,,-+ «I-• "-,.. """' It HYDROLOGY - Is it the growing season? @ no Water Marks: yes GJ£,.) Sediment Deposits: yes@ on Based on: / soil temp (record ted · :f ) Drift Lines: yes (!!0 Drainage Patterns: @) no ./ other ( exolain) cit ~ - Dept. of inundation: f§/.Binches Oxidized Root (live roots) Channels <12 in. ves ~ Local Soil Survey: yes~ Depth to free water in pit: .2.j!lnches . FAC Neutral: yes ii'o Water-stained Leaves yeC!!2) Depth to saturated soil: inches Check all that apply & explain below: Other (explain): rt!! ... '> I>"' .... l /~ ..... w J .... .,15.::.. ;;f Stream, Lake or gage data: --/ j1~ Aerial ohotograohs: Other: r 9't ~ °' t:i """ : · Wetland hydrology present? yes·-1 ( no_.., -:r:-t:. .,.. ... , .... -.. ..( y~+~--l"'j; Rationale for decision/Remarks: '·· --~· .. l/e,ri LA/Ii 1,o, , fee ·~ +;., , ti--<--I d.-J.-C- LJ O ti,-.-.J ~ • ) DATA FORM 1 (Revised) Routine Wetland Determination (WA State Wetland Delineation Man 1r oms et an e neation anu 1987C W I dD Ii M al) ' I Project/Site: L, .... .Q. 'b~~ Date: e/r1/o S-' . Applicant/owner: ::r A µ._ L ....... ,t D~ e.J .... r -... -t. County: /<.1--;j . CJ..,(& A4' .. o<,.r. l-1.L.- State: t.,.J A Investi~ator(s): Sff/R: Do Normal Circumstances exist on the site? (§) no Community ID: Is the site significantly disturbed (atypical situation)' yes (§) Transect ID: Is the area a potential Problem Area? yes ~ Plot ID: ..:s P-2-Explanation of atvoical or oroblem area: VEGETATION (For strata, indicate T = tree: S = shrub; H = herb; V = vine) Dominant Plant Species Stratum % cover Indicator Dominant Plant Species Stratum % cover f :::,e,.-sJI o T ~ ""' "'-"" e .. .,. , __ ,:;;-0 Fk.1.-t. R.,Ji,l.\> t,..,:!,, ...... ~ ...:S 10 Al"' u. ... (..J>(.,._ .., 0,... FrtL \),:,/../ s t,A. a.,.-. ""'"""' t+-7 I t•tp,-: ... -A-c:.d "-'=--Df>~-Jll ,.-30 FAo.J..... r.;,~ /,,,, 'M rl 2..o - At:.el IMk•O ,..,..-..s . Cfo F'Al'.,L\. A£'.'..-,/ Cl(",<:) ...... ..\i.-s 2.. Oe..v.l.!1," t: ,l•rl, 'SJ .s s F"°Aa.i,. /1,,,,, ,1 , .... ~ 4-/ " ... ;r.,__ :5 2. ' f\'1.1._,,),0 >) I ~ /I) ;,d .. ~. .s 7 rk~ X!ef-. 1 -,1.,.1t,,/,""' .,5 z. HYDROPHYTIC VEGETATION INDICATORS: * &e-..J.. u % of dominants OBL, FACW, & FAC :P?:o 'la k .¥-5--f'·~.s Check all indicators that apply & explain below: fJv.,,e- Visual observation of plant species growing in Physiological/reproductive adaptations areas of prolonged inundation/saturation · ---Wetland plant database Morphological adaptations --Personal knowledge of regional plant communities Technical Literature Other (exolain) Hydrophytic vegetation present? yes 0?) Rationale for decision/Remarks: HYDROLOGY Indicator F'fk.t.t Fr1.:::u. ~f.'3.~~ . . F"'rt<-- Fricu. /..JI -- -- -- " Is it the growing season? @ no Water Marks: yes <€) Sediment Deposits: yes@ on Based on: -=::±oil temp (record temp :f ) Drift Lines: yes(§) Drainage Patterns: yes'@ other (explain) A~ <. Dept. of inundation: .f!..JI:! inches Oxidized Root (live ro~ Local Soil Survey: ye~ Channels <12 in. ves no Depth to free water in pit l..!J2. inches FAC Neutral: yes no Water-stained Leaves ye@· Depth to saturated soil: 2!..fl inches Check all that apply & explain below: / Other (explain): t'e·<";so.., ... ) k..,~.,_,1 ... ~ e L>-f -re,.,.,_ Stream. Lake or gage data: --("~~JO"\ Aerial ohotograohs: Other: · Wetland hydrology present? yes ~ v t!"i J.v-t kl '-4-,...< ~ /-c..:,-C Rationale for decision/Remarks: I-JO ,1.#.f.5 . ' ' I ' . DATA FORM 1 (Revised) Routine Wetland Determination VA State Wetland Delineation Manoi 1987 Corns Wetland Delineation Manual) Project/Site: .'.[~,/.: t'fl;:l he<j Date: 9/23/os- :5} K L~~l )),..., a) i:, p v-, ,,-,.,,-t; Applicant/owner: County: l<,Jf C.J,,._J A( .... ..,"'-.,,,, LLL State: w Investi~ator(s): S/f/R: . Do Normal Circumstances exist on the site? es no Community ID: Is the site significantly disturbed (atypical situation)? yes Ai? Transect ID: Is the area a potential Problem Area? yes Plot ID: :SP-:B 0 Explanation of atvoical or oroblem area: VEGETATION (For strata, indicate T = tree; S = shrub; H = herb; V = vine) Dominant Plant Species Stratum % cover Indicator Dominant Plant Soecies Stratum % cover Jk,._, ~ nl1c...f.._ ' 6~ F'Ac A-;41t.,r' C1t""L..1"' ~~ .s 2--A. -I uJ l"-l ~~-.. /} l. J/c,.., -3,o I r/h ... l.A.. (< 1...b1,.!> ......... ~ • ~ ...._ ... .:5 s- I • fl Hc,/z:,J11.""' ~ ,;,$0/0.-6 s;-AJ l f.Ht"' ,, ., ~, .r, J,-1 -f JD ~I J4,s Od ...... +.._ ' 1-J .s .S"' Fkv... Pc,J..,,:'.> .;..~ .... .__,, "''"'"'J .J-"' _ .3o R.t.;,.,, ~ J,:>~o/or s-. I :s ri1c.u.. Pf <:i•,J, ... ,,,,_ "',,,,_.J,,, ... t+ l ~\.i..... <:..nu,-/-.J,, ),.s 6 b . 0 Fftct- HYDROPHYTIC VEGETATION INDICATORS: % of dominants OBL, FACW, & FAC ?0 Check all indicators that apply & explain below: NbY>~ Visual observation of plant species growing in Physiological/reproductive adaptations areas of prolonged inundation/saturation --Wetland plant database Morphological adaptations --Personal knowledge of regional plant communities Technical Literature Other (exnlain) Hydropbytic vegetation present? yes 02.) Rationale for decision/Remarks: HYDROLOGY Indicator Fttc- F-lku.. . rA<=- ~Acu. F-1/Ll\. -- -- -- "••-•a·--,., ... .- 6} Is it the growing season? no Water Marks: yes~ Sediment Deposits: yes~ on Based on: ~ii temp (record temp ) Drift Lines: yes~ Drainage Patterns: ye~ other ( exolain) Al • t" e,- Dept. of inundation: l1lfl!_ inches Oxidized Root (live=~ Local Soil Survey: ye( no } Channels <12 in. ve no - Depth to free water in pit: 7tl, inches FAC Neutral: yes -OU---Water-stained Leaves y~ Denth to saturated soil: ~inches. -Check all that apply & explain below: I Other (explain): (-e.-so-... ._ I k ~ .... .; J .., J 5 "'-JJf Stream, Lake or gage data: -TN-./-c,< 10"\ Aerial ohoto<>ranhs: ~ Other: '-·Wetland hydrology present? yes ~ V . Rationale for decision/Remarks: .. ' ·' Field Rating Form for Wetland Function Evaluation Wetland No. W l--1) ~"' ,l Project L, ~ .J.....1.?-e3 Date ;Jj, 1/oS- Shoreline Protection Hydrologic Support Storm/Flood Water Abatement Groundwater Exchange Water Quality Improvement Natural Biologic Support .. = ·i; 80 Criteria for Low Value rn=rse herbaceous layer or no vegetation land extends <100yards from shore ated along undeveloped shoreline rTlAated depression Cff1emporary saturation or inundation W size <5 acres in remote setting < 10% woody vegetation 'int~mittenlly flooded ,0% vegetalion density sjze < 19 acres no proximity lo non-point discharge retains <25% of overland runoff associated wilh ephemeral streams low plant commuruty diversity single layer special habitat features lacking no unique species :er dependent species ~atively w,gi size aaia@e: ,, le ::.i: ,er fishery 1i .. = -~ i 00 Criteria for Moderate Value sparse Woody or dense herbaceous vegetation [TI ~ti and extends 100 -200 yards from shore ~located along moderately undeveloped shoreline ~n.drain~ge system rn :~:sonally flooded ~rmanent shaltOY{ inundation I s 80% vegeta1ion density 10. 100 acres wnslream from non-point discharge ., ins 25 . 50% of overland runoff 1---!--V .. sociated With intermittent slreams moder'ate plant community diversity ~!3fal layers ~al habitat features present un~ species potentially present )........J.....r~ dependent species potential relaUvely medium size adjacent to minor fishery I "= ·~; 60 Criteria for High Value EB dense woody vegetation wetland extends > 200 yards from shore· located on highly developed shoreline rn open tidal syslem permanent saturation or inundation 10acres ~ size > 10 acres permanently flooded system deep inundation permeable substrate I estuary or perennial slream > 80% vegelation density size > 100 acres downstream from municipal poinl discharge retains >50% of overland runoff ,lex habitat features present ique species present water dependent species present relatively large size adjacent to significant fishery coreM 19136\wetland _lo,m April 24, 2006 PRELIMINARY TECHNICAL INFORMATION REPORT MAGNUSSEN PLAT 49LOTS DUVALL A VE. NE @ NE 2°d PLACE RENTON, WA. MAY -4 2006 RECEIVED PREPARED FOR: J & M Land Development, Inc. Marc Rousso P.O. Box 2566 Renton, WA. 98056 (206) 948-8899 PREPARED BY: James J. Jaeger, P.E. TABLE OF CONTENTS I. OVERVIEW II. CORE DRAINAGE REQUIREMENTS Ill. OFFSITE DRAINAGE IV. PREDEVELOPED DRAINAGE V. DEVELOPED DRAINAGE VI. DETENTION VAULT DESIGN VII. CONVEYANCE SYSTEM VIII. EROSION CONTROL I. OVERVIEW The proposed Magnussen Plat is an application for a 49 lot single family residential subdivision situated on 7 existing lots with a total area of 8.37 acres. It is located on the east side of Duvall Ave. NE, between NE 2nd St. and NE 3rd St., if extended. This project will require preliminary plat approval and a SEPA determination by the City of Renton. The site is zoned R-8, residential. All of the proposed lots will be single family detached residences. The surrounding properties are also similarly zoned R-8. The site is currently has five existing residences. All of the existing houses and garages/sheds will be removed. All four of the existing houses have driveways connected to Duvall Ave. NE. and one has a driveway connection onto NE 2nd St. A recently constructed plat, Laurelhurst, is adjacent to the site, across Duvall Ave. NE to the west and across NE 2nd St. to the south. There is a small wetland at the north side of future lot #4 tha is too small to be regulated. There is an off-site wetland to the northeast that does not affect the site. There is a low-grade stream/ditch just east of the site that projects a 25' buffer onto the site. The site is flat. The steepest slope is approx. 8% near the existing driveway onto Duvall Ave. NE at the west property line. There are some similar slopes near the northeast portion of the property. The soils on the site are a fine silty sand, with some and silt loam. The site is dominated by residential landscaping many trees. There are approx. 150 trees that are spread throughout the plat. The existing drainage in the west and central portion of the site sheet flows across the property to a ditch that runs from the north to the south and then to the east approx. in the center of the plat. The eastern portion of the plat sheet flows to the east towards the offsite wetland and ditch. There is a constructed drainage pond within the wetland area to the east that collects the runoff from all of the low areas surrounding the site. Access to the new lots will be from a new internal public street that runs east/west and is connected to Duvall Ave. NE. and then turns to the south as an extension of Field Ave. NE. Field Ave. NE is currently undeveloped and will be constructed to connect to NE 2nd St., that was recently constructed as part of Laurelhurst. Additionally, an internal loop road will be in the northern portion of the plat. These new streets are proposed to be 32' wide residential streets with a 42' right-of-way. Four joint driveways will be placed within easements and will be used to access 2 lots each. Duvall Ave. NE is currently improved on the west side (by Laurelhurst) but not on the east side. The proposed plat will construct the east side of the street to complete the full road section. The site will require minimal grading for the proposed road. The building pads for the lots will also require some minor grading but nothing over 2 feel. The main grading activity will be associated with the excavation for the detention ponds. The estimated amount of grading is 5120 CY for cut and 320 CY for fill. It is anticipated that the site will use some of the cut material on-site, but the majority may be exported off site if it is unsuitable for on-site fill. There are numerous trees on the site. There are approx. 150 trees on the site. Most of the trees will need to be removed due to conflicts with the roads, utilities and building pads. Land that will be dedicated to the City include the internal public roads and the drainage pond tracts. Page 1 of 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIA) WORKSHEET PART 1 PROJECT OWNER AND PROJECT ENGINEER ProjectOwnern if\ Ld De.,tclof, ~ Address P, 0 , Ix»< :z..5lo(Q, l?et-•rotJ WA,. 'foo.$ Phone 2oc.,, -q4'2,-~ Project Engineer J~ Company ;!oofc;;; E-A~oe,e,,-1i\(J Address Phone '}H9 J · ZD<+--Fl !l>ti: WP. . 3 r Subdivision D D Short Subdivision D D Grading D D Commercial D D Other D -~ PART 5 SITE COMMUNITY AND DRAINAGE BASIN Community GLT'r oP Drainage Basin PART 2 PROJECT LOCATION AND DESCRIPTION Project Name l'Oa C)cl'\ u Sse,.v\ e I o.:t- Location V Township 23 N Range SE. Section _,_.,/ (.,__ __ _ Project Size e , 3J /'J!.-. AC ~--- Upstream Drainage Basin Size le. ."65 AC DOF/GHPA D Shoreline Management COE404 D Rockery DOE Dam Safety D Structural Vaults FEMA Floodplain D Other COE Wetlands D HPA --------------------- PART 6 SITE CHARACTERISTICS_ ---- D River---=---~----~ Stream o.fP -SJ k D Critical Stream Reach D Depressions/Swales D Lake ______ _ D Steep Slopes 1 D Lakeside/Erosion Hazard L-~-~-- Slc;:-::s _Q-5°/o : ___ i Additional Sheets Attalclced D Floodplain . ~ Wetlands ___ o----iW-+---=-c..~,._,_,t_~<=...--c.... ______ _ D Seeps/Springs D High Groundwater Table D Groundwater Recharge D Other Erosive Velocities 5 =s---r ---r _.L ____ _ 1/'Y· Kl. . ., .!ounty Bulldlng and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 8 DEVELOPMENT LIMITATIONS REFERENCE LIMIT ATIONISITE CONSTRAINT D Ch. 4 · Downstream Analvsis D ofE-sit<--dtfcl-- 0 D D D D Additional Sheets Attatched PART 9 ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION ~ Sedimentation Facilities G3;° Stabilized Construction Entrance p;a-Perimeter Runoff Control . ~ Clearing and Grading Restrictions ·~ Cover Practices ~ Construction Sequence ~-0 ()t;;;;r . • . . . . ··-··· . PART 10 SURFACE WATER SYSTEM MINIMUM ESC REQUIREMENTS FOU.OWING CONSTRUCTION 1XJ Stabilize Exposed Surface ~ Remove and Restore Temporary ESC Facilities CZ' Clean and Remove All Silt and Debris ~ Ensure Operation of Permanent Facililies . 1-11>.CJ Rag Limits of NGPES D .. Other D Grass Lined Channel D Tank D lnfiltralion Method of Analysis ~ Pipe System D Vault D Depression ~ D Open Channel D Energy Dissapalor D Flow Dispersal Compensation/Miligation D Dry Pond D Wetland D Waiver of Eliminated Sile Storage ~ Wet Pond D Slreani D Regional Detention __ __,N=-·~'-'------ B~ef0~:t.ption of)?. Yslem O~~tion \ .,.. 1 .Z ~ \;,onv,r To &,}E'.Jf\btN\ f/Ff!d _s~;._,c:V--:....~=-·1'-+-'or-cl/"'--""-----".L.l..!.· \_,_.,_ 'f'\_ct=-,..:~ ·:::.,_,,,0-,=_.rv,e... ~ d d:r.-h .\, e..¥.$1::, ?\I h\i,c.. ::s--{ '.:st.....-w'\ Facility Relaled Site Limitations D Additional Sheets Attalched Reference Facility Limhation PART 11 STRUCTURALANALVSIS .. _;: :·:,'-: .. (May requlrespeclalstructurat review} ·:,. -,· j··. -: •• ' • ~ I • --- D Cast in Place Vault D Other D Retaining Wall 0 Rockery> 4' High D Structural on Sleep Slope ~ Drainage Easemenl D Access Easemenl D Nalive Growth Protection Easement ~ Tract D Other . PART 14 SIGNAlURI: OF PROFESSIONAL; ENGINEER · · ·, : · · · . · . '.--· · · I or a civil engineer under my supervision have visited the site. Actual ~ tl site conditions es observed woro incorporated into this worl< __ •h_ee_t •_n_d_t_h·-----'.d. .s~:¥·· ll.,., ~~n A l 'i attatchments. To the best of my knowfedge the information provided ~-~ __ -~.!! ~'14.<L-~ here is accurate. ----------- , K"\(\ II. CORE DRAINAGE REQUIREMENTS 1. Discharge at Natural Location: The existing site currently sheet flows across the property to the existing central ditch and lo the offsite ditch to the east and to the wetland offsite to the northeast. There is a public drainage system within the ROW for 140th Ave. SE (Field Ave. NE) that consists of catch basins, large piping, man holes and a storm drain main. The proposed drainage system will collect the runoff into the pond located at the southeast property corner and discharge it into the existing ditch to the east. A second, larger pond will be located near the center of the east property line and discharge into the existing drainage system within Field Ave NE. This is the same drainage system into which the existing site runoff discharges. 2. Off-Site Analysis: An upstream and downstream drainage analysis has been performed and is detailed in section Ill of this report. 3. Runoff Control: This project is providing a 2005 King County level 2 standard flow control, with conservation flow control criteria. This matches storm duration for the half 2 year through the 50 year storm event. It matches peak flows for the half 2 year event. The conservation flow criteria requires using the historic ground surface conditions, which is forest cover with no existing impervious surface. The flow control will be accomplished using a detention pond with an orifice type flow restrictor. 4. Conveyance System: The project will provide conveyance piping for the street drainage and the lot roof downspouts. The piping will be sized to handle the 100 year developed storm event. 5. Erosion and Sedimentation Control Plan: An erosion control plan will be prepared and will be included with the engineering plans. This erosion control system will include silt fencing along the east and portions of the north and south property lines, construction entrance, seeding & mulching and clearing limits. A sediment pond will be designed as part of the initial grading and development of the site. 6. Maintenance and Operation: The improvements to this site will dedicated to the City and will be maintained by the City. The private driveways and drainage piping will be maintained jointly by the applicable lots. - 7. Bonds and Liability: The appropriate bonding and insurance forms will be secured prior to any construction on the site. SPECIAL DRAINAGE REQUIREMENTS There are 12 special drainage requirements that may apply to any project. In this case, none of them apply to this project. Ill. OFFSITE DRAINAGE A. UPSTREAM DRAINAGE There is no upstream off-site drainage tributary area for this project. The highest property line is along the the east property line. Along the east property line is an existing subdivision and street (Harrington Place NE). This street has a CB & piping drainage system that intercepts any runoff from the east and directs it to the north within the public ROW. The existing lots along the east property line are drain to Harrington Place. · Some rear yards may drain to the subject site, but this runoff is minimal. The south and north property lines also have small lot subdivisions. These property lines are generally at the same elevation as the subject site and would not flow onto the site. The west property line is the Edmonds Ave. ROW and is the low portion of the site. B. DOWNSTREAM DRAINAGE The drainage from the site will be discharged from the detention pond near the southwest property corner and into a new 12" conveyance pipe that will run approx, 50 west. across Edmonds Ave. NE and into an existing type 2 catch basin. This type 2 CB is listed as CB #8,B5-2 in the City inventory. This CB is located west of the road centerline. in the southbound lane of the street. The catch basin is approx. 9' deep. This CB outlets into an 18" concrete pipe that runs north within Edmonds Ave. NE for 390 ft. to another type 2 CB (#8,B5-1 ). This CB is also within the road pavement, located west of the centerline. This CB is at the intersection of NE 22nd St. This CB discharges into an 18" concrete pipe that runs to the north within Edmonds Ave. NE for 300 ft. to type 2 CB (8,84-4), at the intersection of NE 23rd St. This CB discharges to the north within an 18" concrete pipe, running lo the north for 200 fl. to type 2 CB (8,B4-2). at the intersection of NE 23rd Place. This CB discharges to the north within an 18" concrete pipe that runs for 250 ft. to type 2 CB (8,84-3), at the intersection of NE 24th SI. This CB discharges to the north within an 18" concrete pipe for 347 ft. to a type 2 CB (8,B3-2) at the intersection of NE 25 1h St. All of the upstream catch basins are west of the centerline. within the pavement. This CB discharges to the north within an 18" concrete pipe for 574 ft. and into a type 2 CB (8,B2-1 ). This CB is located at the intersection of NE 27th St. The improved portion of Edmonds Ave NE ends at this point. This is located at the top of the steep slopes down to May Creek, just west of the confluence with Honey Creek. This CB discharges into May Creek, but the pipeline mechanism was not observed in the field that runs into the Creek. May Creek is approx. 2400 ft. downstream from the subject site. With the King County level 2 detention requirement in place for this project, the developed runoff from the site should not have an impact on the downstream drainage system. I understand that the level 2 requirement is a result of problems within the May Creek Basin. IV. PREDEVELOPED DRAINAGE The drainage from the existing site currently sheet flows towards the existing central ditch and the offsite ditch to the east and offsite wetland to the northeast. The on-site ditch flows from the north to the south, in the center of the property and then to the east. It discharges into a catch basin in the Field Ave. NE ROW that then carries the drainage to an existing pond in the wetland area to the northeast. The existing site area is characterized by lawn, toll grass and shrubs, with many trees throughout the site. In addition to the central ditch, there ore several culverts within that ditch path and numerous small yard drains and small diameter piping within the site. The existing frontage along Duvall Ave. NE is half improved with the west half being constructed by the Laurelhurst Plat. This plat will construct the east half. The entire site area of 8.36 acres was used as the tributary drainage basin, plus the% rood frontage for Duvall Ave. NE, the ROW area for Field Ave. NE and the% ROW for NE 2nd St. The total project area was determined to be 8.89 acres. There will be two detention ponds on this project. The area will be split into sub-basins to match the tributary areas for each pond. The conservation flow control criteria was applied. This requires that the pre-developed ground condition be 100% forest. The existing drainage analysis was performed using the "KCRTS" hydrology software and its summary tables and charts ore attached for reference. The methods outlined in the 2005 King County Surface Water Drainage Manual were used as guidelines. Following this page are the data sheets used for the computer input data. The computer summary sheets for peak flow and time of concentration calculations are also attached. Below is a brief description of the existing drainage characteristics: POND A: 2 year peak flow: l O year peak flow: 100 year peak flow: total area: pervious area: ground cover: impervious area: 0.21 CFS 0.37 CFS 0.61 CFS 7.59 acres 7.59 acres till forest none POND B: 2 year peak flow: 1 0 year peak flow: 100 year peak flow: total area: pervious area: ground cover: impervious area: 0.03 CFS 0.06 CFS 0.09 CFS 1.13 acres 1.13 acres till forest none ·--.\"o,. I .i.. 3 --· r - ' ' \,' l V \J ,- ' __s,__'\ ___ . - [_J:: NE. W .. '.' e, ( ........ ;;J ' ' 1 .-, r~ f+-· , __ )V ;s.- {) ,2. ~ Pre. c' (''-. I: ~ '1' -•. <--"•., ) .. \ /..,; r- .~~y-' ,'20'; = ' IJ:=e... ~~ --::;--c::: •r -· ) c,1.._::\-·1 ;) ,, FR,r "V/ jOO/o \,,\ t; '· ~-~>·._.:.,·r·...,, ,' I 'i3 ' 3 (p /',-c = .= +O 1.(Y/· -0 ii A-'- i' I 3, /\,:;_, • POND B MAGNUSON PLAT POND PRE-DEVELOPED DRADIAGE KCRTS PEAK FLOWS Sub-basin area: 1.13 Acres Impervious surface: None Pervious surface: 1.13 Acres Till, Forest -Historic Conditions Flow Frequency Analysis Time Series File:bpre.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 0.071 2 2/09/01 18:00 0. 091 1 100.00 0.990 0.020 7 1/06/02 3:00 0. 071 2 25.00 0.960 0.053 4 2/28/03 3:00 0.055 3 10.00 0.900 0.002 8 3/24/04 20:00 0.053 4 5.00 0.800 0.031 6 1/05/05 8:00 0. 046 5 3.00 0.667 0.055 3 1/18/06 21:00 0.031 6 2.00 0.500 0.046 5 11/24/06 4:00 0. 020 7 1.30 0.231 0.091 1 1/09/08 9:00 0.002 8 1.10 o. 091 Computed Peaks 0.084 50.00 0.980 (o,i,1<.i) POND A MAGNUSON PLAT PRE-DEVELOPED DRAINAGE KCRTS PEAK FLOWS Sub-basin area: 7.59 Acres Impervious surface: None Pervious surface: 7.59 Acres Till, Forest -Historic Conditions Flow Frequency Analysis Time Series File:apre.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 0.479 2 2/09/01 18:00 0.612 l 100.00 0.990 0.130 7 1/06/02 3:00 0.479 2 25.00 0.960 0.355 4 2/28/03 3:00 0.368 3 10.00 0.900 0.013 8 3/24/04 20:00 0.355 4 5.00 0.800 0.211 6 1/05/05 8:00 0.310 5 3.00 0.667 0.368 3 1/18/06 21:00 0.211 6 2.00 0.500 0.310 5 11/24 /06 4:00 0.130 7 1. 30 0.231 0.612 1 1/09/08 9:00 0.013 8 1.10 0. 091 Computed Peaks 0.568 50.00 0.980 ( o, 1or..1 V. DEVELOPED DRAINAGE The developed project will include two new detention ponds & wetponds. One will be located at the southeast corner of the site. The larger pond will be located just west of the Field Ave. NE ROW, south of NE 2nd Pl. Both will be located within a drainage tracts that will be landscaped as recommended by the City. The site drainage will be routed into the ponds using catch basins and pipes located within the new roads. Each new lot will be furnished with a piped drainage stub that will be connected to the street drainage system or with a pipe in the rear yards of the lots. The areas used to calculate the flows were the same as those areas used in the predeveloped drainage calculations. The detention pond was sized to meet the performance criteria established by the King County Level 2 detention standard. This criteria is that the pond can only release at a rate not to exceed 50% of the 2 year pre-developed peak flow while retaining 50% of the 2 year developed peak flow. This is the same for the 25 year peak flows. Additionally, the storm event duration for the developed site conditions must match are be less than the pre-developed storm duration, for the 50% of the 2 year flow through the 50 year storm flow. This is the level 2 standard as specified in the 2005 King County Manual. A wetpond will be used to meet the water quality standards. The wetponds will utilize the detention pond areas and will provide the required dead storage below the detention live storage. The volume for the dead storage is based on the area of the impervious and pervious surfaces that drain into the pond. Similar to the existing condition, the KCRTS method was used to determine the peak flows for the various storm events. A duration curve comparison was performed to evaluate the vault performance. The computer data sheets for the developed flows follow this page as well as the works sheets and the time of concentration calculations. A brief summary of the developed drainage characteristics are: POND A: 2 year peak flow: 10 year peak flow: 100 year peak flow: total area: pervious area: ground cover: impervious area: ground cover: 1.41 CFS 1.69 CFS 2.85 CFS 7.59 acres 2.81 acres till grass 4.78 acres impervious PONDB 2 year peak flow: 10 year peak flow: 100 year peak flow: total area: pervious area: ground cover: impervious area: ground cover: 0.20 CFS 0.24 CFS 0.41 CFS 1.13 acres 0.49 acres till grass 1.64 acres impervious f\f:f;. cy ' ' :,..._ 4. ,re- ' i) ~ ~ l ,. 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' '1:.. i/' :.JI -. ,-, ·,~ MAGNUSON PLAT POND B -DEVELOPED DRAINAGE KCRTS PEAK FLOWS Sub-basin area: 1.13 Acres Impervious surface: 0.64 Acres Pervious surface: 0.49 Acres Till, Grass Flow Frequency Analysis Time Series File:bdev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 0.199 6 2/09/01 2:00 0. 406 1 100.00 0.990 0.159 8 1/05/02 16:00 0.245 2 25.00 0. 960 0.240 3 2/27/03 7:00 0.240 3 10.00 0.900 0.169 7 8/26/04 2:00 0.211 4 5.00 0. 800 0.204 5 10/28/04 16:00 0.204 5 3.00 0.667 0.211 4 1/18/06 16:00 0.199 6 2.00 0.500 0.245 2 10/26/06 0:00 0.169 7 1.30 0.231 0.406 1 1/09/08 6:00 0.159 8 1.10 0. 091 Computed Peaks 0.352 50.00 0.980 ( D,JOc~ MAGNUSON PLAT POND A -DEVELOPED DRAINAGE KCRTS PEAK FLOWS Sub-basin area: 7.59 Acres Impervious surface: 4.78 Acres Pervious surface: 2.81 Acres Till, Grass Flow Frequency Analysis Time Series File:adev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 1.41 6 2/09/01 2:00 2.85 1 100.00 0. 990 1.15 8 1/05/02 16: 00 1. Bl 2 25.00 0.960 1. 69 3 2/27/03 7:00 1. 69 3 10.00 0.900 l. 24 7 8/26/04 2:00 1. 50 4 5.00 0. 800 1.50 5 10/28/04 16:00 1. 50 5 3.00 0.667 1.50 4 1/18/06 16:00 1. 41 6 2.00 0.500 1.81 2 10/26/06 0:00 1. 24 7 1. 30 0.231 2.85 1 1/09/08 6:00 1.15 8 1.10 0.091 Computed Peaks 2.51 50.00 0.980 ( 0,101) MAGNUSON PLAT POND A -KCRTS FLOW CONTROL SUMMARY CONSERVATION FLOW -LEVEL 2 STANDARD Retention/Detention Facility Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage O Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Pond 2.00 H:lV 120. 00 ft 60.00 ft 7200. sq. ft 15484. sq. ft 0.355 acres 8.50 ft 388.50 ft 90485. cu. ft 2.077 ac-ft 8.50 ft 12.00 inches 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 1.25 0.124 2 6.25 2.75 0.308 6.0 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 388.50 0. 0.000 0.000 0.00 0.01 388.51 72. 0.002 0.005 0.00 0.03 388.53 216. 0.005 0.007 0.00 0.04 388.54 23g_ 0.007 0.008 0.00 0.05 388.55 361. 0.008 0.010 0.00 0.07 388.57 506. 0.012 0. 011 0.00 0.08 388.58 578. 0. 013 0.012 0.00 0.09 388.59 651. 0.015 0.013 0.00 0.10 388.60 724. 0.017 0.014 0.00 0.25 388.75 1823. 0.042 0.021 0.00 0.39 388.89 2863. 0.066 0.027 0.00 0.54 389.04 3994. 0.092 0.031 0.00 0.68 389.18 5064. 0.116 0.035 0.00 0.82 389.32 6149. 0.141 0.038 0.00 0. 97 38 9. 4 7 7328. 0.168 0.042 o.oo 1.11 389.61 8443. 0.194 0.045 0.00 1.26 389.76 9654. 0.222 0.048 0.00 1.40 389.90 10800. 0.248 0.050 0.00 1. 54 390.04 11961. 0. 275 0.053 0.00 1. 69 390.19 13222. 0.304 0.055 0.00 1.83 390.33 14414. 0.331 0.057 0.00 1. 98 390.48 15709. 0. 361 0.060 0.00 Surf Area (sq. ft) 7200. 7207. 7222. 7229. 7236. 7250. 7258. 7265. 7272. 7381. 7483. 7593. 7697. 7801. 7913. 8019. 8133. 8239. 8347. 84 62. 8571. 8688. 2.12 390.62 16933. 0.389 0. 062 0.00 8798. 2.27 390.77 18261. 0.419 o. 064 0.00 8917. 2.41 390.91 19518. 0.448 0.066 0.00 9028. 2.55 391. 05 20789. 0.477 0.068 0.00 9140. 2.70 391.20 22169. 0.509 0.070 0.00 9261. 2,84 391. 34 23474. 0.539 0.071 0.00 9374. 2.99 391. 4 9 24889. 0.571 0.073 0.00 9496. 3.13 391.63 26226. 0.602 0.075 0.00 9610. 3.27 391.77 27580. 0.633 o. 077 0.00 9725. 3.42 391. 92 29048. 0.667 0.078 0.00 9850. 3.56 392.06 30435. 0.699 0.080 0.00 9966. 3. 71 392.21 31939. o.733 0.082 0.00 10091. 3.85 392. 35 33360. 0. 766 0. 083 0.00 10209. 3.99 392. 49 34798. 0. 799 0.085 0.00 10328. 4.14 392. 64 36357. 0.835 0.086 0.00 10455. 4.28 392. 78 37829. 0. 868 0.088 0.00 10575. 4.43 392.93 39425. 0.905 0.089 0.00 10704. 4.57 393.07 40932. 0.940 0.091 o.oo 10825. 4.71 393.21 42456. 0.975 0.092 0.00 10946. 4.86 393.36 44107. 1. 013 0.093 0.00 11077. 5.00 393.50 45667. 1. 048 0.095 0.00 11200. 5.15 393.65 47357. 1. 087 0.096 0.00 11332. 5.29 393.79 48952. 1.124 0.097 0.00 11457. 5. 43 393.93 50564. 1.161 0.099 0.00 11581. 5.58 394.08 52312. 1. 201 0.100 0.00 11716. 5.72 394.22 53961. l. 239 0.101 0.00 11842. 5.87 394.37 55747. 1. 280 0.103 0.00 11978. 6.01 394.51 57433. 1. 318 0.104 0.00 12105. 6.16 394. 66 59259. 1. 360 0.105 0.00 12242. 6.25 394.75 60365. 1. 386 0.106 0.00 12325. 6.28 394.78 60735. 1. 394 0.108 0.00 12353. 6.31 394.81 61106. 1. 403 0.114 0.00 12380. 6.34 394.84 61478. 1.411 0.124 0.00 12408. 6.36 394.86 61726. 1.417 0.137 0.00 12426. 6.39 394.89 62099. 1. 426 0.154 0.00 12454. 6.42 394.92 62473. 1. 434 0.174 0.00 12482. 6. 45 394.95 62848. l. 443 0.198 0.00 12510. 6.48 394.98 63224. 1. 451 0.206 0.00 12537. 6.62 395.12 64988. 1.492 0.234 0.00 12668. 6. 77 395.27 66899. l. 536 0.258 0.00 12808. 6.91 395.41 68701. l. 577 0.278 0.00 12939. 7.06 395.56 70652. 1. 622 0.297 0.00 13081. 7.20 395. 70 72493. 1.664 0.314 0.00 13213. 7.34 395. 84 74352. 1.707 0.329 0.00 1334 7. 7.49 395.99 76365. 1.753 0.344 0.00 134 90. 7.63 396.13 78263. l. 797 0.358 0.00 13625. 7.78 396.28 80318. 1. 844 o. 372 0.00 13770. 7. 92 396.42 82255. l. 888 0.384 0.00 13906. 8.06 396.56 84211. 1. 933 0.397 0.00 14043. 8.21 396.71 86329. 1.982 0.408 0.00 14190. 8.35 396.85 88325. 2.028 0. 420 0.00 14328. 8.50 397.00 90485. 2. 077 0.431 0.00 14476. 8.60 397.10 91938. 2.111 0.747 0.00 14575. 8.70 397.20 93400. 2.144 1.320 0.00 14675. 8.80 397.30 94873. 2.178 2.050 0.00 14775. 8.90 397.40 96355. 2.212 2.850 0.00 14875. 9.00 397.50 97848. 2.246 3.140 0.00 1497 6. 9.10 397.60 99351. 2,281 9.20 397.70 100863. 2.316 9.30 397.80 102386. 2.350 9. 40 397.90 103919. 2.386 9.50 398.00 105463. 2. 421 9.60 398.10 107016. 2. 457 9.70 398.20 108580. 2. 493 9. 80 398.30 110154. 2.529 9.90 398.40 111739. 2.565 10.00 398.50 113333. 2.602 10.10 398.60 114939. 2.639 10.20 398.70 116554. 2.676 10.30 398. 80 118180. 2. 713 10. 40 3 98. 90 119817. 2.751 Hyd Inflow Outflow Peak Target Cale Stage Elev 1 2.85 ******* 1. 74 8.76 397.26 2 1. 41 0.57 0.42 8.40 396.90 3 1.42 ******* 0.36 7.64 396 .14 4 1.69 ******* 0.37 7.73 396.23 5 1.50 ******* 0.23 6.62 395.12 6 0.89 ******* 0.10 6.05 394.55 7 1.15 ******* 0.10 5.51 394.01 8 1.24 ******* 0.09 4.00 392. 50 Route Time Series through Facility Inflow Time Series File:adev.tsf Outflow Time Series File:ardout Inflow/Outflow Analysis Peak Inflow Discharge: 2.85 CFS Peak Outflow Discharge: 1. 74 CFS Peak Reservoir Stage: 8.76 Ft Peak Reservoir Elev: 39'/.?6 Ft at at Peak Reservoir Storage: 94244. Cu-Ft ?. 164 Ac-Ft 3.400 o.oo 3. 650 0.00 3. 870 0.00 4.080 0.00 4.280 0.00 4.470 0.00 4.660 0.00 4.830 0.00 5.000 0.00 5.160 0.00 5.320 0.00 5. 470 0.00 5.620 0.00 5.770 0.00 Storage (Cu-Ft) (Ac-Ft) 94244. 2.164 89045. 2.044 78365. 1. 799 79601. 1. 827 65031. 1. 493 57900. 1.329 51458. 1.181 34946. 0.802 6:00 on Jan 9 in 10:00 on Jan 9 in Flow Duration from Time Series File:ardout.tsf Cutoff Count Frequency CDF Exceedence Probability CFS % % % 0.006 31059 50.651 50. 6 51 4 9. 34 9 0.493E+OO 0.018 5861 9.558 60.209 39.791 0.398E+OO 0.030 5357 8.736 68.945 31. 055 0. 311E+OO 0.042 4885 7. 966 76. 911 23.089 0.231E+00 0.054 4456 7.267 84.178 15.822 0.158£+00 0.066 3942 6. 429 90.607 9.393 0.939£-01 0.079 2093 3. 413 94. 020 5. 980 0.598E-Ol 0. 091 1665 2.715 96. 7 35 3.265 0.326£-01 0.103 1415 2.308 99. 013 0.957 0.957£-02 0.115 299 0.488 99.530 0. 4 70 0.470E-02 0.127 25 0.041 99.571 0. 429 0.429£-02 0.139 13 0. 021 99.592 0.408 0.408£-02 0.151 13 0.021 99.614 0. 386 0.386E-02 0.163 9 0.015 99.628 0.372 0. 372£-02 15077. 15178. 15280. 15382. 15484. 15587. 15689. 15793. 15896. 16000. 16104. 16209. 16313. 16419. Year 8 Year 8 0.175 0.187 0.199 0.211 0.223 0.235 0.247 0.259 0. 272 0.284 0.296 0.308 0.320 0.332 0.344 0.356 0. 368 0.380 0. 392 0. 404 0.416 0. 428 11 6 8 20 20 33 9 13 7 6 9 13 6 8 7 14 16 4 4 3 5 4 0.018 0.010 0.013 0.033 0.033 0.054 0.015 0.021 0.011 0.010 0.015 0.021 0.010 0.013 o. 011 0.023 0.026 0.007 0.007 0.005 0.008 0.007 99.646 99.656 99.669 99.702 99.734 99.788 99.803 99.824 99.835 99.845 99.860 99.881 99. 8 91 99.904 99.915 99.938 99. 964 99.971 99.977 99.982 99.990 99.997 0.354 0.344 0.331 0. 298 0.266 0.212 0.197 0.176 0.165 0.155 0.140 0.119 0.109 0.096 0.085 0. 062 0.036 0. 029 0.023 0.018 0.010 0.003 0.354E-02 0.344E-02 0.331E-02 0.298E-02 0.266E-02 0.212E-02 0.197E-02 0 .176E-02 0.165E-02 0.155E-02 0.140E-02 0.119E-02 0.109E-02 0.962E-03 0.848E-03 0.620E-03 0.359E-03 0.294E-03 0.228E-03 0.179E-03 0.978E-04 0.326E-04 Duration Comparison Anaylsis Base File: apre.tsf New File: ardout.tsf Cutoff Units: Discharge in CFS Cutoff 0.107 0.135 0.164 0 .193 0.221 0.250 0.279 0. 307 0.336 0. 365 0.393 0.422 0.451 -----Fraction of Time--------------Check of Tolerance------- Base New %Change Probability Base New %Change 0.92E-02 0.54E-02 -41.1 I 0.92E-02 0.107 0.103 -3.3 0.62E-02 0.41E-02 -33.2 I 0.62E-02 0.135 0.105 -22.2 0.48E-02 0.37E-02 -23.3 I 0.48E-02 0.164 0.113 -31.3 0.37E-02 0.34E-02 -7.6 I 0.37E-02 0.193 0.168 -12.9 0.28E-02 0.27E-02 -4.0 I 0.28E-02 0.221 0.217 -2.0 0.22E-02 0.19E-02 -11.9 I 0.22E-02 0.250 0.233 -6.7 0.15E-02 0.16E-02 10.J I 0.15E-02 0.279 0.291 4.3 0.99E-03 0.12E-02 21.3 i 0.99E-03 0.307 0.329 7.0 0.62E-03 0.90E-03 44.7 0.62E-03 0.336 0.356 6.0 0.34E-03 0.44E-03 28.6 0.34E-03 0.365 0.369 1.3 0.21E-03 0.23E-03 7.7 0.21E-03 0.393 0.399 1.4 0.16E-03 0.82E-04 -50.0 0.16E-03 0.422 0.406 -3.7 0.82E-04 O.OOE+OO -100.0 0.82E-04 0.451 0.424 -6.0 Maximum positive excursion -0.031 cfs ( 10.0%) occurring at 0.313 cfs on the Base Data:apre.tsf and at 0.344 cfs on the New Data:ardout.tsf Maximum negative excursion -0.052 cfs (-31.8%) occurring at 0.162 cfs on the Base Data:apre.tsf and at 0.111 cfs on the New Data:ardout.tsf -U) u. () -Q) E> <U .c 0 1/) 0 It') 0 ardout.dur <> apre.dur o C')!..+-------------~~-----------------0 -, '· r N'-+----'----------------~1~---------------- 0 - \'. 00 ~----- ..... -+------------0 ------------~- -/ ··,.--."'." 0 I I I 1111 10 ·2 I I 1111 I I I I 1111 Probability Exceedence MAGNUSON PLAT POND B -KCRTS FLOW CONTROL SUMMARY CONSERVATION FLOW -LEVEL 2 STANDARD Retention/Detention Facility Type of Facility: Side Slope: Pond Bottom Length: Pond Bottom Width: Pond Bottom Area: Top Area at 1 ft. FB: Effective Storage Depth: Stage O Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Pond 2.00 H:lV 66.00 ft 33.00 ft 2178. sq. ft 4558. sq. ft 0.105 acres 4. 00 387.50 12221. 0.281 4.00 12.00 2 ft ft cu. ft ac-ft ft inches Orifice# Height (ft) 0.00 2.90 Diameter (in) 0.60 1. 25 Full Head Discharge (CFS) 0.020 0.044 Pipe Diameter (in) 1 2 Top Notch Weir: None Outflow Rating Curve: None Stage Elevation Storage {ft) (ft) (cu. ft) lac-ft) 0.00 387.50 0. 0.000 0.01 387.51 22. 0.001 0.02 387.52 4 4. 0.001 0.03 387.53 66. 0.002 0.04 387.54 87. 0.002 0.05 387.55 109. 0.003 0.15 387.65 331. 0.008 0.25 387.75 557. 0. 013 0.35 387.85 787. 0.018 0.45 387.95 1021. 0.023 0.55 388.05 1259. 0. 029 0.65 388.15 1501. 0.034 0.75 388.25 1747. 0.040 0.85 388.35 1998. 0. 046 0. 95 388.45 2252. 0.052 1.05 388.55 2511. 0.058 1.15 388.65 2775. 0.064 1.25 388.75 3042. 0.070 1.35 388.85 3314. 0. 076 1. 45 388.95 3591. 0.082 1.55 389.05 3872. 0.089 4.0 Discharge Percolation (cfs) (cfs) 0.000 0.00 0.001 0.00 0.001 0.00 0.002 0.00 0.002 0.00 0.002 0.00 0.004 0.00 0.005 0.00 0.006 0.00 0.007 0.00 0.007 0.00 0.008 0.00 0.008 0.00 0.009 0.00 0.010 0.00 0.010 0.00 0.010 0.00 o. 011 0.00 0. 011 0.00 0.012 0.00 0.012 0.00 Surf Area (sq. ft) 2178. 2182. 2186. 2190. 2194. 2198. 2238. 2278. 2319. 2359. 2401. 2442. 2484. 2526. 2569. 2611. 2655. 2698. 2742. 2786. 2830. 1. 65 389.15 4157. 0.095 0.013 o.oo 2875. 1. 75 389.25 4447. 0.102 o. 013 0.00 2920. 1. 85 389. 35 4741. 0.109 0.013 0.00 2965. 1. 95 38 9. 4 5 5040. 0.116 0.014 0.00 3011. 2.05 389.55 5343. 0.123 0.014 0.00 3057. 2.15 389.65 5651. 0.130 0.014 0.00 3103. 2.25 389.75 5964. 0 .137 0.015 0.00 3150. 2.35 389.85 6281. 0 .144 0.015 0.00 3197. 2.45 389.95 6603. 0.152 0.015 0.00 3244. 2.55 390.05 6930. 0.159 0.016 0.00 3292. 2.65 390.15 7261. 0.167 0.016 0.00 3340. 2.75 390.25 7598. 0.174 0.016 0.00 3388. 2.85 390.35 7939. 0.182 0.016 0.00 3437. 2.90 390. 40 8112. 0.186 0.017 0.00 3461. 2. 91 390.41 8146. 0.187 0. 017 0.00 3466. 2.93 390.43 8216. 0.189 0.018 0.00 3476. 2.94 390.44 8250. 0.189 0.020 0.00 3481. 2.95 390.45 8285. 0.190 0.022 0.00 3485. 2.97 390.47 8355. 0.192 0. 025 0.00 3495. 2.98 390.48 8390. 0.193 0.028 0.00 3500. 2.99 390. 49 8425. 0.193 0.030 0.00 3505. 3.00 390.50 8460. 0.194 0.031 0.00 3510. 3.02 390.52 8530. 0.196 0.031 0.00 3520. 3.12 3 90. 62 8885. 0.204 0.037 0.00 3569. 3.22 390. 72 9244. 0.212 0.041 0.00 3619. 3.32 390.82 9609. 0.221 0.045 0.00 3669. 3.42 390.92 9978. 0.229 0. 049 0.00 3719. 3.52 391. 02 10352. 0.238 0.052 0.00 3770. 3.62 391.12 10732. 0.246 0.054 0.00 3821. 3.72 391. 22 11117. 0.255 0.057 0.00 3873. 3.82 391. 32 11507. 0.264 0.060 0.00 3924. 3.92 391. 42 11902. 0.273 0.062 0.00 3976. 4.00 391.50 1222 l. 0.281 0. 064 0.00 4018. 4.10 391. 60 12626. 0. 290 0.374 0.00 4071. 4.20 391.70 13035. 0. 299 0.939 0.00 4123. 4.30 391. 80 13450. 0.309 1. 670 0.00 4177. 4.40 391. 90 13871. 0.318 2.460 0.00 4230. 4.50 3 92. 00 14297. 0.328 2.750 0.00 4284. 4.60 392.10 14728. 0.338 3.010 0.00 4338. 4.70 392.20 15164. 0.348 3.240 0.00 4393. 4.80 392.30 15606. 0.358 3. 460 0.00 4447. 4.90 392.40 16054. 0.369 3.670 0.00 4503. 5.00 392.50 16507. 0.379 3.870 0.00 4558. 5,10 392.60 16965. 0.389 4. 050 0.00 4614. 5.20 392.70 17429. 0. 400 4.230 0.00 4670. 5.30 392. 80 17899. o. 411 4.400 0.00 4726. 5.40 392.90 18375. 0. 422 4.560 0.00 4783. 5.50 393.00 18856. 0.433 4. 720 0.00 4840. 5.60 393.10 19343. 0.444 4.880 0.00 4897. 5.70 393.20 19835. 0.455 5.030 0.00 4955. 5.80 393.30 20334. 0. 467 5.170 0.00 5013. 5.90 393.40 20838. 0.478 5.310 0.00 5071. 6.00 393.50 21348. 0.490 5.450 0.00 5130. Hyd Inflow Outflow Peak Storage Target Cale Stage Elev (Cu-Ft) (Ac-Ft) 1 0.41 ******* 0.27 4.07 391.57 12496. 0.287 -Cf) LL () -(I) e> (ti ..c 0 • Cl) 0 R ___ _ c:i ll) c:i L:,_ \ l-+-----------------<~ .,-,.,---------------------- u "\ . '-> "<t 0 :,_ . ., '; ,, /-;'"', -, '' ,., "1< (t) +---------------------·.; ____________________ _ 0 .... '0-'+------------~------- c:i 0 0 ~' , 'o \, C>-t----"---r-r-rr-r,",---,---,-.-.--TTm--,,---~I ~I ~I ~I ~11------1~1~1~1~1- 1 ----1-1 ~I ~I ~I I~\ 10·5 10 4 10·3 10·2 10· 10° Probability Exc~_~c:j_~nce i •• 3 d ' Pow/:, r, C)O:Sl C- ::: _\.., , I .. I\ ,~ J<;,c ;J ) _,.. ' ~\ "'<'•/ .· f' .. , •. ,': ' ~, ·• ~ ' '......-< ..,..t" e\€.:.r : t ' "''(' "," ~ c\ \ \; o \ . i,. c._ r .... -; ' (\ - ·•-v I' ' ' ·, ' ) • ...1--s . .,. I \ -~ ' J. r ::-2-Cfc, 400 I , __ (J . ..,J.. ., '\ ' ' ;-\~ ·- -~-\ ~::-..l. · l . ' ::: "J, ... .i .,~--' r . , • ] ( . ·,,:;,-' ...,/.,, "''-, -< /) ..._ --·· .. . .. . f V t,,.l f.) B • -, We::r-PD,-. ..... 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I a,, 7 RJre.f', . ----- lij ~ ~ ~ © ~ T lRl ~ lF lF ~ © C © u'(J ~ l!JJ [L tF ~ lM u ~ TRAFFIC ENGINEERING • TRANSPORTATION PLANNING 4610 131ST STREET CT NW• GIG HARBOR, WA 98332 • PH: (253) 857-8840 • FAX: (253) 857-9060 May 2, 2006 Ms. Kayren Kittrick, Development Engineer Supervisor City of Renton, Public Works Department 1055 South Grady Way Renton, Washington 98055 RE: Magnussen Plat, 49 Single-Family Detached Homes; Traffic Impact Analysis GTC Project No. 06-100 Dear Ms. Kittrick: Gibson Traffic Consultants (GTC) has been retained by Mark Rousso of J&M Land Development Inc. to conduct a traffic study to satisfy City of Renton requirements for the proposed 49 single-family detached homes. The City's concerns are the impacts of proposed residential development on the City street system; specifically, NE 4th Street and signalized intersections at Duvall Avenue (138th Avenue SE) and Jericho Avenue (144th Avenue SE). This technical memorandum summarizes the following elements: existing 2006 and future 2008 Level of Service (LOS) analysis for weekday PM peak traffic conditions at these off-site intersections; local/plat access intersections on Duvall and Jericho Avenues; traffic generation and distribution; operational saftety impacts; and, recommended mitigation measures for the proposed residential development. PROPOSED SITE DEVELOPMENT & ACCESS The proposed Magnussen Plat development is located along the east side of Duvall Avenue opposite NE 2•d Place in the City of Renton (see Figure 1). The site is currently vacant and extends to NE 2nd Street to the south and east of Field Avenue NE. The proposed residential development would build 49 new single-family detached (SFD) homes on the site. The proposed development is scheduled for construction and full occupancy by the year 2008. For the traffic/LOS analysis, 2008 was used for the future horizon year. Site access to the majority of the SFD lots would be provided via an improved NE 2 00 Place plat access road which would connect Duvall Avenue to the west with Field Avenue to the east. Access to lots in the southeast corner of the plat would be provided via 2nd Street and 140th Avenue. A proposed Site Plan has been included in the attachments. MAY -4 2006 RECEIVED COUNTS/SURVEYS• SITE IMPACTS• LOS ANALYSIS •EIS• HEARINGS• SAFETY• SIGNALS• PARKING Ms. Kayren Kittrick May 2, 2006 Page2 METHODOLOGY Study Intersections & Traffic Volumes Based on the City of Renton's traffic impact guidelines and similar scoping for the Jericho Plat TIA memorandum (GTC, February 3, 2004), GTC performed PM peak level of service (LOS) analyses at two (2) City arterial intersections: NE 4th Street at Duvall Avenue and Jericho A venue. GTC obtained new weekday PM peak period turning movement (TM) counts at 4th/Duvall intersection using All Traftic Data on April 13, 2006. Existing PM peak turning movement counts at 4th/Jericho intersection were obtained in April 2003 for the Jericho Plat TIA study. These TM counts were used to assess existing peak operating conditions at the study intersections. Existing 2006 PM peak turning volumes are summarized in Figure 2. The baseline traftic volumes were determined by utilizing a 2.0% annually compounded growth rate to the horizon year of 2008. The future with development traffic volumes were determined by adding the development's traffic volumes to the baseline traffic volumes. One pipeline project (Jericho Plat, with 37 single-family detached units) has also been included in baseline traffic volumes. Traftic to be generated by the Magnussen Plat site has been estimated using trip generationdata published in the Institute of Transportation Engineers'(ITE) Trip Generation manual, 7th edition. Based on existing travel patterns (from TM counts) and employment and retail destinations in the site vicinity, GTC estimated the likely trip distribution of site traffic to the adjacent City road system. Level of Service Traftic congestion is generally measured in terms of level of service (LOS). Peak-hour level of service at critical off-site intersections was determined using the methodology described in the 2000 Highway Capacity Manual (HCM). In accordance with the Manual, road facilities and intersections are rated between LOS A and F, with LOS A being free flow and LOS F being forced flow or over-capacity conditions. The level of service criteria is listed in Table 1. The level of service at signalized intersections is based on the average delay of all approaches. At unsignalized intersections, level of service is based on the worst/highest delay for all intersection movements or approaches. Geometric characteristics and conflicting traftic movements are taken into consideration when determining level of service values. Per City of Renton standards, the required threshold for satisfactory intersection LOS is 'D' or better. Level of Service (LOS) analyses have been performed for PM peak traffic conditions at all study intersections requested during scoping process. Peak-hour level or service (LOS) determinations at study intersections were made using the methodology described in the 2000 Highway Capacity Manual (HCM), TRB Special Report 209 and Synchro software (version 6). Terry Gibson, responsible for the traffic analysis and report, is a licensed professional engineer (Civil) in the State of Washington and past-President of the Washington State section ofITE. Ms. Kayren Kittrick May 2, 2006 Page 3 EXISTING CONDITIONS Street System & Traffic Control The street system in the vicinity of the project site is shown on Figure 1. Site access for the Magnussen Plat residential development would be provided via NE 4th Street, Duvall Avenue and Jericho Avenue to the surrounding area. Access to proposed SFD homes would be provided by NE 2nd Place, Field Avenue NE and NE 2nd Street. NE 4th Street is a five-lane, east-west arterial with a center two-way-left-tum-lane provided and a posted speed limit of 35 mph. NE 4th Street connects to NE 3rd Street to provide access to downtown Renton west ofI-405. There is curb, gutter, sidewalk and landscape sections along the length of NE 4th Street on the north side of the road. On the south side along site frontage, a 7-foot paved shoulder is provided. King County Metro provides transit service along NE 4th Street via bus routes 105 and 111 express, with bus stops provided at Duvall and Jericho Avenue signals. Duvall Avenue NE, which would provide primary access to the subject site, is a City local access street south of 4th Street and is an arterial north of 4th and connects to Coal Creek Pkwy. South of 4th Street Duvall Avenue is a two-lane roadway with curb/gutter section and sidewalk on the west side and 5-foot paved shoulder on the east side. The posted speed limit is 25 mph near site vicinity. However, to the north of 4th Street, Duvall Avenue is a five-lane, north-south arterial road with a center two-way left-tum lane with curb/gutter and sidewalk sections on both sides. The posted speed limit is 40 mph. Jericho Avenue NE would provide secondary access to the subject plat and, is a City local access street that dead-ends north ofNE 4th Street. Jericho Avenue has two (2) travel lanes plus a third lane provided on the road approaches to the 4th Street signalized intersection. The posted speed limit is 30 mph for this City road, and no curb/gutter sections or sidewalks are provided in the project vicinity. NE 2•d Place is a two-lane local access street west of Duvall Avenue and provides access to the Laurelhurst neighborhood. The existing pavement width is 32 feet with curb/gutter and sidewalk sections provided on both sides. East of Duvall Avenue, 2nd Place is a narrow private roadway with a pavement width of 12 feet. NE 2nd Street is a two-lane local access street which connects Duvall and Jericho Avenue. 2nd Street has a 22-24 foot pavement width with variable gravel shoulders and is posted for 25 mph. Ms. Kayren Kittrick May 2, 2006 Page4 Existing Traffic Volumes OTC obtained a new weekday PM peak period turning movement count (by All Traffic Data) on Ajril 13, 2006 at the 4th/Duvall intersection. The PM peak turning movement count at the 4 /Jericho intersection was obtained from Jericho Plat TIA memorandum (OTC, February 3, 2004). Figure 2 depicts existing PM peak-hour turning movement volumes at the study intersections. Assuming a typical 'k' factor (peak-to-daily volumes) of 10 %, NE 4th Street presently carries 23,500 vehicles daily on an average weekday (A WDT) west of Duvall Avenue. Duvall Avenue handles about 12,600 AWDT north of 4th Street and only 1,700 A WDT south of 4th toward the project site. Jericho Avenue presently carries about 7,000 A WDT south of 4th Street. The capacity of 5-lane arterials is 30,000 A WDT while 2-lane roadways with paved shoulders have a carrying capacity of about 12,000 A WDT. 4th Street is operating at about 80% of its capacity and Jericho Avenue at about 60% of capacity. South of 4th Street, Duvall Avenue has low traffic volumes at present with 15 % of capacity. Existing Level of Service (LOS) Conditions Traffic flow and congestion on roads and highways is usually measured in terms of level-of- service (LOS) at critical intersections. Traffic flow varies from LOS A free-flow conditions to LOS F forced-flow conditions, with LOS E representing capacity conditions (see Table 1). For signalized intersections, the level of service is determined by the average delay per entering vehicle on all approaches. Using the methodology described in the 2000 Highway Capacity Manual and software package from T rafficware Synchro 6/Build 610 for signalized intersections, OTC calculated the existing LOS and average stopped delay at each study intersection.For existing peak traffic conditions, the 4th Street/Duvall Avenue intersection operates at LOS D with 41.7 seconds of average delay. The signalized intersection of 4th Street at Jericho Avenue operates at LOS C with 30.8 seconds of average delayas summarized in Table 2. FUTURE TRAFFIC CONDITIONS Trip Generation Trip generation estimates for the proposed residential development is based on natonal research data for similar land nses contained in the Institute of Transportation Engineers' (ITE) Trip Generation, 1h Edition (2003). ITE Land Use Code 210 has been used for residential units. Average trip generation rates have been utilized for estimating daily and AM/PM peak trips for the proposed single-family homes. For the proposed 49 SFD homes at the Magnussen Plat an estimated 469 ADT with 37 AM peak-hour trips (9 inbound/28 outbound) and 49 PM peak- hour trips (31 inbound/18 outbound) would be generated on an average weekday. Table 3 summarizes the trip generation results for the proposed Magnussen Plat development. Ms. Kayren Kittrick May 2, 2006 Page5 Trip Distribution Based on the existing travel patterns (from TM counts) and employment and retail destinations in the site vicinity, GTC estimated the likely trip distribution of site traffic to the adjacent City/State road systems. All site traffic would utilize the NE 4th Street arterial for access to the project site. It is anticipated that 35% of site traffic will travel to/from west on 4th Street toward I-405 with 30% on Duvall Avenue/Coal Creek Pkwy north toward Bellevue and the remaining 35% east on 4th Street. Detailed trip distributions for daily and PM peak trips are included in Figure 3. Background Traffic, Pipeline & Horizon Year The baseline and future with development level of service (LOS) analyses have been performed at all study intersections. The baseline traffic volumes were determined by utilizing a 2% annual compounded growth factor to the horizon year of 2008. One pipeline project (Jericho Plat, with 37 single-family detached homes) south of 4th Street between Hoquiam and Jericho Avenues has been included in the 2008 baseline traffic volumes. Note: A horizon year of 2008 has been selected for the traffic analysis, when the proposed SFD homes are expected to be fully occupied. The baseline PM peak-hour turning movement volumes used for the future 2008 LOS analysis are shown in Figure 4 for study intersections. The future with development traffic volumes were · determined by adding the development's traffic volumes to the baseline traffic volumes. The future with development turning movement volumes used for the future with development LOS analysis are shown in Figure 5. Peak-hour level of service (LOS) determinations at study intersections were made using the methodology described in the 2000 Highway Capacity Manual (HCM), TRB Special Report 209 and Synchro software (version 6). Baseline Level of Service (2008) Under the baseline traffic scenario, the 4th Street/Jericho Avenue signalized intersection would degrade from LOS C to LOS D. With the addition of background growth and pipeline trips, the signalized intersection of 4th Street at Duvall Avenue will experience increase in delay but will continue to operate at LOS D. A summary of the intersection levels of service for baseline trips scenario has been included in Table 4. Future with Development LOS (2008) With the addition of project trips, 4th Street/Duvall Avenue and 4th Street/Jericho Avenue intersections will experience increases in delays but will remain at LOS D or the same service levels as for baseline conditions. A summary of the intersection levels of service with project trips scenario has been included in Table 4. Ms. Kayren Kittrick May 2, 2006 Page6 Site Access, Channelization Needs & Safety Issues As mentioned earlier, the majority of site traffic would utilize the new NE znd Place (plat accessroad) to be constructed between Duvall Road and Field Avenue. Access to lots 34-42 would be provided via NE znd Street, with access to lots 43-48 from 140lh Avenue (see Preliminary Plat map). NE znd Place would be constructed to City design standards with a 32- foot pavement plus curb/gutter and sidewalk sections on both sides. NE znd Street has been improved on the south side west of 140th Avenue and has a 24-foot pavement east of 140th to Jericho Avenue. Field Avenue would be widened to a 32-foot roadway with curb/gutter and sidewalk sections on both sides between NE znd Street and NE znd Place. Projected 2008 PM peak-hour turning volumes at access intersections would be minor (less than 25 vph) and would not warrant channelization improvements (separate left-tum and right-tum lanes on Duvall Avenue or Field Avenue at NE znd Place. GTC performed sight distance assessments at the critical site access locations on Duvall and Jericho Avenues to assess visibility for entering/exiting site traffic to/from the subject plat. The posted speed limit on Duvall Avenue is 25 mph with an assumed design speed of 30 mph. AASHTO design standards require a minimum stopping sight distance (SSD) of 200 feet and entering sight distances (ESD) of 335 feet and 290 feet for left and right-tum exit movements, respectively. To the north and south of acess location, both entering and stopping sight distances exceed 600 feet. Jericho A venue has a speed limit of 30 mph, with ESD requirements of 390 and 335 feet for left/right-tum exit movements assuming a design speed of 35 mph. There is a partial sight restriction (tree branches) looking to the left/north on Jericho Avenue from the znd Street stopped approach, but approaching vehicles remain in the view of sight and safe exiting movements can occur at this intersection. The view to the right/south is clear for over 600 feet which easily satisfies AASHTO sight distance requirements. MITIGATION Off-Site Mitigation (City of Renton) The City of Renton has established traffic mitigation fees of $75 per new average daily trip (ADT) generated by developments. The estimated weekday daily trips for this project is 469 ADT, which for this proposed development would result in a total mitigation fee of $35,175. On-site Acess & Frontage Improvements The following on-site access, roadway and frontage improvements are recommended to provide adequate/safe site traffic access to the proposed residential development and to enhance vehicular/pedestrian travel safety in the site vicinity: Ms. Kayren Kittrick May 2, 2006 Page 7 • Construct new roadway improvements for NE 2nd Place per City ofRenton's road design standards, with a 32-foot pavement width plus curbs/gutters and 5-foot concrete sidewalks on both sides. • Construct frontage improvements on the north side of NE 2nd Street from the west boundary to Field Avenue NE, including curb/gutter and 5-foot sidewalk sections. • Construct new roadway and extension of Field Avenue north of NE 2nd Street to NE 2nd Place to provide access to lots 40-49. • Install standard "STOP" signs (Rl-1 per MUTCD) on the proposed westbound approach of NE 2nd Place to safely control exiting site traffic onto Duvall Avenue. A stop sign should also be installed on the Field Avenue southbound approach to NE 2nd Street. We trust that GTC's traffic analysis, report and attachments adequately address the traffic impacts of the proposed Magnussen Plat residential development, so that the City of Renton can complete its SEPA review of the proposed residential plat development. If you have any questions on our analysis or findings, please call us at ( 425) 339-8266. Thanks. Sincerely, GIBSON TRAFFIC CONSULTANTS, INC. ~ ;1,, }j:.Sar Terry L. Gibson, P.E. President Attachments XC: Mark Rousso, J&M Land Development, Inc. Jim Jaeger, Jaeger Engineering NE121HST z 1 jl ~ !II ~ ~ ill I if !I! 1i I 1F I I ~ 1! l:H1~~ ~Ii Y 11"-I GIBSON TRAFFIC CoNSULTANTS \ MAGNUSSEN PLAT I LEGEND ~ (49 SFD HOMES) PROJECT SITE -¥ STUDY INTERSECTION CITY OF RENTON !II !II !II ~ ~i ~, I jc ic ~ / NE2ND Pl I I i 1!11 ~f C SE 11111l! ST 'Ill ~ i ~ ~t-- TRAFRC IMPACT STUDY GTC f/06..100 FIGURE 1 SITE VICINITY MAP z ~ ii! if ~ ii I~ lv---~1 ~-~- ---/AIRPORTWf ~Ii i --C_#-~1--------- GIBSON TRAFFIC CoNSULTANTS MAGNUSSEN PLAT (49 SFD HOMES) CITY OF RENTON ~ xx- !Ii! ~ I NE 121HST !Ii! ~ ! L ___ _ PM PEAK-HOUR lURNING MOVEMENT VOLUMES !Ii! ~ ; / !Ii! ~f je ~ /;;i;:~ 1--'=~:\\ .J l " r-11 ! , 214_; , 1 r , 1 1,041-;;;!'3 f:l I 2•, !Ii! ~, I- SE 118THST \_ 2 (') r--'it ......__ 761 .J)\.r36 B_J "\ / r 1,206-~N~ 343, 1H ~ i -*-- 04/2l/06 TRAFFIC IMPACT STUDY GTC#06-100 FIGURE2 EXISTING 2006 TRAFFIC VOLUMES PM PEAK-HOUR I ,Z ~ I ~ ~ ,~ /!,----~-1---------+--~ ""'/ ~/ AIRPORT W'( ~Ii _ . .,,,------- '!I! ~ I NE 121liST !I! ~ ! GIBSON TRAFFIC CoNSULTANTS MAGNUSSEN PLAT (49 SFD HOMES) CITY OF RENTON LEGEND AWDT NEWS11E TRAFFIC PM 4( ------>-PEAK (DAILY/PEAK HOUR) r25J \( _ _,/ TRIP DISTRIBUTION % !I! !I! ~ ~f ; @jric @, = 165 7 .....__.11 9 @) 95 -1 !I! ~, IC ----.. 14: IS~: SITE 1: 23pr-:,;-·') I ~(r .~/7: I"'""".;~ ~J / /, i l;H NE2NDST i !I! i !f C SE 1181HST @ 165 11---a Sl1E TRIPS DA1LY=470ADT PM IB a 31 VPH PMOB=18VPH Ill ~ ; ~- TRAFFIC IMPACT STUDY GTC#OG-100 FIGURE3 PROJECT TRIP DISTRIBUTION _ !!Qg -=NE=-12TH=ST=---I z y ~ff '\,,.,--" !I! !I! I \ i I ~ . I ·-·' i i !I! If !I! ~, i' I I -• !I! ~ I ;) 1i ! ;r , / . · 1 §j,----/ ~v--/ I ! ____;AIRPORTWY I -{-fa-'¢l L~ ~Ii ' I GIBSON TRAFFIC CoNSULTANTS MAGNUSSEN PLAT (49 SFD HOMES) CITY OF RENTON LEGEND xx-PM PEAK-HOUR TURNING MOVEMENT VOLUMES i"° !- SITE , _-};' <~ ~NE2NDPL l'. ~ NE2NDST I I I , I If II~.~ "° /i!l;,;i 198 ( ..J j ~ -683 ... ,,-18 \ 285_) ~ • 7 \'·1~~=:-! ~:""' ' ~/· SE1161l!ST "-2 ;7:1:=: • i • 9..., 1, I r 1,399-1 lll"'; 379, Ill I i -i-- 041211/08 TRAFFIC IMPACT STUDY GTC#0&-100 FIGURE4 FUTURE 2008 BASELINE TRAFFIC VOLUMES PM PEAK-HOUR z ~ ii! ii! \ lz ~ I ~~---- GIBSON TRAFFIC CoNSULTANTS MAGNUSSEN PLAT (49 SFD HOMES) CITY OF RENTON LEGEND xx- NE 12THST !I! !I! ~ ~ i i !I! ~ I 900 --.__., !I! !I! ~i jc lg 1~ SITE ~NE2NDPL' w Nlf2.NDST I Iii f1 a, \.. 198 ,i!l;; -684 C I .) j \. ,23 169 .___.. PM PEAK-HOUR TURNING MOVEMENT VOLUMES 285_) ""·Y" 1,107-li!Fl11 39, '---- !lie 116111 ST \..2 '""'"' 1-845 .Jj\.,51 9J I' 1 I 1,402-~N~ 381, lH ~ I ~c-- TRAFFIC IMPACT STUDY GTC#06-100 FIGURES FUTURE 2008 WITH PROJECT TRAFFIC VOLUMES PM PEAK-HOUR Magnussen Plat GTC#06-IOO TABLE 1 INTERSECTION LEVEL OF SERVICE (LOS) CRITERIA Contro I Delay Levelof 1 Expected (Seconds per Vehicle) Service Delay U nsignalized Signalized Intersections Intersections A Little/No Delay :SIO :SIO B Short Delays >10 and :S\5 > 10 and :S:20 C Average Delays >15 and :S25 >20 and :S35 D Long Delays >25 and :S35 >35 and :S55 E Very Long Delays >35 and :S50 >55 and :S80 F * >50 >80 * When demand volume exceeds the capacity of the lane, extreme delays will be encountered with queuing which may cause severe congestion affecting other traffic movements in the intersection. Source: Highway Capacity Manual 2000. LOS A: free-flow traffic conditions, with minimal delay to stopped vehicles (no vehicle is delayed longer than one cycle at signalized intersection). LOS B: generally stable traffic flow conditions. LOS C: occasional back-ups may develop, but delay to vehicles is short term and still tolerable. LOS D: during short periods of the peak hour, delays to approaching vehicles may be substantial but are tolerable during times of Jess demand (i.e. vehicles delayed one cycle or less at signal). LOS E: intersections operate at or near capacity, with long queues developing on all approaches and long delays. LOS F: jammed conditions on all approaches with excessively Jong delays and vehicles unable to move at times. I. 2. Magnussen Plat GTC# 06-100 TABLE 2 Level of Service Summary Weekday PM Peak Hour EXISTING (2006) CONDITIONS Intersection LOS Delav Duvall Ave@ NE 4th St D 41.7 sec Jerico Ave@ NE 4th St C 30.8 sec U<i> ~ = @'.ii)>§) is::::l@m ~c;© ~ ~ ~ ~ Proposed Land Use Size Single Family Residential 49 Units Magnussen Plat GTC#OS-100 TABLE 3 TRIP GENERATION SUMMARY Average AM Peak-Hour Trips Daily Total Inbound Outbound 469 37 9 28 PM Peak-Hour Trips Total Inbounc Outbound 49 31 18 Intersection I. Duvall Ave @ NE 4th St 2. Jerico Ave @ NE 4th St Magnussen Plat GTC# 06-100 TABLE4 Level of Service Summary Weekday PM Peak Hour FUTURE 2008 CONDITIONS' EXISTING Without With CONDITIONS Project Project LOS Dclav LOS Delav LOS Delav D 41.7sec D 45. l sec D 45.3 sec C 30.8 sec D 42.4 sec D 43.1 sec t Includes a 2.0 percent annual growth factor to account for other planned/programmed developments in the area I I I • ' HHIH 11m ;! 0 • :e;:e;!I!!. ~ "!,iii I . . ii I ! 11111!1 , I -lia!!;: 1 Duvall Ave @ 4th St Page 1 of 1 Synehr0 ID: ....... I I 770 , 1,2571 487 I I ·--31s I 52 I 403 PM Peak Hour 0 " • Duvall Ave Yew: 4113/06 ... " a t Data Source: AU Traffic Daia NE 4th St 13,053! NE 4th St North 1,470 • """" ... ' • a I 112 I 31 23 20 I I ,e 74 Future wtthout Prafeet 801 11,3081 507 I I ·--32s I 54 I 419 PMPaak Hour -0 • """"' ... Yea< 2008 1,043 " Growlh Rate = 2.00% 0 t Years of Growth: 2 NE 4th $1 1,.1971 NE4th St No"" Total Growttl"' 1.0404 1,545 • """''""' • • a 1791 32 24 21 I I 102 77 Total Protect Trtps 9 14 5 I I Average week.day 0 I g I 0 PM Peak Hour 0 " • Duvall Ave ., " 1 8 -5 t Eb ··~· ~ NE 4th St :1 North D ., • Duvall Ave ' • e 6 5 3 I I 23 37 14 Future wtth Project I I 610 '1,3221 512 I I Average weekday 32a I 63 I 419 PM Peak Hour ,. ' " Duvall Ave 1,050 " a t NE 4th St I 3,237 1 NE41h St "°"" I 1,550 C Duvall Ave ' • ' 2161 38 29 ,. I I 125 91 Total Plpellne Project Trtp& I I 0 0 I 0 I I Average Weekday 0 I 0 0 PM Peak Hour D 0 • DuvatlAve ., 5 " 5 ' -0 t NE 4th St 0 NE 4th St 21 Nortti , ,, 16 a DIMl11 Ave ' • e 0 0 0 0 0 0 2 Jerico Ave @ 4111 St Page 1 ot1 SynchrolD: 2 ........ 14 26 12 I I A-Weekday 3 I 7 4 PM,,_Hou< d 4 • JetlcX) Ave ~ Yeac 4/25/03 1.029 " • t Data Soun:e: City of Renton NE 4th SI j2,7><j NE..,$1 Noo1h 0 I .. 1,307 JetlcX)Ave ~ • " I 690 I 2a5 I 2 I 37 386 304 Fub.lni, wfthout Project I I 15 26 13 Average weekday 3 I B I • PM Peak Hour a ~ • Jerico Ave ~ Yeac 2008 1,142 Growth Rate : 2.00% • t Yeas d Growth = 5 NE 4th St i,.033 I NE4th St North Tolal Growth= 1.1041 " 1.446 JetlcX) Ave ~ • " 1299 I 2 I 43 432 na 344 Tot.Ill Project Trips I I 0 I 0 I 0 Average \.'\leekday 0 I 0 I 0 PM Peak Hour 0 " • Jerico Ave ., ¢> 5 11 • 6 t ~us uJ NE 4th SI : North " I .. • Jerico Ave ~ • " 1 0 3 I B 12 4 Future wtth Project I I 15 28 13 Average Weekday 3 I 8 I 4 PM Peak Hour 0 0 • Jerico Ave ~ 1.148 • t NE 4th St 13,053j NE 4tfl St North " I 1,452 Jenco Ave 0 • " 1aa I 300 I 2 46 I I 440 348 Total Ptpellne Project Trips I I 0 0 I 0 I I Average Weekday 0 I 0 0 PM Peak Hour 0 0 • Jerico Ave ~ 6 " • t NE 4th St ~ NE-tth SI North " " 3 • Jerico Ave ~ • " I 6 0 I 2 I 5 13 B NE 4th St Approach EB WB NB SB ........... (20l5) Z51--C)300 8 ~· 113501 + 1111 PHF HV% 0.93 1.6% 0.91 1.9% 0.71 6.8% 0.95 2.3% Intersection 0.96 2.0% Duvall Ave & NE 4th St 4:15 PM to 5:15 PM Thursday, April 13, 2006 ! <t ::: !: el [!10-J 14871 13151 52 14031 It + 1111 N "*£ s ~· llt .. ,, I 31 I 23 I 20 I G G Volume 1,350 859 74 770 3,053 Count Period: 4:00 PM to 6:00 PM ·~ + 652 /as91 It 17 j 14701 NE 4th St ! <a: ::: !: ::, Q -·-(206) 251-0300 Out ... In 1,350 In Out no 487 315 52 "403 .., "' '+ ..... t ,.. 31 23 20 Duvall Ave & NE 4th St Thursday, April 13, 2006 Ou1 '" ~~ " " 4:00 PM to 6:00 PM Peak Hour Summary 15--Mlnute Interval Summa,y 4·00PM to l;OOPM lnllrval Northbound Southbound Sllrt Ouvall Ave OuvaR Ave ..... 1-~,~----,T~i"-'R~~~HV~f-cL~~ IT R HV L 61 .. .......... NE4Ct.S1 T R 184 3 4:15PM -Nf,41h St HV L T R 3 4 159 " ' .. m 2 ' ' 179 51 3 70 271 • 2 4 144 .. 2 04:00PM 7 13 1 o 109 ! 8 59 5 04'15PM 7 4 !? 3 91 9 ~02 4 M~PM -·T ---· · ------95 I 12 s1 3s-r-'e.c-+ceec-+--c--+--ss-t-·'e---1---{-~-:: =· ~; 8 3 1 !~ ~~ (· -:} --:c--t-ee----t-""'-+-.S.-l~e----t-~ 05:15PM 8 3 4 0 106 I 19 so-·-5 05:JOPM 8 3 4 0 113 J_ 25 77 1 05:45PM 5 5 4 0 89 Tf3 74 S ota1Sui'Ve'i sg •1 33 s a20 I 111 6os 34 Peak Hour Summary ,:15 PM to !J:15 PII .. -Duval Ave -lnlOutlTotall Vokmo " ' 96 I 172 I ~-6.8% PHF 0.71 .. -·"" Duva1Aw, HV ' MOY11ment L I T I R IT"" Vokmo 31 23 I 20 '"" D.65 0.64 I 0.83 Rolling Hour Summary 4:00 PM to 6:00 PM --· "'""""""' .... Duval Ave -L T R 04:00PM 26 26 16 04:15PM 31 23 20 04:30PM 32 22 18 04:-45 PM 38 23 16 05:00 PM 31 19 15 74 0.71 HV 4 5 2 2 1 Southbound In --i--6"itMJr;i-1 · HV 770 I 487 I 1,257 I 18 2.3% 0.95 Southbound D<lvaUAve L --1·-r1 --RlfOtal :is! 1--&+-t.;~ 1~~905 Solrthbound DtJvaH Ave L T R HV 399 _ _iQ_ ,07 19 .,, 52 "5 16 416 62 29i 19 436 °?5--289-~-17 421 77-··:zge 15 " 271 • 4 3 1'0 .. ' 75 276 10 • 4 149 41 ' 61 234 ' • ' ·110· -" -1-62 235 13 5 2 121! 61 44 214 • ' 6 165 " 3 502 1,91'4 .. 43 " 1'72 376 34 .......... _,.. ... NE41h St NE 4th St In I Ou1 I Total I HV In I Ou1 I Total I HV 13501 998 123481 21 859 I 1.470 I 2,329 I 16 1.6% 1.9% . , .. , ----··--·· --o.g:j"--0.91 .......... __ ... NE44'1S1 NE 41h St L T I R !Total L I T I • !Total 27' 1,047 29 1,350 17 I 652 I 190 1859 0.91 D.95 0.73 0,93 0.71 Q.91 I 0.93 0.91 .. -.... Westbound NE 4th SI NE 41h St L T R HV L T R HV ,., '" 22 " 17 662 194 15 . 274 "" 29 21 17 652 190 16 260 1 052 32 23 16 '" 164 19 272 1 016 36 26 14 625 196 21 242 959 32 26 17 610 182 19 to 5:15PM ""'-' Tolal 653 741 7'5 791 776 740 ··729 ... 5,833 r ... , 3,053_, __ 2.0% 0.96 r ... , 3,053 0.96 """""'' r,,,., -~39 __ 3053 3 052 3036 2 903 ~ 859 In 1,470 0 Lanes, Volumes, Timings Magnussen Plat 1: NE 4th St & Duvall Ave 5/2/2006 .> -,. f -' ..... t I" \. ! ~ Lane Configurations 'i ti. 'i tt ., 4> 'i t ., Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 11 12 12 12 11 11 11 11 12 12 11 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector (ft) 50 50 50 50 50 50 50 50 50 50 Trailing Detector (fl) 0 0 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Fri 0.996 0.850 0.963 0.850 Flt Protected 0.950 0.950 0.980 0.950 Said. Flow (prot) 1770 3408 0 1770 3539 1531 0 1699 0 1770 1863 1531 Flt Permitted 0.950 0.950 0.980 0.950 Said. Flow (perm) 1770 3408 0 1770 3539 1531 0 1699 0 1770 1863 1531 Right Tum on Red Yes Yes Yes Yes Said. Flow (RTOR) 3 198 18 328 Headway Factor 1.00 1.04 1.00 1.00 1.00 1.04 1.04 1.04 1.04 1.00 1.00 1.04 Link Speed (mph) 35 35 40 40 Link Distance (ft) 1227 2029 2684 351 Travel Time (s) 23.9 39.5 45.8 6.0 Volume (vph) 274 1047 29 17 652 190 31 23 20 403 52 315 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Adj. Flow (vph) 285 1091 30 18 679 198 32 24 21 420 54 328 Lane Group Flow (vph) 285 1121 0 18 679 198 0 77 0 420 54 328 Tum Type Prot Prot Perm Split Split Perm Protected Phases 7 4 3 8 2 2 6 6 Permitted Phases 8 6 Detector Phases 7 4 3 8 8 2 2 6 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Spilt (s) 8.0 20.0 8.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 Total Split (s) 19.0 34.0 0.0 8.0 23.0 23.0 21.0 21.0 0.0 27.0 27.0 27.0 Total Split(%) 21.1% 37.8% 0.0% 8.9% 25.6% 25.6% 23.3% 23.3% 0.0% 30.0% 30.0% 30.0% Maximum Green (s) 15.0 30.0 4.0 19.0 19.0 17.0 17.0 23.0 23.0 23.0 Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time (s) 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 Lead/Lag Lead Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None None Max Max Max Max Max Walk Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 0 0 0 0 Act Effct Green (s) 15.0 34.6 4.0 18.8 18.8 17.0 23.0 23.0 23.0 Actuated g/C Ratio 0.17 0.39 0.04 0.21 0.21 0.19 0.26 0.26 0.26 vie Ratio 0.96. 0.85 0.24 0.92 0.42 0.23 0.93 0.11 0.52 Control Delay 83.5 34.3 50.2 53.6 7.6 26.6 62.1 26.6 6.5 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 83.5 34.3 50.2 53.6 7.6 26.6 62.1 26.6 6.5 LOS F C D D A C E C A Approach Delay 44.3 43.3 26.6 36.9 Existing Traffic Volumes (2006) Default Gibson Traffic Consultants, Inc. Page 1 Lanes, Volumes, Timings 1: NE 4th St & Duvall Ave Approach LOS Area Type: Other Cycle Length: 90 Actuated Cycle Length: 89.8 Natural Cycle: 90 D Control Type: Actuated-Uncoordinated Maximum vie Ratio: 0.96 Intersection Signal Delay:'41.V Intersection Capacity Util~ 72.2% Analysis Period (min) 15 Splits and Phases: 1: NE 4th St & Duvall Ave Existing Traffic Volumes (2006) Gibson Traffic Consultants, Inc. - D Intersection LOS: D ICU Level of Service C t C Magnussen Plat 5/2/2006 D I Default Page2 Lanes, Volumes, Timings Magnussen Plat 2: NE 4th St & Jerico Ave 5/2/2006 .> -..... f -' '\ t ~ \. ~ ./ Lane Configurations 11 -tf. 11 -tf. 4' 'f' 4' 'f' Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector (ft) 50 50 50 50 50 50 50 50 50 50 Trailing Detector (ft) 0 0 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.968 0.850 0.850 Flt Protected 0.950 0.950 0.953 0.982 Said. Flow (prot) 1770 3426 0 1770 3539 0 0 1775 1583 0 1829 1583 Flt Permitted 0.283 0.089 0.953 0.982 Said. Flow (perm) 527 3426 0 166 3539 0 0 1775 1583 0 1829 1583 Right Turn on Red Yes Yes Yes Yes Said. Flow (RTOR) 54 38 3 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 35 35 30 30 Link Distance (ft) 2029 1624 2632 377 Travel Time (s) 39.5 31.6 59.8 8.6 Volume (vph) 8 1266 343 36 761 2 265 2 37 4 7 3 Peak Hour Factor 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 Adj. Flow (vph) 8 1292 350 37 777 2 270 2 38 4 7 3 Lane Group Flow (vph) 8 1642 0 37 779 0 0 272 38 0 11 3 Tum Type Perm Perm Split Perm Split Perm Protected Phases 4 8 2 2 6 6 Permitted Phases 4 8 2 6 Detector Phases 4 4 8 8 2 2 2 6 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split (s) 20.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 Total Split (s) 49.0 49.0 0.0 49.0 49.0 0.0 21.0 21.0 21.0 20.0 20.0 20.0 Total Split (%) 54.4% 54.4% 0.0% 54.4% 54.4% 0.0% 23.3% 23.3% 23.3% 22.2% 22.2% 22.2% Maximum Green (s) 45.0 45.0 45.0 45.0 17.0 17.0 17.0 16.0 16.0 16.0 Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time (S) 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 Lead/Lag Lead-Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Max Max Max Max Max Max Walk Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Flash Don! Walk (s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 0 0 0 0 0 0 Act Effct Green (s) 44.3 44.3 44.3 44.3 17.0 17.0 16.0 16.0 Actuated g/C Ratio 0.50 0.50 0.50 0.50 0.19 0.19 0.18 0.18 v/c Ratio 0.03 0.95 0.45 0.44 0.80 0.11 0.03 0.01 Control Delay 12.0 34.5 35.9 15.5 54.5 11.2 31.1 21.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 12.0 34.5 35.9 15.5 54.5 11.2 31.1 21.3 LOS B C D B D B C C Approach Delay 34.4 16.4 49.2 29.0 Approach LOS C B D C Existing Traffic Volumes (2006) Default Gibson Traffic Consultants, Inc. Page 1 Lanes, Volumes, Timings 2: NE 4th St & Jerico Ave Area Type: Other Cycle Length: 90 Actuated Cycle Length: 89.3 Natural Cycle: 90 Control Type: Actuated-Uncoordinated Maximum vie Ratio: 0.95 Intersection Signal Delay~ Intersection Capacity Ubl~74.1% Analysis Period (min) 15 Existing Traffic Volumes (2006) Gibson Traffic Consultants, Inc. Intersection LOS: C ICU Level of Serv1ce b Magnussen Plat 5/2/2006 Default Page2 Lanes, Volumes, Timings Magnussen Plat 1: NE 4th St & Duvall Ave 5/2/2006 ~ -,. "' -' ~ t t" \. ~ ~ Lane Configurations "I +f> "I ++ ,, 4> 11 + ,, Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft). 12 11 12 12 12 11 11 11 11 12 12 11 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector (ft) 50 50 50 50 50 50 50 50 50 50 Trailing Detector (ft) 0 0 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Fri 0.996 0.850 0.963 0.850 Flt Protected 0.950 0.950 0.980 0.950 Said. Flow (pro!) 1770 3408 0 1770 3539 1531 0 1699 0 1770 1863 1531 Flt Permitted 0.950 0.950 0.980 0.950 Said. Flow (perm) 1770 3408 0 1770 3539 1531 0 1699 0 1770 1863 1531 Right Tum on Red Yes Yes Yes Yes Said. Flow (RTOR) 3 206 19 342 Headway Factor 1.00 1.04 1.00 1.00 1.00 1.04 1.04 1.04 1.04 1.00 1.00 1.04 Link Speed (mph) 35 35 40 40 Link Distance (ft) 1227 2029 2684 351 Travel Time (s) 23.9 39.5 45.8 6.0 Volume (vph) 285 1105 30 18 683 198 32 24 21 419 54 328 Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Adj. Flow (vph) 297 1151 31 19 711 206 33 25 22 436 56 342 Lane Group Flow (vph) 297 1182 0 19 711 206 0 80 0 436 56 342 Tum Type Prat Prot Perm Split Split Perm Protected Phases 7 4 3 8 2 2 6 6 Permitted Phases 8 6 Detector Phases 7 4 3 8 8 2 2 6 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split (s) 8.0 20.0 8.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 Total Split (s) 20.0 35.0 0.0 8.0 23.0 23.0 21.0 21.0 0.0 26.0 26.0 26.0 Total Split(%) 22.2% 38.9% 0.0% 8.9% 25.6% 25.6% 23.3% 23.3% 0.0% 28.9% 28.9% 28.9% Maximum Green (s) 16.0 31.0 4.0 19.0 19.0 17.0 17.0 22.0 22.0 22.0 Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time (s) 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 Lead/Lag lead lag Lead lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None None Max Max Max Max Max Welk Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Flash Dant Walk (s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 0 0 0 0 Act Effct Green (s) 16.0 35.8 4.0 19.0 19.0 17.0 22.0 22.0 22.0 Actuated g/C Ratio 0.18 0.40 0.04 0.21 0.21 0.19 0.24 0.24 0.24 v/c Ratio 0.94 0.87 0.25 0.95 0.42 0.24 1.01 0.12 0.54 Control Delay 76.8 34.9 50.9 59.4 7.5 26.6 81.0 27.5 6.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 76.8 34.9 50.9 59.4 7.5 26.6 81.0 27.5 6.8 LOS E C D E A C F C A Approach Delay 43.3 47.8 26.6 47.0 Baseline Traffic Volumes (2008) Default Gibson Traffic Consultants, Inc. Page 1 Lanes, Volumes, Timings 1: NE 4th St & Duvall Ave .> Approach LOS Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Natural Cycle: 90 -. 0 Control Type: Actuated-Uncoordinated Maximum vie Ratio: 1.01 Intersection Signal Oetay-,,:t5.1 J Intersection Capacity Util~ 74.7% Analysis Period (min) 15 Splits and Phases: 1: NE 4th St & Duvall Ave Baseline Traffic Volumes (2008) Gibson Traffic Consultants, Inc. - D Intersection LOS: 0 ICU Level of Servfceo C Magnussen Plat 5/2/2006 + l 0 Default Page2 Lanes, Volumes, Timings Magnussen Plat 2: NE 4th St & Jerico Ave 5/2/2006 .,> -,. < -' "\ t ,,. \. ! .,/ Lane Configurations 11 +t> 11 -tf. .f '{' 4' '{' Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector (ft) 50 50 50 50 50 50 50 50 50 50 Trailing Detector (ft) 0 0 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.968 0.850 0.850 Flt Protected 0.950 0.950 0.953 0.984 Said. Flow (prot) 1770 3426 0 1770 3539 0 0 1775 1583 0 1833 1583 Flt Permitted 0.253 0.087 0.953 0.984 Said. Flow (perm) 471 3426 0 162 3539 0 0 1775 1583 0 1833 1583 Right Turn on Red Yes Yes Yes Yes Said. Flow (RTOR) 56 44 3 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 35 35 30 30 Link Distance (ft) 2029 1624 2632 377 Travel Time (s) 39.5 31.6 59.8 8.6 Volume (vph) 9 1399 379 45 840 2 299 2 43 4 8 3 Peak Hour Factor 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 Adj. Flow (vph) 9 1428 387 46 857 2 305 2 44 4 8 3 Lane Group Flow (vph) 9 1815 0 46 859 0 0 307 44 0 12 3 Tum Type Perm Perm Split Perm Spilt Perm Protected Phases 4 8 2 2 6 6 Permitted Phases 4 8 2 6 Detector Phases 4 4 8 8 2 2 2 6 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split (s) 20.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 Total Split (s) 50.0 50.0 0.0 50.0 50.0 0.0 20.0 20.0 20.0 20.0 20.0 20.0 Total Split(%) 55.6% 55.6% 0.0% 55.6% 55.6% 0.0% 22.2% 22.2% 22.2% 22.2% 22.2% 22.2% Maximum Green (s) 46.0 46.0 46.0 46.0 16.0 16.0 16.0 16.0 16.0 16.0 Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time ( s) 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 Lead/lag Lead-Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Max Max Max Max Max Max Walk Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Flash Dont Walk ( s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 0 0 0 0 0 0 Act Effct Green ( s) 46.0 46.0 46.0 46.0 16.0 16.0 16.0 16.0 Actuated g/C Ratio 0.51 0.51 0.51 0.51 0.18 0.18 0.18 0.18 vie Ratio 0.04 1.02 0.55 0.47 0.97 0.14 0.04 0.01 Control Delay 11.7 49.3 45.8 15.3 82.9 11.3 31.1 21.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 11.7 49.3 45.8 15.3 82.9 11.3 31.1 21.3 LOS B D D B F B C C Approach Delay 49.1 16.8 74.0 29.1 Approach LOS D B E C Baseline Traffic Volumes (2008) Default Gibson Traffic Consultants, Inc. Page 1 Lanes, Volumes, Timings 2: NE 4th St & Jerico Ave Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Natural Cycle: 90 Control Type: Actuated-Uncoordinated Maximum vie Ratio: 1.02 Intersection Signal Delay~4 ) Intersection Capacity Utll~80.8% Analysis Period (min) 15 2: NE 4th St & Jerico Ave Baseline Traffic Volumes (2008) Gibson Traffic Consultants, Inc. Intersection LOS: D ----ICU Level of Service D Magnussen Plat 5/2/2006 l Default Page2 Lanes, Volumes, Timings 4/26/2006 1: NE 4th St & Duvall Ave Lindberg Plat .> -"'\, f -'-~ t ~ '-. l 4' Lane Groue EBL EBT EBR WBL WBT V\IBR NBL NBT NBR SBL SBT SBR Lane Configurations , ,t,f,. "i ++ 'f' • , + l' Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 11 12 12 12 11 11 11 11 12 12 11 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Leading Detector (ft) 50 50 50 50 50 50 50 50 50 50 Trailing Detector (ft) 0 0 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.995 0.850 0.964 0.850 Flt Protected 0.950 0.950 0.979 0.950 Said. Flow {prot) 1770 3404 0 1770 3539 1531 0 1699 0 1770 1863 1531 Flt Permitted 0.950 0.950 0.979 0.950 Said. Flow (perm) 1770 3404 0 1770 3539 1531 0 1699 0 1770 1863 1531 Right Turn on Red Yes Yes Yes Yes Said. Flow (RTOR) 4 206 18 342 Headway Factor 1.00 1.04 1.00 1.00 1.00 1.04 1.04 1.04 1.04 1.00 1.00 1.04 Link Speed (mph) 35 35 40 40 Link Distance (ft) 1227 2029 2684 351 Travel Time (s) 23.9 39.5 45.8 6.0 Volume (vph) 285 1107 39 23 684 198 38 29 24 419 63 328 . Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 Adj. Flow (vph) 297 1153 41 24 712 206 40 30 25 436 66 342 Lane Group Flow (vph) 297 1194 0 24 712 206 0 95 0 436 66 342 Tum Type Prot Prot Perm Split Split Perm Protected Phases 7 4 3 8 2 2 6 6 Permitted Phases 8 6 Detector Phases 7 4 3 8 8 2 2 6 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Split (s) 8.0 20.0 8.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 Total Split ( s) 20.0 35.0 0.0 8.0 23.0 23.0 21.0 21.0 0.0 26.0 26.0 26.0 Total Split (%) 22.2% 38.9% 0.0% 8.9% 25.6% 25.6% 23.3% 23.3% 0.0% 28.9% 28.9% 28.9% Maximum Green (s) 16.0 31.0 4.0 19.0 19.0 17.0 17.0 22.0 22.0 22.0 Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time ( s) 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 Lead/Lag Lead Lag Lead Lag Lag Lead-Lag Optimize? Yes Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None None Max Max Max Max Max Walk Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 0 0 0 0 Act Effct Green (s) 16.0 35.8 4.0 19.0 19.0 17.0 22.0 22.0 22.0 Actuated g/C Ratio 0.18 0.40 0.04 0.21 0.21 0.19 0.24 0.24 0.24 vie Ratio 0.94 0.88 0.32 0.95 0.42 0.28 1.01 0.15 0.54 Control Delay 76.8 35.6 54.1 59.6 7.5 28.0 81.0 27.7 6.8 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 76.8 35.6 54.1 59.6 7.5 28.0 81.0 27.7 6.8 LOS E D D E A C F C A Approach Delay 43.8 48.1 28.0 46.8 Future with Development Traffic (2008) Default Gibson Traffic Consultants, Inc. Page 1 Lanes, Volumes, Timings 1: NE 4th St & Duvall Ave .,} Lane Groue EBL Approach LOS Queue Length 50th (fl) 169 Queue Length 95th (fl) #324 Internal Link Dist (fl) Tum Bay Length (fl) Base Capacity (vph) 315 Starvation Cap Reductn 0 Spillback Cap Reductn 0 Storage Cap Reductn 0 Reduced vie Ratio 0.94 Intersection Summary Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Natural Cycle: 90 -EBT D 301 #512 1147 1356 0 0 0 0.88 Control Type: Actuated-Uncoordinated Maximum vie Ratio: 1.01 Intersection Signal Delaytlls.3) Intersection Capacity Utilimton 75.1 % Analysis Period (min) 15 " 'f -' .... EBR WBL WBT WBR NBL D 14 211 0 39 #325 56 1949 75 747 486 0 0 0 0 0 0 0 0 0 0.32 0.95 0.42 Intersection LOS: D I CU Level of Service D -Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile voiume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Splits and Phases· 1: NE 4th St & Duvall Ave t ,,. \. NBT NBR SBL C 36 -252 81 #444 2604 336 433 0 0 0 0 0 0 0.28 1.01 Pfil • • Future with Development Traffic (2008) Gibson Traffic Consultants, Inc. 4/26/2006 Lindberg Plat ! ./ SBT SBR D 29 63 271 455 0 0 0 0.15 0 67 633 0 0 0 0.54 Default Page2 Lanes, Volumes, Timings 4/26/2006 2: NE 4th St & Jerico Ave Lindberg Plat ..> -• "" -' ~ t I' \. ! ,.I LaneGroue EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 11 tf. 11 +i. <t ., 4 ., Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4,0 4.0 4.0 4.0 4.0 Leading Detector (ft) 50 50 50 50 50 50 50 50 50 50 Trailing Detector (fl) 0 0 0 0 0 0 0 0 0 0 Turning Speed (mph) 15 9 15 9 15 9 15 9 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 Frt 0.968 0.850 0.850 Flt Protected 0.950 0.950 0.953 0.984 Satd. Flow (pro!) 1770 3426 0 1770 3539 0 0 1775 1583 0 1833 1583 Flt Permitted 0.250 0.087 0.953 0.984 Satd. Flow (perm) 466 3426 0 162 3539 0 0 1775 1583 0 1833 1583 Right Tum on Red Yes Yes Yes Yes Said. Flow (RTOR) 56 47 3 Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Link Speed (mph) 35 35 30 30 Link Distance (ft) 2029 1624 2632 377 Travel Time (s) 39.5 31.6 59.8 8.6 Volume (vph) 9 1402 381 51 845 2 300 2 46 4 8 3 Peak Hour Factor 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 Adj. Flow (vph) 9 1431 389 52 862 2 306 2 47 4 8 3 Lane Group Flow (vph) 9 1820 0 52 864 0 0 308 47 0 12 3 Tum Type Perm Perm Split Perm Split Perm Protected Phases 4 8 2 2 6 6 Permitted Phases 4 8 2 6 Detector Phases 4 4 8 8 2 2 2 6 6 6 Minimum Initial (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Minimum Spltt (s) 20.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 20.0 Total Split (s) 50.0 50.0 0.0 50.0 50.0 0.0 20.0 20.0 20.0 20.0 20.0 20.0 Total Split (%) 55.6% 55.6% 0.0% 55.6% 55.6% 0.0% 22.2% 22.2% 22.2% 22.2% 22.2% 22.2% Maximum Green (s) 46.0 46.0 46.0 46.0 16.0 16.0 16.0 16.0 16.0 16.0 Yellow Time (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 3.5 All-Red Time (S) 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 Lead/Lag Lead-Lag Optimize? Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None None None None Max Max Max Max Max Max Walk Time (s) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Flash Don! Walk (s) 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 0 0 0 0 0 0 Act Effct Green (s) 46.0 46.0 46.0 46.0 16.0 16.0 16.0 16.0 Actuated g/C Ratio 0.51 0.51 0.51 0.51 0.18 0.18 0.18 0.18 v/c Ratio 0.04 1.02 0.63 0.48 0.97 0.15 0.04 0.01 Control Delay 11.7 50.1 54.0 15.3 83.7 11.1 31.1 21.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 11.7 50.1 54.0 15.3 83.7 11.1 31.1 21.3 LOS B D D B F B C C Approach Delay 49.9 17.5 74.1 29.1 Approach LOS D B E C Future with Development Traffic (2008) Default Gibson Traffic Consultants, Inc. Page 1 I Lanes, Volumes, Timings 2: NE 4th St & Jerico Ave .> Lane Groue EBL Queue Length 5oth (ft) 2 Queue Length 95th (ft) 10 Internal Link Dist (ft) Tum Bay Length (ft) Base Capacity (vph) 238 Starvation Cap Reductn 0 Spillback Cap Reductn 0 Storage Cap Reductn 0 Reduced v/c Ratio 0.04 Intersection Summary Area Type: Other Cycle Length: 90 Actuated Cycle Length: 90 Natural Cycle: 90 -.. 'f -' '\ EBT EBR WBL WBT WBR NBL -576 20 158 #717 #87 208 1949 1544 1778 83 1809 0 0 0 0 0 0 0 0 0 1.02 0.63 0.48 Control Type: Actuated-Uncoordinated Maximum v/c Ratio: 1.02 Intersection Signal Dela~', Intersection LOS: D Intersection Capacity Uti~1.0% ICU Level of Sei<;i1ce D Analysis Period (min) 15 -Volume exceeds capacity, queue is theoretically infinite. Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. Future with Development Traffic (2008) Gibson Traffic Consultants, Inc. t I" \. NBT NBR SBL 176 0 #340 29 2552 316 320 0 0 0 0 0 0 0.97 0.15 4{2612006 Lindberg Plat ! ~ SBT SBR 6 0 21 8 297 326 284 0 0 0 0 0 0 0.04 0.01 Default Page2 DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply''. Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "prop!lfly~•~r~))';:, ~hould be read as "proposal," "proposer," and "affected geographic area," respectively. · , , .-":': ;';""'""" \\Esm B\engr\ESM-JOBS\ 1241 \005\005\document\envch Isl 1 . doc05104/06 MAY -4 2006 RECEIVED A. BACKGROUND 1. Name of proposed project, if applicable: Magnussen Preliminary Plat 2. Name of applicant: Seattle Redevelopment, LLC 3. Address and phone number of applicant and contact person: Owners: Applicant: Agent: Paul Lindbarg, 4715 NE 2'0 Pl, Renton, WA 98059 Timothy & Jennifer Lindberg, 13845 SE 131" St., Renton, WA 98059 stephen & Gena Lindberg, 13832 SE 131st st., Renton, WA 98059 Patrick & Sarah Graham, 13809 SE 131" St., Renton, WA 98059 Fredrick & Judy Busch, 4808 NE 2'0 st., Renton, WA 98059 Ricardo Beltran, 2108 Blaine SE, Renton, WA 98055 Seattle Redevelopment, LLC Attn: Marc Rousso PO Box 2566 Renton, WA 98056 (206) 948-8899 ESM Consulting Engineers, LLC Attn: Matthew Cyr 33915 1st Way S., Ste 200 Federal Way, WA 98003 (253) 838-6113 4. Date checklist prepared: May 2, 2006 5. Agency requesting checklist: City of Renton Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): Checklist Review: 3 months Land Use Review/Hearing: 3-6 months Engineering Review/Permitting: 4 months Plat Construction: 4 months Home construction is expected to begin in the summer of 2007 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Not at this time. 11Esm61engr\ESM-JOBS1124110051005\documentlenvchlst1 .doc 2 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Level 1 Downstream Analysis prepared by Jaeger Engineering, dated Feb. 12, 2006. Critical Areas Assessment and Delineation Report by Chad Armour LLC, dated April, 14, 2006. Traffic Analysis by Gibson Traffic Consultants, dated May 2, 2006. Geotechnica/ Engineering Study by Earth Solutions NW, dated April 13, 2006 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None are known. 10. List any governmental approvals or permits that will be needed for your proposal, if known. -SEPA Review -Preliminary/Fina/ Plat Review -Engineering Review Right-of-way Use Permits from the City of Renton Developer's Extension Permit from King Co. Water Dist #90 NPDES Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. This project is proposing to develop 7 existing parcels into 49 single family detached lots. The site is approximately 8.36 acres and is zoned R-8. The proposed lot sizes will range between SO' to 90' by 9S' to 124' and will typically be approximately 5,700 square feet There are five existing houses on site, including out buildings which will be demolished to accommodate the proposed development The proposal includes plans for two storm drainage ponds to comply with the City's storm drainage requirements. The developer will pay a fee in lieu of providing the recreation requirements to the City. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area. provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The proposed subdivision is located in the newly annexed portion of the City of Renton in the Renton Highlands. The project is more specifically located off of the intersection of NE Z'd Pl. and Duvall Ave. SE and 14d" Ave. SE and SE 13? St. with entrances to the subdivision on both streets. The project is within a portion of the Northwest 14 of Section 15, Township 23 North, Range 5 East, of the Willamette Meridian. The site address is: 13836 SE 131" Street B. ENVIRONMENT AL ELEMENTS 1. EARTH I\Esm8\engr\ESM-JOBS1124110051005\document\envchlst1 .doc 3 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?) The steepest slope on the property is approximately 7 percent c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The soils onsite consist of afderwood gravelly sandy foam {AgC} soils according to the King County Soil Survey. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no known surface indications of unstable soils on, or in the immediate vicinity of the proposed site location. See Geotechnicaf Report by Earth Solutions NW for more information e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading will be limited to the construction of the proposed roads, lots, water, sewer, other utilities, and the proposed detention facility. There will be approximately 4,SOO cubic yards of fift and 4,SOO cubic yard of cut within this project. By balancing the amount of cut and fift no additional import or export of material should be necessary. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Some erosion could occur during clearing and grading operations associated with this project. To minimize the impacts of the project, appropriate erosion control measures will be reviewed and approved by the City prior to construction activity associated with this project. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The preliminary plat shows approximately 1,510 linear feet of new roads associated with this project resulting in approximately 77,400 sf of new impervious road surfaces. Assuming an additional 3,000 square feet per lot (residence, driveway, etc.), an additional 126,000 square feet of impervious surface will be created upon build out of the project. Therefore, a total of 203,400 square feet of impervious surfaces, or 56 percent of the site is proposed. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, various measures are expected to be used to control erosion. These methods include construction during the dry season, the use of sift fences and hay bales, sedimentation ponds, interceptor trenches, controlled construction access, and re-vegetation of disturbed areas. Specific temporary erosion and sediment control measures will be reviewed and approved by the City prior to construction. I\EsmBlengrlESM-JOBS\ 1241 \005\005\documentlenvchlst1 .doc 4 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, short-term emissions may occur, including dust and vehicle emissions from construction related equipment After construction, emissions from this project would primarily result from automobile usage as is typical with residential development b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. None to our knowledge. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Dust emissions will be controlled during site construction by the use of best management practices, including periodic watering of disturbed areas. n,e project will not rely upon wood burning fireplaces as the primary source of heat for the new homes. All new homes will use natural gas and/or electricity to provide heat, reducing emissions caused by wood burning fires. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Yes, there are wetlands in the vicinity, located off-site, to the east of the properly. The site is only impacted by the buffer of one of the wetlands. Please see the critical areas assessment and delineation report by Chad Armour, LLC for more information. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Yes, grading and construction will happen within 200' of the wetlands, but will be outside the wetland buffer. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 11Esm81engr\ESM-JOBS11241100510051document\envchlst1 .doc 5 5) Does the proposal lie within a 100-year fiood plain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. 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 fiow? Will this water fiow into other waters, If so, describe. The proposed project will provide approximately 1,510 linear feet of new roads, 49 new rooftops and other impervious surfaces which will generate new stormwater runoff. The increased runoff from these surfaces will be collected via catch basins and routed in underground pipes to two new stormwater detention and treatment faCJ'lities. The new homes will either connect their downspouts to the storm drainage system in the street, or connect to the pond through a private drainage easement. The drainage ponds will discharge into the existing public drainage system within 13? Ave. SE This eventually flows to the south and into Maplewood Creek. Please see Drainage Report and Conceptual Drainage Plan prepared by Jaeger Engineering for more detailed information. 2) Could waste material enter ground or surface waters? If so, generally describe. Waste materials are generally limited to petroleum products from the road surfaces. The water quality portion of the stormwater facilities is specifically designed to prohibit these materials from entering the downstream system. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: Alf development and engineering requirements imposed by the City to control the impacts to the hydrology of the area will be performed by the proponent These include design of the stormwater facilities pursuant to the 2005 KCSWDM, using the conservation flow control criteria. 4. PLANTS I\Esm8\engr\ESM-JOBS1124110051005\document\envchlst1.doc 6 a. Check or circle types of vegetation found on the site: ..1SL deciduous tree: alder, maple, aspen, other ..JQS_ evergreen tree: fir, cedar, pine, fruit ..1SL shrubs ..1SL grass ..1SL pasture __ crop or grain __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eel grass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? The majority of the existing vegetation will be removed for the grading and construction of the project. The project will attempt to retain as many significant trees as reasonably possible in areas near the rear of future lots and around the perimeter of the site. This project will meet the appropriate City requirements with respect to tree retention and/or mitigation. c. List threatened or endangered species known to be on or near the site. None, to our knowledge. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The project will attempt to incorporate native plants wherever possible on the site. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other ________ _ Mammals: deer, bear, elk, beaver, other Rodents ~=-~==~-------Fish: bass, salmon, trout, herring, shellfish, other _____ _ b. List any threatened or endangered species known to be on or near the site. None, to our knowledge. c. Is the site part of a migration route? If so, explain Not to our knowledge. d. Proposed measures to preserve or enhance wildlife, if any: None are proposed at this time; however, rodents and small animals will undoubtedly inhabit the stormwater tracts and buffers within this project. 6. ENERGY AND NATURAL RESOURCES \\EsmB\engl\ESM-JOBS\ 1241\005\005\document\envchlst1 .doc 7 a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/or natural gas will be used to meet the project's energy needs for light and heat b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Construction of the new homes will meet or exceed the necessary energy requirements of the Northwest Energy Code and those adopted by the City. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. Not applicable. 2) Proposed measures to reduce or control environmental health hazards, if any: None are proposed at this time. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None, to our knowledge. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Construction noises will likely occur on a short-term basis due to the use of heavy equipment, nailing guns and saws. This noise would be limited to typical construction hours and the City's noise ordinance. On a long-term basis, noise would be limited to typical residential uses, including rars and children. 3) Proposed measures to reduce or control noise impacts, if any: I\Esm8\engr\ESM-JOBS1124110051005\documentlenvchlst1 .doc 8 Increased noise levels due to construction will be restricted to the abovementioned hours to reduce any impacts to the neighboring residents. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site is currently used as five single-family residential properties with associated out buildings. The uses of adjacent properties include a single-family plat, existing low density residential, and undeveloped land. b. Has the site been used for agriculture? If so, describe. In the past a portion the site has been used for personal livestock. c. Describe any structures on the site. There are homes on five parcels associated with this project with footprints of approximately 1,600 sf and 6,000 sf. Each home has associated garages and other out buildings including a barn and sheds. d. Will any structures be demolished? If so, what? Yes, all of the existing homes and all of the associated out buildings will be demolished to make way for the new development. (See Preliminary Plat plan). e. What is the current zoning classification of the site? The current zoning is single family residential, R-8 (8 units per acre). f. What is the current comprehensive plan designation of the site? The current comprehensive plan designation of the site is residential single family. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No, but there is a buffer from an adjacent wetland that infringes on the east border of the site. The on-site portion of the buffer wHI be placed in a sensitive areas easement. i. Approximately how many people would reside or work in the completed project? Based on a household occupancy rate of 2.5 people per single-family residence, we expect that approximately 123 people will reside in the finished project. j. Approximately how many people would the completed project displace? I\Esm8\engr\ESM-JOBS\ 1241\005\005\documentlenvchlst1 .doc 9 Based on a household occupancy rate of 2.5 people per single-family residence, we expect that approximately 13 people will be displaced by this project k. Proposed measures to avoid or reduce displacement impacts, if any: None are proposed at this time. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposed 49-lot subdivision is consistent with recent development in the area, current zoning, and comprehensive plan designations and will be compliant with the City Code. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. It is expected that the project will provide up to 49 new single-family residential units in the middle income level. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. There are five existing residences currently on-site, all within the medium income levels. These homes will be eliminated to accommodate the new development c. Proposed measures to reduce or control housing impacts, if any: None are proposed at this time. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. The City's zoning code restricts the building heights of single-family residential structures to 30'. Exterior materials will typically consist of wood siding with brick, rock, or shingle accents. Specific materials will be determined by the home builder at the time of building permit and will comply with applicable City regulations. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None are proposed at this time. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? \\Esm8\engr1ESM-J0BS\ 1241\005\005\documennenvchlst1 .doc 10 Ught would occur during evening and night time hours and would be limited to street lights, house lights, and minimal security fighting within the park space. b. Could light or glare from the finished project be a safely hazard or interfere with views? No. c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None are proposed at this time. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? The area has both parks and schools in the vicinity. The two parks in the area are Heather Downs Park and Maplewood Community/Neighborhood Park. The school in the immediate vicinity is Maplewood Heights Elementary. These facilities provide recreation space such as trails, play grounds, sports fields and basketball courts. 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: The project is proposing to pay the City's fee in lieu of providing recreational space to enhance current City recreational facilities. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. Not to our knowledge. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None are known. c. Proposed measures to reduce or control impacts, if any: None are proposed at this time. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. 11Esm8\eng~ESM-JOBS11241\005\005\document\envchlst1 .doc 11 The proposed subdivision will be accessed from Duvall Ave. SE, NE 2"' St. and 14d" Ave. 5£ Highway access to 1-405 will be via NE 4" St. which connects to Duvall Ave. SE (Please see Preliminary Plat for proposed access points). b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The nearest public bus access is on NE ,fh St and Dwall Ave. NE (bus route 908). This bus stop is approximately 0.15 miles north of the proposed subdivision. c. How many parking spaces would the completed project have? How many would the project eliminate? Assuming a minimum of 4 parking spaces per household (2-car garage and a 2-car driveway), there will be at feast 196 parking spaces provided upon completion of this development, approximately 20 parking spaces will be eliminated by this proposal, equaling a total of 176 new parking spaces. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private? Approximately 1,510 linear feet of new roads, which indudes three Joint Use Driveways are proposed. With the exception of the joint use driveways, all proposed roads within the project will be public roads. The street frontages along Duvall Ave. SE, NE 2"' St. and 140th Ave 5£ will all have to be improved with curb, gutter & sidewalk. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. According to the Institute of Traffic Engineers Manual, 7" Edition, there will be an average of 10 vehicular trips per day, per household. For the entire project of 49 new lots, that would amount to approximately 469 average daily trips according to Gibson Traffic Consultants. Peak volumes would most likely occur during typical rush hour times of 7:00 -9:00 AM and 4:00 -6:00 PM and would add approximately 37 AM peak hour trips and 49 PM peak hour trips. Please see the Lindberg Traffic Analysis by Gibson Traffic Consultants for more information. g. Proposed measures to reduce or control transportation impacts, if any: The applicant will be responsible for appropriate traffic mitigation fees, which will offset some of the impacts of the subdivision. Other mitigation indudes the construction of frontage improvements and new roads to serve the project. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. I\Esm8\engr\ESM-J0BSI 1241\005\005\documenl\envchlst 1.doc 12 Minimal. niere would be a minimal increased need for fire and police protection due to an additional 49 lots in the area. Also, there wiff be a minimal impact on the present school system. b. Proposed measures to reduce or control direct impacts on public services, if any. Property taxes, building permits and school impact mitigation fees generated from these residences are expected to mitigate impacts incurred from this development 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other cable television b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Gas: Water: Refuse: Telephone: Sewer: cable: C. SIGNATURE Puget Sound Energy Puget Sound Energy City of Renton and King County Water Dist. #90 Waste Management Qwest Communications City of Renton Comcast I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: Date: I\Esm8\engr\ESM-JOBS11241100510051document\envchlst1 .doc 13 ® King County ODES This certifir 1rovides the Seattle King County Depanment of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 King County Certificate of Water Availability I Do not write in this box number name D Building Permit D Short Subdivision 0 Preliminary Plat or PUD D Rezone or other _______ _ Applicant's name: Marc Rousso, Seattle Redevelopment, LLC Contact Phone: 253-838-6113 (matt) Proposed use: Single Family Residence -7 Lots (Lindberg Preliminary Plat) Location: On the comer of SE 13200 & 140"' Ave SE (Parcel # 1523059048) MAY C 4 2006 ap and legal description if necessary) Water purveyor information: REC :.:,,,;~. . ~-,, I i ,.,cs. ;.J 1. D a. Water will be provided by service connection only to an existing_(size) water main that is fronting the site. 2. 3. 4. OR 0 b. Water service will require an improvement to the water system of: IBl a. OR D b. 1B] a. OR D b. 0 a. OR 0 (1) 175' feet of water main to reach the site; and/or replacement of AC main on the 2"" St in front of the Property D (2) The construction of a distribution system on the site; and/or IBl (3) Other (describe) DE agreement and all related easements are required. Main extension/replacement details to be determined at predesign meeting. The water system is in conformance with a County approved water comprehensive plan. The water system Improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment (This may cause a delay in Issuance of a permit or approval). The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. Water is available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant 580 feet from the property (or as marked on the attached map): Rate of flow at Peak Demand D less than 500 gpm (approx. gpm) D 500 to 999 gpm 0 1000 gpm or more D flow test of gpm D calculation of gpm Duration D less than 1 hour D 1 hour to 2 hours IBl 2 hours or more D other ____ _ (Note: Commercial building permits which includes multifamily structures require flow test or calculation.) D b. Water system is not capable of providing fire flow. 5. 0 a. Water system has certificates of water right or water light claims sufficient to provide service. OR D b. Water system does not currently have necessary water rights or water right claims. Comments/conditions: After offsight and onsight mains are installed, fees per lot = WAC@ $125, Meter Drop @ $500, GFC @ $3,200 -Total per lot $3,825. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE I certify that the above water purveyor information is true. This certification shall be valid for lyear from date of signature. KING COUNTY WATER DISTRICT #90 LESTER PIELE RENEWAL FEES: W/ IN 1 YEAR $50.00 Agency name .,Signa;'.J name AITTR 1 YEAR $125.00 SUPERINTENDENT -'4(b.u?lcv 4/4/06 Title tye"4 Signature Date Z:\Water Availability Certificates\Water Availability\Rousso, Mark (Lindbergh Plat).doc DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM March 16, 2006 Keri Weaver, Senior Planner ~ James Gray, Assistant Fire Marsh ' Lindberg Preliminary Plat, 4700-4 0 Bile NE 2"d Pl. Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of$488.00 is required for all new single-family structures. 3. Fire department access roadways require a minimum 20-foot wide paved roadway. Fire department turnarounds are required for roads over 150 feet in length. 4. All building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. MAY -4 2006 RECEIVED i:llindbergprelpt.doc CITY OF RENTON MEMO PUBLIC WORKS To: Keri Weaver From: Date: Subject: Juliana Fries (425) 430-7278 March 22, 2006 PreApplication Review Comments PREAPP No. 06-026 Lindberg Preliminary Plat-47 lots NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following conunents 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 subj eel to modification and/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review conunents may also need lo be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preliminary application for this plat, located at 4700-4800 Block of NE 2"" St and have the following corrunents: WATER I. The proposed development is within the City of Renton's water service area and in the 565- pressure zone. There is an existing 12-inch water main in Duvall Ave NE that can deliver a flow rate of 2,500 gallons per minute (gpm). The static water pressure is about 75 psi at street elevation. see City water civil drawing no. W-0943). 2. Water main improvements within the new development will be required to provide the required fire flow demand and for domestic water service for this project. The improvements will include but not be limited to the following: • A water main extension (8-inch minimum diameter) within the new streets interior to the plat. • A water main extension along Field Ave NE, and connecting to the existing main in NE 2"" St will be required. • Water main extension to the west property line (along the northerly line of proposed lot 8), along with a 15-foot utility easement. • Fire hydrants, domestic and landscape water meters. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of the structures. Existing hydrants will require a quick disconnect Storz fitting, if not already in place. 3. Lots 41 to 47 are within Water District No. 90 service area. The applicant shall obtain a certificate of water availability from the District and provide it the City prior to the approval of the preliminary plat. A fire flow analyses and field flow test of hydrants will be required to verify that the District's system can provide a minimum of 1,000 gpm of available fire flow. 4. The proposed project is located eutsi!le the Aquifer Protection Area. -(,.,_ l--L.'Y ..,,.._ ,t.. ,,.._._ 't.,. Lindberg Preliminary Plat -47 lots 03/22/2006 Page 2 5. New water service stubs to each lot must be installed prior to recording of the plat. 6. The Water System Development Charge (SOC) would be triggered at the single-family rate of $1,956 per new building lot. This fee is payable at the time the utility construction is issued. SANITARY SEWER I. There is also an 8" sewer on Duvall Ave NE, north of the southern property line of parcel No. !523059205 (Dwg S-3195). . 2. Sewer mains along the new streets will be required. 3. Sewer main to the east property line will be required. The sewer main shall be installed at a depth that will allow sewer mains extensions to provide gravity sewer as far as possible. f,·<:1,1. A-.,... /Jf 4. Sewer main extension along Jj.0"' Pl SE will also be required. 5. Existing septic systems shall be abandoned in accordance with King County Health prior to recording of the plat. 6. These parcels are subject to the East Renton Interceptor Special-Assessment District (SAD). As of 3/23/06 this fee is $314 per lot (accrues interest daily). Fees are collected at the time the utility construction permit is issued. 7. The Sanitary Sewer System Development Charges (SOC) is $1,017.00 per lot. This fee is payable at the time the utility construction permit is issued. SURFACE WATER I. The site drains to Maplewood Creek. Due to downstream flooding and erosion problems, staff will recommend as a SEP A condition this proj eel to comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. 2. The Surface Water System Development Charges (SOC) are $759.00 per building lot. This fee is payable at the time the utility construction permit is issued. TRANSPORTATION I. 2. 3. 4. 5. 6. Traffic Mitigation Fee of$75.00 per Average Daily Trip shall be assessed, at a rate of9.57 trips per day per new single-family lot. Private streets are allowed for access to six (6) or less lots, with no more than 4 of the lots not abutting a public right-of-way. Private streets are required to have a 26-feet easement with a 20- feet pavement. A joint use driveway may be permitted for access to two (2) lots. The private access easement shall be a minimum of20-feet wide with 12-feet paved. Dedication of a minimum of 12-foot along 140th Pl SE may be required. Dedication of 15-foot along NE 2"' St will be required. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street lighting and street signs will be required along new proposed streets interior to the plat, as well as along all frontages with public right-of-way. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles necessitate to be moved by the development design, all existing overhead utilities shall be placed underground. .. ... \::.~ t._,,.,_, ,,. , r-/.._ . tU . (..(~ '""'Y-' Lindberg Preliminary Plat -47 lots 03/22/2006 Page 3 GENERAL COMMENTS I. All plans shall be prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. Permit application must include an itemized cost of construction estimate for these improvements. The fee for review and inspection of these improvements i$ 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but Jess than $200,000, and 3% of anything over $200,000. Half the fee must be paid upon application. 3. If you have any questions, call me at 425-430-7278 CC: Kayren Kittrick PLANNING/BUILDING/PUBLIC WORKS DEPARTMENT MEMORANDUM DATE: March 23, 2006 TO: Pre-Application File No. PRE06-026 FROM: Keri A. Weaver, Senior Planner, (425) 430-7382 SUBJECT: Lindberg Preliminary 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 infonmation contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning 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. NOTE: In advance of submitting the full land use application package, applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete, prior to making all copies. Project Proposal: The five (5) parcel site contains several single family residences, garages and outbuildings, all of which are proposed to be removed/demolished except for the single- family residence located at 4808 NE 2"d Street (Tax ID No. 152305-9082), which will be located on new Lot 37. The applicant indicates that the site is 8.306 acres (gross). The applicant proposes to subdivide the site into 47 lots, 2 drainage tracts, and 1 wetland buffer tract for the eventual construction of single family residences. Zoning/Density Requirements: The subject property is zoned Residential -8 dwelling units per acre (R-8). The density range required in the R-8 zone would be a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). The method of calculating net density is as follows: A calculation of the number of housing units and/or Jots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross acres minus public streets, easements 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. Lindberg Preliminary Plat -Pre-Appli1 Marcl1 23, 2006 Page 2 of 6 Meeting The applicant has indicated that the net density will be 6.79 du/ac. This is based on the required deductions of the right-of-way and private access easements of totalling 60,149 sq ft from the gross site area of 361,814 sq ft .. It appears the density would be within the range of the minimum of 4.0 du/ac to the maximum of 8.0 du/ac for the R-8 zone. All square footages of areas to be deducted (i.e. public rights-of-way and private access easement) must be provided at the time of formal land us~ application in order to accurately determine density. Development Standards: The R-8 zone permits one residential structure/unit per lot. Detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Minimum Lot Size. Width and Depth -The minimum lot size that would permitted in the R-8 zone is 4,500 sq. ft. for parcels greater than 1 gross acre and 5,000 sq. ft. for parcels less than 1 acre-gross. The site is greater than one (1) acre-gross; therefore, a minimum lot size of 4,500 sq. ft. (net area) would be required. Lots appear to meet the 4,500 sq. ft. requirement. Please provide net square footage for lots containing access easements. A minimum lot width of 50 feet for interior lots and 60 feet for comer lots, as well as a minimum lot depth of 65 feet, is also required. For the fonmal land use application, all lots must be fully dimensioned to detenmine compliance. Building Standards -The R-8 zone would allow a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots 5,000 square feet in size or greater. Lots less than 5,000 square feet in size would permit a maximum building coverage of 50% of the lot area. In the R-8 zone, building height is restricted to 30 feet and two stories. Detached accessory structures must remain below a height of 15 feet and one-story with a gross floor area that is less than the primary structure. Accessory structures are also included in building lot coverage calculations. Square footages of buildings to remain, if any, must be provided at the time of fonmal land use application. Also, any buildings that are to be removed/demolished must obtain a demolition permit and be removed and inspected prior to recording the final plat. Setbacks -Setbacks are the minimum distance required between the building footprint and the property line or private access easement. The required setbacks are 15 ft. for the primary structure and 20 ft. for attached garages accessed from the front yard in the front, 20 ft. in the rear and 5 ft. on interior side yards. The side yards along a street setback is 15 ft. for the primary structure and 20 ft. for the attached garages which access from the side yard along a street. All setbacks are to be shown on the formal land use application plat plan submittal, but must be removed prior to final plat recording. No setbacks were shown on the pre- application submittal. Access/Parking: Access to lots would be via either directly to public streets or via private access easements or tracts. Lot 34 and 38 would have a joint driveway from NE 2nd Street, Lots 9-1 O and Lots 15-16 would have access from easements extending from NE 2nd Place, and Lots 46-47 would have a joint driveway extending from 1401h Ave. SE. Lindberg Preliminary Plat -Pre-Appli( March 23, 2006 Page 3 of6 Meeting The applicant has requested that an unused section of 140th Ave. SE right-of-way will be requested for use as part of the lots located on the west side of that right-of-way. The applicant must either petition the City Council for a right-of-way vacation, or show the right-of-way as outside of the proposed project boundary. Lots may not include existing right-of-way. The site plan should be revised appropriately. If the subject lots do not meet minimum lot size and/or other requirements of the R-8 zone once the right-of-way area is subtracted, the lot layout will need to be further revised for consistency with code requirements. Private streets are allowed for access to six or fewer lots, with no more than 4 of the lots not abutting a public right-of-way. The street is to include a minimum easement width of 26 feet with 20 feet of paving. Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet with 12 feet of paving. Private streets and private driveways are easements. The land area of the easement is to become part of the abutting lots. Each lot is required to accommodate off street parking for a minimum of two vehicles per lot. In addition, appropriate shared maintenance and access agreement/easements will be required between lots with shared access. Addresses of lots along private streets/driveways are to be visible from the public street by provision of a sign stating all house numbers and is to be located at the intersection of the private street and the public street. Significant Tree Retention: A tree inventory and tree retention plan shall be provided with thefh formal land use application. The plan must show preserya!jnn of at !east 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 building1ootprints will be sited to accommodate j 1 preservation of significant trees. '-> ,...,. ,,,__ Landscaping and Open Space: For plats abutting non-arterial public streets, the minimum off-~ v.J-k,_J site landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if -_:;;f....-t there is additional undeveloped right-of-way in excess of 5 ft., this also must be landscaped. For : ;:. 4'). + plats abutting principal, minor or collector arterials, the width increases to 10 ft. unless otherwise ~ determined by ihe reviewing official during the subdivision process. ...:, ,to ...U,;\;..,,.I Tree requirements for plats include at least two (2) trees of a City approved species with a 50 •• j. Q,l'/'- minimum caliper of 1 Y, inches per tree must be planted in the front yard or planting strip of i,,FF'1 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. Sensitive Areas: The City's Critical Areas Maps indicate the presence of wetlands north of the site. Wetlands and/or buffer areas may also exist on the site. The applicant is required to submit a complete wetland report and delineation prior to formal land use application. The report must include an area extending 100 ft from the property lines of the subject site. The conclusions of the wetland report may affect the number of lots possible on the subject site. For wetlands present, the applicable buffer widths based on the category of the wetland are required (Category 1 -100 ft.; Category 2 -50 ft.; and Category 3-25 ft.). Please refer to RMC 4-3-050.M. for additional regulations on wetlands. The site is located within the City's Aquifer Protection Area Zone 2. If more than 100 cubic yards of fill are proposed, a Source Statement is required for each source location from which imported fill will be obtained. ,.. e._-e,;,,\ ".o-'Q..d '2-e..s ~ s.,,[ ve.-' ~ ho ( Lindberg Preliminary Plat • Pre·Applic March 23, 2006 Page 4 of 6 Meeting Environmental Review: The project will require SEPA review due to the number of lots of the proposed plat (greater than four dwelling units). The proposal would be brought to the Environmental Review Committee for review as it is their charge to make threshold determinations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as wetlands, water quality, erosion, etc. Maintenance of Improvements: A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared private improvements of this development (e.g., streets, landscaping, fencing and tracts). A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. Permit Requirements: The project would require Preliminary Plat review and Environmental (SEPA) Review. With concurrent review of these applications, the process would take an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's recommendation, as well as the decision issued by the City Council, would be subject to two- week appeal periods. The application fee would be $2,000 for the Preliminary Plat and Y, of full fee for SEPA Review (Environmental Checklist) which is dependent 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 (1/2 of $1000.00 full fee) plus first class postage per mailing label required for notification to surrounding property owners within 300 feet of the site. Estimated fees for the land use applications is $2,500.00. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. • A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project; and, • A Fire Mitigation Fee based on $488 per new single family residence • A Parks Mitigation Fee based on $530. 76 per new single family residence. Consistency with the Comprehensive Plan: The site would potentially be designated as Residential Single Family (RSF) per the Comprehensive Plan Land Use Map. The proposed preliminary plat generally appears to comply with the following objectives and policies: Lindberg Preliminary Plat -Pre-Applic-Meeting March 23, 2006 Page 5 of 6 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. Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. 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-153. Interpret development standards to support plats designed to incorporate vehicular and pedestrian connections between plats and neighborhoods. Small projects composed of single parcels and/or multiple parcels of insufficient size to provide such connections, should include future street stubs. Future street connections should be clearly identified to notify residents of future roadway connections. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. Community Design Element Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. Policy CD 15. Land should be subdivided into blocks sized so that walking distance are minimized and convenient routes between destination points are points are available. Policy CD-16. During land division, all lots should front on streets or parks. Discourage single- tier lots with rear yards backing onto a street. Street Network Objective T-A: Create a comprehensive street system that provides reasonable vehicular circulation throughout the City while enhancing the safety and function of the local transportation system. Lindberg Preliminary Plat -Pre-Appli March 23, 2006 1 Meeting Page 6 of 6 Policy T-9. Streets and pedestrian paths in residential neighborhoods should be arranged as an interconnecting network that serves local traffic and facilitates pedestrian circulation. Policy T-13. Provide a balance between protecting neighborhoods from increased through traffic while maintaining access to neighborhoods. New Development Policy CD-17. Development should be designed (e.g. building orientation, setbacks, landscape areas and open space, parking, and outdoor activity areas) to result in a high quality development as a primary goal, rather than to maximize density as a first consideration. Policy CD-18. Projects should only be approved at the upper end of density ranges when the following criteria are fully addressed in project level submission. a. Trees are retained, relocated, or planted to create sufficient vegetative cover to provide a landscape amenity, shade, and high quality-walking environment in an urban context. b. Lot size/configuration and lot coverage is sufficient to provide private recreation/outdoor space for each resulting lot. c. Structures can be sited so that entry, window, and door locations create and maintain privacy on adjoining yards and buildings. Architectural and landscape design should: • Prevent window and door openings looking directly into another structure, • Prevent over-reliance on fencing, or • Prevent projections of building elements into required setbacks in a pattern that reduces provision of light, visual separation, and/or require variances of modification of standards. Density may be reduced within the allowed range to bring projects into compliance with these criteria. Housing Element Policy H-16. Encourage home ownership opportunities affordable to moderate income households G. Variety of Housing Types and Regulatory Measures for Affordability Objective H-G. Allow the construction of a variety of housing types affordable to low, moderate, and middle-income households when site plans and subdivisions address maintaining the quality of neighborhoods. Policy H-40. Support projects including subdivisions and site plans incorporating innovative lot and housing types, clustered detached houses, clustered semi-attached houses, and varied lot and housing types within a site. Policy H-41. Support projects that incorporate quality features, such as additional window details, consistent architectural features on all facades, above average roofing and siding, entry porches or trellises where innovative site or subdivision designs are permitted. r Printed: 05-04-2006 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUAOS-053 05/04/2006 03:52 PM Receipt Number: MAY -4 2006 RECEIVED R0602288 Total Payment: 2,500.00 Payee: SEATTLE REDEVELOPMENT LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Amount Payment Check #1097 2,500.00 Account Balances Amount 500.00 2,000.00 Trans Account Code Description Balance Due 3021 303.000.00.345.85 5006 000.345.81.00.0002 5007 000.345.81.00.0003 5008 000.345.81.00.0004 5009 000.345.81.00.0006 5010 000.345.81.00.0007 5011 000.345.81.00.0008 5012 000.345.81.00.0009 5013 000.345.81.00.0010 5014 000.345.81.00.0011 5015 000.345.81.00.0012 5016 000.345.81.00.0013 5017 000.345.81.00.0014 5018 000.345.81.00.0015 5019 000.345.81.00.0016 5020 000.345.81.00.0017 5021 000.345.81.00.0018 5022 000.345.81.00.0019 5024 000.345.81.00.0024 5036 000.345.81.00.0005 5909 000.341.60.00.0024 5941 000.341.50.00.0000 5954 604.237.00.00.0000 5955 000.05.519.90.42.l 5998 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage Tax Remaining Balance Due: $0.00 .oo .oo .00 .00 .00 .00 .00 .00 .oo .00 .00 .00 .oo .00 .00 .oo .00 .00 .00 .00 .00 .oo .00 .00 .00